Q3 2026 · SAN ANTONIO & Central Texas MARKET UPDATE
The Median Is Rising.
The Price Per Foot Is Not.
In June, San Antonio closed 15% more homes than a year earlier while new contracts quietly fell. We wrote then that the good news was behind the market and the caution ahead of it. July’s data arrived this week and confirmed the read: sales growth slowed to 5%, pending sales fell 13%, and days on market jumped 11%. The median still rose — because what’s selling keeps changing.
Three kinds of statement appear in this report. We label all of them.
Most market commentary blends published data, arithmetic performed on that data, and the author's opinion into a single confident voice. That makes it impossible to know which parts you can rely on. We separate them.
- Unmarked text is a published, sourced figure. It comes from SABOR, the Texas Real Estate Research Center, Freddie Mac, the Federal Reserve, or FHFA, and the source is named at the point of use.
- Derived means we did arithmetic on published figures. The inputs are sourced; the calculation is ours. We show the work.
- Our read means this is judgment, not fact. It is our interpretation of what the data implies. Reasonable analysts could read it differently, and we say so where the alternatives are credible.
Nothing in this report is a forecast of prices. We do not publish those, because we have no reliable way to make them and neither does anyone else who does.
The one-minute version
The July 2026 SABOR release, out this week, is the most recent official San Antonio data available. Where a figure below differs from the June edition of this report, July superseded it.
The statewide picture decelerated even harder. Texas closed 30,219 homes in July, up just 0.9% year over year — down from a 7.7% gain in June — while the statewide median rose 1.5% to $345,000. San Antonio’s 5% sales growth still ran well ahead of the state’s.
Sources: SABOR MLS Report, July 2026; SABOR / Texas Real Estate Research Center July 2026 Texas market statistics.
Our read Sales growth fell from 15% to 5% in a single month. Pending sales fell 13%. Days on market rose 11%. This is a market slowing in real time — in an orderly way, with prices still holding.
Closed sales look backward. Pending sales look forward. July proved it.
In the June edition of this report we made one forward-looking argument: closings were booming at +15% while pending contracts were falling at −10%, and because a closing settles a contract typically written four to eight weeks earlier, the pending figure was the one describing the market you would actually be listing into.
July delivered the answer, and it was sharper than June. Closings grew just 5%, down from 15%. Pending sales fell 13%, worse than June’s −10%. Days on market rose 11% year over year to 81. The divergence resolved exactly the way the pipeline said it would: the spring strength washed through the closing data, and the summer hesitation is now visible in it.
Our read We attribute part of the pending decline to financing capacity rather than lost interest — rates climbed through the second quarter, and buyers at the margin of qualification are the first to drop out. We cannot prove that from published data alone. Seasonality and consumer sentiment are plausible contributors, and SABOR does not publish a breakdown that would separate them. What we can say is that the deceleration is orderly: prices are holding while volume and speed give ground first — the sequence we described in June, extended by July.
4,767 new listings came to market in July against 3,328 closed sales — new supply arriving at roughly 1.43 times the rate of closings. Derived Notably, new listings were down 4% year over year: would-be sellers are pulling back alongside buyers.
That ratio is not a net inventory change. Listings also leave the market by expiring, being withdrawn, or being cancelled, and July's closings came out of the pending pool rather than out of July's new listings. The sourced inventory fact is this: active listings ended July at 17,567, up 3% year over year.
Source: SABOR MLS Report, July 2026. The 1.43 ratio is our arithmetic from the two published counts.
SABOR reported 6.11 months for July. Dividing active listings by that month's closings — 17,567 ÷ 3,328 — produces 5.3 months. Derived Neither is wrong; they are different methods, and absorption measures built on trailing averages will differ from single-month snapshots.
Our read The industry convention treating four to six months as "balanced" is a rule of thumb, not a measured threshold. At 6.11 months San Antonio sits just past the upper end of that convention, essentially unchanged from June’s 6.13. SABOR's 2026 Chair characterized inventory in June as being at levels not seen in years; that is his characterization, and we cite it as such.
The twelve-month arc: flat volume, sideways prices, slower clocks
Monthly releases invite overreaction. A twelve-month view, drawn from Independence Title's San Antonio-area trend data, tells a calmer and more useful story. Its footprint differs from SABOR's board-wide figures, so treat these as one consistent dataset viewed over time rather than as interchangeable with the SABOR numbers above.
- Volume is flat, not falling. Year-to-date closings through July run 20,529 against 20,329 over the same period last year — a gain of about 1%. Derived Dollar volume is up about 2%. Whatever this market is doing, it is not contracting.
- The year has a shape. Monthly closings troughed at 1,966 in January, peaked at 3,492 in May, and have eased since — 3,422 in June, 3,079 in July on this footprint. Our read Some of the summer slowdown is ordinary seasonality; the pending-sales declines above are the evidence that it is not only seasonality.
- The median has gone nowhere for a year — loudly. Over the past twelve months the monthly median sold price has ranged from $293,000 (February) to $321,000 (June), a band of roughly 9%, crossing the $310,000 line repeatedly in both directions. Our read Any single month's "prices up X%" headline inside that band is mostly noise. The trend is sideways, and it has been sideways all year.
- Speed is the one thing clearly changing. Average days on market year-to-date is 90, against 79 over the same stretch last year — about 14% slower. Derived The median tells the same story: 55 days versus 48. Of everything in the twelve-month record, the slowing clock is the most consistent directional signal.
For July, SABOR's board-wide report shows closings up 5% year over year. Independence Title's San Antonio-area report shows closings down about 3% for the same month. Derived Both are legitimate; they cover different geographic footprints and compile differently.
Our read When two credible datasets disagree on the sign of growth, the honest summary is that volume is roughly flat, and any single growth figure — including the ones we quote — deserves humility. We would rather tell you that than pick whichever number flatters the story.
Sources: SABOR MLS Report, July 2026; Independence Title San Antonio-area market report, July 2026.
A rising median does not necessarily mean your home is worth more
The pattern now spans two consecutive months. In June, the median rose 4% while price per square foot fell 1%. In July, the median rose 2% to $315,000 and the average rose 3% to $388,070 — while the average price paid per square foot was exactly flat at $176.
Our read Headline prices are rising while the unit price of housing is not. That combination is a composition story: the mix of what sells is changing, not the value of a square foot. Median price largely measures which homes sold. Price per square foot is closer to a measure of what buyers paid for housing itself. Only the second one is really about your house.
In the June edition we suggested the mix had moved toward larger homes, and listed new construction as an alternative explanation. July's data points to new construction as the bigger driver, and we are revising our read accordingly. A July market report from Independence Title, drawing on MLS data for the San Antonio area, shows single-family resale closings down 27% year over year while single-family new-construction closings rose 143% — from roughly 15% of single-family closings a year ago to roughly 37% in July. Derived Its footprint differs from SABOR's board-wide figures — it reports 3,079 July closings against SABOR's 3,328 — so the two sources should not be combined arithmetically. The direction, however, is emphatic.
Two further July facts complicate any "mix moving up-market" reading: the share of sales at $750,000 and above fell from 7.99% in June to 6.82% in July, and the share below $200,000 rose to 13.72%. The top of the market thinned while the headline median still climbed.
Resale closings fell by a quarter. New-construction closings more than doubled. The market's headline prices increasingly describe what builders are selling — not what your existing home is worth.
Our read The practical translation for the seller of an existing home: your real competition is shifting from the resale down the street to a builder with a rate buydown and a design-center credit, and demand for resale specifically is weaker than the citywide totals suggest. We would treat per-foot values as flat, would not add the median's gain to last year's opinion of value, and would price against what resale is actually clearing. The 93.0% close-to-original-list ratio — down from 93.8% in June — is a public record of that adjustment happening slowly, over an average of 81 days.
Source figures: SABOR / LERA Multiple Listing Service, July 2026 Market Statistics; Independence Title San Antonio-area market report, July 2026. Interpretation is ours. Where this reading differs from our June edition, this version supersedes it, and we note the revision rather than removing it.
Why every website quotes a different San Antonio median
If you have looked this up recently, you have seen San Antonio's median home price reported as roughly $295,813, as $315,000, and as something different again on the national portals — all for approximately the same moment. They are measuring different places, over different windows, from different data pipelines.
| Reported median | Footprint, window, and pipeline |
|---|---|
| $295,813 | Bexar County alone, July 2026, as published in SABOR's Texas infographic — which attributes its county figures to the Texas Real Estate Research Center at Texas A&M. June's figure was $310,545; single-month county medians move around, so treat either as approximate. |
| $315,000 | The full SABOR MLS footprint — more than ten counties — July 2026, drawn from LERA Multiple Listing Service data. |
| ~$260,000 | City-of-San-Antonio limits only, on a rolling three-month basis, per a national real estate portal accessed August 2026. A separate data pipeline from either figure above. |
Sources: SABOR / TRERC July 2026 Texas market statistics infographic; SABOR MLS Report, July 2026; Redfin San Antonio market data, accessed August 2026.
The gap between the Bexar County figure and the board-wide figure is about $19,000. Derived Our read We attribute most of it to geography — SABOR's footprint spans Atascosa, Bee, Bexar, Frio, Karnes, Kendall, La Salle, Maverick, McMullen, Medina, Uvalde, Val Verde and Wilson counties, and the Kendall County corridor around Boerne prices well above the Bexar median. But because the two figures come from different data providers, we cannot rule out that some portion of the gap is methodology rather than geography.
None of these is the right number for your house. Each is right for its own footprint. A report that does not tell you which footprint it is quoting is giving you a headline, not information.
San Antonio is four markets wearing one name
Aggregate statistics describe a market that almost nobody is actually in. Two thirds of all July closings happened between $200,000 and $500,000. Our read If you own a home above $750,000, the citywide days-on-market and inventory figures are close to useless for your situation.
| Price band | Share of June sales | Approx. closings Derived |
|---|---|---|
| $0 – $199,999 | 13.72% | ~457 |
| $200,000 – $499,999 | 67.48% | ~2,246 |
| $500,000 – $749,999 | 11.98% | ~399 |
| $750,000 and above | 6.82% | ~227 |
Share percentages: SABOR / LERA MLS, July 2026. Closing counts are our arithmetic, applying each published share to the 3,328 total sales. Versus June, the $750,000-plus share fell from 7.99% to 6.82%, and the under-$200,000 share rose from 12.33% to 13.72%.
A counterintuitive detail from Independence Title's July band data (their footprint): the slowest segment in the market was the cheapest. Homes under $150,000 averaged 111 days on market — 27 days longer than the market as a whole — while the $600,000–$699,999 band was among the fastest at 71.
Our read At the bottom of the market, condition and financeability are the binding constraints, not price. Many of these homes struggle to pass FHA or VA appraisal or to qualify for conventional financing at all, so they wait for cash buyers. Price cuts do not fix an unfinanceable house.
Source: Independence Title San Antonio-area market report, July 2026.
This is where San Antonio actually trades, and it is the band where the resale-versus-new-construction shift described above is concentrated. Our read A resale seller in this range is no longer mainly competing with the house down the street; the marginal buyer is being won by a builder with a rate buydown and a design-center credit.
Our read At 6.11 months of supply and 81 average days on market, a correctly priced home still needs the calendar. A home priced on aspiration tends to need the calendar and two reductions, and in our experience the second reduction is the costly one — by then the listing's own history is working against it. That is a pattern we observe in our practice, not a published statistic.
If you are selling here — three things worth weighing:
- Fight the builder on the payment, not the price. Our read A builder's rate buydown targets the buyer's true binding constraint — the monthly payment. A seller-funded buydown or closing-cost concession of the same dollar amount as a price cut often does more for a payment-constrained buyer than the cut would, and it defends your comp for the neighborhood. Which is better depends on the buyer; the point is to have both tools ready.
- Speed is available at the right number. On Independence Title's footprint, the $350,000–$399,999 band averaged 74 days in July and $200,000–$249,999 averaged 76 — among the fastest in the market. Correctly priced homes here are not languishing.
- The public reprice is expensive. The market closed at 93.0% of original ask on average. Our read Much of that gap is conceded through reductions before a buyer ever appears — the first price does the damage; the buyer merely collects it.
If you are buying here:
- Run the builder-incentive math honestly against resale. Our read Incentives are real money, but they are financed somewhere in the price, and resale offers what new construction cannot: established trees, a finished neighborhood, no construction phase next door. Many resale sellers will now match the effective payment through concessions if asked.
- Negotiate the rate, not just the price. The roughly $157-a-month difference between this spring's rate trough and today's rate on a $400,000 loan (see the financing section) is exactly the kind of gap a seller-funded buydown can close.
- This is where your leverage is broadest. Two thirds of the market trades in this range, which means the most alternatives for you and the most competition among sellers.
Roughly 399 homes closed between $500,000 and $749,999 in July Derived — about one in eight transactions, down from roughly 445 in June.
Our read Buyer pools thin quickly above the median. A $650,000 home is not competing against 17,567 active listings; it is competing against a much smaller set, for a correspondingly smaller pool of qualified buyers. That cuts both ways — less competition, but less forgiveness for a listing that is presented poorly or priced without evidence. Our own study of the band above $800,000, below, shows how sharply those dynamics change further up.
Independence Title's July band data (their footprint) adds a wrinkle worth knowing: this tier is not one market. The $500,000–$549,999 slice was among the slowest in the region at 97 days in July and 106 year-to-date, while $600,000–$699,999 was among the fastest at 71. Our read Just past the core market's ceiling, the buyer pool thins abruptly — the low-$500s draw neither the volume buyer below nor the equity-rich move-up buyer above. By the mid-$600s, buyers are predominantly established owners converting equity, and they move decisively when presentation and pricing are right. These are single-month band figures and should be held loosely.
If you are selling here:
- Mind the $500s dead zone. Our read If your evidence-based value sits near the boundary — say $505,000 to $520,000 — the difference between listing at $499,000 and $515,000 is not $16,000 of proceeds; it is two different buyer pools of very different depth. That is a positioning decision worth making deliberately, not by default.
- Presentation is the whole margin. With roughly 399 closings across this band in July, each qualified buyer carries real weight. In our experience, homes here are compared against a handful of alternatives, and legibility — photography, description, positioning, pricing evidence — decides more than it does below the median.
- Fewer builders to fight. The new-construction surge is concentrated below this tier, so your comps are more meaningfully resale comps — a cleaner pricing conversation than the core market currently allows.
If you are buying here:
- Long-listed homes are your opening. With citywide averages at 81 days and this tier's slower slices near 100, a home past the 60-day mark has usually exhausted its launch attention. Our read That is where concessions, repairs, and buydowns get agreed to.
- Watch the conforming line if you are stretching. A loan at or below $832,750 keeps you in conforming underwriting; the structure of your down payment near the top of this band can matter as much as the price.
Something structural happens in this band that most sellers never hear about. The 2026 conforming loan limit for a one-unit property in standard-cost areas, San Antonio included, is $832,750. Above that loan amount, a buyer needs jumbo financing.
Where that boundary lands on a purchase price depends on the down payment: Derived
- 20% down: conforming up to roughly $1,040,900 ($832,750 ÷ 0.80).
- 10% down: conforming up to roughly $925,300 ($832,750 ÷ 0.90).
Two caveats on that arithmetic. Loan amount is calculated on the lesser of purchase price or appraised value, and financed mortgage insurance or closing costs can shift the loan above a simple down-payment calculation. Confirm the current-year limit and your specific structure with a lender.
Agents often say jumbo financing simply "costs more." That is not reliably true. In early August 2026, published national jumbo 30-year averages ranged from roughly 6.73% to 6.87% depending on the survey, against a Freddie Mac conforming average of 6.69% — and those are different surveys with different methodologies, so the comparison is not clean. Jumbo rates have at times priced below conforming.
The durable difference is underwriting, not rate. Typical jumbo guidelines call for a stronger credit profile, a lower debt-to-income ratio, a larger down payment, and six to twelve months of reserves. Requirements vary by lender.
Sources: Freddie Mac PMMS, Aug. 6, 2026; Fortune and Forbes Advisor daily jumbo rate surveys, accessed Aug. 4–11, 2026; Bankrate jumbo qualification guidelines.
Our read The consequence for pricing is real regardless of the rate question: a home at $895,000 draws from different buyer pools depending on how much cash a buyer brings, and a home above roughly $1.04 million draws almost entirely from jumbo-qualified buyers. Pricing across that boundary without accounting for it is, in our view, one of the more costly avoidable errors in this segment.
Here is the finding that should reframe how sellers in this band think about time. Independence Title's July data (their footprint) shows homes that closed at $800,000–$899,999 averaged just 72 days on market — faster than the citywide average — with $900,000–$999,999 at 86 and $1M–$1.99M at 90. Meanwhile our own three-month study of this band found that 41.7% of listings reaching an outcome never sold at all, and that failed listings had sat a median of 109 days.
Our read This band is bimodal. Homes either sell at roughly normal market speed, or they do not sell. There is not much of a middle where patience alone eventually produces a closing.
If you are selling here:
- Plan for the fork, not the average. Our read The relevant question is not "how long will it take" but "which cohort will this listing join" — and in our study, the sold cohort's median of 57 days from list to contract means the answer arrives early. A listing without meaningful activity by week eight is accumulating history, not exposure.
- Price with the financing boundary in view. Between roughly $925,000 and $1,041,000, the buyer's down payment determines whether they can use conforming financing on your home. Marketing that reaches both pools, and pricing that does not strand you just above a threshold, are worth deliberate thought.
- Do not benchmark against what is sitting. In our study, active inventory in this band asks a median of $1,195,000 while closed sales ran $1,020,000 — and the failed cohort asked $1,199,000. The comps that matter are the ones that closed.
If you are buying here:
- An unambiguous jumbo approval is a negotiating asset. In a band where sellers watch two of five listings around them fail, a buyer whose financing is settled — reserves documented, underwriting pre-cleared — is worth a real price difference to a rational seller. Our read
- The stale majority is your market. The median active listing in our study had already been exposed 84 days — longer than the median successful sale took start to contract. Our read Sellers in that position have usually had the repricing conversation internally already; a credible offer lets them act on it.
The entire $750,000-and-above band accounted for about 227 closings across the full SABOR footprint in July, down from roughly 278 in June. Derived The slice above $2 million is a fraction of that fraction, spread across submarkets — Alamo Heights and Terrell Hills, Olmos Park, The Dominion, Cordillera Ranch and the Boerne corridor, Hill Country acreage — that share little with one another beyond a price range.
Our read Three things govern this tier, none of which appear in a monthly report:
- Comparables become interpretive. When few properties sell in a submarket in a year and no two are alike, valuation is an argument supported by evidence rather than a calculation. The quality of that argument shapes the outcome.
- Rate sensitivity is indirect. Many buyers at this level could pay cash and choose not to. What tends to move them is the opportunity cost of capital and the broader confidence backdrop rather than the monthly payment — which makes this tier more responsive to markets and sentiment than to the weekly mortgage print.
- Exposure and marketing are not the same thing. A property whose realistic buyer pool is small does not benefit much from breadth. It benefits from precision, presentation, and the willingness to hold a position under pressure.
Independence Title's July figures (their footprint) give a sense of how thin the air is: 12 closings between $2M and $2.99M in July, and 6 above $3M — with year-to-date totals of 56 and 20 respectively. Above $3 million, this region closes roughly three homes a month. Derived Their reported average days on market at these levels — 64 for $2M–$2.99M in July, 212 for $3M+ — come from samples that small, and we would not treat either as a stable estimate of anything. What the counts themselves establish is real: at this altitude there is no "market rate" of absorption to price against, only individual transactions.
If you are selling here: Our read With the active tail in our study reaching $8.25 million against a highest recorded sale of $7.03 million, part of this tier is priced above any demonstrated clearing point — aspirational in the literal sense. The productive questions are whether your property's realistic buyer count this year is closer to five or twenty-five, what it costs to carry while you find them, and whether your representation is built to source those buyers directly rather than wait for them. Breadth of exposure matters less here than precision of it.
If you are buying here: Our read With roughly three closings a month above $3 million region-wide, the on-market inventory at any moment is a fraction of what could transact. Serious buyers at this level are well served by direct, discreet outreach to owners of specific properties — which is a sourcing exercise, not a search exercise.
We publish absorption and days-on-market figures for this segment only from our own audited MLS queries. For this edition we ran one. It follows immediately below.
What the $800,000-and-above market actually looks like
SABOR's monthly release reports the market as a whole. It does not break out days on market, absorption, or outcomes by price band — which means a luxury seller reading it is reading a number generated overwhelmingly by homes unlike theirs. So we ran the query ourselves.
Single Residential listings priced at $800,000 and above, at least 2,700 square feet, lot size up to 15 acres, drawn from LERA / SABOR MLS across a defined polygon covering Bexar County and the surrounding region — including Boerne, New Braunfels, San Marcos, La Vernia, and north to Blanco in Blanco County. All statuses, trailing three months, pulled August 11, 2026. Total records: 2,077.
Because this draws only on SABOR data, coverage at the Hays and Comal County margins is likely partial where other boards also serve those markets. Figures below are ours, from our own query, and are not published by SABOR.
Supply and outcomes
Two of every five sellers who reached an outcome in this band reached it without a closing. Derived That single figure is, in our view, the most consequential number a luxury seller in this region can be shown, and it appears in no public monthly report.
At 8.1 months of supply, this band is measurably slower than the 6.11 months SABOR reported citywide for July. Those two figures use different footprints, different price ranges, and different methodologies, and should not be subtracted from one another. The direction is what matters: the luxury band moves more slowly than the market containing it.
The pricing problem, stated in the market's own numbers
| Status | Count | Median list | Average list |
|---|---|---|---|
| Active | 1,187 | $1,195,000 | $1,490,321 |
| Off-market | 314 | $1,199,000 | $1,449,312 |
| Pending | 137 | $1,143,900 | $1,232,851 |
| Sold — actual sale price | 439 | $1,020,000 | $1,237,244 |
Source: Team Infinity LERA/SABOR MLS query, August 11, 2026. "Off-market" combines expired, withdrawn and cancelled listings.
The homes still sitting on the market and the homes that gave up are asking within $4,000 of each other. Both are asking about 17% more than what actually closed.
The active and off-market cohorts are separated by three tenths of one percent on the median ask. Derived Active inventory sits 17.2% above the median sale price; the failed cohort sat 17.5% above it. On averages, active asking prices run 20.5% above what the average sale produced.
Median bedrooms and bathrooms are 4 and 4 across every status in this study. Our read That makes size and configuration mix an unlikely explanation. The more direct reading is that current inventory is priced the way failed inventory was priced.
Active inventory also reaches above anything that has transacted. The highest active list price in the study is $8,250,000. The highest closed sale is $7,025,000, and the highest pending list price is $4,900,000.
Days on market sorts outcomes in order
| Status | Median DOM | Average DOM | Median year built |
|---|---|---|---|
| Pending | 46 | 75 | 2019 |
| Sold | 57 | 86 | 2011 |
| Active | 84 | 118 | 2013 |
| Off-market | 109 | 152 | 2014 |
Source: Team Infinity LERA/SABOR MLS query, August 11, 2026.
The ranking is identical on medians and averages, which is unusual and worth noting. The median active listing has been on the market 47% longer than the median successful sale required from list to contract. Derived Our read Much of what is sitting today has already outlasted the cohort that worked.
Average active days on market of 118 against a median of 84 indicates a long stale tail, extending to 1,495 days at the extreme. Our read A seller entering this market is competing against a standing pool with a meaningful share of long-exposed listings — which is a different competitive problem from competing against fresh inventory.
What buyers are choosing
Median year built runs 2019 for pending, 2013 for active, 2014 for off-market, and 2011 for sold. Median pending list price is $1,143,900 against $1,195,000 for active inventory.
Our read Current demand in this band appears to be concentrating in newer construction at the lower end of the price range. We hold this loosely: the pending cohort is 137 records, and new construction can carry pending status longer than resale, which would inflate its share of any snapshot. It is a pattern to watch in the next quarterly pull rather than a settled conclusion.
Our original pull included a second detail table reporting price per square foot by status, original-list-to-sale ratios, seller concessions, and cumulative days on market. Those figures were persuasive. We are not publishing them, because that table's record count did not reconcile against the 2,077-record total — it appeared to cap at 1,000 records — and we could not determine exactly which listings it covered.
Every figure on this page comes from the summary set, where the four statuses sum to 2,077 exactly. We would rather publish less and have it hold than publish more and be corrected. The excluded measures will return in the next edition, pulled in bands so no table hits a record limit.
Accuracy notes: One sold record shows a list price of $535,000 against a minimum sale price of $800,000 in the same cohort, likely a builder base price or data-entry artifact; its effect across 439 records is under $1,000 and does not move any figure above. We have not published a list-to-sale ratio for this study, because the available figures produce a ratio of averages, which is not comparable to SABOR's average of ratios against original list price.
Rates gave back this year's gains
Freddie Mac's weekly 30-year fixed average stood at 6.69% for the week ending August 6, up from 6.66% the week prior — the highest level since the end of July 2025, and above where the same survey sat a year ago at 6.63%. The 15-year averaged 6.01%, against 5.75% a year ago.
Rates were lower earlier in 2026. The Mortgage Bankers Association reported its 30-year conforming contract rate at 6.09% in the week ended February 27, 2026, described at the time as a low since 2022. That is a different survey from Freddie Mac's, with different inputs, so the two figures should not be subtracted from one another to produce a precise move. Both point the same direction: rates troughed in the low sixes late in the first quarter and have climbed since.
An illustration of what 60 basis points costs. Derived On a $400,000 loan, principal and interest run about $2,578 per month at 6.69% and about $2,421 at 6.09% — a difference of roughly $157. Taxes, insurance and any mortgage insurance are additional. Our read A figure that modest matters less as a payment than as qualifying power: run through a lender's debt-to-income test, it removes a slice of borrowing capacity from buyers who were already near the limit.
At its July 29, 2026 meeting the FOMC held the federal funds target range at 3.50–3.75%. Notably, three members dissented in favor of raising rates by a quarter point — not cutting them. The Committee's statement described inflation as elevated relative to its 2% goal. The next meeting is scheduled for September 16, 2026.
Published institutional forecasts still point lower: the Mortgage Bankers Association has projected 6.5% for the 30-year through 2026 and Fannie Mae 6.4% by year end. Our read We include those because they are the published consensus view, not because we would price a home against them. Consensus forecasts have been repeatedly wrong in both directions since 2020, and the dissent pattern at the July meeting suggests the risk around them is not one-sided.
Sources: FOMC statement, July 29, 2026; Federal Reserve; published MBA and Fannie Mae rate forecasts as reported August 2026.
Insurance and property tax are now the moving parts
Research from the Texas Real Estate Research Center at Texas A&M frames affordability in a way most local coverage misses: the mortgage payment has stopped being the only line that changes.
Homeowners insurance — San Antonio's measurable advantage
Among the four major Texas metros, San Antonio carried the lowest insurance burden. By 2024, average monthly homeowners insurance ran $157 in San Antonio, against $181 in Austin, $225 in Houston, and $238 in Dallas-Fort Worth. The spread between the highest- and lowest-cost Texas metro widened from $47 a month in 2017 to $81 a month in 2024.
That advantage is eroding. San Antonio premiums rose 22.6% in 2023 — the largest single-year increase among those four metros that year. Statewide, Texas homeowners paid roughly $540 per year for every $100,000 of home value in 2024, against about $340 nationally.
Applying the statewide 0.54% insurance-to-value ratio to a $1.5 million property would suggest roughly $8,100 a year. Derived We would not rely on that number. The ratio is a statewide average dominated by median-priced homes. Higher-value properties frequently carry different coverage structures, deductibles, replacement-cost endorsements, and exposures — pools, outbuildings, acreage — that the average does not capture, and the result can land materially above or below it.
Our read The actionable point is not the estimate. It is that buyers at this level obtain real quotes during the option period, and sellers who have not obtained one themselves are frequently surprised by what comes back.
Source: Texas Real Estate Research Center, "Covered But Costly: How Homeowners Insurance Impacts Affordability," Tierra Grande, July 2026, analyzing IPUMS and Texas Department of Insurance data through 2024.
Property tax — better than its reputation, with a deadline attached
Texas property tax is the state's most complained-about number and, over the past several years, one of its most improved. The statewide aggregate effective tax rate — tax levied as a ratio of market value — fell 22.11% between 2019 and 2025, driven chiefly by increased school homestead exemptions and compression of school maintenance-and-operations rates, with state revenue backfilling the difference.
- The 10% homestead appraisal cap is a deferral, not a forgiveness. Excluding new improvements, a homestead's appraised value cannot rise more than 10% in a year even if market value rose more. But the effect of a capped year can be made up in a subsequent slower year — appraised value can climb faster than market value while it catches up. Our read Owners who see a tax notice rise more than the market did are usually seeing this mechanic rather than an error, though that should be confirmed case by case.
- The 20% circuit breaker on non-homestead real property is scheduled to expire at the end of 2026. This temporary cap applies to real property other than residential homesteads. Statutory conditions and limits apply, including a property-value ceiling, and legislative treatment can change. Our read If your Central Texas holdings may be affected, that is a conversation for your tax counsel now rather than in January — and confirm current status directly rather than relying on this page.
Texas also requires every taxing unit to publish its adopted rate, no-new-revenue rate, voter-approval rate, and a five-year Truth-in-Taxation summary online. Local entities generally must adopt rates by September 30, or the 60th day after receiving the certified appraisal roll, whichever is later.
Source: Texas Real Estate Research Center, "The Push and Pull of Texas Property Taxes," Tierra Grande, July 2026. This is not tax or legal advice; confirm your situation with a qualified professional.
Why this market feels harder than the monthly numbers suggest
The Texas Real Estate Research Center's Housing Affordability Index measures whether a median-income household earns enough to buy a median-priced home under stated assumptions. A reading of 1.0 means it earns exactly enough. The index assumes mortgage payments do not exceed 25% of gross income and, in its standard form, a 20% down payment — and it excludes property taxes and homeowners insurance, which TRERC notes leads it to overstate affordability.
A decade ago, and as recently as just before the pandemic, the median Texas household earned roughly twice what was required. By 2025 the index had fallen to 1.4. For first-time buyers it fell to 1.1, down from 1.5 in 2015. The median Texas home price in the first half of 2026 sat 31% above where it was six years earlier.
Across Austin, Dallas-Fort Worth, Houston and San Antonio, median-income households in 2026 spent roughly 41 to 43 percent of gross income on a median-priced home. A decade ago that share was just above 30 percent.
Texas remains materially more affordable than Los Angeles, San Francisco, or New York, and TRERC identifies accessible homeownership as one of the drivers behind continued migration into the state.
Our read The frame worth holding is that the market did not get harder this quarter. It has been getting harder for roughly six years, and 2026 is what the accumulated effect looks like. Rising San Antonio inventory in that context reads to us as a narrowing of the pool of households who clear the qualification bar rather than as distress — we see no evidence of forced selling in the published data. In an environment like that, our expectation is that adjustment shows up in time-on-market and negotiation before it shows up in headline price. That is a judgment about direction, not a forecast, and we may be wrong.
Sources: Texas Real Estate Research Center, "Metrics & Reality: How Is Housing Affordability Measured?" and "The Many Pieces of Housing Affordability," Tierra Grande, July 2026; TRERC analysis of Federal Reserve Bank of Atlanta Home Ownership Affordability Monitor data.
Four federal proposals, one shared risk
Several housing-finance measures are in play at the federal level. The analysis below follows TRERC's summer 2026 review; the figures and the concluding risk are theirs, not ours.
| Proposal | Stated effect | The part that gets left out |
|---|---|---|
| 50-year mortgage | Lower monthly payment. On a $400,000 loan at 6% with no down payment, about $2,106 versus $2,398 on a 30-year. | Longer-duration debt typically prices higher. TRERC notes a 50-year at 7% would cost more per month than a 30-year at 6%. The rate spread between the two determines whether the product helps at all. |
| Prepayment penalties | Could reduce rates by up to a percentage point by removing prepayment risk from lender pricing, per TRERC's estimate range of 50–100 basis points. | The penalty lands on anyone who moves, refinances, or pays early — though TRERC observes most prepayment happens when the owner is in a stronger financial position. |
| Mortgage portability | Would let owners carry an existing low rate to a new home, easing the lock-in effect holding inventory off the market. | Longer expected loan duration pushes lenders up the yield curve. TRERC's assessment is that the likely result is higher rates for first-time buyers — the group it was meant to help. |
| GSE capital expansion | In January 2026, Fannie Mae and Freddie Mac were directed to expand mortgage-backed securities purchases by $200 billion. | Directionally easing, but modest against a residential mortgage market above $17 trillion, and TRERC frames it as partly offsetting the Fed's ongoing balance-sheet runoff rather than adding net stimulus. |
Source: Texas Real Estate Research Center, "Housing Finance Policy & The American Dream," Tierra Grande, July 2026. All four proposals are proposals; none of the first three is enacted law as of publication.
TRERC's own conclusion is the part worth carrying away: all four work by making borrowing cheaper or easier, and by doing so they tend to increase housing demand — which can raise prices and partially offset the intended benefit.
Our read For a seller, that is an argument against timing a sale around anticipated federal action. For a buyer, it suggests the interval between a policy taking effect and the market repricing around it is where advantage exists, and that interval is likely short. Both are our inferences from TRERC's framing, not TRERC's advice.
What this market appears to reward, and what it punishes
Homes closed at an average of 93.0% of original list price in July, down from 93.8% in June. Stated the other way, the average closing came in 7.0% below the number the seller started with. Derived This is an average of ratios across all closings, including homes that sold at or above list, so it describes the group rather than any individual outcome.
Illustratively, a 7.0% gap on a $500,000 original ask is $35,000; on an $850,000 ask, $59,500. Derived Your property will not land on the average — that is the point of the average.
Our read We do not read 93.0% as evidence of a weak market. We read it as evidence of a market where opening numbers are frequently too high and the correction happens slowly, publicly, and at the seller's expense across an average of 81 days — four days longer than June, and 11% longer than a year ago.
Two separately published figures bracket it. SABOR reports July closings at 93.0% of the original list price. Independence Title, on its own footprint, reports July closings at 98% of the final list price on average — 99.2% at the median.
These come from different footprints and cannot be subtracted from one another precisely. Our read But read together, they point at one behavior: by the time a buyer sits down to negotiate, most of the distance between the original ask and the eventual closing price has already been conceded — through price reductions, in public, on the listing's own record. Buyers then negotiate only the last couple of points off the reduced number. The first price does the damage; the buyer merely collects it.
Sources: SABOR MLS Report, July 2026; Independence Title San Antonio-area market report, July 2026.
What we would tell a seller today
- Published facts: inventory at 6.11 months, 81 average days on market, new listings arriving at roughly 1.43 times the pace of closings, and pending sales down 13% year over year. Those numbers describe a market with more supply and more hesitation than a year ago — and July showed more hesitation than June on every count except inventory, which held flat.
- Per-foot value is flat. Average price per square foot was unchanged year over year in July after slipping 1% in June — and resale demand specifically appears weaker than the citywide totals suggest. Our read Last year's comparable sale, adjusted upward for "appreciation," is in our experience the most common source of a mispriced listing this year.
- Above roughly $925,000 to $1,040,900, the loan shapes the buyer pool. Where your price sits relative to the $832,750 conforming limit changes who can write on your home.
- Our read The opening weeks carry disproportionate weight. A new listing's advantage is novelty against a large standing pool, and that advantage is spent whether or not the price is right. This is a widely held view in the industry and it matches what we see, but we are not aware of a published San Antonio study that measures it.
- Our read Presentation quality appears to matter more as price rises. Below the median, buyers compare against many alternatives and price does much of the work. Above it, they compare against few, and whether the property was made legible — photographed, described, positioned, and priced with evidence — carries more weight.
We will tell you what the data says before we tell you what we would do about it, and we keep those two things separate. If our read of achievable value is below what you have been told elsewhere, you will hear that in the first conversation rather than the fourth month.
Where a genuine spread exists between our read and the market's consensus — most often in the harder-to-price bands from $500,000 upward — we will sometimes propose a fee structured around reaching an aspirational price, with the fee coming down if we miss the agreed floor. It is offered where conditions warrant, not as a standard term, and the full mechanics belong in a written proposal rather than on a web page.
Better negotiating conditions than recent years
Inventory at 6.11 months, 81 average days on market, and an average closing at 93.0% of original ask describe conditions that favor a prepared buyer more than they have in several years. Our read Concessions, repairs, rate buydowns and extended option periods are negotiable in much of this market, though availability varies by property and seller circumstance.
- Underwrite the whole payment, not the mortgage. Insurance and property tax are among the faster-moving lines in Texas homeownership. A payment modeled on principal and interest alone will understate the true cost.
- Our read Rate relief and price relief may not arrive together. TRERC's assessment is that the federal proposals under discussion work by expanding demand, which tends to be capitalized into price. If that holds and rates fall meaningfully, current negotiating leverage would likely compress. We cannot tell you when or whether either happens.
- On the "refinance later" argument: it is commonly said that a rate can be refinanced but a purchase price cannot. The second half is true. The first half depends on future rates falling far enough to justify the cost, and on your still qualifying at that time. Neither is guaranteed, and a purchase should be affordable at the rate you actually sign.
- Above the conforming limit, settle financing first. Typical jumbo guidelines call for a stronger credit profile, lower debt-to-income ratio, and six to twelve months of reserves. Our read In a thin segment, an unambiguous approval is itself a negotiating asset.
What we are watching
Our read These are the indicators we consider most informative for the next two quarters. They are not predictions.
- Whether pending sales stabilize. In the June edition we wrote that two more months of pending declines would change how we read fourth-quarter conditions. July delivered the first, and steeper: −13%. One more month in this direction and we will treat softer fourth-quarter closing volume as the base case rather than the risk case.
- The ratio of new listings to closings. New supply arrived at roughly 1.43 times the pace of sales in July, but new listings themselves fell 4% year over year — sellers are hesitating too. Whether inventory keeps building now depends on which side retreats faster.
- Where the 30-year settles, and which way the Fed moves. Three FOMC members dissented in favor of a hike on July 29. The next meeting is September 16.
- The 20% circuit-breaker expiration. Its scheduled sunset at the end of 2026 has consequences for non-homestead holdings across Central Texas, subject to statutory conditions and any legislative change.
- The resale-versus-new-construction split. July's 143% surge in new-construction closings against a 27% drop in resale, per Independence Title data on a different footprint from SABOR's, is now our leading explanation for rising medians over flat per-foot prices. If that split persists into the fall, headline prices and resale reality will keep diverging.
This report is published on an up-to-quarterly cadence. The next edition will incorporate third-quarter closings and any revisions to the June figures.
San Antonio market questions, answered plainly
Is the San Antonio housing market a buyer's market or a seller's market in 2026?
Published data: San Antonio carried 6.11 months of inventory in July 2026 by SABOR's methodology. Homes averaged 81 days on market, up 11% from a year earlier, and closed at 93.0% of original list price. Pending sales were down 13% year over year while closed sales grew 5% — a sharp deceleration from June's 15%.
Our read: conditions favor buyers more than they have in several years, though not decisively. The common industry convention treating four to six months of inventory as "balanced" is a rule of thumb rather than a measured threshold, and San Antonio sits just past its upper end. The market slowed visibly between June and July — on volume and speed, not price. Sellers who price with evidence still transact; the market is less likely than in prior years to correct a pricing mistake on their behalf.
Are San Antonio home prices going up or down right now?
It depends on what you measure. In July 2026 the median sale price rose 2% year over year to $315,000 and the average rose 3% to $388,070, while the average price paid per square foot was flat at $176 — after slipping 1% in June.
Our read: the most likely explanation is a shift in which homes sold rather than a rise in what housing is worth per foot — and the leading driver now appears to be new construction. A July Independence Title report for the San Antonio area, on a different footprint from SABOR, shows single-family resale closings down 27% year over year while new-construction closings rose 143%. We would describe underlying per-foot values as flat, with resale demand weaker than the citywide totals suggest.
How long does it take to sell a house in San Antonio?
Homes averaged 81 days on market in July 2026, up 11% from the prior year, across the full SABOR footprint and all price bands. Homes above $750,000 accounted for about 7% of July closings. Our read is that the citywide average is a poor proxy for that segment, though SABOR does not publish days on market broken out by price band.
Why does Zillow show a different San Antonio median price than my agent?
Footprint, time window, and data pipeline. Bexar County alone showed a $295,813 median for July 2026 in SABOR's Texas infographic, which attributes county figures to the Texas Real Estate Research Center. The full SABOR MLS footprint of more than ten counties showed $315,000 from LERA MLS data. National portals often report the City of San Antonio only, on a rolling three-month basis, producing a still different figure. Each can be accurate for its own scope. Always ask which one is being quoted.
What are mortgage rates in San Antonio right now?
Freddie Mac's national 30-year fixed average was 6.69% for the week ending August 6, 2026, with the 15-year at 6.01%. National 30-year jumbo averages ranged roughly 6.73% to 6.87% across surveys in early August. The Mortgage Bankers Association reported a 30-year conforming contract rate of 6.09% in late February 2026, a low since 2022; that is a different survey, so the two should not be subtracted for a precise move. Local quotes vary by lender, credit profile, down payment and loan type.
Is a jumbo loan more expensive than a conforming loan?
Not reliably on rate. In early August 2026, national jumbo averages sat near or modestly above conforming averages depending on which survey you consult, and jumbo has at times priced below conforming. The durable difference is underwriting: typical jumbo guidelines call for a stronger credit profile, a lower debt-to-income ratio, a larger down payment, and six to twelve months of reserves. Requirements vary by lender.
What is the conforming loan limit and why does it matter for a luxury home sale?
The 2026 conforming limit for a one-unit property in standard-cost areas, San Antonio included, is $832,750. Above that loan amount a buyer needs jumbo financing. By our arithmetic, a buyer putting 20% down stays conforming to roughly $1,040,900 and one putting 10% down to roughly $925,300. Loan amount is calculated on the lesser of purchase price or appraised value, and financed costs can shift it, so confirm with a lender. Our read is that homes priced across that boundary draw from measurably different buyer pools.
How much is homeowners insurance in San Antonio compared with other Texas cities?
Per Texas Real Estate Research Center analysis, San Antonio carried the lowest burden among the four major Texas metros in 2024 at roughly $157 per month, against $181 in Austin, $225 in Houston and $238 in Dallas-Fort Worth. San Antonio premiums rose 22.6% in 2023, the largest single-year increase among those four that year. Statewide, Texas owners paid about $540 annually per $100,000 of home value versus roughly $340 nationally. That statewide ratio is an average dominated by median-priced homes and should not be scaled up to estimate a premium on a high-value property.
How long does it take to sell a luxury home in San Antonio, Boerne, or New Braunfels?
Our own August 2026 query of LERA/SABOR MLS covering Single Residential listings at $800,000 and above, 2,700+ square feet, across Bexar County, Boerne, New Braunfels, San Marcos, La Vernia and north to Blanco, found 2,077 records over the trailing three months. Homes that sold took a median of 57 days from list to contract. Homes still active had already been listed a median of 84 days. Homes that came off the market without selling had been listed a median of 109 days.
The band carried roughly 8.1 months of supply, and 41.7% of listings that reached an outcome did so without a closing. These are our figures from our own query; SABOR does not publish days on market or absorption by price band.
Why do so many luxury listings in the San Antonio area fail to sell?
In our August 2026 study of the $800,000-and-above market, listings that came off the market without selling carried a median asking price of $1,199,000. Listings still active carried a median asking price of $1,195,000 — a difference of about $4,000. The median closed sale in the same study was $1,020,000. Median bedrooms and bathrooms were 4 and 4 across every status.
Our read: current inventory is priced approximately the way failed inventory was priced, roughly 17% above what the market has actually been clearing, and size or configuration differences do not appear to explain the gap.
Which San Antonio price ranges are selling fastest right now?
Per Independence Title's July 2026 band data for the San Antonio area (a different footprint from SABOR's board-wide figures), the fastest bands among homes that closed were $600,000–$699,999 at 71 average days on market, $800,000–$899,999 at 72, and $350,000–$399,999 at 74. The slowest were homes under $150,000 at 111 days and homes above $3 million at 212 — though the $3M+ figure comes from just six sales and should not be treated as a stable estimate.
Our read: at the bottom of the market, condition and financeability slow homes down more than price does; in the upper-middle bands, equity-rich move-up buyers act decisively on well-presented homes. Days-on-market figures describe homes that sold — they say nothing about the share of listings that never sell, which our luxury study found was 41.7% of resolved listings above $800,000.
Should I sell now or wait for interest rates to fall?
We can give you the inputs, not the answer. Published facts: rates are above where they sat a year ago; new listings arrived at roughly 1.43 times the pace of closings in July while themselves falling 4% year over year; pending sales were down 13% year over year; and three FOMC members dissented in favor of a rate increase at the July 29 meeting.
Our read: waiting is a trade rather than a free option. Lower rates would improve buyer qualifying power, but TRERC's assessment of the federal proposals under discussion is that they work by expanding demand, which tends to be capitalized into price. Waiting also means arriving alongside a standing pool of more than 17,500 active listings. The right answer depends on your property, price band, and timeline, which is a conversation rather than a rule.
Prepared by Team Infinity Real Estate Group
We are a listing-focused practice serving San Antonio, Austin, New Braunfels and the wider Central Texas market. This report exists because most market coverage repeats a headline number without saying what it measures or where judgment replaced data, and a seller cannot make a good decision from that.
If you are considering a sale in the next twelve months, the most useful thing we can offer is an honest read of what your property is likely to achieve — including the version you may not want to hear. That conversation costs nothing and carries no obligation.
How this report was built
Every statistic here is attributable to a published source and dated. Where we performed arithmetic on published figures, the passage is marked Derived and the calculation is shown. Where a statement is judgment rather than fact, it is marked Our read. Where a number would require an MLS query we have not audited, we describe the dynamic without asserting a figure.
Known limitations of this edition
- July 2026 is the most recent official SABOR data available; this edition was updated August 13, 2026 to incorporate it. The luxury study reflects a query run August 11 and was not re-pulled for this update.
- Mortgage rate figures come from multiple surveys with differing methodologies. Freddie Mac, the Mortgage Bankers Association, and daily lender-lock indices are not directly interchangeable, and we flag the comparison where it matters.
- SABOR does not publish days on market, absorption, or outcome rates broken out by price band. For the $800,000-and-above segment we ran our own LERA/SABOR query rather than infer; its parameters and limits are stated in that section. Statements about the $500,000–$850,000 band remain our judgment, informed by practice, not published measurement.
- Bexar County and board-wide medians come from different data providers, so the difference between them may reflect methodology as well as geography.
- Days-on-market figures by price band come from Independence Title's footprint and describe only homes that closed; they carry survivorship bias by construction, and the counts above $2 million are small enough (12 and 6 sales in July) that their averages are unstable.
- Independence Title and SABOR disagree on the sign of July's year-over-year sales growth (−3% versus +5%) because their footprints differ; we present both and treat volume as roughly flat.
- Our luxury query returned a second detail table whose record count did not reconcile against the 2,077-record total. We excluded it entirely rather than publish figures we could not tie out. Price per square foot, original-list-to-sale ratios, concessions, and cumulative days on market are therefore absent from this edition.
- We publish no price forecast. Institutional rate forecasts are cited as the published consensus view, not as our expectation.
Primary sources
- San Antonio Board of REALTORS® (SABOR) Multiple Listing Service Reports, June 2026 (released July 9) and July 2026 (released August 2026). July figures supersede June throughout except where June is named for comparison.
- SABOR / LERA MLS July 2026 Market Statistics infographic (San Antonio) and SABOR / Texas Real Estate Research Center July 2026 Texas market statistics infographic.
- Texas Real Estate Research Center at Texas A&M University, Tierra Grande, Summer 2026 issue (July 27, 2026): "The Many Pieces of Housing Affordability" (Daniel Oney); "Metrics & Reality: How Is Housing Affordability Measured?" (Yanling Mayer); "Housing Finance Policy & The American Dream" (Jorge Barro); "Covered But Costly: How Homeowners Insurance Impacts Affordability" (Tian Su, Mallika Natarajan); "The Push and Pull of Texas Property Taxes" (Lynn D. Krebs).
- Freddie Mac Primary Mortgage Market Survey, week ending August 6, 2026.
- Federal Open Market Committee statement, July 29, 2026.
- Federal Housing Finance Agency 2026 conforming loan limits.
- Independence Title, San Antonio-area market report, July 2026 — used for the single-family resale versus new-construction closing split, twelve-month volume and price trend, year-to-date comparisons, days on market by price band, and sold-to-final-list ratios. Its footprint differs from SABOR's board-wide figures; the two sources are presented side by side but never combined arithmetically.
- Team Infinity Real Estate Group proprietary query of LERA / SABOR MLS, run August 11, 2026: Single Residential, $800,000 and above, 2,700+ square feet, lot size to 15 acres, defined regional polygon, all statuses, trailing three months, 2,077 records.
- Mortgage Bankers Association conforming contract rate, week ended February 27, 2026; published daily jumbo rate surveys accessed August 4–11, 2026; Redfin San Antonio market data accessed August 2026.
What this report is not
It is not a valuation of any specific property, and it is not tax, legal, insurance, or investment advice. Property tax, insurance, and financing matters should be confirmed with a qualified professional. Market statistics describe aggregates; individual properties routinely diverge from them, and in our experience that divergence widens as price rises.
Corrections
If you identify an error in this report, we would like to know. Write to Brayson@TeamInfinitySA.com and we will correct it and note the correction in the next edition.
Published August 11, 2026 · Third Quarter 2026 Edition · Next edition: fourth quarter 2026
Team Infinity Real Estate Group · Real Broker, LLC · Equal Housing Opportunity