I've owned homes in Monte Vista and Alamo Heights, both with pier and beam foundations. While these are less expensive to adjust in the expansive clay soils (vs dealing with broken pipes in a shifting slab foundation) you are always shimming piers and repairing cracks. Better to buy/build in the far north where the soil is a foot or two deep. Of course, these foundations are more expensive to excavate, but no worries about expansive clay soils.
Those high appreciation zip codes are also die to gentrification going around, especially east of downtown, and around southtown area. Most likely won't fall for a very long time
Please keep housing growth away from the Southside. We need more business and better jobs. Not an influx of population growth. Most homes are paid for down here and we just need good jobs not gentrification. The poor are poor because of racism, discrimination and red lining those districts.
Unfortunately this is not the case anymore. Right now there are hardly any houses within the 200-300K mark that are available. Houses are not coming up as they used to and when they do they’re off the market in as little as 2-3 days. People are paying 30/40/50K over asking price and most are paying cash! NW side of town has inflated prices as well as far N.
How is northwest area right below helotes like Bridgewood and Shaenview? Can you still get a 3 bedroom home for under 250k? Is it safe and is there growth here?
@@genwe1894 hell no! And if you do manage to find one it will fly off the market overpriced like a hot cake ....one thing this channel it's not taking into account.. is the massive migration to Austin San Antonio Bernie.. New Braunfels.. Seguin. . from States like California and it gets even worse as you move towards 1604 and 90 the house outside 1604 are ridiculously crazy high starting around $700,000 with droves and droves of new neighborhoods outside of 1604 and 90.. right now there is no such thing in this area ( farwest) as buying a used house inside 1604
Couple of questions about your methodology: 1. where are you getting the permit numbers? (I assume from the county or city building permit office and their online public data portal?) 2. when you measure a zip's appreciation I assume you are just tracking the average or median sales price for houses each month? ...so are you giving any thought into which zips are seeing the most flips? I'd guess that zips that you identified as appreciating the most are also those with the most flips (would have to do some permit digging to see) and that the appreciation isn't due to the the rising tide lifting all houses in those zips so much as the data has a lot of flips in it making it look better if you are ignoring the flip inflation this causes in the data. An astute analyst would develop a "flip inflation ratio" for a given zip and adjust the appreciation % accordingly... cheers ;-)
I keep waiting for you to say something about the 3 fairly large military bases there. Our house in the north east around a base that we bought 3 years ago has went up $100k from our purchase price.
Thanks for the comment Michelle! Military bases can be a pro and con. On one hand they provide good demand in the short term. But there’s always the risk with BRAC that bases can be reduced and shut down, lowering demand. Some neighborhoods across the country have gotten hit hard by that over the last decade. Congrats on your home purchase and appreciation.
@@ReventureConsulting I agree BRAC is a concern but the two largest bases in SA (Ft. Sam & Lackland AFB) have no realistic possibilities of being shut down, they have basic training and large tech schools. Randolph is always under fire but will hold out due to 1) IFF training is located there and the jets will fly out of Seguin a(Randolph, but families will be based at Randolph) and 2 that is a historical base. If you do a google search the base looks like a tank from the air, it was one of the first Army/Air Force crossover bases, it’s here to stay. Also, rent in the area fluctuates with BAH prices, luckily for us we only rent to military and the price of basic housing allowance will have to rise. I really appreciate your channel you do great work, I wish real estate channels could predict the military market better. I also hate that a military family has no hope in the market due to strict VA loan rules, no military family has the cash on hand to cover the amount over appraisal houses are going for now. We will absorb our potential loss and keep renting to military at BAH, it is steady for sure income. My husband can also contact their command of the house is left messed up, so that is a bonus.
I disagree, a condo i was looking at buying before COVID was only 80k now that same condo is 130k, and my mother's house before COVID was 220, it is now worth 350k i her that that seams cheap compared to Austin, but that is still a lot higher than not was before COVID...
San Antonio is very divided by the school districts. The reason the northside is so expensive is because the schools are way better then the metro/south side area. San Antonio also has a decent amount of gang violence so please research the area you choose for your family.
Schools here are all the same. One just has rich kids, other has regular kids. And as long as you are not involved in any criminal activity, you should not have to worry about anything. We I do rather people more to north side, it keeps my quiet southside neighborhood free of traffic congestions )))
@@GhostOfAMachine u have obviously never been to a north side school. They have more money to invest in their students. The education is way better than any south side school. And crime on the south side is very high, nothing quite about it.
There is truth to that about the school districts, yet demand to buy a house down in the 'hood' at 300K+ where the gentrification is going on (east side and southtown) runs counter to this. At the same time, the vast majority of home builders build their new communities on the northside. It's an interesting phenomena...
I strongly disagree school are not even close check there statistics if you fine with your kids walking and living in not save area it is your prerogative. I would not ever consider this place for my kids
I see you use the permit % statistic a lot which is something I have not looked at before. Could you explain why you choose to use (new permits/total jobs) instead of (new permits/new jobs)?
That's a great question Vik! Both metrics are useful to look at. However, New Jobs / New Permits is severely skewed as a result of the COVID pandemic. Almost every market in the US has lost jobs over the last year, and these markets are regaining jobs at uneven rates. This heavily skews the numerator of New Jobs / New Permits. One thing I've started doing to adjust for this is to look at job growth prior to COVID (say 2016-20) and compare to permits pulled through current day (2016-21). I'm dropping a video tomorrow on San Fran that does this.
I live here in sanantonio.. I bought a house in 2010 .. on the far west side in the SeaWorld area zip code 78251 I can tell you the area has and is seeing exponential growth .. I closed at 209 my house is now currently valued around 315 ... I put my house on the market last weekend that weekend alone I had over 15 offers with about $30,000 over asking price... I was reluctant to take any offers... Because I soon found out that with most major home builders in the area there was a 3-6-month waiting list just to get your new house in the building phase... I would beg to differ with this guy and say in fact the prices are rising significantly in San Antonio at a rapid rate and there is certainly not a big pool of houses to buy from lol... And I would also even stress and say that the reason the permit is low right now is because the demand is so high that the supply cannot keep up with it... This trend will continue as we enter into the summer months and it will only get worse... So for now I'll probably check things out for around December
The rental you are talking about is a single family house or apartment or townhouse? Would be better to be a little bit specific! Thank you 🙏 very much for the data analysis
It's a general discussion of prices / rents in this video. But on the individual level there are significant differences that can exist based on single-family home or apartment.
From Houston, was sick of crazy impulsive market (I know it's a seller's market) still even with that in mind Houston was stupid, I always liked San Antonio and we had other factors to push us to move. So my wife and I decided to look at San Antonio instead, and sure enough the inventory was much better. We closed on a town home, (cash buy) it's an odd property because it's no HOA no maintenance fees at a town home (I liked that) now I expect that the market will drop a little especially in smaller place like SA, it's worrying a little but, not paying rent for as long as we there will pay the difference I expect even with market drop.. Am I correct on that last one ?
I live here in sanantonio.. I bought a house in 2010 .. on the far west side in the SeaWorld area zip code 78251 I can tell you the area has and is seeing exponential growth .. I closed at 209 my house is now currently valued around 315 ... I put my house on the market last weekend that weekend alone I had over 15 offers with about $30,000 over asking price... I was reluctant to take any offers... Because I soon found out that with most major home builders in the area there was a 3-6-month waiting list just to get your new house in the building phase... I would beg to differ with this guy and say in fact the prices are rising significantly in San Antonio at a rapid rate and there is certainly not a big pool of houses to buy from lol... And I would also even stress and say that the reason the permit is low right now is because the demand is so high that the supply cannot keep up with it... This trend will continue as we enter into the summer months and it will only get worse... So for now I'll probably check things out for around December
San Antonio is not the little brother to Austin. They're just more flashy then us but they can keep their high rent, homeless people, and ridiculous taxes. Although it's starting to get worse here too.
I actually heard San Antonio is among the top 4% of violent cities in America and has a gang problem. Apparently 35,000 dogs roam around there on a given day. Most have owners, but apparently they don't put them on the leash. Property taxes are obviously ridiculous all over Texas. And since prices went up so drastically that means property taxes will put a significant hole in your pocket. And I looked at the Comal school district, but many schools only have a 5 out of 10 in that district.
I am working on a web app that will provide users with access to maps and data for a monthly fee! Make sure you're signed up for the Reventure mailing list to receive updates! reventureconsulting.com/contacts/
I feel like North of San Antonio is good, Boerne, Bulverde, Spring Branch, New Braunfels. These areas have great quality of life and close proximity to natural outdoor activities. New Braunfels in particular gives you access to both Austin and San Antonio.
Hey y’all! I know this video is 5 months old but what is the general pulse on Boerne/San Antonio currently? Should you be selling now? Is it still safe to buy? Thoughts? Love to hear from Sir Nick on this 😉
@@ReventureConsulting man I been watching your videos for a while and decided to buy a new building it appraised above ( Harlach Farms) but I know correction is coming and would love to here your thoughts.
I’ve been looking at the SA market for a few months now and looking to buy in the next couple months. Can you share which tools you used to display that zip code price data?
Thanks for the comment and question Brendan! The ZIP code price data comes from Zillow. Link here: www.zillow.com/research/data/ It's visualized using Tableau Graphing Software.
Excellent. Considering the high real estate taxes in Texas, which low-real-estate-tax State do you think is the best for investing? I really like Colorado (not the Denver area). What do you think about the Colorado market that is more "conservative", like Colorado Springs?
Thanks for the comment! That’s a great question! Colorado has a lot of positive aspects for real estate investment - especially it’s geographic supply constraints. I could easily see Colorado Springs benefitting from Denver overflow and seeing strong appreciation in the future.
78207 REPRESENT! Excellent analysis of my 2nd hometown whose streets I've grazed from 2010 to 2017. I always thought that with the old school Austinites being burned out by the prices, the lack of cool anymore, too corporate, etc, that either San Antonio or Bryan & College Station would benefit from this trend. Is that trend a thing you think, and Is there any truth to that hypothesis? Also, my Dad's a real estate agent down in SA still and lower than 150k for anything decent he says is gone with the wind. Anyway, way to shout out another old zip of mine.
I think the prices in Austin are definitely pushing some people out to San Antonio. Based on 2020 USPS data San Antonio took more people from Austin than it gave.
My dad has "мой район не продается/my neighborhood is not for sale" sign out on his yard when I visit last time. He lives off of Ruiz st. I see a lot of "mi barrio no se vende" everywhere
