Your Questions, Answered.

Do I have to sign a buyer representation agreement before we tour homes?

Yes, and it is a good thing, not a hurdle. Since August 2024 the national MLS rules require a signed written buyer agreement before an agent tours a home with you, and as of January 1, 2026 Texas law requires one too (Occupations Code §1101.563, from SB 1968) before a license holder performs any brokerage service for a residential buyer. What the agreement has to spell out is the amount or rate I am paid, stated as an actual number or percentage rather than whatever the seller happens to offer, and it has to say plainly that agent fees are negotiable and not set by law. Everything else is up to us: the term, whether it is exclusive, and the services. A one-day or one-home agreement is allowed, and you can walk into an open house on your own without signing anything. I walk you through the whole document before you sign a word of it, and you should never feel rushed into one.

Sources: NAR, Written Buyer Agreements 101 and Consumer Guide to Written Buyer Agreements; Texas Occupations Code §1101.563 (SB 1968, effective January 1, 2026).

What are San Antonio builders offering buyers right now?

More than they were a year ago, because standing inventory is high. The two main tools are temporary rate buydowns, where a 2-1 buydown lowers your rate about two points in year one and one point in year two before it settles at the note rate, and closing cost credits, which commonly run $5,000 to $15,000 and are usually tied to using the builder's preferred lender. Completed spec homes carry the most leverage, since builders want them off the books and they can close in 30 to 45 days instead of the 6 to 10 months a to-be-built home takes. Two cautions I always raise: credits cannot exceed your actual allowable closing costs, so a bigger number on the flyer is not always a bigger benefit, and VA buyers are capped at 4% seller concessions. I compare the buydown against a straight price reduction on the specific home, because the better deal depends on how long you plan to own it.

Sources: 2026 San Antonio new construction and builder incentive market reports; VA seller concession limits.

When do I file for my homestead exemption, and what will it save?

File with the Bexar County Appraisal District by April 30 of the first year you own and occupy the home, and if you miss it you can generally still file up to two years after that tax year's delinquency date. It is the highest-value piece of paperwork in Texas homeownership. For the 2026 tax year the school district homestead exemption is $140,000, and if you are 65 or older or have a qualifying disability the extra school exemption is now $60,000, so eligible owners can shield up to $200,000 of value from school taxes. The Texas Comptroller estimated the average homeowner saves about $1,763 a year and seniors about $1,933. The 10% cap on annual appraised value increases starts January 1 after the first year you qualify, so it does not protect you in your first year. I put the filing on your closing checklist so it does not slip.

Sources: Texas Comptroller of Public Accounts, property tax exemptions; Texas Tax Code §11.13 and §23.23; Ballotpedia, Texas Propositions 13 and 11 (2025).

Can an insurer refuse to cover my home because of the roof's age?

Not based on age alone, as of this fall. On September 29, 2026 the Texas Department of Insurance adopted a rule (28 TAC §21.1006) clarifying that insurers cannot decline to write or renew a homeowners policy solely because of the age of the home or its roof, wiring, plumbing, or siding. That does not make an old roof free, though. Many Texas carriers now use roof payment schedules or actual cash value endorsements that pay a declining percentage of replacement cost as a roof ages, which is why a 15-year-old shingle roof can leave you with a much smaller claim check. Rates have been moving in both directions too: as of October 6, 2026, TDI filings showed 51 decreases against 30 increases, though several of the largest carriers still filed increases. Before you fall for a house, I pull the roof age and the current carrier options so the insurance number in your budget is real.

Sources: Texas Department of Insurance, rule on roof age (September 29, 2026); TDI homeowners rate filing data, October 2026.

How is the Loop 1604 construction affecting commutes?

It is the biggest thing shaping daily drive times on the North Side right now. The $1.4 billion Loop 1604 North Expansion runs 23 miles from Bandera Road to I-35, and when it is finished the loop goes from two general-purpose lanes per direction to five non-tolled lanes per direction. Segments 1 through 4 are under construction, with corridor-wide work expected through 2028, and TxDOT broke ground on the final segment from Judson Road to I-35 in July 2026 with completion around 2029. The Loop 1604 and I-10 interchange was about 79% complete with an expected finish in late 2027. In the meantime expect overnight lane reductions, ramp and turnaround closures, and weekend shutdowns, so a commute that looks fine on a map at 2 p.m. can be a different drive at 7:30 a.m. When we look at homes, I check your actual route at your actual report time, not the mileage.

Sources: TxDOT, Loop 1604 North Expansion project segments and traffic impacts; KSAT construction reports, July and October 2026.

What does living in San Antonio really cost beyond the mortgage?

Property tax and insurance are the two lines that surprise relocators most, and both are address-specific. Texas has no state income tax, and the trade is a property tax bill that never goes away, even after the mortgage is paid off. For 2026, the City of San Antonio adopted a rate of $0.56288 per $100 of value, its first increase in more than 30 years, and Bexar County held its total rate at $0.299999 per $100. Your school district rate sits on top of both, and it is usually the largest single piece. Add homeowners insurance, which runs higher here than the national average because of hail and wind, plus utilities that spike in a San Antonio summer. I build the full monthly number, taxes and insurance included, for every home we look at, so you are comparing real costs instead of list prices.

Sources: City of San Antonio FY 2027 budget (rate adopted September 17, 2026); Bexar County FY 2026-27 budget (rate unchanged); Texas Comptroller of Public Accounts.

Is it a good time to buy a home in San Antonio right now?

The honest answer: the market has tilted toward buyers while borrowing costs have climbed. Per SABOR's September 2026 data, the median sale price was about $302,000, roughly flat to 2% below a year earlier, homes averaged 88 to 90 days on market, and inventory sat near 6 months, its highest since 2019. About a third of listings took a price cut, and homes sold for roughly 94% to 97% of list price. On the cost side, the 30-year fixed averaged 7.18% the week of November 5, 2026, the third consecutive weekly decline from 7.24% the week before, and up from 6.22% a year earlier (Freddie Mac). Translation: more room to negotiate and more time to choose, but higher rates raise the monthly cost, and property tax plus insurance sit on top. Whether it's a good time for you depends on your timeline and the monthly number, not the market mood. Bring me your budget and I'll show you the honest math.

Sources: SABOR September 2026 market statistics; Freddie Mac Primary Mortgage Market Survey, November 5, 2026; Redfin and Homes.com San Antonio market reports, October 2026.

What can my budget buy in San Antonio?

The starting point is the metro median, which ran about $302,000 in September 2026 (SABOR), roughly flat with a year earlier (other trackers put it between about $257,000 and $319,000 depending on methodology). Below $300,000 there are still entry-level homes and new builds, including the newest corridor on the south side along I-37 with homes from the low $200s. From about $285,000 to $375,000, new construction in Schertz and Cibolo (SCUCISD) and along the Potranco and Loop 1604 stretch (Northside ISD) is where much of the fresh inventory sits. Above about $500,000, the Hill Country communities like Boerne and Bulverde and the established city neighborhoods come into view. The honest part is the monthly number, not the price tag: property tax and insurance add hundreds to a payment, so I match budgets to neighborhoods with real sold data and the full monthly cost, not just list prices.

Should I buy new construction or resale?

Both are strong options in San Antonio, and 2026 has a distinct tilt: there's a surplus of builder spec homes in Converse, Schertz, and the far west near Helotes, which gives buyers real negotiating room on price and incentives. New construction means modern floor plans, warranties, and builder incentives, but you pay for upgrades, wait for completion, and buy into a developing neighborhood. Resale means an established lot, mature trees, and a finished yard, sometimes at a lower price per square foot. The 2026 new-build hot spots are Schertz and Cibolo, the Potranco and Loop 1604 stretch, and the entry-level corridor along I-37. I show clients both sides so the decision is a real comparison, and if you buy new, I protect your interests through the builder contract and incentive negotiation.

Do I need a REALTOR when buying from a builder?

Yes, and it costs you nothing out of pocket. The agent at the builder's sales office represents the builder, not you. Bringing your own REALTOR means someone reviews the contract, negotiates the incentives, coordinates the independent inspection, and protects your interests through closing. The builder typically pays the commission. The buyers who skip representation leave money and protection on the table.

What are good first-time buyer neighborhoods in San Antonio?

There isn't one perfect starting neighborhood, honestly, there's the one that fits your budget, commute, and lifestyle. First-time buyers I work with often land on the Northwest Side and the Loop 1604 corridor, where there's a steady supply of starter homes with good access to schools and shopping, or on the northeast in Converse, Schertz, and Cibolo, where new construction gives you a fresh home at a friendlier entry price. The South Side along I-37 is also seeing newer inventory as it develops. Rather than hand you a generic list, I ask about your work commute, your monthly number, and how you picture your days, then narrow it to a short list worth test-driving.

What closing costs should I expect in Texas?

Closing costs are the fees you pay on top of your down payment the day you close, and too many buyers hear about them late. In Texas, expect a mix of the lender's fees, the title policy, the appraisal, a prorated share of property taxes and any HOA dues, and settlement charges, which together typically come to a few percent of the purchase price. The exact total depends on your loan and the property, so I model it into your budget from the start. That way the check you bring to closing is a number you already planned for, not a surprise.

How do down payment assistance programs in San Antonio work?

Texas and Bexar County offer several programs built to help buyers get in, and a number of them are aimed squarely at first-time buyers and at veterans. Assistance can come as a grant or as a low-interest loan that helps cover your down payment and closing costs, each with its own income limits, household qualifications, and repayment terms. The details change fairly often, so I don't quote figures from memory. When you're ready, I connect you with the right lenders and programs and make sure the home you choose qualifies before we get too far into the process.

What should I expect during the inspection and appraisal?

The inspection is your chance to learn the home's real condition from a licensed professional, and the appraisal is the lender's independent check that the home is worth what you've agreed to pay. Both are normal steps, not obstacles. I'm on the phone with the inspector where it matters, I read through the report with you and separate the real issues from the cosmetic noise, and I negotiate repair requests calmly with the seller. If the appraisal comes in low, we work the options together instead of panicking. My job is to make sure you go into closing with your eyes open.

What does home insurance cost in San Antonio?

It's the line item people forget, and it's real money: San Antonio metro homeowners paid about $2,948 a year on average in 2025, with 2026 estimates at about $3,048, up roughly 3.4% and still the sixth least expensive Texas metro. Hail and climbing construction costs drive the premiums, and some carriers now limit full replacement coverage on roofs older than 15 to 20 years. I fold the insurance estimate plus property tax into the true monthly number for every home we consider, because the lender's payment estimate alone understates what the house really costs.

What is my San Antonio home actually worth?

Worth isn't a gut feeling, it's a number I build with you from real data. I pull recent sold homes like yours in your immediate neighborhood, look at what's active and what's pending, and adjust for your condition, updates, lot, and the season. Then I show you the range, what drives it, and where to price to attract the right buyers from day one. I'll be straight with you about what the market will realistically pay right now, because asking too high just means a price cut later, and you deserve a plan that works from the start.

How long does it take to sell a home in San Antonio?

It depends on your price, condition, location, and the market that month. Some homes go under contract in a matter of days, others take a few months, and nothing about that should come as a surprise if you've been set up well. The two things that most control your timeline are pricing it right from the start and preparing it so buyers see its best version. I set clear expectations up front, give you an honest read on where your price sits against what's selling around you, and we adjust as the market talks.

What should I fix before listing?

Start with function, not a full remodel. Address the things an inspection will flag, like an aging roof, dated water heater, or electrical or plumbing issues, because those end up in every negotiation. Then put your polish where buyers look first: a clean and welcoming entry, decluttered rooms, fresh paint where it's worn. I walk through your home with you and hand you a prioritized list so you spend on what moves your price and skip what's just spending.

Do I need to stage my home before I sell?

Staging is about helping a buyer picture themselves living there, and it's not a one-size-fits-all answer. Full staging isn't right for every home, but strategic light-touch staging, decluttering, and strong professional photos almost always earn their cost back by shortening your time on market. I'll be honest about what your home needs. Some sell beautifully staged; others are better served by spending on the right low-cost fixes and great photography instead. It's your home and your budget, and I help you spend where it counts.

What do sellers pay in closing costs in Texas?

In Texas, sellers commonly pay the title insurance policy, transfer and recording fees, the listing commission, and any prorated property taxes and HOA dues through the closing date. Offers may also come with concessions, like a credit toward the buyer's closing costs, and we negotiate those as part of the deal. Before we list, I walk you through every line so you know your likely net proceeds up front, not the first time you see them on a surprising closing statement.

What happens after I accept an offer?

Accepting an offer is the start of the real work, not the finish. From there it's the inspection, the appraisal, negotiating any repair requests, clearing the buyer's financing, and lining up the closing paperwork. I keep you informed at every step, handle the back-and-forth with the buyer's agent, and coordinate with the title company so we hit your closing date. You tell me what matters most, and I keep you in the loop while I handle the rest.

Where is the best place to live in San Antonio for families?

The honest answer is that there isn't one best place, there's the best place for your family. It depends on where you work, what schools you want, your budget, and what your weekends look like. Families I work with often settle on the Northeast Side near Schertz, Cibolo, and Universal City for strong schools and new construction, the Northwest Side and Stone Oak for established neighborhoods and easy shopping, or the Hill Country communities like Boerne and Helotes for space and a small-town feel. I ask the right questions about your commute and priorities, then narrow it to a short list that's actually worth your time.

North vs. South: which side of San Antonio should I choose?

This is the classic San Antonio decision, and there's no lazy one-line answer. The North Side, from Loop 1604 through Stone Oak and toward the Hill Country, has seen a lot of the growth, with newer construction, more shopping and schools, and that's where many relocators naturally land. The South Side is seeing real new development too, especially along I-37, and it tends to offer more home for the money with easier access to downtown. The right side is the one where your commute, budget, and lifestyle actually fit. We talk through the specifics, not the stereotypes.

Can I buy a new home before selling my current one?

Yes, and families do it all the time. There are a few ways to make it work: making your offer contingent on selling, using a bridge loan or a HELOC from your current home, or covering a short overlap while both homes are yours. Each option has real trade-offs and different levels of risk, so I lay out the actual numbers for your situation before we commit to one. My job is to help you move forward without stretching yourself thin or double-paying for longer than you planned.

How competitive is the San Antonio housing market?

The market is far more balanced than the frenzy of a few years ago, but competitive pockets remain. The right home in a popular neighborhood can still draw multiple offers, while other homes sit until the price catches up. My read on any given property comes from the live data: days on market, how offers are coming in, and what's actually selling nearby. I'll tell you honestly when we need to move fast and write a strong offer, and when we have room to negotiate and take our time.

I want to move to San Antonio but don't know where to start.

Start with a conversation, not a spreadsheet. We talk about your budget, your work commute, and the lifestyle you want, and I help you pick a short list of neighborhoods to explore, whether that's in person or on video calls while you're still out of state. Then I guide you through financing, narrowing down homes, and offers at your pace. You don't need to have it figured out before we talk. That's what I'm here for, I help you make it manageable one step at a time.

How high are property taxes in San Antonio?

Texas has no state income tax, and the trade is property tax. Exactly what you pay depends on your city, county, and school district, and San Antonio-area effective rates sit well above the U.S. median of about 1.0%. Two changes voters approved in November 2025 matter this year: Proposition 13 raised the school-district homestead exemption to $140,000 for the 2025, 2026, and 2027 tax years, and Proposition 11 raised the extra school exemption for homeowners 65 or older or with a disability from $10,000 to $60,000, so eligible owners can shield up to $200,000 of value from school taxes. Bexar County also adds its own 20% local-option exemption, and once a homestead is filed your value can't jump more than 10% in a year. The numbers are address-specific, so I pull the last two years of actual tax history on any home you consider and model the bill into your monthly budget before we ever write an offer. See the full county-by-county breakdown on my property tax guide.

Is Boerne worth the higher cost?

Boerne homes run roughly 1.7 to 2 times San Antonio prices: Redfin put the Boerne city median around $450,000 for the three months ending May 2026, while ZIP 78006 medians ran about $556,000 to $625,000 in late 2025, against a San Antonio median near $302,000. The tax math softens the gap, because Kendall County's rates run lower than Bexar County's, so the absolute annual bill on a Boerne home ends up comparable to a San Antonio one. What you're paying for is Boerne ISD's strong reputation, a walkable historic downtown, quiet Hill Country streets, and a small-town feel. If schools and community rank above commute and price, Boerne is worth it. If not, a city-adjacent suburb often fits better. It's a priorities conversation, not a right-or-wrong one.

How do I know if you're the right REALTOR for me?

You'll know from one conversation. I've spent more than 20 years in San Antonio and the Hill Country, I've helped families buy, sell, upsize, downsize, and PCS, and I lead with honest answers instead of pressure. I'll tell you if a home is overpriced, if a neighborhood isn't a fit, or if a deal doesn't make sense for you, even when that's not what you want to hear. Book a call, ask me anything, and decide for yourself whether I'm the right fit.

What do you do differently for relocating families?

Relocating is stressful and overwhelming, so I take the confusion and the time pressure off your plate. I help families buy from out of state with video tours and detailed neighborhood breakdowns, I understand commutes, schools, and moving timelines, and I've supported military families through PCS orders into JBSA. I translate San Antonio for you, then I handle the detail work so you can stay focused on the actual job of moving your life.

Can I talk to you even if I'm not ready to move or buy?

Absolutely, and honestly that can be the best time to start. You can call me a year before you're ready to move. I'll answer your questions, help you understand what your budget could look like, and set you up so that when you are ready, the decision is easy and confident instead of rushed. There's no obligation and no pressure. Chatting with a local expert early is how smart moves begin.

What neighborhoods do you know best?

My home base is San Antonio and the surrounding Hill Country, and I work across the whole region: San Antonio, Boerne, Helotes, Bulverde, New Braunfels, Schertz, Cibolo, and Castroville, with the communities in between. After more than 20 years helping families relocate here, I know more than the names on a map. I know the commutes, the schools, the character of each community, and what kind of lifestyle it actually suits. If you're considering a neighborhood, I've likely walked it with a client.

How much does it cost to work with you as a buyer?

Working with me as a buyer doesn't cost you a fee out of pocket. In most Texas transactions, the seller pays the commission from the sale proceeds, which means you get my help finding the home, negotiating the offer, and getting to closing without a buyer's fee on your side. The costs you bring are your down payment, your closing costs, and your earnest money, and I help you budget for all of those up front.

How quickly will you get back to me?

I get back to you the same day whenever I can, and during the week usually within hours. Buying and selling don't wait, so I keep you informed at every stage and I'm available by phone, text, or email. I also come from a technology background, so I'm comfortable working the way you prefer, including video calls and evenings when you're juggling a move and a full-time life.

Where should military families live for a JBSA commute?

Two facts most families learn late. First, all JBSA family housing is privatized rental only, with no purchase option, rent equals BAH with dependents at the highest-ranking member's rate, and waitlists commonly run 6 to 12 months, so apply the day your orders arrive. Second, the three installations are far apart: Lackland sits on the southwest side, Fort Sam Houston just northeast of downtown, and Randolph in Universal City. Between-base drives run about 35 to 45 minutes Lackland to Randolph, 30 to 45 minutes Lackland to Fort Sam, and 20 to 25 minutes Fort Sam to Randolph, which matters most for dual-military couples. Near Randolph, Universal City is 5 to 10 minutes and Schertz about 10 to 25, with Schertz-Cibolo-Universal City ISD the top family choice. Near Fort Sam, Government Hill and Alamo Heights run about 5 to 15 minutes, and Stone Oak and Schertz about 20 to 25. Near Lackland, the Northwest Side is about 10 minutes, Alamo Ranch and Westover Hills about 12 to 25, and Helotes about 15 to 20. 2026 BAH for the JBSA area is one rate for all three bases and Camp Bullis: $1,869 a month for an E-5 with dependents and $2,094 for an E-6 with dependents, down about 2.9% from 2025, with rate protection keeping a higher 2025 rate until a PCS, promotion, or dependency change. Drive the route at your actual report hour before you choose.

How does the VA loan work for a JBSA move?

For many military families, the VA loan is one of the best benefits they bring to San Antonio: no down payment in most cases, competitive rates, no monthly mortgage insurance, and flexible credit standards. There are real nuances too, like the certificate of eligibility, the funding fee (with the exceptions for qualifying veterans), and how the benefit works if you've used it before. I've helped active-duty and veteran families use their VA benefit correctly so they get the most out of it and don't leave money or protection on the table.

Can I still buy if I'm PCSing and not here yet?

Yes, buying from out of state happens all the time, and I build a plan around your orders and your report date. We can search neighborhoods and tour homes by video, write an offer, and handle the inspection and closing remotely, or with a trusted local power of attorney when that's the right call. I keep communication clear and predictable so everything coordinates smoothly with your move, which is exactly how I've supported families PCSing into JBSA before.

What are the best areas near Lackland, Fort Sam Houston, and Randolph?

It depends on which base you report to and whether you're a dual-military couple. Near Randolph and Universal City, Schertz and Cibolo are popular for strong schools and newer homes. Near Fort Sam Houston, Government Hill and Alamo Heights give you the shortest commutes, and Stone Oak is a common choice a bit further out. Near Lackland, the Northwest Side and the Alamo Ranch area put you close with good access. I walk families through the commute, school, and lifestyle trade-offs for their specific assignment rather than giving everyone the same answer.

How do BAH and housing allowances factor into a home purchase?

BAH is meant to cover your housing costs, and it can be a useful starting point for the payment you can reasonably carry, but it isn't a guarantee. It can change with your rank, your duty location, and whether you have dependents. When I work with military buyers, I look at your BAH alongside the full monthly number, including taxes and insurance, so you're comfortable even if your allowance shifts a bit. We also weigh renting within BAH versus buying where the payment fits your long-term plan.

Is it better to rent or buy during a short PCS?

For a short assignment, renting is often the honest answer. Buying and selling on a quick timeline costs real money in transaction costs, and a year or two rarely builds meaningful equity. If you're going to be there for three years or more, buying tends to start making more sense. I help you run the actual numbers for your specific orders and time frame and tell you straight which way the math leans for your family, because the right answer depends on your orders, not a rule.

How early should I start looking if I'm PCSing to San Antonio?

Start as early as your orders allow, ideally with a home-finding trip before the peak PCS season so you can tour neighborhoods, talk to lenders, and have a plan in place before the scramble begins. If you're arriving in the busy season, base housing waitlists and rental competition are exactly the things to sort out early. I help you build a timeline that takes the stress out of the move and gets your family settled with some margin to spare.

What should military families know about schools when PCSing to San Antonio?

School timing is one of the biggest stress points in a PCS, and it shapes where families choose to live more than almost anything else. The districts around JBSA differ, and each has its own school calendar and how it handles new enrollments mid-year, so I help families look at real district boundaries and feeder patterns rather than trusting a broad neighborhood reputation. If a specific school matters to your kids, we verify which attendance zone a home actually falls in before you get your heart set on it.