Flipping houses in San Antonio, TX: historic districts, military buyers and Bexar County data
San Antonio has about 1.53 million residents and a median home value near $261,000 in recent Census estimates, far below Austin, which sits just 80 miles away. Military bases, healthcare, tourism and steady population growth keep demand strong, and homes for sale in San Antonio draw about 4,400 searches a month. Low prices and steady buyers make flipping houses in San Antonio, TX a popular strategy.
The city also has many local historic districts and a large military buyer pool. This guide uses Census figures and local search data to compare ZIP codes by side of town, explains historic review and military buyer needs, and walks through flip math.
What San Antonio-area buyers search for
Search data shows heavy use of county records. The Bexar County property search draws about 18,100 searches a month and the Bexar Appraisal District about 5,400.
Buyers are active
Homes for sale in San Antonio draw about 4,400 searches a month and San Antonio real estate about 2,900.
Suburbs near bases draw buyers
Schertz draws about 390 searches a month and Converse about 260.
Military housing is a steady topic
Joint Base San Antonio housing draws about 140 searches a month.
- 1Bexar County property searchAbout 18,100
- 2Bexar Appraisal DistrictAbout 5,400
- 3Homes for sale San Antonio TXAbout 4,400
- 4San Antonio real estateAbout 2,900
- 5Homes for sale Schertz TXAbout 390
- 6Homes for sale Converse TXAbout 260
- 7Homes for sale Alamo HeightsAbout 210
- 8Joint Base San Antonio housingAbout 140
How flippers can use this data
Use local data to plan your flips:
Search volumes are approximate. Figures are recent monthly estimates and change over time. Use them to understand interest, not as exact counts.
ForeclosuresDaily.com hosts monthly webinars with investors such as Carolynn Castillo, who share how they find and evaluate flip properties.
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Listed and sold 25 properties and personally bought and sold four fix-and-flip properties, all generated from probate leads.
Carolynn Castillo
Realtor & Broker · eXp Realty
Running the numbers on a San Antonio flip
Start with renovated sales on nearby streets, then subtract purchase price, renovation, holding and selling costs. Low prices mean budgets must stay tight.
Profit = ARV − Purchase + rehab + holding + selling
Include full property taxes, insurance and closing costs.
Confirm foundation condition, comparables and contractor bids before closing.
Meet appraisal standards
Many buyers near the bases use VA loans, so fix safety and condition items that appraisers check.
Foundations matter
Clay soils in parts of the city move, so inspect foundations on older homes.
Price for the street
Over-improving beyond nearby renovated sales rarely pays off.
Cooling sells
Efficient refrigerated air and good insulation are important to buyers in South Texas heat.
Speed matters
Cosmetic flips that finish in weeks cut holding costs and help you catch families who need to move quickly.
Check roofs and hail history
Hail and summer storms wear out roofs, which inspectors and insurers check closely.
Watch closing cost requests
VA and FHA buyers often ask sellers to help with closing costs, so build that into your price.
Shannon Thompson
Investor · Joe Homebuyer of Atlanta
Watch Shannon Thompson share their experience using ForeclosuresDaily.com.
San Antonio ZIP codes for flips
Recent Census estimates show where prices and demand support flips.
Monte Vista and Tobin Hill area 78212 and north central 78216
Medians near $311,000 to $331,000, with historic homes and higher-end flips.
Far west 78245 and north central 78213
Medians near $216,000 to $260,000 and owner-occupancy up to 69%, with newer and mid-century homes.
King William and Lone Star area 78204 and Dignowity Hill area 78202
Medians near $173,000 to $235,000, with historic homes and rising buyer interest near downtown.
Northeast 78218 and west 78228 and 78227
Medians near $160,000 to $191,000, with 1960s to 1980s homes near Fort Sam Houston and Lackland.
Highland Park 78210 and southeast 78223 and 78220
Medians near $144,000 to $189,000, with older homes and family buyers.
West side 78207 and 78237 and south side 78211 and 78214
Medians near $107,000 to $129,000, with lower entry prices and more risk.
ZIP medians are recent Census estimates. Price every flip from renovated comparables nearby.
Andrew Litchfield
Webinar host
Andrew Litchfield hosted a ForeclosuresDaily.com monthly webinar for real estate investors.
San Antonio in numbers
San Antonio has about 1.53 million residents, a median home value near $261,000 and a median household income around $66,000 in recent Census estimates, with about 52% of homes owner-occupied and vacancy near 10%.
About 61% of homes are single-unit houses. Military bases, healthcare, tourism, finance and manufacturing support steady jobs.
Joint Base San Antonio brings military families who move often, creating motivated sellers and steady buyers.
Prices well below Austin draw some buyers who commute or work remotely.
Flippers who know each side of town and keep budgets tight can find solid margins.
The Pearl, the River Walk and downtown investment have lifted demand in nearby neighborhoods such as Tobin Hill and Dignowity Hill.
Suburbs such as Schertz, Converse and Universal City sit close to Randolph and draw many military buyers.
- Skip historic district checks
- Ignore appraisal standards
- Over-improve for the street
- Check district status early
- Meet VA and FHA standards
- Match finishes to the area
San Antonio and Texas resources
Anthony Coletti
Real estate investor
Watch Anthony Coletti share their experience using ForeclosuresDaily.com.
Historic districts, military timing and taxes in San Antonio
A few local factors shape San Antonio flips.
Local historic districts
San Antonio has many local historic districts, including King William, Monte Vista and Dignowity Hill, where exterior changes and demolitions need review.
- Historic review
- Exterior changes
Check a property's status before planning exterior work.
Military moving cycles
Military families move year-round, with many moves in summer. Listing before peak moving season can shorten sale times.
- PCS moves
- Timing
Plan project schedules around moving seasons.
Property taxes
Texas relies on property taxes, and investors usually cannot claim the homestead exemption while holding a flip.
- Property taxes
- No homestead
Include full taxes in holding costs.
Texas foreclosures and tax sales
Most Texas foreclosures are nonjudicial sales on the first Tuesday of the month after a notice of at least 21 days. Tax sales can carry redemption rights for homestead owners.
Check status before you buy or renovate.
Questions before buying a San Antonio flip
- 1Is the home in a historic district?
- 2Will the home pass a VA or FHA appraisal?
- 3What is the foundation condition?
- 4What will taxes cost while you hold?
- 5What do renovated homes nearby sell for?
- 6What is the backup exit plan?
Jeremy Resmer
Webinar host
Jeremy Resmer hosted a ForeclosuresDaily.com monthly webinar for real estate investors.
How to find flip properties in San Antonio
- 1
Use off-market lead lists
Probate, absentee owner, preforeclosure and tax delinquent lists help you reach sellers before they list.
- 2
Reach relocating owners
Military families with new orders often need to sell quickly, sometimes from another state.
- 3
Build a reliable team
Contractors and inspectors who know older San Antonio homes keep projects on track.
Before you buy
- Check historic status
- Inspect the foundation
- Check appraisal items
- Get contractor bids
- Pull same-street comparables
- Plan your exit
Explore resources such as wholesale house prices in San Antonio and wholesaling in Bexar County.
Antonio Stringfield
Probate investor · Los Angeles
Watch Antonio Stringfield share their experience using ForeclosuresDaily.com.
Nancy Wallace-Laab
Investor · nearly 20 years
Nancy focuses on the best outcome for both the seller and the investor, drawing on nearly 20 years of real estate investing experience.
Phillip Warrick
Full-time investor since 2003
Full-time real estate investor since 2003, with over 20 years of experience.
Flipping houses in San Antonio, TX: FAQ
Short answers for investors flipping houses in San Antonio. Tap a question to open it.
QIs San Antonio good for flips?Yes
QDoes San Antonio have historic districts?
QDo military buyers matter?Yes
QWhich areas have lower prices?
QDo investors pay full property taxes?
QWhen are Texas foreclosure sales held?
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Find your next San Antonio flip
San Antonio rewards flippers who know each side of town, follow historic rules, meet appraisal standards and price from same-street sales.
ForeclosuresDaily.com supplies probate, preforeclosure, absentee owner and tax delinquent leads across Bexar County and Texas. Explore our lead products.