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San Antonio Becoming A Buyer’s Market As Of Mid-2025

San Antonio investment property buyers and sellers know that the Alamo City is historically a solid real estate investment. The market doesn’t get too high or too low, at least compared to Austin and Dallas.

Need to get in touch with us? Text Joseph Pickett – (210) 830-8301, email jmpickett at gmail.com, or use our contact form!

There have been some recent changes in the San Antonio market that may affect you if you’re into the distressed property and under market value market.

Homes are becoming increasingly affordable, with the median home price in San Antonio at $286,000, which is 20% lower than the national average. We see San Antonio as slowly changing from a seller’s to buyer’s market. Home inventory is increasing and houses are on the market longer.

Active listings are approximately 18% higher compared to this time last year, so buyers have more purchase options and the power to bargain. San Antonio houses are sitting on the market for a median of 75 days, compared to 58 nationally. Homes are selling below asking price in many cases, so buyers have more options.

Some real estate experts believe that home prices in San Antonio will continue to decline this year. Zillow predicts a 4% decline in home prices in San Antonio over the next year.

San Antonio Distressed Property Investing

San Antonio still has a strong rental market with strong demand. The rent for a single-family home is approximately $2,000, while apartments cost around $1,290. Solid rental yields of 7-8% are in Southtown, Eastside, and Hardandale.

Demand for rental properties in these areas is being driven by the strong labor market. In particular, the construction sector added 1,000 jobs in May 2025. The San Antonio region’s unadjusted unemployment rate was quite low at 3.7% in May, as well.

It’s still a good time to invest in San Antonio investment properties! Here’s one of our strong under market value deals for your consideration:

524 Avenue B Seguin TX 78155, large lot: .197 acres

San Antonio distressed property investors, we have this great Seguin investment property! 2 beds 1 bath, estimated square feet 724, great location, proximity to Texas Lutheran University. The town is experiencing a significant economic and population boom, driven by factors like increased industrial investment, a growing retail sector, and a surge in housing development. 

The city is actively attracting new businesses and residents, leading to a positive outlook for its future. Seguin’s location along the SH 130 corridor is attracting significant traffic and development. The city is part of the broader Austin-San Antonio Mega Region, where it ranks third in growth. This Seguin investment property will look great in your portfolio!

Price tag: 65K, estimated ARV 149K plus.

Exit Strategy: Minor rehab 20-25K, make sure plumbing, electrical, and roof are in working order, paint interior/exterior.

Alternatively, sell with owner financing at $ 129,000 with a 10% down payment. Then, you can sell the note or refinance to access your cash.

Need to get in touch with us? Text Joseph Pickett – (210) 830-8301, email jmpickett at gmail.com, or use our contact form!

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So, You Want To Buy A San Antonio Fixer Upper!

If you’re a San Antonio investment property buyer, you know prices are falling in 2025. This is a fine time to pick up your next San Antonio fixer-upper. Many San Antonio distressed property investors have been out of the market in recent times because of higher prices.

Need to get in touch with us? Text Joseph Pickett – (210) 421-7533, email jmpickett at gmail.com, or use our contact form!

If you are getting back into the market and want to buy your next San Antonio fixer upper, we want to give you a refresher. You should keep several points in mind when you buy a San Antonio fixer upper and get ready to renovate it:

Keep The End Game Top of Mind!

A common issue I have seen with investors who have been out of the fixer-upper market for a few years is scope creep. Scope creep occurs when your investment property goals expand, resulting in a cost that is significantly more than you initially planned.

Experienced investors know that scope creep can be deadly to your profits and cash flow. What could have begun as a ‘simple’ sheetrock and paint job on that 2 BR/1 bath in 78228 could turn into a massive renovation, including fixing things that don’t need to be to rent it. If you fall victim to scope creep, you could exceed your repair budget by several thousand dollars.

If you want to flip that San Antonio investment property, overspending $20,000 on the rehab could torpedo your profits. Alternatively, if you want to buy and hold in San Antonio, you may be forced to raise the rent, which could result in the property sitting vacant for months.

Never Overpay

I remember the first investment properties I bought in Virginia. Three-bedroom, two-bath houses. I was young, inexperienced, and head strong. I overpaid for my houses, and this mistake made it challenging to make them positive cash flow deals.

It is common to become too excited about a certain fixer upper. You might manipulate the numbers to convince yourself that they work when they don’t. Overpaying for a distressed property is the #1 reason people suffer losses in real estate investing.

So, always approach property comps like a boring, crusty accountant (or the stereotype of one!). Only look at the numbers on paper or the screen. Keep emotion out of it. There’s nothing wrong with passing on a San Antonio fixer upper and waiting for a better deal. Better to wait than pay too much and suffer losses each month!

Pay Plenty For Inspections

Discovering that the ‘perfect’ property you bought has a profit-killing flaw doesn’t feel great. I’ve seen many local investors discover a problem with a property’s pier and beam foundation a day after they bought the home. That problem can increase your repair costs by 100% or more.

Always tour any property you’re considering buying, and it’s best to invest in a professional inspection. Inspect the foundation, look for signs of water damage, cracks in the walls, roof damage, discolored ceiling tiles from leaks, and issues with plumbing, electricity, etc. Always listen to the inspector’s report and advice. Take their experience and findings seriously. They could save you from buying a money pit.

Don’t Be Cheap On Repairs

Take all repairs seriously. If you go cheap, the price of the home will be lower, and the inspector will notice that you have done minimal, inexpensive maintenance. If you want to rent the house, going cheap on repairs always comes back to haunt you in the long term. Poor-quality repairs consistently lower the tenant’s quality of life, often leading to increased vacancies as well.

Don’t Overrepair the Fixer Upper

It’s essential to prioritize the necessary repairs to maximize the ARV or monthly rent. Don’t do more than that. Overspending will cost you on your flip or make you demand above-market rent. Also, overimproving the home may make it a bad fit for your neighborhood. You may end up with a house that costs too much for the people in that neighborhood, and the home is also not desirable to people who can afford it because of the neighborhood

Need to get in touch with us? Text Joseph Pickett – (210) 421-7533, email jmpickett at gmail.com, or use our contact form!

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Can You Repair A Pier And Beam Foundation Yourself?

You bought a San Antonio investment property in 78228 for $75,000 cash. It’s a 2/1, 1400 square feet, and needs $50,000 of repairs. ARV is $170,000. But a problem surfaces: The pier and beam foundation is in rough shape, and the kitchen floor slopes. What do you do?

Many would call a professional foundation company. However, buying a distressed property in San Antonio often means doing some repairs yourself to cut costs. Repairing your pier and beam foundation yourself can be difficult, but it is possible. You need construction skills, the right tools, and a patient approach. Here are the steps to fix your San Antonio investment property pier and beam foundation.

First, inspect the foundation to determine the extent of the damage. Crawl under the home with a level, flashlight, and tape measure. Look for cracked beams, uneven piers, and signs of insect or rot damage. Check for sagging floors in your house. Look for stuck doors and windows. The soil may shift with changes in moisture, so look for poor drainage around the foundation. Note the problem areas and measure the height differences where the foundation has settled.

Second, improve drainage to prevent more foundation problems. Remove leaves from gutters. Ensure your downspouts are positioned at least five feet away from the foundation. Grade the soil around the home to slope away from the building. Try for a six-inch drop for 10 feet. If standing water persists, consider installing a French drain or consult a professional plumber for more advanced options.

Third, you need to jack up the San Antonio distressed property to level it. Purchase 20-ton capacity jacks and place them under the main beams, close to the damaged piers. You need solid, level ground. Or, use concrete blocks as a jack base. Do not move the San Antonio investment property more than 1/4 inch daily. This caution avoids damaged plumbing or cracked walls. Install temporary supports, such as steel posts, as you lift the house. Check the level often; you need to raise the home evenly to ensure stability. If you’re unsure about jacking, hire a structural engineer, as jacking up the house incorrectly can cause damage.

Fourth, after leveling the house, repair or replace the damaged piers and beams. If piers are settling, dig near the affected pier to the base, perhaps 18 inches deep. If the pier’s intact but sinking, add a concrete footing (12x12x12) reinforced with rebar. It needs to cure for at least a week. Then, place concrete blocks or steel shims to lift the pier to the right height.

If the beams or posts are rotted, remove the damaged areas with a saw and replace them with pressure-treated lumber. Secure any new beams with galvanized brackets or bolts. Make sure every connection is tight!

Last, after the repairs, lower the home slowly with your jacks. Take out any temporary supports as you proceed. Recheck your level to ensure the foundation is even. You may want to reinforce your crawl space with ventilation to reduce moisture. We recommend installing vents to provide one square foot of ventilation for every 150 square feet of crawlspace.

Keep watch on your foundation over time. Walk through the San Antonio distressed property monthly to look for any movement, such as sticking windows or creaky floors. Ensure drainage systems are clear and moving water away from your repaired foundation. DIY pier and beam foundation repairs are affordable, but doing them right requires proper tools, skill, and patience. Doing these repairs yourself will boost the ROI of your San Antonio under-market value property – well done!

New Seguin Distressed Property!

524 Avenue B Seguin TX 78155, large lot: .197 acres

San Antonio distressed property investors, we have this great Seguin investment property! 2 beds 1 bath, estimated square feet 724, great location, proximity to Texas Lutheran University. The town is experiencing a significant economic and population boom, driven by factors like increased industrial investment, a growing retail sector, and a surge in housing development. 

The city is actively attracting new businesses and residents, leading to a positive outlook for its future. Seguin’s location along the SH 130 corridor is attracting significant traffic and development. The city is part of the broader Austin-San Antonio Mega Region, where it ranks third in growth. This Seguin investment property will look great in your portfolio!

Price tag: 65K, estimated ARV 149K plus.

Exit Strategy: Minor rehab 20-25K, make sure plumbing, electrical, and roof are in working order, paint interior/exterior.

Alternatively, sell with owner financing at $ 129,000 with a 10% down payment. Then, you can sell the note or refinance to access your cash.

Contact us with the form below. Or call Joseph Pickett today at (210) 421-7533, email jmpickett@gmail.com for more information!

Full Listing: 524 Ave B

Contact: Text Joseph Pickett – (210) 830-8301, or use our contact form!

Comps: Seguin Prop

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Choose A Shady Contractor Suffer, Ye Shall

My blog readers might notice that I committed many real estate investing sins. I have learned lessons. Today, I travel the path of a reformed terrible real estate investor. I’m not half bad. I’ve had many successes after many failures. Here is another early failure.

I bought a distressed two-bedroom San Antonio investment property for $40,000 in 2008. It needed a new roof, siding, and major plumbing work, including a new plumbing line to the main line at the street. I chose a contracting company for the $25,000 rehab that a friend recommended.

A mistake, and one I made multiple times in my early distressed property investing career. Haste. I wanted to become a successful real estate investor, but I cut corners to reach my dream. I was impatient.

A sad fact about the real estate business is that many scammers are attracted to it like flies to…well, you know. The FTC reports 83,000 complaints about home renovations and improvements every year.

My contractor’s rehab work was subpar. After he completed the work, the ‘new’ roof leaked, the ‘new’ siding started to peel off after five weeks, and the ‘new’ plumbing system stopped up under the pier and beam foundation. A smelly mess ensued.

I knew one of the laborers the contractor hired on my house. He called me a month after they completed the work. Sad news, he told me. I paid over $10,000 for new materials for the roof and siding. But my friend told me the contractor had the workers grab old materials off piles of scrap in the alley. They used old shingles and older siding to rehab my San Antonio distressed property.

I don’t know what the contractor did with my $25,000, but it didn’t go toward new materials for my San Antonio investment property.

I had to pay another contractor $20,000 to redo the renovations. Eventually, the house became successful and provided steady rent to me for almost 10 years. However, it took five years to turn cash positive.

Lesson – Choose your San Antonio investment property contractors carefully. I recommend driving by the property every week during renovations. Watch your contractors and the quality of work they perform. Vet your contractors carefully. Check online reviews and call their references.

Last tip: Don’t be hasty in real estate investing. Success will come, but only with patience and discipline.

Contact: Text Joseph Pickett – (210) 830-8301 or use our contact form!

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My Best Tips for Successful Buy and Hold Investing in San Antonio

Investing in under market real estate in San Antonio has treated me well over the years. I firmly believe that investing in under market value fixer upper San Antonio properties for the long term is the best way to enjoy long term cash flow.

If you are on the fence and are about to dive into buy and hold investing, I have some simple tips to share, as a successful San Antonio property wholesaler:

  • Work with a real estate agent and investor

Most real estate agents just represent people who are buying or selling their personal residence at retail prices. The majority of agents do not invest in real estate themselves, so they are often unable to help you find a good under market value fixer upper that will produce good positive cash flow.

It can help to become an agent yourself so you can source your own deals, but it’s not essential at first.

  • Cash flow!

You need to get a San Antonio wholesale property under market value enough so that when you do the repairs and collect rent from the tenant, you will have enough to cover all of your expenses. These usually include mortgage, taxes, insurance, repairs and vacancies.

Right now, the San Antonio real estate market is pretty hot, and good fixer upper deals for affordable homes are harder to find. This is why working with a highly experienced real estate agent and investor is so important: She can help you find a good under market value deal that can produce cash flow. Also, if you work with an experienced investor agent, she will probably have a good rehab crew that can do the fix up work at a fair price.

Here is a nice wholesale property deal in San Antonio I just found that will produce $1150 per month in rental cash flow:

Front

Address: 126 E Dullnig Ct., San Antonio, TX 78223
Year Built: 1919
Description: Major cash flow on this San Antonio fixer upper distressed property – 4 beds 1 bath, 1100 sqft, two large storage units in the back, Lot Size: .19 acres, Yearly taxes: $1,600.00, Estimated yearly insurance $700.00, Estimated repairs: 30K, includes interior paint, electrical/plumbing up to code, landscape, trash removal, kitchen/bath updates, central HVAC, flooring, 2 room conversations, foundation/roof repairs.
Max ARV: $109-$115k

Cash Price: $55,000

If you do that San Antonio distressed property all cash, you should have about $700 left for positive cash flow – not bad! – after expenses.

  • Due diligence

You need to carefully consider if the wholesale property you want to buy will generate the cash flow you want.

A very common error for new fixer upper investors is to overdo the rehab or not be aware of all the things that have to be fixed.

  • Only invest if the cash flow is there

I never buy an under market value property based upon what I think the value of the house will be in a few years. That is real estate speculation and that is a great way to end up in the poor house. If after I run the numbers – property cost, rehab cost, all expenses – I generate positive cash flow of a few hundred dollars, I do the deal.

  • Don’t forget repairs and vacancies

I like to account for at least $50 per month for repairs on my fixer upper deals in San Antonio. Also, plan on a 5% loss for vacancies. However, I often do San Antonio Section 8 rentals, and I find that this type of rental income is quite solid and safe; I have Section 8 tenants who have been with me for 5 years or more.

Above all, after you find a good potential under market value property that will produce positive cash flow, do the deal. Don’t sit around thinking about it too long or you may never take action. Many people think about investing in San Antonio wholesale property, but the majority never do a deal because of fear.

If you do your due diligence as I outline, there should be no reason to not move forward on that property!