On the Market Report
October 2025 Brings Momentum to 78209 and the ABC’s of Closing Costs
By Bruce X. Forey, REALTOR®
After a slow late-summer stretch, the 78209 housing market saw renewed strength in October. Both median and average sale prices climbed compared to September, signaling a bounce-back in buyer confidence heading into the fall.
The median sale price in 78209 rose to $654,500 in October, up from $640,000 the previous month. The average sale price jumped more dramatically—from $721,193 in September to $814,131 in October. That $90,000+ increase in average price likely reflects higher-end homes reentering the sales mix.
Home Sold Faster in October
Inventory inched up slightly to 185 active listings, compared to 181 in September. However, the most telling change was how quickly homes moved. Median days on market fell from 87 to just 44—an encouraging sign that motivated buyers are back. Months of housing supply increased modestly to 7.1, up from 6.7 in September, still keeping the area in a balanced-to-buyer-friendly market range.
Final Sales Prices Hold Steady
One of the most noteworthy shifts came in the percentage of last list price received by sellers. In October, homes sold for 97.8% of their final asking price, a marked improvement after three consecutive months of decline. While this figure doesn’t account for reductions from the original list price, it indicates improved negotiation power for sellers in October.
Closed sales held steady with 24 transactions and total dollar volume surged to $19.5 million—up from $15.8 million in September.
With increased buyer activity, quicker sales, and stronger pricing trends, 78209 is heading into the holiday season with renewed momentum. Whether you’re looking to buy or sell, the data points to an active and evolving market in this sought-after San Antonio neighborhood.
What San Antonio Buyers Should Know About Closing Costs
Most experts agree, we’re in a buyer’s market right now, so if you’re buying a home in San Antonio, remember your down payment isn’t the only upfront expense. Closing costs can sneak up on buyers—especially first-timers—but planning ahead can help you avoid surprises and stay within budget.
What Are Closing Costs?
Closing costs are the fees and prepaids you’ll pay at the closing table, separate from your down payment. These may include lender charges, title company services, prepaid interest and insurance, prorated taxes, inspections, and HOA fees (if applicable).
How Much Should You Budget?
A good rule of thumb: plan for 2% to 5% of the home’s purchase price. On a $350,000 home, that’s anywhere from $7,000 to $17,500 depending on your loan program, lender, and specific closing date.
One budget-friendly note for Texas buyers: there’s no state real estate transfer tax, which helps keep total costs lower than in many other states.
Who Pays What?
In Texas, it’s customary for sellers to cover the owner’s title insurance policy, while buyers usually pay for the lender’s title policy, lender fees, recording fees, and prepaids like insurance and taxes. These items are negotiable, especially if your agent requests seller concessions.
How to Estimate Your Costs
Get Loan Estimates from multiple lenders to compare fees and rate options.
Ask your title company for a breakdown of settlement charges and title insurance.
Use the 2%-5% rule as a planning guide, then refine your numbers once you go under contract.
Check with your lender or agent about local down payment and closing cost assistance programs.
Final Tips
Compare your Loan Estimate to the Closing Disclosure to catch any surprises. Confirm wiring instructions directly with the title company to avoid fraud, and bring your ID and necessary documents to closing.
On The Bruce Blog at bruceXforey.com, you’ll find a more details on closing costs. Please contact me with any questions about the closing process or for effective strategies on buying a home or selling your property.
