San Antonio, TX
We buy houses in San Antonio — cash offers for Bexar County.
An airman at Lackland with orders in hand and six weeks to report. A King William Victorian held by one family since the 1920s, with heirs in three states and a deed that was never probated. A Southside ranch where the foundation quote came back bigger than the equity. These are the situations we built Diamond to handle — worked from our DFW headquarters through Bexar County title companies, on your timeline.
BBB Accredited Business, rated A. Who we buy from in San Antonio
The seven situations driving most San Antonio cash sales
San Antonio is not a market you can template. It is a city of roughly 1.48 million people — second-largest in Texas, roughly 65 percent Hispanic — carrying the deepest pre-1920 housing stock in the state, the largest joint military base in the Department of Defense, and a caliche-soil geology that makes foundation underwriting its own discipline. The sellers who call us are usually one of these seven.
JBSA PCS sellers on a report-date clock
Lackland runs Air Force basic training, Randolph anchors pilot training, and Fort Sam Houston is the home of Army medicine. When permanent-change-of-station orders drop, the report date is fixed and the family has weeks — not months — to clear the house. A retail listing on that timeline either does not close or closes weak.
Multi-generational heritage-district estates
King William and Monte Vista carry Victorian-era stock from the 1860s–1890s; Tobin Hill, Government Hill, Beacon Hill, and Mahncke Park add 1900s–1940s bungalow and craftsman layers. Much of it has been in one family for two, three, or four generations, and the heirs are scattered across Texas and out of state — with decades of deferred systems work retail buyers walk from.
Westside and Southside legacy homes with tangled title
A city-commissioned study counted roughly 33,000 pre-1960 houses of 1,000 square feet or less across San Antonio — shotguns and small bungalows, heavily concentrated inside Loop 410. In those blocks long tenure is the norm, homes often passed down informally without probate, and heirship affidavits and title cures are a weekly reality. We work them.
Stone Oak and Far North tax-and-MUD math
The 1990s–2010s stock on the far Northside rode the 2018–2022 appraisal run-up, and many subdivisions layer municipal-utility-district assessments on top of the property-tax line. When the carrying cost outruns the household budget, owners want a clean exit without funding a listing-prep punch list first.
Caliche-soil foundation distress
Bexar County sits on caliche — limestone-derived hardpan — not the expansive clay of DFW or the Houston gumbo. It is harder to dig and behaves differently under slab and pier-and-beam structures, and a five-figure foundation quote stops a retail sale cold. We underwrite the geology directly and price the repair at our cost.
USAA-corridor and employer-cycle exits
The Northwest Side around the USAA campus, the South Texas Medical Center, and the downtown corporate base generate steady relocation- and layoff-driven sales on industry timelines. When the next job starts in another city in five weeks, the seller needs certainty more than a bidding war that may not come.
Eastside sellers at the front edge of the reprice
Dignowity Hill, Denver Heights, and the near Eastside hold 1900s–1940s stock where long-tenured owners are fielding a steady stream of wholesaler cold-calls as investor pressure arrives. The difference with us: we are the buyer at closing, not a middleman assigning your contract to someone you never met.
Military City USA
Selling on PCS orders from JBSA — the report date sets the timeline
Joint Base San Antonio — Lackland, Randolph, and Fort Sam Houston, unified under one command in 2010, with Camp Bullis as the training annex — is the largest joint base in the Department of Defense, supporting a population of roughly 80,000 by JBSA's own figures. That churn is why the PCS sale is the defining San Antonio seller situation: orders come in, the report date is fixed, and the local market was averaging 78 to 86 days on market in late 2025. Those two numbers do not fit together.
Here is how we work a PCS file. You give us the report date and we build the closing backwards from it — contract, title, and funding inside your window, with possession at signing or a few days of holdover if you need them. If you are a soldier-landlord who rotated out years ago, we buy tenant-occupied — lease in place. And if you bought recently with a VA loan and the equity is thin, we will tell you straight whether a listing nets you more; the math comes with the offer either way. The bedroom cities ringing Randolph — Universal City, Converse, Live Oak, Schertz — and the far-Westside neighborhoods around Lackland produce the same files, and we buy there too.
We keep a dedicated guide to the whole decision on our military PCS situations page, and the long-form walkthrough — timelines, BAH overlap, sell-versus-rent math — lives in our guide to selling a Texas house on PCS orders.
San Antonio housing market
What your San Antonio home is actually worth right now
Sources do not perfectly agree, because "median sale," "typical value," and "median list" measure different things on different schedules — and the spread from 1880s King William Victorians to 2010s Stone Oak two-stories is unusually wide. Here is the public data, sourced and dated so you can verify before deciding anything.
- Median sales price (SABOR)
- $306K–$315K
- Zillow ZHVI (May 2026)
- $251,065
- Average days on market
- 78–86
- Months of inventory
- ~5.9
- Pre-1960 homes under 1,000 sq ft
- ~33,000
- Combined property-tax rate
- ~2.1%–2.3%
Held near $306K through 2025; $315K in the December report.
Typical-home value, down 2.1% year over year.
SABOR, fall–winter 2025; up double digits year over year.
Dec 2025; active listings up 16% — buyers have leverage.
Citywide; City of San Antonio / PlaceEconomics study.
Nominal city + county + ISD + special districts, before exemptions.
The structural story matters more than any single number. San Antonio absorbed the post-2022 rate shock through volume, not price — values held roughly flat while listings piled up and time-on-market stretched. That is workable for a turn-key house. It is hard for the as-is stock this city holds more of than anywhere in Texas, because the 78-to-86-day average is measured on houses a lender will finance. A caliche-cracked ranch or a Victorian with knob-and-tube remnants sits well past it — every month costing taxes, insurance, and utilities. That carrying-cost math, not desperation, is usually why sellers call us.
The math, shown
How we calculate a San Antonio cash offer
No mystery number. Our offers are built from the after-repair value — what the house would sell for fixed up, based on real Bexar County comps — times 75 to 80 percent, minus the repair budget. Condition sets the percentage: cosmetic-only houses price near 80 percent, moderate rehabs near 77, heavy structural projects near 75.
Worked example — Southside 3/1, moderate rehab
After-repair value from comps: $220,000. Condition factor for a moderate rehab: 77% → $169,400. Repair budget at our contractor rates (foundation shim, roof, systems, cosmetics): −$35,000. Cash offer: ≈ $134,400 — no commissions, no seller-paid closing costs, no repair credits after inspection, closing on your date.
Two honest footnotes. First, that spread is our margin and the project risk — we show it rather than hide it. Second, if your house is retail-ready, a listing usually nets you more even after commissions, and we will say so on the first call. The full line-item breakdown lives in our guide to how your cash offer is calculated, and you can start the real number for your address at our cash offer page.
If you are facing foreclosure
How foreclosure works in Bexar County — mortgage sales and tax sales
Texas runs the fastest non-judicial foreclosure process in the country, and Bexar County adds a second track most owners do not see coming: the sheriff's tax sale. If you have received a Notice of Default, a Notice of Sale, or a delinquent-tax suit, the law gives you a specific, short window to act.
- 41d
Total minimum timeline
Texas non-judicial foreclosure can complete in as few as 41 days from the first Notice of Default — a 20-day right-to-cure period plus a 21-day Notice of Sale. The statewide mechanics are laid out in our Texas foreclosure timeline guide.
- 1st
First Tuesday, west side of the courthouse
Bexar County foreclosure sales run the first Tuesday of every month, 10:00 a.m. to 4:00 p.m., on the west side of the Bexar County Courthouse at 100 Dolorosa in downtown San Antonio (or the location the Commissioners Court designates). Cash or certified funds only — which is why auction buyers pay less than a negotiated pre-sale buyer will.
- Map
Your posting is public — literally mapped
Notices of Sale are filed with the Bexar County Clerk, and the county publishes a public GIS foreclosure map of every posted property. If your house has been posted, every investor in South Texas can see it — the cold-calls that follow are how most owners find out the posting is live.
The tax-sale track is different. Delinquent property taxes are foreclosed through a lawsuit and sold at a sheriff's sale on the same first-Tuesday cadence. After a homestead is sold, Texas law allows a two-year redemption — but buying it back costs the sale price plus a 25 percent premium in year one and 50 percent in year two, so resolving the debt before the sale nearly always preserves more equity. We pay tax arrears at closing out of the proceeds; see our tax-delinquent property page and the broader foreclosure options page. If your sale date is less than 14 days out, call before you fill out a form.
Inherited a San Antonio home?
How Bexar County probate works — and the four Texas paths you may qualify for
Bexar County is one of the few Texas counties with dedicated statutory probate courts — three of them, all at the courthouse at 100 Dolorosa — handling wills, heirship determinations, and guardianships full-time. Filings go through the Probate Clerk in the basement of the historic courthouse. Depending on the estate, you may qualify for a path far faster than full administration.
Independent Administration
Texas's default when there is a valid will — court-supervised but with minimal ongoing intervention, and executors can generally sell real estate without additional court orders. The most common path we close on.
Muniment of Title
A Texas-specific shortcut when the main asset to transfer is real property and the estate has no significant unsecured debt. The will itself becomes the transfer document — faster and cheaper than administration.
Affidavit of Heirship
The workhorse for San Antonio's legacy neighborhoods — Westside, Southside, and Eastside homes that passed through generations without probate. Two disinterested witnesses establish the heirs on record so title can clear and the family can sell.
Small Estate Affidavits (intestate estates under the statutory cap, plus the homestead) are the fourth path. We are not your attorney, and this is not legal advice — the right path depends on the will, the heirs, and the estate's debts. Our inherited house page covers the process end to end, and we can refer you to a Bexar County probate attorney who works with out-of-town heirs.
Where we buy
The neighborhoods and Bexar County communities we cover
We buy across the full Bexar County footprint — the inner-loop historic districts, the quadrant neighborhoods inside Loop 410, the independent municipalities inside the city's outline, and the suburban ring out to the county lines.
Inner loop and heritage San Antonio
- King William — the German Heritage District south of downtown; Victorian-era stock from the 1860s–1890s, much of it in multi-generational family ownership.
- Monte Vista — early-1900s mansions and bungalows north of downtown; the same multi-heir estate pattern as King William.
- Tobin Hill / Beacon Hill / Alta Vista — 1900s–1930s bungalow and craftsman stock along the near Northside.
- Government Hill — craftsman stock at Fort Sam Houston's front gate; military-adjacent files are common here.
- Dignowity Hill / Denver Heights (Eastside) — 1900s–1940s stock at the front edge of the gentrification cycle.
- Mahncke Park — bungalows between Broadway and the Botanical Garden.
- Southtown / Lavaca — adjacent to King William, running through a redevelopment cycle since 2018.
- Westside (78207 and surrounds) — shotguns and small pre-1960 homes; the deepest legacy-family-ownership pattern in the city.
- Southside (78211, 78214, 78224) — 1950s–1970s working-class stock; multi-generational ownership is the norm.
- Northwest / USAA corridor and Medical Center — workforce and relocation exits on employer timelines.
- Stone Oak and the Far North — 1990s–2010s stock; appraisal escalation plus MUD assessments drive the exits.
Independent cities and county communities
Bexar County contains a ring of independent municipalities inside and around San Antonio proper. We buy in all of them:
Alamo Heights · Olmos Park · Terrell Hills · Castle Hills · Balcones Heights · Leon Valley · Shavano Park · Hollywood Park · Hill Country Village · Windcrest · Kirby · Converse · Universal City · Live Oak · Selma · Schertz · Helotes · Grey Forest · China Grove · Elmendorf · Somerset · Von Ormy · Sandy Oaks.
The independent-city tax lines (Alamo Heights ISD, the separate municipal rates) change the carrying-cost math we underwrite, but not the closing: every file records through Bexar County the same way.
Bexar County borders Medina, Bandera, Kendall, Comal, Guadalupe, Wilson, and Atascosa counties. We regularly look at properties that sit along those lines.
How it works in San Antonio
From your first call to a closed Bexar County file
Straight answer to the fair question: Diamond is headquartered in Dallas–Fort Worth, without a San Antonio storefront, and we will not pretend otherwise. What we run is a Bexar County closing process — standard Texas purchase agreement, escrow at a Bexar County title company, recording with the county clerk — the same workflow we run in every Texas market we serve. The closing timeline is set by title work, not by the drive down I-35.
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Tell us about the property
Address, situation, timeline — and if there is a hard date attached, a PCS report date or a posted sale date, say so first. Form on this page or a phone call; both reach the same team, in English or Spanish. Your information is not sold or passed to anyone else.
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We pull the comps and scope the work
Bexar Appraisal District records plus ZIP-specific comparable sales — a King William Victorian is not a Stone Oak two-story and neither is a Southside ranch. A walkthrough is scheduled when the file needs one; a Zillow estimate is never the basis of the number.
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Written offer with the math shown
The comps, the repair budget at our contractor rates, the condition factor, and the margin we need — on paper. Take it to an agent and a contractor and compare. The offer does not change after inspection.
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Close at a Bexar County title company — 10 to 14 days, or your date
Escrow opens, title work runs, and tax arrears, liens, heirship cures, and probate orders are handled at the closing table. PCS files close to the report date. You get a wire or a check, and the deed records with the Bexar County Clerk.
Diamond's broader process is documented on the how it works page, and our typical answers to seller questions live in the FAQ.
San Antonio FAQ
The questions Bexar County sellers ask first
Diamond is headquartered in Dallas — do you actually buy houses in San Antonio?
Yes. San Antonio is one of our core regional markets, and we are straight about how it works: Diamond is a DFW-headquartered buyer, and we work Bexar County files through the same standard Texas title-and-probate workflow we run everywhere we buy. Escrow opens at a Bexar County title company and the deed records with the Bexar County Clerk. We do not claim a San Antonio storefront; we claim a Bexar County closing process that works — and the distance between our office and your house does not change the timeline.
I have PCS orders out of Lackland, Randolph, or Fort Sam Houston — can you close before my report date?
In most cases, yes. A clean-title Bexar County closing runs 10 to 14 days, and PCS timelines are the single most common San Antonio situation we hear. Tell us the report date and whether you need possession at signing or a few days of holdover — we work backwards from those constraints. We also buy tenant-occupied properties where a soldier-landlord has rotated out and the tenant is mid-lease.
Hablan español? My mother only speaks Spanish and she is the seller of record.
Sí. San Antonio is a majority-Hispanic city and Spanish-primary seller relationships are a normal part of working Bexar County. We can conduct the calls, the document review, and the closing in Spanish when the seller prefers it, and Bexar County title companies run bilingual closings routinely. Nothing gets signed until the seller understands every line.
Our family home on the Westside was never probated — Grandma's name is still on the deed. Can you still buy it?
Usually, yes — this is one of the most common patterns in San Antonio's legacy neighborhoods, where houses have passed informally through two or three generations. Texas offers title-cure paths short of full probate: an Affidavit of Heirship can establish the heirs on record, a Muniment of Title can transfer real property under a valid will, and Bexar County's three statutory probate courts at 100 Dolorosa handle heirship determinations when a court order is needed. We coordinate signatures across multiple heirs, and we can point you to a Bexar County probate attorney — we are not your attorney and this is not legal advice.
What if I am behind on Bexar County property taxes?
You have more room than you may think — but the clock matters. Combined nominal rates in San Antonio run roughly 2.1 to 2.3 percent of assessed value before exemptions, and arrears compound with penalties and interest fast. We pay tax arrears at closing out of the sale proceeds, so you do not need to catch the bill up before talking to us — and solving it before a sheriff's tax sale is almost always cheaper than Texas's post-sale redemption, which costs the sale price plus a 25 to 50 percent premium.
Will you buy a San Antonio house with foundation problems?
Yes. Much of Bexar County sits on caliche — a limestone-derived hardpan that behaves differently under slabs and pier-and-beam structures than the expansive blackland clay we underwrite in DFW. The failure modes and repair costs are their own thing, but they are knowable. We price the foundation work in at our internal cost, buy the house as-is, and the offer does not change after inspection.
How fast can you close on a San Antonio house?
Clean-title Bexar County closings run 10 to 14 days from a signed contract, and PCS sales work to the military report date. Files with more moving parts — multi-heir heritage estates, never-probated legacy homes needing an heirship cure, or tax-delinquent files ahead of a sheriff's sale — take 30 to 60 days while Bexar County title and the cure work run.
Explore your options
Beat the first-Tuesday auction with a cash close.
Probate, multiple heirs, and as-is sales handled.
Sell with tenants still in place.
Compare your net both ways before you decide.
Three steps. No agents, repairs, or fees.
Find the city you’re selling in.
Ready for a written cash offer?
Tell us about your property — we will come back with a fair, no-obligation offer in 24 hours.
- Funded offer — cash committed before we sign
- Offer locked — no renegotiation after inspection
- Proof of funds with every offer
A real Diamond team handles your sale start to finish — funded offers and one clean closing, not an anonymous call center passing your lead around. Meet the team.