Cheapest Places to Live Near San Antonio in 2026

The real estate market in Texas as a whole isn't as strong or cheap as other cities, but San Antonio now stands out as being both. When 2025 ends and 2026 starts, "Alamo City" is no longer just a place for tourists to visit or a quiet military town. It has become the second-largest urban area in Texas, with more people than Austin. Despite this, the cost of living there is shockingly low compared to that of its northern neighbor. San Antonio is a "value corridor" for families, businesses, and young workers because it is a place where prices stay high and loan rates stay stable. It is a place where the American Dream of having a home or renting one and being happy with it is not just an option; it is the statistical norm.

It's possible to search for "cheapest places to live near San Antonio" in several ways. It's a complicated meaning map that includes a lot of different places and classes. Affordability comes in many forms, from areas in the Northeast that are steady because of the military to the rural-industrial frontiers of the South and from parts of the city that are becoming more expensive to the NW's Hill Country openings. It shows up as low prices per square foot in Converse, as a chance to make money through renters in Balcones Heights, and as the worth of a place in Von Ormy.

To be fair, the housing market in 2025 is going through a "maturation" stage. After the pandemic, there were crazy bidding wars. Those are over. Instead, there are more homes for sale, the average number of days they are on the market has grown to 83, and sellers are now willing to pay about 93.3% of the original list price. The buyer now has more power because of this change, which makes it easier for new companies to get in. You should know these things, even though this is a good chance. Because of rising prices in things like food, energy, and insurance, the amount of money a single adult needs to live "comfortably" has grown to almost $90,000.

The in-depth study goes over all of these steps in detail. We want to do more than just give people a list of zip codes. We also want to help them plan their moves. This book goes into a lot of detail about the housing markets in different areas, how to use I-35 and Loop 1604 to get to work, the hidden costs of base repairs and property taxes, and how to move in South Texas's hot weather. This is the most thorough help to discovering cheap homes in the San Antonio area. There is data in it from over 100 different market studies, census changes, and neighborhood reports.

The Macro-Economic Landscape of San Antonio

1. The "Texas Triangle" Cost Comparison

There is a big economic area called the "Texas Triangle" that includes Dallas–Fort Worth, Houston, and Austin–San Antonio. To fully understand why San Antonio is seen as "cheap," you must first put it in that triangle. Once upon a time, Austin was where tech capital went and Dallas was where business took place. A lot of people think of San Antonio as the "working-class" sister. The city has taken this to its advantage to become a really cheap place to live.

In 2025, there is a big change. The average home price in Austin is $517,000, which is too much for a family with the average income. The average home price in San Antonio is still around $324,460, though some data shows it's closer to $295,000. In what month and if the areas are included, this changes. There is a price difference of almost 40%. It means that the buyer will have to pay more than $1,500 more each month on their debt, which changes how much extra money a family has.

The same thing can be said about rent measures. This kind of house rents for more than $2,200 a month in Austin and about $1,786 a month in San Antonio. It's always easy to get to San Antonio when you look for "what are the most affordable cities to live in Texas?" Professional sports, an international airport, and Tier 1 research universities are just a few of the things that this city has to offer. However, the prices are about the same as in mid-sized regional towns.

2. The "Income-to-Comfort" Gap

There are better house prices now than there were in the past, but the business has changed in the area since 2025. It depends on your income, and since the early 2020s, wages in the area have not been able to keep up with the rising cost of living.

A lot of people who have lived in the area for a long time are shocked by this number because they remember when $50,000 was enough to live on. This rise is due to the "hidden" costs of living, not just rental prices, which have stayed pretty flat (only going up by 2-4% year-over-year).

Because San Antonio has hot summers, houses need strong air conditioning. This can mean that monthly energy bills of more than $300 to $400 for older, poorly sealed homes that are common in cheap areas.

Texas doesn't have a state income tax, but its land taxes are very high to make up for it. In Bexar County, rates can go up to 3%. In other words, a "cheap" $250,000 house still has a tax bill of $500 to $600 a month.

This is because of weather threats, like damage from hail and wind. Home insurance rates have gone up a lot.

Now you know that finding the "cheapest places to live near San Antonio" isn't just about finding the cheapest mortgage rate. On top of that, they need to find a place where the total cost of ownership, which includes taxes, energy saving, and commuting, doesn't break the family budget, which is already tight from other places.

3. Market Conditions: The Buyer's Turn

This time in the market (late 2025 to early 2026) is called "stabilization." Prices have stopped rising so quickly like they did in 2021 and 2022. It has been replaced by a market that gives money to people who wait.

Levels of goods: There are now 4.64 months' worth of goods on the market. Most of the time, 6 months of supply is thought to be a good market in real estate economics. This is getting close to being the case in San Antonio. This means buyers can choose. They don't have to cancel checks or pay $50,000 more than the agreed price.

"Days on market" for most houses is 83 to 86 days, which is 19% longer than this time last year. One good place to start is a house that has been empty for three months. Some buyers may be willing to lower interest rates, pay for closing costs, or make repairs if they are tired of having to wait.

What Does "Discount" Mean? The "Close to Original List Price" number, which is 93.3%, might tell you the most about a deal. In this case, it means that most sellers are getting almost 7% less than they wanted. That's $21,000 off a $300,000 house.

The Northeast Value Belt – Military precision and Suburban Bargains

The most affordable homes are found northeast of downtown San Antonio, between I-35 and Loop 1604. This area is affected by Randolph Air Force Base (JBSA-Randolph) in a big way. This is where the "starter home" market is based.

1. Converse: The Heavyweight of Affordability

When you search for "cheap houses near San Antonio," Converse is the place that comes to mind. With a median home price of about $265,000, Converse has a starting level that is hard to find in other big U.S. cities.

The Number of Homes Available:

Most of the homes in Converse are ranch-style homes with one story that were built between the 1980s and early 2000s. Most of the time, these homes are useful. They have small yards and are between 1,200 and 1,800 square feet. The outside is made of brick. They aren't built as fancy as the Hill Country, but they have strong "bones."

A lot of the time, the price per square foot is less than $170, so buyers can get the most space for their money.

Market for Rental Homes: The prices of homes in Converse are very low, with average rents between $1,050 and $1,349. Military families at Randolph who want to steal some of their Basic Allowance for Housing (BAH) come here in droves because of this.

The Trade-Off in Way of Life:

It doesn't have a clear center area or high-end party neighborhoods. This is what it means to live in a "bedroom community." People who live in the area often eat or go to shows in Universal City or Live Oak. Of course, safety and security are given up in the process.

With a number of 0.03, this place has much less crime than the San Antonio city average.

As long as there isn't a lot of traffic on I-35, the trip to downtown San Antonio shouldn't take too long. But during rush hour, the "northeast weave" of I-35 can get very busy.

2. Kirby: The Ultra-Budget Alternative

Kirby has even lower prices because it is nearer to the city center and just inside Loop 410. Because it is a blue-collar area that hasn't been built on, prices are very cheap.

How the market works:

In Kirby, you can find ready-to-live-in three-bedroom homes for less than $200,000. There were homes for sale for as little as $169,900 in late 2025. These are usually older homes from the 1960s and 1970s that might need some exterior work. However, someone who is helpful could make a lot of money.

Renting: The average rent for a single-family home in Kirby is about $1,399 a month. This means that in some places you can live in a house instead of an apartment.

It's a "hidden gem" because Kirby doesn't look as good as the north side (older buildings and fewer trees), but it's in a good spot. Because it's so close to I-10 and I-35, it's great for people who work in shipping and industry. Even though it's cheap to live there, the crime rate (0.02 index) is pretty low. It's not true that low wealth and high crime are linked, as this shows.

3. Universal City & Live Oak: Suburban Amenities for Less

With Universal City and Live Oak, you can "step up" from Converse. They have a lot more services for a little more money, so they're a good mix of "cheap" and "value."

Just like the name says, Universal City was made to help the air force base ("universal" means there are a lot of soldiers there). And Universal City Park is there. It's a big green space with disc golf courses and sports fields. Flat rents here range from $966 to $1,048 per month, which is a pretty good price.

The "Live Oak Town Center" with IKEA and many other stores is well-known in this area. It's like living in the city. It's a little more dangerous (0.05 index) because there are more shops, which makes thefts more possible. However, the side streets are quiet.

These areas are close to where Loop 1604 and I-35 meet, which makes them easy to get to work. It's one of the busiest intersections in Texas, but this is a great way to get around. In rush hour, it can take 45 to 60 minutes to get to downtown. This is something that needs to be weighed against the money saved on housing.

Table 1: Northeast Corridor Comparison

The Northwest & West – Where The Hill Country Begins

People usually refer to the area outside of Loop 410 and going along I-10 West and Bandera Road (State Highway 16) as the northwest part of San Antonio. This area has a different value giving. There's more to this place than just low prices; it's also the best place to live for the money.

1. Leon Valley: The Independent Enclave

San Antonio is all around Leon Valley, which is a "city within a city." It has its own police, fire, and city government. This freedom has helped give the group its own personality.

The Rental Chance: It's strange that Leon Valley rental prices have gone down so much in this market. In some places, rents have dropped by almost 36% year-over-year since late 2025. The average rent has now dropped to $1,136. Because of how nice the area is, this is one of the most affordable places to rent in the whole metroplex.

How to get to the hospital:

Right next to Leon Valley is the South Texas Medical Center, which is where most of the city's non-military jobs are found. All of the people who work at the hospital and live in Leon Valley have less than 15 minutes to get to work. This "time value" is a very important hidden way that living costs go down.

With a crime rate of 0.07, it's safe, but the people who live there joke (and warn) a lot about how strict the traffic cops are.

2. Balcones Heights: The Urban Bargain

Balcones Heights is a small town where I-10 and Loop 410 meet. It's clear what it is because there are a lot of apartments and office places.

"Cheapest Apartment" Winner: Balcones Heights is one of the best choices if you want to pay the least on rent every month. A one-bedroom flat rents for around $750 a month.

How people live: This is city life. It doesn't take long to get to the "Wonderland of the Americas" mall. Strange things happen there, like jazz gatherings and scary talks. No, it's not a quiet place to get away to the suburbs; it's a busy, build-up area.

People who are in school, single, or young couples saving for a down payment will love it. People who want big backyards shouldn't choose this one.

3. Helotes: The "Country" Suburb

Helotes calls itself "Country Living Near the City." Its median home price of $505,000 is higher than Converse's, but this report calls it the "best affordable place" for people who want to live in the Hill Country look without spending too much in Boerne or The Dominion.

For 30–40% less than in nearby Boerne, you can get the same view, access to nature, and great Northside ISD schools (Brandeis/O'Connor High Schools) as the more expensive places.

Area: The town is built around the well-known country store John T. Floore's. A lot of people who buy Cornyval festival tickets think that the extra cost is worth it because the event brings people together every year.

The Southern Frontier – Rural Affordability and Acreage

In Texas, "affordability" often means "land." Either that, or they don't want to be able to see it from their window. In the towns south of San Antonio, you can get this.

1. Von Ormy, Elmendorf, and Natalia

These towns are located near I-35 South and I-37. They used to be farms, but people are quickly making them tourist spots.

Von Ormy:

You can find trailer homes and homes that were built by the owner in great shape in Von Ormy. People call it "Liberty City" because the government doesn't get in the way.

Different Types of Homes: Almost half of the homes for sale are mobile homes or other prefab homes. It's very important to think about cost. You can buy a high-end mobile home on a half-acre lot for less than $150,000, but you can't build on-site anywhere else.

Brand-New Homes: Homes that are made on-site are showing up in new areas. They cost an average of $236,000.

In Elmendorf:

Elmendorf is a town close to Calaveras Lake that has fun things to do and lots of room.

Newer listings for homes that are good enough to live in are more like $220,000, but older records show that the median home price was as low as $79,000. You still can't find many houses for less than $200,000 in most places.

Natalia:

Natalia is a really small town about 35 minutes to the southwest of here.

Cost of Living: With an index score of 85, it costs a lot less to live there than in the rest of the country.

Getting to Work: The trade-off is living farther away. You are 35–45 minutes from downtown San Antonio. On the other hand, I-35 South has less traffic and more regular traffic than I-35 North. This makes the drive less stressful.

The Urban Core – Finding Value Inside the Loop

In many towns, the most expensive houses are in the middle of the town. But there are very cheap places in San Antonio right in the middle of the city.

1. Oak Park-Northwood

It's right next to the pricey Alamo Heights, but this place is a lot less expensive.

The "Hack": People who live there pay an average of about $278,430 per year to get to the airport, the McNay Art Museum, and the Broadway cultural area, just like rich people do.

cute country homes from the middle of the 20th century. There are big trees all around them. It's thought by many to be one of the "safest and most affordable" places for families to live if they don't want to live in a town.

2. Tobin Hill

Before, Tobin Hill was a rough spot. Now it's nicer, but people still want to rent there.

Living: Tobin Hill is close to The Pearl, which is the best place to eat in the city, and just north of downtown. This makes it easy to get around on foot.

Cost: In this area, it's expensive to buy a Victorian house that has been fixed up, but there are a lot of four-plexes and garage flats that you can choose from. A lot of renters pay about $1,097 a month. This is the "coolest" cheapest place for young artists to live.

3. The "Alamo Heights" Nuance

A lot of lists say that Alamo Heights is inexpensive. It needs to be more clear. The homes cost between $500,000 and $1,000,000 or more. A lot of the houses and flats in the area were built in the 1960s, though.

Getting a two-bedroom home in Alamo Heights can cost anywhere from $1,600 to $1,800 a month. People can now go to the great Alamo Heights Independent School District (AHISD). This means that families can "buy" a private school education for the cost of rent. This is a smart "budget" move for families who care more about school than room.

The Rental Market and "Build-to-Rent" Trends

Things will be different for renters in 2025 if they aren't ready to buy yet.

1. Apartment Trends

The cost of rent is going down. There are more empty apartments now because a lot of new ones will be built in 2024 and 2025.

Deals: Landlords are offering "one month free" or not charging application fees to get people to rent from them. There are a lot of people who do this in the Medical Center and Far West areas.

Price Points:

There are houses in Universal City, Balcones Heights, and Kirby that are less than $1,000.

To rent a new building in Converse, Live Oak, or Leon Valley costs between $1,200 and $1,500.

2. The Rise of "Build-to-Rent" (BTR)

Building entire areas of single-family homes that can only be rented is very popular in San Antonio. There are a lot of these in New Braunfels, Cibolo, and the Far West Side (near Loop 1604).

You don't have to make a down payment or get a mortgage, which is a plus. Plus, you have a yard, a garage, and no one living above or below you. This apartment usually costs between $1,800 and $2,200 a month to rent. This is more than an apartment but less than a mortgage with 7% interest.

Strategic Logistics – Moving to San Antonio

The first thing you need to do is choose a neighborhood. When you move to South Texas, you need to carefully plan how to get everything done.

1. The Heat Factor: Moving in the "Blast Furnace"

From June to September, summer in San Antonio is not only hot, but also dangerous to move around. Temperatures and humidity levels above 100°F (38°C) happen all the time.

Movers who work for a living and people who live in the area know that moves should happen early in the morning. The window of 7:00 AM to 11:00 AM is called the "safe zone." Moving a truck at 3:00 PM is a guaranteed way to get tired from the heat.

Getting enough water: If you're going by yourself, you should bring a bag with vitamins and water. You need to do this.

2. The "Melting" Risk

Moving vans are just metal boxes that don't have any padding in them. There are times when it gets as hot inside as 140°F in Texas.

3. Commuting Logistics

The "Loop" Psychology: What makes San Antonio special are its loops (410 and 1604). "Inside the loop" usually means 410. Most of the neighborhoods are between 410 and 1604.

Construction: Loop 1604 North is getting a lot bigger right now. There is no clear reason why getting from the Northwest (Helotes/Leon Valley) to the North Central area can take longer than planned.

The I-35 Corridor: I-35 is important for places like Converse and Universal City in the northeast. This is the biggest highway in Texas. When the routes are backed up, "back roads" like Nacogdoches Rd and Lookout Rd can help people get to work faster.

Future Outlook (2026-2030)

Where will the next "cheap" spots be?

1. The "Austin-Antonio" Merger

As San Antonio grows to the north and Austin grows to the south, the area around I-35 is becoming one big city.

2. The Eastside Promise

It is the land east of San Antonio that runs along I-10 toward Seguin. Austin is close by and is where the Tesla Gigafactory is being built. Seguin is making things there. This means that places like St. Hedwig and China Grove can grow. The land is cheaper right now, but the infrastructure is beginning to catch up.

Data Tables

The "Cheapest Places" Quick Reference Guide (2025 Data)

Safety vs. Affordability Correlation

Based on Crime Index 2025 (Lower Number = Safer)