Author: Lucy Alvarez

Recently, we’ve seen a significant shift in the way home sales are negotiated across the US. In the rolling 3-month period ending Mid-Q3, about 45% of home sales involved sellers offering concessions—the highest share we’ve seen at this time of year since at least 2020. That’s up from roughly 43% a year ago, reflecting how buyers are gaining more leverage as higher inventory and lighter competition reshape the market landscape.

Seller concessions can include help with repairs, credits for closing costs, or even mortgage-rate buydowns. These options give buyers more flexibility to reduce their total costs—going beyond traditional price cuts. In fact, around 16% of homes sold in Mid-Q3 not only had a price reduction but also included a concession, further easing the path for buyers to step into homeownership.

What stands out to me—both as a REALTOR® and someone who believes every move forward should be a thoughtful one—is how negotiations now require a more hands-on, personalized approach. Sellers are competing in new ways, and buyers have more options at the table. My commitment has always been to guide clients through these choices, ensuring they’re prepared, protected, and confident whether they’re buying or selling. It’s all about finding solutions that fit your goals, even as the market evolves.

As we move into autumn, we’re seeing a shift in the real estate landscape: the median listing price per square foot across the U.S. dropped about 2% year-over-year in mid-Q3, marking the tenth consecutive month of annual declines. After several years of fast-rising home values, many sellers are now adjusting their expectations and trimming asking prices, creating new opportunities for buyers this season.

With higher mortgage costs and ongoing economic uncertainty, it’s understandable that buyers are weighing their choices more carefully. I’m noticing homeowners becoming more flexible in their pricing, aiming to attract serious, qualified offers before the usual winter slowdown affects momentum. For those already pre-approved, the growing inventory means a real chance to compare homes, negotiate on terms, and revisit neighborhoods that may have seemed out of reach not long ago.

In my own work with San Antonio sellers and buyers, I’ve found that a hands-on approach—preparing homes to stand out, strategizing together, and paying attention to the details—makes all the difference. If you’re navigating these changing conditions, remember: the right strategy and a little flexibility can help you make the most of what the current market has to offer.

San Antonio’s rental market is experiencing some interesting shifts right now. Single-family advertised rents have slipped by mid-5% compared to last year, putting us at the lower end among major markets. This is largely due to the continued high supply in the Southwest, which has kept local rent growth in check for the time being.

On the multifamily side, advertised rents have ticked up slightly in the current period, and there are signs that even the high-supply markets are beginning to stabilize after a stretch of softness. While there’s still some caution—seasonal slowing and broader economic questions remain—there’s a sense of optimism as supply starts to taper off and rent trends improve, especially in markets that had been struggling.

For homeowners and investors considering their next steps, it’s worth noting that demand for single-family rentals remains supportive. With mortgage rates hovering above 6%, many renters are choosing to stay in place longer, helping sustain interest in these properties.

As someone who guides both sellers and buyers through San Antonio’s evolving real estate landscape, I see firsthand how these trends can shape your decisions. Every market shift is a chance to strategize—whether you’re preparing to list your home, evaluating investment options, or simply looking for the right place to call home. If you have questions about how these changes might impact your plans, I’m always here to help you navigate the details with clarity and confidence.

As someone who believes in guiding clients through every step of the buying process, I always keep an eye on when the market truly favors buyers. If you’re planning ahead for a move in 2026, it’s worth noting that September 27 to October 3 is projected to offer the most balanced opportunity nationwide: more listings, gentler prices, and less competition. During this week, active listings could be up 31.9% from the start of the year and 13.3% above a typical week—meaning real choices for buyers, not just leftovers. Prices are expected to dip about 3.5% below the seasonal peak, which could mean roughly $14,000 in savings on a median-priced home of $416,000. With competition historically down by 30.1% from the year’s high and homes spending about 64 days on the market, buyers get the time and flexibility they need to make thoughtful decisions. The early fall is looking especially promising for wider selection, while later in the season may bring more price flexibility. My approach is always hands-on and detail-driven—helping you understand your options and move forward with confidence, whether you’re searching for your next home in San Antonio or the surrounding communities.

Beyond down payments, closing costs and moves, first-year ownership often brings added spending for repairs, furnishings and appliances that buyers should budget for early.
Newly built homes carry higher first-year post-purchase costs overall, with avg. spending of $26.9K versus $18.7K for existing homes during year one.
Appliances and household equipment remain common needs: buyers spend avg. $4.3K with new construction and $3.7K after purchasing existing homes in year one.
Home furnishings can add up fast, averaging $8.3K in new construction and $3.9K in existing homes, especially when buyers need to fill larger spaces.
Alterations and repairs are the biggest first-year expense, avg. $14.3K for new homes and $11.1K for existing ones, so planning ahead can protect budgets.