Cash offer or list it? Selling your San Antonio home in 2026

Short answer: a cash or "instant" offer trades some of your sale price for speed and certainty. Listing on the open market usually brings more buyers and a higher price, but takes longer. The right choice depends on your timeline, your home's condition and your net proceeds, not the headline offer. This guide is from Chris Dudley, San Antonio REALTOR® and founder of Legacy Realty Group, brokered by Real Broker, LLC.

What the San Antonio market looks like right now

According to the San Antonio Board of REALTORS® data for September 2026, as reported by Texas Public Radio, the median home price was just below $302,000, down 2% from a year earlier; the area had about six months of inventory; homes were taking close to three months on average to sell; and about nine in 10 sellers were getting their original asking price. More inventory and longer selling times are exactly when sellers start comparing cash offers. See the full San Antonio housing market report.

How instant cash offers are priced

Companies that buy homes directly make their offer, then subtract a service fee and repair costs. Opendoor, for example, says it does not publish a fixed fee percentage; the fee varies by home and location and appears in the offer. Its own illustration shows a $17,500 fee on a $350,000 sale, and it lists repair credits that can range from a few hundred dollars for minor items to $20,000 or more for major work (Opendoor). Closing costs still apply.

Compare your net, not the offer

To compare fairly, put both options side by side:

Cash offer: offer price, minus service fee, minus repair credits, minus your closing costs and mortgage payoff.
Listing: expected sale price from recent SABOR comparable sales, minus broker compensation as agreed in your listing agreement, minus any buyer credits or repairs you negotiate, minus closing costs and payoff, minus the cost of carrying the home (mortgage, taxes, insurance, utilities) during the extra weeks on market.

Our San Antonio closing costs guide shows what sellers typically pay at closing in Texas.

When a cash offer can make sense

You need to move on a fixed date, such as military orders or a job start.
The home needs major repairs you can't or don't want to make.
You value certainty and fewer showings over the highest price.

When listing usually wins

The home is in good condition and priced in line with recent nearby sales.
You have a few months of flexibility.
Your area has steady buyer demand, so open-market exposure can bring competing offers.

Planning to list? Read how to sell your house in San Antonio.

Texas rules apply either way

Most Texas sellers of a single-family home must give the buyer a seller's disclosure notice under Texas Property Code Section 5.008, whether the buyer is a family or a company. Read every page of a cash buyer's contract, including option periods, inspection terms and how the price can change after inspection.

Frequently asked questions

Is a cash offer for my San Antonio house a good idea?

It can be if you need speed or the home needs major repairs. Compare your net proceeds from the cash offer with your estimated net from listing, after fees, repairs, closing costs and carrying costs.

How much do instant-offer companies charge?

It varies. Opendoor says it does not publish a fixed percentage and shows the fee in each offer; its own example is $17,500 on a $350,000 home, plus repair credits and closing costs.

How long does it take to sell a house in San Antonio right now?

In September 2026, homes were taking close to three months on average to sell, with about six months of inventory, according to SABOR data reported by Texas Public Radio.

Do I need a seller's disclosure if I sell to a cash buyer in Texas?

In most single-family sales, yes. Texas Property Code Section 5.008 requires a seller's disclosure notice regardless of who the buyer is, with limited exceptions.

Who can help me compare a cash offer with listing?

Chris Dudley, San Antonio REALTOR®, prepares a market analysis and seller net sheet so you can compare both options. Call (210) 838-6099.

Talk to Chris

Got a cash offer, or thinking about selling? Call or text Chris Dudley at (210) 838-6099 for a free market analysis and net sheet.

Chris Dudley, REALTOR®, TREC #731381. Legacy Realty Group, brokered by Real Broker, LLC. General information, not legal or tax advice. Market figures as of October 2026.