Published October 11, 2026 in Market Update

The luxury side of this market kept its pricing power

By Scott Peck

Real estate, Tier 4 - Central Prestige / I-35 NE Farm High Volume One offs, fill in volume , work opportunity

Mortgage rates are not making things easy right now. Realtor.com reported the 30-year fixed rate hit 7.40% as of October 8, 2026. That is the highest it has been since January 2025. Most of the San Antonio market felt that weight. But one part of this market held its ground in a way worth talking about.

ZIP 78209: pricing power in a tough rate climate

The Real Estate Data Aggregator counted 147 homes sold in ZIP 78209 in the three months ending August 31, 2026. That is up 4.3% from the same months of 2025. The median sale price came in at $562,500, up 14.8% year over year. Those two numbers moving up together, while rates climbed past 7%, is not something you see everywhere.

This was not a frenzy. The Real Estate Data Aggregator shows homes in 78209 sat on the market a median of 57 days. That is 5 days shorter than the year before, which is a quiet improvement, not a sprint. Sellers got 96.6% of their list price on average, up 0.9 points from 2025. Prices held. Sellers were patient. Buyers were selective.

The rest of the market told a different story

The other ZIP codes in this group were more mixed. The Real Estate Data Aggregator shows ZIP 78212 saw its median sale price fall 13.2%, to $343,000, and homes sold dropped 12.9% to 61. ZIP 78230 posted a median of $374,000, down 8.3%, with 81 homes sold, down 18.2%. Prices dipped in both areas. That is honest, and it matters if you own there.

ZIP 78154 and 78108 were steadier on volume. The Real Estate Data Aggregator counted 194 homes sold in 78154, up 10.2%, though the median price slipped 4% to $352,490. ZIP 78108 saw 241 homes sold, up 6.2%, with a median of $345,000, up 3%. More sales, modest prices. A different kind of market than 78209.

Days on market: some moved faster, some slower

Speed varied a lot across these ZIPs. ZIP 78108 had the longest wait, with a median of 90 days on market, up 22 days from 2025. ZIP 78230 also added 22 days, landing at 61. ZIP 78212 actually got 23 days faster, down to 65. ZIP 78154 trimmed 2 days, to 61. ZIP 78209 cut 5 days, to 57. If you are watching one number to understand a ZIP, days on market tells you a lot.

The wider picture: rates and jobs

Realtor.com reported that 20.8% of listings nationally had a price cut in September 2026. That is the highest September reading since 2018. Meanwhile, the Bureau of Labor Statistics reported only 29,000 new jobs added in September 2026, and the unemployment rate held at 4.2%. The National Association of Realtors noted wages grew 3.1% in August. Buyers have some income support, but borrowing is expensive.

Across all five ZIP codes together, the Real Estate Data Aggregator counted 724 homes sold in the three months ending August 31, 2026. That is up 1.5% from 2025. Homes for sale across the group fell 8.3% to 1,265. New listings dipped 2.4% to 971. Pending sales came in at 799, down just 0.6%. The group is moving. It is just moving at different speeds in different places.

What this means for homeowners here

If you own in 78209, the data through August 31, 2026 shows your ZIP held pricing power that others in this group did not. That is worth knowing before you make any decisions. If you own in 78212 or 78230, prices dipped, but supply also fell, and homes are moving faster in 78212 than they were a year ago. Context matters.

One thing to keep in mind: these are ZIP code numbers. One street can read very differently from the whole ZIP. The home next door, the block you are on, the specific condition of your property, all of that shapes what your number actually looks like. The ZIP gives you the territory. Your address gives you the truth.