End of 2025 Market Report: Alamo Heights vs. Olmos Park vs. Terrell Hills (How They Stack Up to Greater San Antonio)
Data current through November 2025
San Antonio’s housing market closed out 2025 in a more balanced position than the frenzied years of 2021–2022. Higher mortgage rates, longer days on market, and increased inventory have cooled activity, but demand has remained relatively resilient—especially in the city’s most established central neighborhoods. This report compares Alamo Heights, Olmos Park, and Terrell Hills to the broader San Antonio metro to show how these blue-chip enclaves are performing as conditions normalize.
Greater San Antonio: 2025 Snapshot
Across the San Antonio metro, 2025 showed slight softening in median sale prices, rising days on market, and inventory levels well above the lows of 2022–2023. Redfin and Zillow data both indicate that homes are taking longer to sell and buyers have more leverage than in recent years.
Why this matters for Alamo Heights, Olmos Park, and Terrell Hills: these areas are historically more insulated due to location, school districts, and limited supply—but they are not immune to broader economic conditions such as interest rates and buyer confidence.
Alamo Heights: 2025 Recap
In late 2025, Alamo Heights’ median sale price hovered in the mid-to-high $600,000s, with a small year-over-year decline depending on the month and source. Median days on market averaged roughly 70–80 days, signaling a shift from seller-dominant conditions.
Despite this moderation, demand remained steady. Buyers had more choice and negotiating room, particularly on homes that were overpriced or needed updates, while well-positioned properties continued to attract strong interest.
Olmos Park: 2025 Recap
Olmos Park remained one of the most exclusive submarkets in Bexar County. Zillow’s Home Value Index placed typical home values just under $1 million by early to mid-2025, while recent median sale prices generally ranged from the high $600,000s to mid-$700,000s, depending on the month.
Because Olmos Park has very few transactions, monthly medians can swing sharply. Long-term data, however, points to relative stability driven by scarcity, prestige, and proximity to central San Antonio amenities.
Terrell Hills: 2025 Recap
Terrell Hills continued to command premium pricing, with late-2025 median sale prices in the mid-to-high $800,000s, according to Redfin. HAR data shows average prices often exceeding $1 million, reflecting larger lots and estate-style homes.
At this higher price point, market shifts are more pronounced. Buyer confidence and interest-rate sensitivity had a visible impact in 2025, resulting in wider month-to-month price movement and days on market commonly extending beyond one month.
Side-by-Side Comparison (Late 2025)
|
Area
|
Approx. Median Price
|
Typical Value / Avg
|
Median Days on Market
|
Notes
|
|---|---|---|---|---|
|
Alamo Heights
|
$640K–$700K
|
ZHVI low–mid $700Ks
|
~70–80 days
|
Slight YoY softening, steady demand
|
|
Olmos Park
|
$680K–$760K
|
ZHVI ≈ $975K
|
Longer DOM typical
|
Small, luxury market; volatile medians
|
|
Terrell Hills
|
$860K–$940K
|
Avg ≈ $1.3M
|
~1–2+ months
|
Higher price point, larger swings
|
Sources include Redfin, Zillow, HAR, Orchard, Realtor.com; data through Nov 2025.
What This Means for Buyers and Sellers
Buyers entering the Tri-Cities in late 2025 benefited from more options and negotiation leverage than in 2021–2022, particularly on homes that lingered beyond 30–45 days. Strong financing and neighborhood-specific guidance remained essential.
Sellers saw that even in these premier areas, precise pricing and top-tier presentation mattered. Overpricing often resulted in extended market time, while homes aligned with current buyer expectations performed best.
Work With Local Experts
If you’re considering buying or selling in Alamo Heights, Olmos Park, or Terrell Hills, local insight matters. Caroline Decherd and Susanne Marco with Park Properties Group are trusted experts in the Tri-Cities and greater San Antonio market.
Caroline Decherd: (210) 313-2904
Susanne Marco: (210) 632-8400
Susanne Marco: (210) 632-8400
Reach out to discuss how current market conditions affect your specific property or buying goals—and how to position yourself successfully moving into 2026.
