Selling a Home in Alamo Heights and Terrell Hills (2026): Prices, Timing and Prep

By Chris Dudley, San Antonio REALTOR® | Founder, Legacy Realty Group, brokered by Real Broker, LLC | TREC #731381

Alamo Heights and Terrell Hills are small, established cities surrounded by San Antonio (the 78209 area), both served by Alamo Heights ISD. Homes here sell on their own market, not the citywide one, so pricing and prep matter more than in a newer subdivision with identical floor plans.

What the Alamo Heights market looks like right now

Redfin's July 2026 data for the City of Alamo Heights shows a median sale price of $707,146 (down 9.3% from a year earlier), 37 homes sold (up from the year before), a median of 44 days on market, and a 96.3% sale-to-list ratio. About 31% of listings had a price cut, and Redfin rates the market "somewhat competitive." Source: Redfin Alamo Heights housing market.

In Terrell Hills, HAR listed an average home price of about $1.19 million and $331 per square foot in May 2026 (HAR Terrell Hills). Averages are pulled up by a few large estates, so your home's value depends on the closest true comparables.

What this means for sellers

Price to the first two weeks. With a sale-to-list ratio near 96% and almost a third of listings cutting price, overpricing usually costs more than it gains. A sharp list price draws the most showings while the listing is new.
Comps are hyper-local. A renovated 1940s cottage, an original-condition ranch and new construction on a scraped lot can sit on the same street and sell for very different prices per square foot. Comparing like with like is the core of the pricing job.
Expect about six weeks on market plus the contract-to-closing period (see how long it takes to close), so plan moves accordingly.

Prep that matters for older homes

Pre-listing inspection. Foundation, roof, plumbing (cast iron or galvanized lines), electrical panels and HVAC age are what buyers' inspectors focus on in older homes. Knowing first lets you fix, price in, or disclose on your terms.
Seller's Disclosure Notice. Texas Property Code Section 5.008 requires most sellers of single-family homes to give buyers a written disclosure of known conditions. TREC publishes a form most agents use.
Lead-based paint. For homes built before 1978, federal law requires a lead-based paint disclosure and pamphlet, and buyers get a chance to test (EPA real estate disclosure rule).
Permits and surveys. Additions and remodels done without permits can come up during the buyer's option period. Gather permits, warranties and your survey before listing.
Presentation. Mature trees, original details and walkability are what buyers come here for. Professional photos, a clean landscape and a few targeted repairs usually beat a rushed full remodel.

How Chris Dudley helps Alamo Heights and Terrell Hills sellers

Chris Dudley is a San Antonio REALTOR® and founder of Legacy Realty Group, brokered by Real Broker, LLC. His closed sales: 76 in 2024 ($25.1M), 39 in 2025 ($12.2M) and 26 in 2026 through August 28 ($9.0M), for 141 closed sales and $46.3M since January 2024 (Real Broker transaction records). He holds a 5.0-star rating from 480+ Google reviews, was named to the 2026 PT500 list by Platinum Top 50® San Antonio, and is a Real Broker Elite Agent Award winner (2026).

Every listing gets a written pricing plan built from the closest comparable sales, a prep list based on your home's age and condition, professional photography, and marketing across Instagram, Facebook, TikTok and YouTube.

Frequently asked questions

How long does it take to sell a house in Alamo Heights?

Redfin's July 2026 median was 44 days on market, plus the contract-to-closing period, which depends on financing, appraisal and title.

Are Alamo Heights home prices going down?

Redfin's July 2026 median sale price was $707,146, about 9% below a year earlier, while sales volume rose. Monthly medians in a small city swing with the mix of homes sold, so a pricing analysis on your specific home matters more than the headline number.

Do I have to disclose problems when selling in Texas?

Yes. Most sellers of single-family homes must give a written Seller's Disclosure Notice under Texas Property Code Section 5.008, and homes built before 1978 also need a federal lead-based paint disclosure.

Should I renovate before selling an older Alamo Heights home?

Usually targeted repairs and presentation pay off better than a full remodel. A pre-listing inspection shows which items buyers will push back on.

Next step

Thinking about selling in Alamo Heights or Terrell Hills? Call or text Chris Dudley at (210) 838-6099 for a free pricing analysis.

Chris Dudley, REALTOR® | Legacy Realty Group, brokered by Real Broker, LLC | TREC #731381 | 8626 Tesoro Dr, Suite 208, San Antonio, TX 78217 | (210) 838-6099. Market figures as of the dates shown; contact for current data.