The Tale of Five Buyers - Why NOW in the fall/winter of 2025 is the time to buy a home in San Antonio/New Braunfels...this could be you!
All these buyers of ours closed in Fall of 2025. Keep in mind, studies show the best months to buy all year are September through February! That is accentuated now with our unusually high inventory and low buyer demand.
Family #1:
They own what we consider in the business, a 'unicorn', which is an unusual property, hard to find, in New Braunfels. For these homes, it is always a good time to sell. This family is ready to upsize (bigger home) in the same area but they also want another unicorn. Still, with higher inventory and slower sales' pace, most sellers are worried and willing to give up a lot in order to move a home. So, this family was able to make an offer on a home of their dreams near the river, contingent on the sale of their home. It was accepted at less than asking price and with the seller paying all closing costs. Meanwhile, their 'unicorn' first home received multiple offers and we were able to close both homes on the same day, with their buyers offering to give them a leaseback (stay in the home a few days after the sale) in order to transition to the new one. This is one happy family and this could not have happened for them so smoothly had they sold in a more competitive sales market.
Family #2:
This family has been looking to upsize for years, with their goal being not only space but a 'fantastic deal' -- tons of instant equity in the north 281 corridor. So after 2 1/2 years of looking, they found a home being liquidated by an investment entity. It had been on the market nearly 4 months, and had been a bit over priced originally. They offered but the seller did not negotiate very much. The buyers withdrew from negotiations. Two months later, the price on this home dropped, the list agent had changed and the buyers made an offer again (even lower). This time the seller engaged and eventually accepted with only minor negotiations--paying most seller closing costs and coming off asking price which by now was already well below market value. After more than a month of negotiating repairs, the sellers agreed to a brand new roof, new windows and a new water heater. The home was so well priced that the buyer's lender waived the appraisal requirement because the price was so under market value. So nearly five months after their initial offer, this family is walking their goal -- a big home with big instant equity (nearly 20%) and little cash out of pocket. They also have the luxury of keeping their first home as an investment which will bring them cash flow.
Family #3:
This young active duty military couple was very smart. When many active duty folks are not buying, they saw the opportunity to purchase their first home right away. They took advantage of the quiet market to look at dozens of homes, finding just the right one in the right place (Universal City for them), having this investment entity seller accept an offer well below what the home appraised for and paid all their closing costs. Bonuses here were the seller also agreed to replacing the HVAC system and installing a new toilet! Instead of renting for years, they can feel the joy of homeownership during their duty here with the reassurance of immediate equity in the home. They got an interest rate in the 5s as well, making the payments reasonable!! They were strategic, because their payments are in line with rents so when they PCS out they will have the choice of keeping the home and leasing as an investment or selling because of their earned equity.
Family #4:
This couple wanted to change areas to be closer to family and to downsize from a first home that was just too large. They had been shopping online for about a year while they got to know what the market had to offer and had seen homes start to sit longer and more options become available. When they found a home they wanted to see in person, they began to understand that homes don't always present in person as they do in photos. It was a quick learning curve for them and, less than a week later, a new listing came on the market and we rushed to see it. It was even better in person! It was the home with character they had been dreaming off all these months in the north I-10 corridor. So we offered, got the home for less than asking price with all closing costs paid! The sellers even left a lovely note at the walk through giving us the history of their ownership of the home over decades which left us tearing up, knowing this was meant to be for this young couple. They were able to go with a conventional loan in the low 6% range and had the home appraise for more than they were paying.
Family #5:
This first time home buyer and her boyfriend were met with renewing their lease in six months and decided to explore the feasibility of buying instead of renting. Running the numbers made sense and they had the luxury of being able to see nearly 50 homes, many of the contenders more than once. Their journey was a longer but fruitful one, with a first offer accepted nearly 10% below asking price. However, the results of the inspection made them look on. Another offer made was rejected by an nonnegotiable seller and the hunt continued for a few weeks. Finally, they discovered the best house for them after all, in the Leon Valley area, and they made an offer below asking price which the seller accepted, paying all closing costs (including loan costs of 13K) and making repairs. Qualifying for a first time home buyer program also allowed her to get an interest rate in the 5s. The home appraised for more than sales price which means even more instant equity. Their patience and perseverance paid off!
Lessons here: What’s making it a great time for buyers in San Antonio ....
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Inventory is unusually high — plenty of options. Across the city, active listings have surged.
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With more homes on the market, buyers have more choices and less pressure to rush into a decision.
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The increased supply also tends to push sellers to be more realistic in pricing and into spending more to prep their homes = more move-in-ready options.
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Homes are spending more time on the market. Instead of deals flying off the shelf in days (like during the height of the housing boom), many houses in San Antonio are now sitting for weeks — giving buyers time to think, compare, and
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That slower pace reduces competition, cutting down bidding wars and giving buyers breathing room.
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Strong buyer leverage — you get negotiation power. Many homes are now selling below asking price and below market value.
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Sellers seem more willing to lower prices or accept offers below asking, especially if the home has lingered on the market.
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Paying buyers' closing costs is becoming the norm again, with sellers accepting this as a necessity considering low affordability
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The market is calmer and more balanced (less frenzy than peak pandemic years). It used to be a seller’s market — with bidding wars, over-asking prices, fast sales. Now, things are shifting toward a balanced or even buyer-favorable market in many neighborhoods.
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That change means buyers get time and flexibility — and potentially better deals — than they would have a few years ago at the peak.
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A Few Things to Keep in Mind (Market Isn’t Perfect)
It’s not universally a buyer’s paradise — some factors temper the advantages:
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Mortgage rates remain relatively high compared to pre-pandemic levels. However, they are in line with the average since 1990 (6.07%).
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In some locations and with some homes (well presented, well priced) , demand remains strong — so competition and somewhat higher pricing still exist. Rely on your realtor to guide you to the 'best deals' or educate you. And, if you are a seller find out how to do this!
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If a buyer needs to move quickly (job change, relocation), slower sales pace means sellers might be pickier about timing with many budgeting the extra time on the market to make their logistic plans.
🎯 What This Means For You (If You're Looking to Buy in San Antonio Right Now)
Given the conditions:
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You’re likely to get more choice and negotiating power if you look broadly (not just at “hot” neighborhoods).
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For a budget-conscious, deal seeking buyer this winter will be the most favorable window with the ability to get into a home with up to zero down (down payment assistance plus seller assistance) and immediate equity. How about 'making money' by buying a house!!??
It takes a smart, savvy strategy to buy in today's market. Take the time to make a plan and then make what could be the best investment of your life! 😎
