Step-by-step local comping strategies with San Antonio-specific nuances you need to know.
San Antonio has massive ZIP codes that span multiple neighborhoods. A house in 78227 near Lackland AFB is COMPLETELY different than one in 78227 near Ingram Mall. You can't just search by ZIP - you need to understand micro-markets.
In San Antonio, use these boundaries instead of ZIP code:
Pro Tip: Google "[Subdivision Name] San Antonio" to find the exact boundaries. HOA websites often have maps.
Use these ranges to sanity-check your comps:
| Market Type | $/SqFt Range | Example ZIPs |
|---|---|---|
| Premium Flipper | $200-280/sqft | 78209, 78212 |
| Family Flipper | $150-200/sqft | 78258, 78260 |
| Hybrid | $120-160/sqft | 78245, 78250 |
| Landlord | $100-140/sqft | 78227, 78242 |
| Caution | $70-100/sqft | 78207, 78228 |
When your comps aren't perfect matches, adjust for these:
In-ground only
Attached garage difference
3BR vs 4BR
Full bath
Beyond standard 0.15-0.2 acre
FEMA Zone A or AE
On main thoroughfare
bcad.org - Free, shows actual sale prices, owner info, tax history
Most accurate sale prices (from deed recordings)
Filter by "Sold" - shows interior photos, accurate sqft
Best for seeing renovation quality of comps
Draw custom map boundaries, see Zestimate trends
Zestimates can be off 10-15% - verify with actuals
Paid tools with MLS-level data and filters
Best for high-volume comping
Using comps across Loop 410 - The Loop is a major value divider. Don't cross it.
Ignoring school district differences - NEISD vs NISD vs SAISD = different buyer pools and values.
Trusting Zillow Zestimates - SA Zestimates are notoriously off. Always verify with BCAD actuals.
Missing flood zones - SA has many flood-prone areas. Check FEMA maps for every deal.
In San Antonio, micro-location is everything. The same ZIP code can have $100K homes and $400K homes. Always comp by subdivision, not ZIP. Use BCAD for accurate sale prices, and never cross Loop 410 or school district boundaries when pulling comps.