Sell Your Land Note in San Antonio, Texas — Updated Guide

San Antonio is where Longhorn Note Buyers was founded, where the company is headquartered, and where its founders Nick and Sandy McFadin have been buying notes for decades. No buyer in Texas knows the San Antonio market more intimately — every neighborhood, every growth corridor, every pocket of value and risk across the seventh-largest city in the United States. If you hold a promissory note secured by San Antonio-area property, you are holding an asset in the backyard of one of the most experienced note buyers in the state.

San Antonio is also a city in the middle of a transformation. Long known as a military town and tourist destination, the city has evolved into a diversified metro with a growing technology sector, expanding healthcare industry, robust cybersecurity presence, and a population that has surpassed 1.5 million in the city proper and 2.6 million in the metro area. This growth has driven steady property appreciation, increased transaction volume, and created a deep pool of owner-financed notes across every property type and price range.

This updated guide covers everything San Antonio note holders need to know about selling in 2026 — how the local market affects your note's value, which areas and property types command the best pricing, and how to work with a buyer who knows this city as well as anyone in the business.

Why San Antonio Notes Are Well-Positioned in 2026

San Antonio's real estate fundamentals are strong, and several market dynamics work in favor of note holders looking to sell.

Steady, Sustainable Growth

Unlike some Texas metros that experience boom-and-bust cycles, San Antonio's growth has been remarkably steady. The city adds population consistently year over year without the speculative surges that can lead to corrections. For note buyers, this stability is attractive — it means property values are supported by genuine demand rather than speculation, which makes the collateral behind your note reliable and predictable.

Military and Government Foundation

San Antonio is Military City USA, home to Joint Base San Antonio — which includes Fort Sam Houston, Lackland Air Force Base, and Randolph Air Force Base — along with dozens of military support operations and contractors. The military presence provides a stable economic floor that is largely recession-proof. Thousands of military families need housing at all times, creating consistent demand for residential properties. Notes secured by properties near military installations benefit from this steady demand base.

Affordability Advantage

Compared to Austin, Dallas, and Houston, San Antonio remains more affordable for both homebuyers and renters. This affordability attracts families, retirees, and workers who are priced out of other Texas metros, sustaining demand for housing and supporting property values. For note holders, the affordability advantage means the borrowers on your notes are more likely to sustain their payments because their housing costs are manageable relative to local incomes.

Healthcare and Bioscience Expansion

The South Texas Medical Center is one of the largest medical complexes in the region, and San Antonio's healthcare sector continues to expand with new hospitals, research facilities, and bioscience companies. Healthcare employment is inherently stable — people need medical care regardless of economic conditions — and the sector's growth adds high-paying jobs that strengthen the local housing market.

Cybersecurity Hub

San Antonio has emerged as one of the top cybersecurity cities in the nation, driven by the military's cyber operations at Lackland and a growing ecosystem of private cybersecurity firms. This sector brings high-income professionals to the market who need housing, adding another layer of demand that supports property values across the metro.

San Antonio Sub-Markets: How Location Drives Note Value

San Antonio spreads across a vast geographic area with distinct sub-markets that carry different implications for note pricing.

North Central — Alamo Heights, Terrell Hills, Lincoln Heights

The Alamo Heights area is San Antonio's premier residential market — tree-lined streets, top-rated schools in the Alamo Heights Independent School District, established neighborhoods, and proximity to the Pearl District, the Quarry, and the Broadway corridor. Notes secured by properties in this area command premium pricing because the collateral is highly desirable and extremely liquid. Properties in Alamo Heights and Terrell Hills hold their value exceptionally well through all market conditions.

The Pearl and Downtown

San Antonio's downtown has undergone a significant revitalization, anchored by the Pearl Brewery redevelopment, the River Walk extensions, and new residential and mixed-use projects. The urban core now attracts a mix of young professionals, empty nesters, and tourists who are willing to pay premium prices for walkable, amenity-rich living. Notes on properties in and around the Pearl, Southtown, and the King William District benefit from this urban renaissance and the continued investment flowing into the area.

North San Antonio — Stone Oak, TPC, Sonterra

The far north side — Stone Oak, TPC Parkway, Sonterra, and the communities along Highway 281 north of Loop 1604 — has been San Antonio's primary growth corridor for the past fifteen years. Master-planned communities, excellent schools in the North East ISD, abundant retail and dining, and proximity to major employers make this area highly desirable. Notes on north-side properties are well-regarded by buyers and typically receive strong offers.

Northwest — Helotes, Leon Springs, The Dominion

The northwest corridor along Highway 151, I-10 West, and the Helotes area offers a mix of luxury properties — including The Dominion, one of San Antonio's most exclusive gated communities — and more affordable suburban development. The area benefits from proximity to USAA's headquarters and the growing employment centers along I-10 West. Notes in this area range from premium for luxury properties to solid for standard suburban homes.

Northeast — Schertz, Cibolo, New Braunfels Corridor

The I-35 corridor northeast of San Antonio — Schertz, Cibolo, and the rapidly growing southern end of New Braunfels — has become one of the metro's most active growth areas. Young families attracted by affordability, new construction, and access to both San Antonio and Austin employment markets have driven rapid development. Notes on properties in this corridor reflect the area's momentum, and buyers recognize the appreciation potential of properties in the path of growth along the I-35 spine between the two cities.

Southside and Southeast — Brooks, Mission Trail, Floresville Road

South San Antonio has historically been more affordable and less dynamic than the north and northwest sides, but significant investment is changing the landscape. The redevelopment of Brooks — the former Brooks Air Force Base — into a mixed-use community with healthcare, education, retail, and residential components has been a catalyst. The Toyota manufacturing plant on the south side provides a stable employment anchor. Notes in this area are valued at somewhat lower percentages than north-side properties but still attract buyer interest, particularly when the payment history is strong.

West Side — Lackland, Sea World Area, Medina County

The west side of San Antonio is anchored by Lackland Air Force Base and the Sea World / Westover Hills development corridor. Military families create consistent housing demand in this area. Further west into Medina County, the market transitions to more rural and agricultural properties. Notes close to Lackland and the Loop 1604 corridor are solid; notes on more remote western properties require careful evaluation of collateral quality and liquidity.

Hill Country Fringe — Boerne, Fair Oaks Ranch, Bulverde

The Hill Country communities to the north and northwest of San Antonio — Boerne, Fair Oaks Ranch, Bulverde, Spring Branch — offer a Hill Country lifestyle within commuting distance of the city. Properties here tend toward larger lots, higher price points, and a mix of residential homes and ranch-style acreage. Notes in this area are attractive when the payment history is solid and the property is well-maintained, though the more rural and larger-acreage properties may see slightly wider pricing variation depending on their specific characteristics.

San Antonio-Specific Factors That Influence Note Pricing

Several factors particular to the San Antonio market affect how buyers evaluate notes on local properties.

Edwards Aquifer and Water Considerations

San Antonio sits atop the Edwards Aquifer, which is the primary water source for the region. Properties in the Edwards Aquifer recharge zone — generally the northern and northwestern portions of the metro — are subject to development restrictions designed to protect water quality. These restrictions can limit the development potential of vacant land in the recharge zone, which affects the valuation of land notes in those areas. For improved properties with existing homes or buildings, the aquifer restrictions have minimal impact on day-to-day value.

Military Base Proximity

Proximity to military installations is generally a positive for note valuation because of the steady housing demand from military families. However, properties directly adjacent to base operations — under flight paths, next to training areas, or in noise zones — may see modest pricing adjustments. Properties in the broader base-adjacent communities that benefit from military demand without the direct operational impacts command the best pricing.

Property Tax Rates Across Jurisdictions

San Antonio's property tax rates vary significantly depending on the combination of city, county, school district, and special district taxes. Properties in the City of San Antonio within SAISD carry different total tax rates than properties in unincorporated Bexar County within NEISD or properties in the Alamo Heights ISD. Buyers evaluate the total tax burden on the borrower as part of their payment sustainability analysis. Higher total tax rates are not disqualifying but are factored into the assessment.

Historic District Considerations

San Antonio has several designated historic districts — King William, Monte Vista, Dignowity Hill, Lavaca, and others. Properties in these districts may be subject to design review requirements and restrictions on exterior modifications. These restrictions can add costs and complexity for the borrower, which buyers consider. However, historic districts also tend to maintain strong property values due to their character, location, and protection from incompatible development — a net positive for note valuation in most cases.

Selling Your San Antonio Note: Step by Step

The process for selling a San Antonio-area note follows the same efficient path as any Texas note sale, with the added advantage that a local buyer like Longhorn Note Buyers has intimate knowledge of every aspect of the market.

Step 1: Compile Your Documentation

Gather the promissory note, deed of trust, payment history, title insurance, and hazard insurance. If the property is in a flood zone — relatively uncommon in San Antonio outside of areas near the San Antonio River, Salado Creek, and other waterways — include flood insurance documentation. For a complete list, see this checklist of documents needed to sell a note in Texas.

Step 2: Contact Longhorn Note Buyers

Call (210) 828-3573 or submit your note details through longhornnotebuyers.com. As a San Antonio-based buyer, Longhorn already knows the neighborhood, the market dynamics, and the property's competitive position. This local knowledge allows them to evaluate your note faster and more accurately than an out-of-market buyer who has to research the area from scratch.

Step 3: Receive and Review Your Offer

Longhorn provides a cash offer within 24 hours of receiving your note details. The offer reflects the specific characteristics of your note — balance, rate, payment history, seasoning — and the current San Antonio market position of the property. Review the offer, ask questions, and accept when you are comfortable.

Step 4: Due Diligence

The due diligence process includes a title search through a local Bexar County title company, property valuation, borrower payment verification, and insurance confirmation. Because Longhorn operates in San Antonio, they have established relationships with local title companies and appraisers that can expedite this phase. Typical due diligence takes seven to fourteen business days.

Step 5: Close and Get Paid

Sign the assignment documents, which transfer the note and deed of trust to the buyer. The assignment is recorded with the Bexar County Clerk's office — or the relevant county if the property is in one of the surrounding counties. Funds are wired to your bank account on closing day. The transaction is complete, the cash is yours, and the management responsibility transfers to the buyer.

Getting the Best Price for Your San Antonio Note

A few strategies can help you maximize the offer you receive.

Emphasize the Borrower's Payment Track Record

Nothing drives note value more effectively than a borrower who has paid on time, every time, for an extended period. If your borrower has 24 months or more of perfect payment history, that is the headline of your note — make sure the buyer knows it immediately. Seasoned notes with clean payment histories command the best pricing in any market, and San Antonio is no exception.

Provide Local Context

If the property has benefited from nearby development — a new H-E-B, a school opening, a commercial project, road improvements — share that information. Buyers know the San Antonio market broadly, but you may know specific micro-level developments that enhance the property's current value beyond what the macro data shows.

Consider a Partial Sale for Targeted Cash Needs

If you need a specific amount of cash rather than the maximum possible, a partial sale may be more efficient. Selling a defined number of payments preserves your long-term income stream while generating the immediate capital you need. San Antonio's steady market makes partial sales particularly attractive because the underlying collateral stability gives buyers confidence in the long-term structure. For a comparison, see this analysis of full vs. partial note sales.

Know Your LTV

San Antonio property values have appreciated in most areas over the past several years. If your note was created three or more years ago, the property's current value may be meaningfully higher than when the note was originated, which improves the LTV ratio and strengthens your pricing position. If you have recent comparable sales data or a tax appraisal showing appreciation, share it with the buyer. For a full breakdown of pricing factors, see this guide on what determines note value in Texas.

The Longhorn Advantage for San Antonio Sellers

There is a distinct advantage to selling your San Antonio note to a buyer who is based in San Antonio. Longhorn Note Buyers has been operating in this market since 2007 — nearly two decades of buying notes, evaluating properties, and building relationships across the metro. Nick McFadin has been buying notes since 1983, and Sandy McFadin joined as co-founder in 2013. Together, they bring a depth of San Antonio market knowledge that no out-of-market buyer can replicate.

This local expertise translates to faster evaluations, more accurate pricing, and smoother transactions. When Longhorn assesses a note on a Stone Oak property, they already know the neighborhood, the school quality, the traffic patterns, the recent comparable sales, and the area's trajectory. When they evaluate a note on a south-side property near Brooks, they understand the redevelopment context and its impact on values. This familiarity means fewer questions, faster decisions, and offers that accurately reflect the property's true market position.

Combined with their $47 million in completed purchases, A+ BBB rating, and 100 percent close rate, Longhorn is the natural first call for any San Antonio note holder considering a sale.

Ready to Sell Your Note?

You are in the right city with the right asset and the right buyer is right here in town. Contact Longhorn Note Buyers today at (210) 828-3573 or visit longhornnotebuyers.com to get your free cash offer within 24 hours. No middlemen, no broker fees, no waiting. Just a fair price from a San Antonio buyer who has been in this market for decades and closes every deal they quote. Call today and find out what your San Antonio note is worth.

Frequently Asked Questions

Does it matter which school district my property is in for note pricing?

School district quality influences property values, which in turn affects note pricing through the LTV ratio. Properties in Alamo Heights ISD, North East ISD, and Boerne ISD tend to command higher values and stronger note pricing. Properties in SAISD, Edgewood ISD, or Harlandale ISD may have lower property values but can still produce competitive note offers if the payment history is strong and the LTV is favorable. The school district is one factor among many — it matters but does not override the fundamentals of payment performance and overall collateral quality.

Are notes on properties near military bases worth more or less?

Generally more, because military families provide consistent rental and purchase demand that supports property values. The exception is properties with significant noise or operational impacts — directly under flight paths at Lackland or Randolph, for example — which may see modest adjustments. Properties in the broader military-adjacent communities like Schertz, Universal City, Live Oak, and Converse benefit from military demand without operational drawbacks and are well-regarded by buyers.

How does San Antonio compare to Austin for note pricing?

Austin property values are generally higher, which can mean higher note balances. However, Austin also experienced more volatile price swings in recent years — rapid appreciation followed by corrections in some segments. San Antonio's steadier market dynamics mean less risk for note buyers, which can translate to a more favorable percentage of face value on the offer. The best San Antonio notes often receive pricing comparable to Austin notes despite lower property values because the risk profile is more conservative.

My property is on the far south side — will it still attract buyer interest?

Yes. While south-side properties historically traded at lower values than north-side properties, the Brooks redevelopment, Toyota plant, and ongoing investment have improved the area's trajectory significantly. A well-performing note on a south-side property with a good payment history and adequate insurance will attract buyer interest. The offer may be at a slightly wider discount than an equivalent north-side note due to lower property values and liquidity, but the note is absolutely sellable and will generate meaningful cash.

Can I sell my note if the property is in an unincorporated area of Bexar County?

Absolutely. Many San Antonio-area properties are in unincorporated Bexar County rather than within the city limits. The incorporated vs. unincorporated distinction does not prevent a note sale or significantly affect pricing. Buyers evaluate the property on its own merits — location, condition, value, access, and market dynamics — regardless of municipal incorporation status. Unincorporated properties often have lower tax rates, which can actually be a positive factor in the borrower's payment sustainability analysis.