For San Antonio, Zillow’s current typical home value is $250,888 and typical observed monthly market rent is $1,382. Price and rent each declined annually; that is an observation, not a forecast. Annual ZORI divided by ZHVI gives a 6.6% gross yield before vacancy, management, maintenance, taxes, insurance, financing and capital work. Against ACS median household income, the price is 3.9x income and annual Zillow rent is 25.5%; these mixed-source ratios are affordability screens, not borrower qualification or tenant burden.
The city has 612,901 housing units, with a 9.5% citywide vacancy rate and a 47.8% renter share among occupied units. Those measures describe broad housing-stock and tenure conditions; they do not establish lease-up time for a specific property. ACS reports a $235,700 median value for surveyed owner-occupied housing and $1,324 median gross rent, which includes contract rent plus selected utilities. Those ACS measures differ in concept and period from Zillow’s typical value and observed market rent, so they should remain separate rather than be averaged.
Direct city detail adds demand and supply constraints. For 53.7% of renter households, gross rent is at least 30% of income, while 61.1% of all housing units are single-family and 13.5% are in large multifamily structures. Of vacant units, 44.4% are classified as for rent; vacancy reasons are survey context, not available investment inventory. Population across the overlapping ACS vintages changed by -1.9%. That change is not annualized or an event count, and boundary changes may matter. Median household income is $65,056, while poverty is 17.1% and unemployment is 6.2%; these are descriptive demand constraints, not causes, and cannot reveal a property’s tenant quality or future rent.
County context differs across the city’s footprint: Bexar County’s property-tax rate is 1.73%, Comal County’s is 1.13%, and Medina County’s is 1.32%; no county should stand in for another. In the broader San Antonio metro, 5.4 months of supply and price drops on 38.0% of listings indicate buyers had meaningful choice, but metro sale conditions do not measure the city alone. Nationally, Freddie Mac’s 30-year mortgage rate is 6.58%, a financing benchmark rather than a city demand measure.
Scope mismatch is central: city Zillow and ACS, separate county records, metro data and national financing data answer questions. Citywide vacancy and tenure cannot establish leasing pace, and gross yield omits operating and capital costs. Property checks should verify address and county, achievable rent and utilities, taxes, insurance and hazards, condition, repairs, association charges, tenant records, concessions, financing and closing costs.