This article presents market data for informational purposes only. It is not financial or investment advice. Verify current figures with a licensed real estate professional before making buying or selling decisions.
The San Antonio housing market is a buyer-friendly market in 2026, with the median home price San Antonio closed sales show near $260,000 and approximately 15,000 to 16,000 active listings across the metro. Homes are spending 48 to 73 days on market, inventory has climbed 15 to 18% year over year, and sellers are accepting offers at roughly 97% of list price. San Antonio sits about 20 to 21.5% below the national price median, making it one of the most accessible large metros in the country.
The number you anchor your analysis to matters more here than in most markets. Closed-sale indexes show $260,000 (Redfin, May 2026) and $251,065 (Zillow, May 31, 2026). Listing-price indexes show $295,000 (Realtor.com) and $316,850 (SABOR MLS median). That $65,000 spread is not a data error. Each index measures a different thing, and this guide explains which number to use and why.
This guide covers the 2026 market overview and source comparison, whether san antonio home prices are dropping and by how much, buyer and seller conditions, the san antonio housing forecast 2026, neighborhood prices across the metro, what the inventory surge means for sellers, population and migration trends, the rental market, and the most common mistakes sellers are making right now.
San Antonio Housing Market
- San Antonio Housing Market Overview 2026
- Are Housing Prices Dropping in San Antonio?
- Is This a Good Time to Buy in San Antonio?
- San Antonio Housing Market Forecast for 2026
- San Antonio Home Prices by Neighborhood
- What the Inventory Surge Means for Sellers
- Why Are People Moving Out of San Antonio?
- San Antonio Rental Market in 2026
- Common Mistakes Sellers Make in This Market
- Frequently Asked Questions
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San Antonio Housing Market Overview 2026
The san antonio housing market 2026 is defined by rising supply, softening prices, and a clear shift of negotiating power toward buyers. Six months of supply, 48 to 73 days on market, and a list-to-sale ratio of approximately 97% place San Antonio firmly in buyer’s market territory heading into the second half of the year.
Key Market Metrics at a Glance
The six metrics below draw from SABOR monthly market statistics, Zillow’s home value index (May 31, 2026), Redfin closed-sale data (May 2026), and Realtor.com listing data (May 2026). Each source measures something slightly different, which is why numbers vary by as much as $65,000.
| Metric | Value | YoY Change | Source |
|---|---|---|---|
| Median closed sale price | ~$260,000 | , 2.6% | Redfin (May 2026) |
| Average home value index | $251,065 | , 2.1% | Zillow (May 31, 2026) |
| Median listing price | ~$295,000 | , | Realtor.com (May 2026) |
| SABOR MLS median | $316,850 | +0.4% | SABOR (2026) |
| Active listings | ~15,000, 16,000 | +15, 18% YoY | Zillow / Realtor.com |
| Months of supply | 5.7, 6.1 months | Up from ~3.5 | SABOR / industry sources |
Based on SABOR, Zillow, Redfin, and Realtor.com data, mid-2026. Verify current figures before transacting.
The list-to-sale ratio sits at approximately 97%, meaning buyers are routinely negotiating 3% below asking price. San Antonio remains 20 to 21.5% below the national price median. Median days to pending is approximately 34 days per Zillow, while full days-on-market figures reach 48 to 73 days depending on the dataset.
What Each Price Measure Actually Means
The $65,000 spread between sources is not an error. Each index tracks a different thing, and the gap widens in softening markets.
| Source Type | What It Measures | Best Used For |
|---|---|---|
| Redfin / Zillow (closed-sale) | Prices of homes that actually transacted | Buyers checking transaction prices |
| Realtor.com (listing median) | Asking prices of currently listed homes | Understanding seller expectations |
| SABOR MLS median | All broker-listed transactions, incl. higher-priced segments | Agent and industry benchmarking |
In a softening market, listing prices lag closed-sale prices because sellers anchor to prior-year values. A buyer or seller using the $295,000 to $316,850 listing median is working with a number that reflects where sellers want to price, not where deals are clearing. The $260,000 closed-sale median, or the $251,065 Zillow home value index, gives the cleaner signal of actual transaction prices.
Are Housing Prices Dropping in San Antonio?
Yes, san antonio home prices are declining year over year as of mid-2026, with the magnitude ranging from 2.1% to 3.1% depending on which price index you use. Prices peaked around $334,100 in March 2023 and have fallen roughly 22% from that level on closed-sale measures.
How Much Prices Have Fallen Since the 2023 Peak
Per Texas home price trend data from the Texas Real Estate Research Center, here is what each major source shows:
- $260,000 median closed sale price (Redfin, May 2026), down 2.6% year over year
- $251,065 home value index (Zillow, May 31, 2026), down 2.1% year over year
- $310,000 median (Homes.com, May 2026), down 3.1% year over year
- $316,850 MLS median (SABOR, 2026), up 0.4% year over year (reflects a different sample of listed broker transactions)
- Southeast San Antonio neighborhoods have seen declines exceeding 20% from the 2022 to 2023 peak in select areas
- Luxury submarkets including The Dominion and Stone Oak have remained relatively stable, insulated from the broader softening
The move from approximately $334,100 (March 2023) to roughly $260,000 (May 2026) represents a decline of about 22% on closed-sale measures. That is a meaningful correction by any standard.
Why Different Sources Show Different Numbers
The source that shows prices rising (SABOR at +0.4%) is not contradicting sources that show prices falling. SABOR’s MLS median includes a broader mix of broker-listed transactions, which in San Antonio skew toward higher-priced completed sales in any given month.
In a market where the luxury tier (The Dominion, Stone Oak) holds value while affordable neighborhoods (Southeast San Antonio) correct sharply, a blended MLS median can appear flat while the segments most buyers operate in are clearly down. Understanding source methodology matters as much as the headline san antonio home prices figure itself.
Is This a Good Time to Buy in San Antonio?
The buyer’s market San Antonio entered in 2026 is well-established, with inventory rising, prices soft from peak, and sellers offering concessions that were unavailable during the 2021 to 2022 frenzy. Mid-2026 is generally a favorable time for buyers. The main caveat is the mortgage rate environment, which still affects monthly payment math even at prices 20% below the national median.
Buyer Conditions in Mid-2026
Four conditions define the current buying environment in the san antonio housing market 2026:
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Inventory and leverage. Active listings sit at approximately 7,373 homes per Realtor.com (up 3.5% year over year, outpacing the national gain of 2.2%), with total housing inventory San Antonio buyers can access reaching 15,000 to 16,000 units metro-wide. With months of supply at 5.7 to 5.8, San Antonio is approaching the conventional 6-month buyer’s market definition. Buyers have genuine choice and time.
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Price trajectory. Closed-sale prices are down 2.1% to 3.1% year over year and roughly 22% off the 2023 peak. The trajectory is soft but not a crash. Locking in prices well below peak now is more certain than speculating on further declines.
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San antonio affordability vs. the national median. San Antonio sits approximately 20 to 21.5% below the national price median. For buyers priced out of Austin ($430,000 median) or Dallas ($340,000 median), San Antonio remains the most accessible major Texas metro. That affordability gap is a genuine structural advantage.
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Seller concessions. Homes are closing at approximately 97% of list price, meaning buyers routinely negotiate 3% below asking. Seller concessions including closing cost assistance and repair allowances are now common. Homes are spending 48 to 82 days on market, giving buyers time for due diligence, inspections, and financing.
Mortgage Rates and Affordability
Mortgage rates remain a headwind regardless of local price conditions. According to NAR housing affordability index benchmarks, affordability remains below the historical norm nationally because of elevated rates. In San Antonio’s case, the lower price point softens the monthly payment impact compared to Austin or Dallas, but a one-percentage-point rate move still adds roughly $150 to $170 per month on a $260,000 loan.
A $260,000 home at 6.5% on a 30-year fixed produces a principal-and-interest payment of approximately $1,643 per month before taxes and insurance. That is close to the $1,650 median monthly rent, making the buy-vs.-rent math tight enough that a motivated buyer can make either case work at current prices.
Where Buyers Have the Most Negotiating Leverage
Leverage is highest in mid-range and entry-level segments where new construction San Antonio is also competing. Resale sellers in Northwest San Antonio and Alamo Ranch compete against builder incentives including rate buydowns, appliance packages, and closing cost credits. Buyers can credibly request those same concessions from resale sellers. Days on market San Antonio in this tier run longest, giving buyers more negotiating time.
Leverage is lowest in the luxury tier. The Dominion and Stone Oak have held values better than the broader market, and sellers there tend to hold firmer on price.
San Antonio Housing Market Forecast for 2026
The san antonio housing forecast 2026 consensus points to flat-to-slightly-soft conditions through year-end, with prices expected to move roughly plus or minus 1% to 2% year over year. No market crash is anticipated. A swift recovery to 2023 peak prices is equally unlikely given the inventory overhang.
San Antonio Real Estate Market Outlook
Four factors shape the san antonio real estate market through December 2026:
- Price trajectory. Texas Real Estate Research Center data and multiple forecast aggregators point to 0% to minus 2% YoY on closed-sale measures by December 2026, with a moderate appreciation scenario of 2% to 4% annually if rates ease meaningfully.
- Inventory trajectory. Active listings are holding at 12,500 to 17,000 depending on the week. New construction is still adding units, particularly in Northwest San Antonio, keeping months of supply elevated above 5.5 through year-end.
- Rate scenario. If the Federal Reserve eases rates by 50 to 75 basis points before year-end, demand picks up and the flat forecast tilts toward modest appreciation. If rates stay flat or rise, soft conditions continue.
- New construction pace. New construction San Antonio pipelines are slowing but not stopped. Builders who started projects in 2022 to 2023 are still delivering units, adding to housing inventory San Antonio buyers can access.
New Construction’s Role in Supply
New construction San Antonio remains active in the Northwest corridor, particularly around Alamo Ranch, where developers launched substantial subdivision projects during the 2021 to 2022 demand surge. Many of those projects are completing now, adding supply at a time when resale inventory is already elevated.
Builders are competing for the same buyer pool as resale sellers, and they have more pricing flexibility through incentives. A buyer who can get a rate buydown and appliance package on a new home priced at $380,000 may walk away from a resale home priced at $340,000 with no concessions attached.
How San Antonio Compares to Dallas, Houston, Austin
The san antonio real estate market sits at the most affordable end of the major Texas metro spectrum in 2026, per Federal Reserve Bank of Dallas economic indicators for the San Antonio region. For a seller’s perspective on how Austin compares from a timing standpoint, see selling your Austin home.
| Metro | Median Closed Price | Market Type | Approx. DOM |
|---|---|---|---|
| San Antonio | ~$260,000 | Buyer’s market | 48, 73 days |
| Houston | ~$300,000 | Balanced | 40, 55 days |
| Dallas | ~$340,000 | Balanced to seller | 30, 45 days |
| Austin | ~$430,000 | Transitioning buyer’s | 35, 50 days |
Sources: Texas Real Estate Research Center, metro REALTOR board reports, mid-2026. Verify current figures before transacting.
San Antonio’s $170,000 price gap versus Austin is significant for Texas buyers making relocation decisions. For investors, the rental yield math also tilts more favorably toward San Antonio at current price levels.
San Antonio Home Prices by Neighborhood
Property values across the San Antonio metro span roughly $975,000 from the least to most expensive submarket. School district quality, proximity to employment centers, and new construction activity drive the spread.
Luxury and High-Demand Areas
The Dominion, San Antonio’s premier luxury enclave, carries a median near $1.2 million and has remained largely stable through the broader market softening. Stone Oak, in North San Antonio, sits near a $510,000 median and has seen modest softening but remains a high-demand corridor for professionals working along the Stone Oak medical district and the 1604 Loop employment cluster.
San antonio home prices in both submarkets have proven more resilient than the metro average because their buyer pools are less sensitive to rate changes and supply is constrained by limited available land.
Mid-Range Suburban Hubs
Alamo Ranch, in the Northwest submarket, carries a median near $368,850 and is the most active new construction corridor in the metro. San Antonio Board of REALTORS data shows strong buyer interest in this area, though resale sellers here face the most direct builder competition of any San Antonio submarket. Buyer incentives from new construction are shaping what buyers expect from resale sellers in the same price range.
Northwest zip codes outside Alamo Ranch continue to attract buyer interest driven by newer housing stock, well-rated school districts, and access to Loop 1604 and Highway 151.
Most Affordable Submarkets
Southeast San Antonio carries a median near $225,000, making it the lowest entry-point submarket in the metro. It has also seen the sharpest price corrections, with declines exceeding 20% from peak in select neighborhoods. Central City sits near $249,900, close to the city-wide closed-sale median, and represents the most typical San Antonio transaction profile.
| Neighborhood | Median Price | Market Tier | Notable Trend |
|---|---|---|---|
| The Dominion | ~$1,200,000 | Luxury | Stable |
| Stone Oak | ~$510,000 | High-demand | Stable to modest softening |
| Alamo Ranch (NW) | ~$368,850 | Suburban hub | Strong new construction; buyer incentives active |
| Central City | ~$249,900 | Mid-tier | Slight softening |
| Southeast San Antonio | ~$225,000 | Most affordable | Down 20%+ in select areas |
Source: San Antonio Board of REALTORS data, mid-2026. Verify current figures before transacting.
What the Inventory Surge Means for Sellers
San antonio real estate trends in 2026 consistently point to one conclusion: sellers who price to last year’s market will wait longer and net less. Housing inventory San Antonio buyers have access to is the highest in roughly five years, and the buyer’s market San Antonio sellers face is affecting every stage of the sale process.
Pricing Strategy in a Softening Market
The most costly mistake a seller can make right now is pricing to the active listing median ($295,000) rather than the closed-sale median ($260,000). That 13.5% gap is not negotiating room. It is a mismatch that produces no offers. For the mechanics of getting your home in front of buyers efficiently once you set the right price, see MLS listing in Texas.
Price your home within 2% to 3% of comparable closed sales, not comparable active listings. Active listings are your competition, not your comparables. The San Antonio Board of REALTORS (SABOR) recommends pricing highly competitively at the start rather than reducing after a price cut, which signals distress and invites lower offers.
How Long to Expect on the Market
Homes in San Antonio are spending 48 to 73 days on market in 2026, roughly 15 days longer than the same period last year. For a full breakdown of what drives that range and how to position for a faster sale, see San Antonio sale timeline.
Plan for a minimum of 60 days from listing to an accepted offer, plus 30 to 45 additional days for financing, inspection, and closing. Sellers who underestimate the timeline consistently end up taking a larger price reduction than accurate planning would have required.
What Concessions Buyers Are Requesting
Seller concessions are now standard in this market. Buyers are requesting:
- Closing cost assistance: typically $3,000 to $6,000 on a $260,000 home (1.1% to 2.3% of purchase price)
- Repair allowances: $2,000 to $5,000 is a common range for homes with deferred maintenance found during inspection
- Price reductions: homes close at approximately 97% of list price, meaning a $260,000 ask typically clears at roughly $252,200
Sellers who build a concession package into their net proceeds calculation upfront tend to sell faster than those who hold firm and add a price reduction after 30 or more days on the market. A stale listing with a price cut draws lower offers than a well-priced fresh listing with a concession package offered from day one.
Why Are People Moving Out of San Antonio?
San Antonio’s population grew by more than 38,000 residents between July 2024 and July 2025, according to Texas State Demographer Lloyd Potter, but that growth is down from the 47,000-plus residents added in the prior year. The slowdown is tied primarily to reduced international immigration, per Lloyd Potter. San Antonio also carries the highest housing turnover rate of any large U.S. metro, per a Realtor.com study, meaning people both arrive and leave at high rates relative to comparable cities.
Career Advancement and Job Opportunities
The most common reason San Antonio residents leave is career advancement. Professionals in architecture, academia, and technology report needing to relocate to Houston, Austin, or Dallas for roles that do not exist at the same career level in San Antonio. Per U.S. Census San Antonio metro population data, San Antonio’s working-age population is growing, but the concentration of jobs in healthcare, military, and service sectors limits upward mobility in specialized fields.
The metro’s employment base is durable but narrow at the upper tier, and that structural gap is a consistent driver of outmigration among working-age professionals.
Military Rotations at Joint Base San Antonio
Joint Base San Antonio (JBSA) is one of the largest military installations in the United States, and Permanent Change of Station (PCS) season from May through August drives a meaningful share of annual home listings in the metro. Military families assigned to JBSA sell when orders arrive, regardless of market conditions, creating a consistent supply of motivated seller inventory each summer.
This alignment is one reason the san antonio real estate market sees its peak listing season track closely with the national PCS window. Buyers targeting June through August often find the largest selection and the most motivated sellers in the metro.
Cost, Traffic, and Quality-of-Life Factors
Secondary outmigration reasons include traffic and car dependency (San Antonio has limited public transit), extreme summer heat, and rising property taxes. Property taxes in Texas have increased substantially since 2020, and while home prices have softened, tax bills have not followed at the same pace. Some long-term homeowners report their effective housing cost rising even as their home’s market value has declined.
San Antonio Rental Market in 2026
The san antonio rental market in 2026 is characterized by rents significantly below the national average and durable demand from military, university, and healthcare employer bases that anchor the metro economy.
Median Rent and Vacancy Conditions
The median rent in San Antonio is approximately $1,650 per month, well below the national average. Demand drivers are structural: Joint Base San Antonio generates consistent renter demand from rotating military personnel who prefer not to purchase during a 2 to 3 year assignment. UTSA and UT Health San Antonio drive student and medical resident demand. The Baptist and Methodist hospital systems support a large employed healthcare workforce that rents near campus.
San antonio affordability extends clearly to the rental market, keeping vacancy rates at healthy levels despite new apartment supply added in recent years.
Buy vs. Rent Math in 2026
With home prices near $260,000 and median rents at $1,650 per month, the price-to-rent ratio for the san antonio housing market 2026 is approximately 13 to 14x annual rent. The standard guideline places a ratio below 15x in the “may make sense to buy” zone. At current prices and a 6.5% 30-year fixed rate, the monthly principal-and-interest payment on a $260,000 home (10% down) runs approximately $1,643, nearly matching median rent before property taxes and insurance.
Per Bureau of Labor Statistics San Antonio employment data, San Antonio’s employment base spans healthcare, military services, hospitality, and a growing biosciences and tech sector at Brooks City Base. Wage growth in those sectors and the favorable price-to-rent ratio together support the case that buying in San Antonio in 2026 is not financially irrational, even at current rates.
Common Mistakes Sellers Make in This Market
Three mistakes are costing San Antonio sellers money in 2026. Each is avoidable with current data.
Pricing to the Active Listing Median, Not Closed Sales
Setting an asking price near the $295,000 listing median rather than the $260,000 closed-sale median means overpricing by roughly 13.5% on day one. Buyers and their agents work from closed-sale comparables, and an overpriced listing sits. After 30 to 45 days with no offers, a price reduction becomes necessary. A stale listing with a price cut consistently draws lower offers than a well-priced fresh listing. Pricing to closed sales from the start protects your net proceeds better than any negotiating tactic applied after a reduction.
Underestimating New Construction Competition
New construction San Antonio continues in the Northwest corridor and around Alamo Ranch, where builders are offering rate buydowns, appliance packages, and closing cost credits. Per Texas Public Radio San Antonio market coverage, buyer incentives from builders have become a defining feature of the Northwest submarket. A resale seller in the same price range competing on price alone is at a structural disadvantage. Budget a concession package that rivals what builders in your submarket are actively offering.
Waiting for the Market to Turn
The san antonio housing forecast 2026 consensus is flat to slightly soft through year-end. Holding a home for six additional months in hopes of recovering $15,000 to $20,000 in value is unlikely to work when carrying costs (mortgage, taxes, insurance, maintenance) run $1,800 to $2,500 per month. Six months of carrying costs equals $10,800 to $15,000, offsetting most or all of any projected appreciation. Sellers who decide the current market is not worth waiting out can explore cash buyers in Texas as an alternative to the extended MLS listing process.
If you’re selling in the buyer’s market San Antonio offers in 2026, the math is straightforward. You can list on the MLS, price competitively at closed-sale comparables, budget for concessions, and plan for 60 or more days before close. Or you can request competing cash offers and choose a closing date that fits your timeline. iBuyer.com connects San Antonio sellers with multiple vetted cash buyers at once. No repairs required, no agent commission, and no 73-day timeline. See what cash buyers will pay for your home today.
San Antonio Sellers: Skip the 73-Day Wait Get multiple competing cash offers in 48 hours, no repairs or commissions needed.
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Frequently Asked Questions
San Antonio is a buyer’s market in 2026, with 5.7 to 6.1 months of active inventory and homes spending 48 to 73 days on market. A balanced market sits at roughly 5 to 6 months of supply, and San Antonio crossed that threshold in mid-2026. Inventory increased 15 to 18% year over year per SABOR and Realtor.com data. Buyers are negotiating below asking price and securing closing cost concessions.
The median closed sale price in San Antonio is approximately $260,000 as of May 2026, down roughly 2.6% year over year per Redfin data. The figure varies by source: SABOR’s MLS median is $316,850 and Zillow’s home value index sits at $251,065. Closed-sale data gives buyers the clearest picture of what homes have actually transacted for.
Yes, San Antonio home prices are down roughly 2.1% to 3.1% year over year as of mid-2026, depending on which price index you use. Redfin shows the median closed sale at $260,000, down 2.6% year over year. Zillow’s home value index shows $251,065, down 2.1%, and Homes.com reports a $310,000 median down 3.1%.
Mid-2026 is generally favorable for buyers in San Antonio, with inventory up 15 to 18%, prices softened from peak, and sellers offering closing cost concessions. Homes are selling at approximately 97% of list price, meaning buyers routinely negotiate down 3%. Months of supply at 5.7 to 6.1 gives buyers more choice than at any point since 2020.
The san antonio housing forecast 2026 points to flat-to-soft conditions through year-end, with prices expected in a 1% to 2% range year over year. Texas Real Estate Research Center data and multiple aggregators point to stable-to-modest softening, not a crash. Strong employment anchors including military at JBSA, healthcare, and biosciences at Brooks City Base support ongoing demand.
Homes in San Antonio spend 48 to 73 days on the market in 2026, about 15 days longer than the prior year. Realtor.com reports 48 days median while Redfin data points toward 73 days. Sellers should plan for a minimum of 60 days from listing to close, plus 30 to 45 additional days for financing and closing.
Southeast San Antonio is the most affordable submarket, with a median home price near $225,000 as of mid-2026, about $35,000 below the city-wide closed-sale median. Central City is the next most affordable at approximately $249,900. Stone Oak sits near $510,000 and The Dominion near $1.2 million at the high end.
San Antonio had approximately 15,000 to 16,000 active listings in May 2026, a 15% to 18% increase compared to the same period a year earlier. The surge is driven partly by new construction in Northwest San Antonio and Alamo Ranch, where developers are completing subdivisions started in 2022 to 2023. New listings are outpacing demand, pushing months of supply toward 6.1.
People most commonly leave San Antonio for better career opportunities in Houston, Austin, or Dallas, along with military reassignments at Joint Base San Antonio. San Antonio has the highest housing turnover rate of any large U.S. metro per a Realtor.com study. Secondary reasons include limited professional advancement, PCS transfers from JBSA, traffic and car dependency, extreme summer heat, and rising property taxes.
San Antonio is the most affordable major Texas metro in 2026, with median prices near $260,000 versus $340,000 in Dallas and $430,000-plus in Austin. San Antonio’s median also sits 20 to 21.5% below the national median. For buyers priced out of Austin or Dallas, San Antonio is the clearest large-metro alternative in Texas.
Buyers in San Antonio are frequently requesting closing cost assistance and repair allowances, with homes typically closing at about 97% of list price. In dollar terms, 3% below ask on a $260,000 home is approximately $7,800. Sellers who budget a concession package upfront typically sell faster than those who hold firm and later reduce price.
San Antonio’s $1,650 median rent and $260,000 home prices produce a price-to-rent ratio near 13x, within the favorable range for rental investment. Demand drivers are durable: JBSA generates consistent renter demand from military personnel, UTSA and UT Health San Antonio support student and medical demand, and the healthcare system drives long-term employment-based renting.
The $50,000-plus spread between sources reflects what each index measures: Redfin and Zillow track closed sale prices while SABOR reflects listing-price data and broader MLS transaction samples. In a softening market, active listing prices lag closed-sale prices because sellers anchor to prior-year values. A buyer relying on the $295,000 to $316,850 listing median is misreading the market by 13 to 21%.
Reilly Dzurick is a licensed real estate agent with over six years of experience and a member of the iBuyer.com Market Insights Team, covering national trends in home selling and the evolving iBuyer landscape. Her firsthand experience working with buyers and sellers gives her a practical perspective on how these platforms impact real homeowners. She holds a degree in Public Relations, Advertising, and Applied Communication.
