The Hidden Mortgage Strategy
The Hidden Mortgage Strategy That Could Make San Antonio Homeownership a Reality in 2026
Most San Antonio homebuyers don’t know this strategy exists — and it could save them hundreds of dollars every month.
A VA assumable loan allows any qualified buyer — not just veterans — to take over a seller’s existing VA mortgage at their original interest rate. With today’s 30-year fixed rates still hovering near 7%, assuming a VA loan with a 2% or 3% rate is a game-changing advantage that most buyers simply overlook.
Realtor.com’s Downpayment Diaries featured Army veteran Haider Ejaz who used exactly this strategy to purchase a 2,250-square-foot, three-bedroom San Antonio home for $295,000 — with a monthly mortgage payment of just $980. At today’s rates, that same loan would cost more than twice that amount monthly.
Roughly 40% of VA-financed homes are eligible for assumption, making San Antonio — one of the nation’s largest military cities — a prime hunting ground for these opportunities. Active military personnel frequently choose 78209 for its ideal location just minutes from Joint Base San Antonio-Fort Sam Houston.
If today’s mortgage rates have you sitting on the sidelines, a VA assumable loan may be the key to getting you into a home. Source: Realtor.com, Brooke Morton, Reporter
78209 Real Estate Market Update: August 2026
The 78209 real estate market showed mixed signals in August, reflecting the typical late-summer slowdown as families wrap up vacations and back-to-school season takes priority over house hunting.
Closed sales dipped to 29 in August, down from 42 in July, pulling total dollar volume to $26.2 million from July’s $34.5 million. The median sale price also softened to $500,000 from $632,750 — though the average sale price told a different story, climbing to $903,065 from $822,083, suggesting high-end properties drove much of August’s activity.
Inventory tightened modestly to 161 homes from 170 in July, while days on market stretched to 46 from just 30 — a sign that buyers are being more deliberate in their decision-making. Housing supply edged up to 6.4 months from 5.6 months the prior period.
One bright spot: sellers captured 98% of their last list price in August, slightly ahead of July’s 97.8%, and price per square foot held steady at $299.
78209 remains one of San Antonio’s most resilient and sought-after markets. Ready to sell or buy? Contact bruce@bruceforey.com to discuss your unique situation.
Important Update for 78209 Short-Term Rental Owners: Permit Fees Are Going Up
If you own a short-term rental property within the San Antonio city limits — including the 78209 zip code — take note of upcoming permit fee increases taking effect October 1, 2026.
The City of San Antonio’s Development Services Department has approved the following changes as part of its adopted fee schedule:
Owner-Occupied (Type 1) permits — new and renewal fees increase from $300 to $450
Non-Owner-Occupied (Type 2) permits — new and renewal fees jump from $450 to $1,000
Land Development Surcharge — an 8% surcharge will be added to all Land Development fees
The good news: applications submitted before October 1 will be processed at current rates. If you’re approaching a renewal, remember that you can apply up to 90 days before your permit expires — so acting now could save you money.
For questions, contact the City’s Short-Term Rental Team directly at dsdshorttermrentals@sanantonio.gov.
