San Antonio Realtors | Top Real Estate Agents TX

📊 **Current Pricing:**

• Entry-level agents: $35K-$55K annually (mostly buyer representation, high transaction volume)
• Mid-range producers: $85K-$165K (balanced buyer/seller mix, 35-50 transactions yearly)
• Top performers: $250K+ (luxury specialists, team leaders, 75+ annual transactions)

Look, the numbers tell a story. The median realtor income in San Antonio hit $73,400 in 2024—that's up 11% from 2023 but still trailing Austin ($89,200) and Dallas ($95,800). Why? Volume vs. margin trade-off. 📈 **Market Trends:** New agent licensing jumped 23% in 2024 as people sought flexible income sources post-pandemic. But here's the reality check—67% of new licensees complete fewer than 3 transactions their first year. The market's getting crowded at the bottom while experienced agents with established networks continue crushing it. Average days on market dropped to 28 days in Q4 2024, meaning fast response times separate successful agents from the pack. Inventory remains tight. We're sitting at 2.1 months supply—anything under 3 months favors sellers, so listing agents have pricing power. But buyer representation is getting trickier with interest rates hovering around 7.2% and affordability squeezing first-time buyers out of decent neighborhoods. 💰 **What People Are Spending:**

1. First-time homebuyers: $180K-$265K (42% of transactions)
2. Move-up buyers: $315K-$485K (31% of market)
3. Luxury purchases: $500K+ (18% but growing)
4. Investment properties: $85K-$220K (cash buyers dominating)

San Antonio's adding 31,000 residents annually—that's like dropping a small town into the metro every 12 months. And these aren't just any residents. Military personnel, healthcare workers, and tech professionals relocating from California and other high-cost markets. **Economic Indicators:** The big employers keep expanding. USAA added 2,400 jobs in 2024. Port San Antonio's tech corridor brought in 8 new companies. Toyota's manufacturing expansion will add another 1,200 positions by 2026. This isn't just population growth—it's income growth. Median household income reached $61,800, up 6.2% year-over-year. **Housing Market:** - Median home value: $315,000 - Year-over-year change: +8.3% - New construction permits: 14,847 units in 2024 - Inventory levels: 2.1 months supply (critically low) New subdivisions are popping up everywhere. Westover Hills added 347 homes in 2024. Kallison Ranch broke ground on 892 lots. Cibolo Canyons expanded with another 234 luxury parcels. Each new development means listing opportunities for agents who get in early with builders. **How This Affects Realtors:** More people + limited inventory = seller's market = happy listing agents. But it also means buyer representation requires serious hustle. Agents who understand new construction processes, can navigate multiple offer situations, and maintain builder relationships are killing it. The ones still doing business like it's 2019? Struggling.

**Weather Data:**

• ☀️ Summer: 95-102°F highs, oppressive humidity May through September
• ❄️ Winter: 38-45°F lows, mild with occasional freezes
• 🌧️ Annual rainfall: 32.8 inches, concentrated in spring/early summer
• 💨 Wind/storms: Severe thunderstorms March-October, occasional hail damage

Here's what 12 years of covering this market taught me about weather patterns. Spring is absolutely crazy—March through May accounts for 43% of annual home sales. Families want to move before school starts, and the weather's perfect for house hunting. Summer slows down because nobody wants to tour homes when it's 98°F at 6 PM. **Impact on Realtors:** Best months are March-May and September-November. December and January see about 35% fewer listings hit the market. Smart agents use slow winter months for lead generation, continuing education, and relationship building. Summer requires creative scheduling—early morning and evening showings become the norm. Flash flooding affects about 12% of the metro during heavy rains. Agents need to know which streets flood (looking at you, Wurzbach Parkway underpass) and how to explain flood zones to out-of-state buyers who've never dealt with this stuff. **Homeowner Tips:**

• ✓ Schedule major showings before 10 AM or after 7 PM during summer months
• ✓ Keep flood zone maps handy—buyers from dry climates need education
• ✓ Factor A/C costs into buyer budgets ($180-$320 monthly in summer)
• ✓ Use winter months for professional development and lead nurturing

**License Verification:** The Texas Real Estate Commission (TREC) oversees all real estate licensing. Every agent needs an active salesperson or broker license—no exceptions. You can verify any license at trec.texas.gov using their license lookup tool. Takes 30 seconds and shows disciplinary actions, license status, and expiration dates. **Insurance Requirements:** Agents should carry Errors & Omissions insurance (minimum $100K coverage, though most carry $1M). Brokerages must maintain this for all agents, but independent contractors sometimes let coverage lapse. Always ask for proof. ⚠️ **Red Flags in San Antonio:**

1. Unlicensed "wholesalers" claiming they can help you buy/sell (illegal without license)
2. Agents pushing overpriced properties in flood-prone areas without disclosure
3. New licensees promising expertise in military relocations without PCS experience
4. Anyone guaranteeing specific sale prices or timeframes—market conditions change

I've seen all of these. The wholesale scam especially targets first-time buyers in lower-income areas. Military families get pitched by agents who don't understand VA loan nuances or deployment complications. **Where to Check Complaints:** TREC handles license violations and maintains public complaint records. Better Business Bureau tracks customer service issues. Bexar County also maintains records of any civil actions involving real estate transactions.