San Antonio Buyers Have More Negotiating Power—Here’s What That Really Means

If you’ve been waiting to buy a home in San Antonio because you thought you had to pay full asking price—or even above asking—you may want to take another look at today’s market.

The Greater San Antonio real estate market has changed, and buyers have something they haven’t always had over the last several years: options and negotiating power.

That doesn’t mean every seller is going to accept a low offer, and it certainly doesn’t mean you should automatically offer thousands below asking price. What it does mean is that buyers may have more opportunities to negotiate the entire deal instead of focusing only on the sales price.

More Homes for Sale Means More Choices for San Antonio Buyers

One of the biggest changes in the San Antonio housing market is inventory.

Recent market data shows buyers have more homes to choose from than they did a year ago. Realtor.com reported that active listings in the San Antonio-New Braunfels area increased 5% year over year in June, while the median list price declined 4.5% to $325,000.

That combination creates a very different buying environment.

When buyers have more choices, sellers have more competition. A home that has been sitting on the market for several weeks may be competing against newer listings, recently reduced properties and even new-construction communities offering incentives.

For buyers, that creates opportunities—but knowing how to identify those opportunities is important.

Can You Offer Less Than Asking Price?

Yes.

Offering below asking price isn't a myth. In fact, Zillow's latest available San Antonio data showed that 58.4% of sales were below list price.

But I don't recommend looking at a $300,000 home and automatically deciding to offer $280,000 just because you can.

There needs to be a strategy behind the number.

Before writing an offer, I look at factors such as:

• How long has the home been on the market?

• Has the seller already reduced the price?

• What have comparable homes recently sold for?

• Are there competing offers?

• What condition is the property in?

• Is the home vacant or occupied?

• What else are we asking the seller to pay?

That last question is especially important.

Purchase Price Isn't the Only Thing You Can Negotiate

This is something I spend a lot of time explaining to my San Antonio home buyers.

The best deal isn't necessarily the one with the lowest purchase price.

Depending on the property and circumstances, we may negotiate for the seller to contribute toward the buyer's closing costs, pay for a home warranty, provide an existing survey or pay for a new one, cover the owner's title policy, make certain repairs or provide a repair credit.

Buyer-agent compensation can also be part of the offer and overall negotiations.

Every item has value.

For example, getting a seller to accept $5,000 less for the house sounds great. But depending on your financial situation, getting $5,000 toward your closing costs could potentially be more helpful because it allows you to keep more money in your pocket at closing.

That's why I don't believe in negotiating just for the sake of saying, "We got the house below asking."

I want to look at the whole transaction.

Sellers Need a Different Strategy Too

If you're thinking about selling a home in San Antonio, increased buyer negotiating power doesn't mean you can't get a great offer.

It means preparation and pricing matter.

Buyers have access to more inventory, so they're comparing your home against everything else available in your price range and area.

A home that is clean, well maintained, marketed correctly and priced according to current market conditions can stand out.

On the other hand, starting significantly above market value just to "see what happens" can be risky. If buyers don't see the value, the home may sit longer and eventually require price reductions.

Today's buyers are paying attention.

What About New Construction in San Antonio?

New construction adds another layer to the Greater San Antonio housing market.

Builders may offer incentives that individual homeowners simply can't duplicate, including closing-cost assistance or special financing opportunities when buyers use a preferred lender.

That doesn't automatically make a new construction home the better deal.

Resale homes can offer established neighborhoods, larger lots, mature landscaping, different locations and features that may be difficult to find in newer communities.

When I'm helping a buyer compare the two, we look beyond the advertised sales price and compare the overall cost and benefits.

Is Now a Good Time to Buy a Home in San Antonio?

There isn't one answer that works for everyone.

But if you've been sitting on the sidelines because you remember the days of multiple offers, waived contingencies and buyers fighting over every available property, today's San Antonio market deserves another look.

Buyers have choices.

Sellers are negotiating.

And affordability for entry-level homes has recently shown signs of improvement. A new Redfin analysis reported by the San Antonio Express-News estimated that a San Antonio buyer would need an annual income of approximately $62,859 to afford a typical starter home, down 3.7% from the previous year.

That doesn't mean buying is automatically the right decision for you. Your payment, interest rate, taxes, insurance, loan program and long-term plans all matter.

But it does mean it's worth running the numbers instead of assuming homeownership is out of reach.

Thinking About Buying or Selling in Greater San Antonio?

Real estate is extremely local. What's happening with a $225,000 home in Converse or Live Oak can look very different from what's happening with a property in Stone Oak, Helotes, New Braunfels or another part of the San Antonio area.

If you're considering buying, selling, relocating to San Antonio or using a VA loan for your next home, let's talk about what the market looks like for your specific situation.

You don't have to be ready to move tomorrow to start asking questions.

Contact Veronica Clinkscales, REALTOR® with VLC Realty Group – powered by Realty ONE Group Emerald, and let's put together a plan for your next move.

Market statistics referenced are based on the latest available data at the time of publication. Real estate conditions vary by location, property type and price range.