78209’s Summer Cools but Sales Climb
July 2025 Market Update: 78209’s Summer Cools but Sales Climb
By Bruce X. Forey, REALTOR®
The 78209-housing market continued its balancing act in July 2025, with a mix of price adjustments and steady activity.
Prices Ease as Buyers Gain Leverage
The median sales price dipped to $523,200, marking the second consecutive month of decline and falling below July 2024’s $550,000. The average sales price came in at $625,365, signaling that while the market is softening at the mid-point, higher-end properties are still trading. The price per square foot also slid, dropping to $267, down from $295 in May, reflecting the broader cooling trend.
Inventory Grows, But Closings Hold Strong
Inventory ticked up slightly, with 190 homes for sale in July compared to 183 in April. The months of housing supply remained steady at 6.8 months, a key indicator that the market has stabilized in balanced territory—neither favoring buyers nor sellers.
Despite the cooling prices, closed sales jumped to 37 in July, a significant gain over the 24 sales in July 2024. This suggests that motivated buyers are stepping in, possibly encouraged by more competitive pricing and increased inventory.
Days on Market Reflect Shifting Pace
Homes took longer to sell, with the median days on market at 45—a jump from 28 days in April, but a far cry from the peak of 119 days in February. Buyers continue to take their time, but not indefinitely. This pace reflects a market finding balance.
Pricing Strategy Matters
While homes sold for a median 97.1% of the final list price, that stat doesn’t tell the full story. Many homes were repriced before finding a buyer. Sellers who adjusted expectations early were more likely to close successfully, as shown by the $23.1M in total dollar volume for July—down from $36.3M in June, but still healthy.
Bottom Line:
78209’s market in July reflected a classic summer slowdown with a twist: while pricing softened, activity strengthened. Sellers who price realistically and adjust quickly are still finding success. For buyers, the combination of inventory, stable rates, and softened prices may be the best opportunity in months. This report uses data from InfoSparks and the Multiple Listing Service (MLS) via the San Antonio Board of REALTORS® (SABOR). Figures reflect traditional, preowned single-family homes in the 78209 zip code.
The Rise of “Try Before You Buy” in Real Estate
If you wouldn’t buy a car without driving it first, why spend hundreds of thousands—or millions—on a home based on a 15-minute showing?
An article by reporter Jessica Flint in the Wall Street Journal covers a new trend in luxury real estate: homebuyers requesting to “test drive” a home by staying in it overnight—or even for a few days—before committing to a purchase.
From Coast to Community: A New Buyer Mindset
Across high-end markets, potential buyers are asking sellers for short-term stays to better understand a property’s layout, light, noise levels, comfort, and neighborhood vibe. These trial runs are especially appealing to buyers relocating from out of town or weighing lifestyle shifts like remote work, downsizing, or investing in a second home.
Some sellers offer this experience for a nightly or monthly fee, often higher than standard rent to compensate for the added risk. Others may allow a stay if the property is vacant or staged. Insurance and liability remain important factors to navigate, but the demand is clear: today’s buyers want more than curb appeal—they want confidence.
Could This Trend Reach San Antonio?
In a fast-growing market like San Antonio—especially in lifestyle-rich neighborhoods like 78209, Southtown, and The Dominion—this model could appeal to out-of-state buyers or those transitioning between homes. For higher-end listings or homes with unique layouts, an overnight stay could help a buyer feel secure in their decision, potentially speeding up the sales cycle or reducing the chance of buyer’s remorse.
While not yet widespread in San Antonio, this concept could catch on, especially with the city’s steady influx of new residents, rising luxury inventory, and evolving buyer expectations.
The Takeaway
“Try before you buy” might sound unconventional, but it reflects a broader shift in real estate toward personalization, transparency, and lifestyle alignment. Whether you’re a seller open to creative offers or a buyer looking to explore beyond the brochure, overnight stays may just be the future of smart home buying.
