FEBRUARY 2026 NEWSLETTER
We hope everyone had a lovely Valentine's Day and were also able to enjoy the rodeo!
Some interesting facts about the San Antonio Stock Show and Rodeo:
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It's one of the largest rodeos in the U.S. and awards over $2 million in prize money.
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This is the coolest part: The rodeo has committed over $250 million to Texas students since it began. The entire event is nonprofit and focused on education and youth development.
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Every rodeo ends with a major concert, past performers include George Strait, Garth Brooks, Cardi B and Journey.
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The rodeo features a huge carnival + livestock show. Thousands of Texas students bring animals (cattle, pigs, goats, lambs, chickens) to compete. For many kids, it’s the highlight of their year.
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Our kids celebrating the Rodeo and Valentines Day at school this month:
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SAN ANTONIO REAL ESTATE UPDATE:
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The February data from the San Antonio Board of Realtors (SABOR) is in, and it shows a lower amount of Total Sales Transactions, Sales Prices have stayed around the same level over the past 3 years, the Inventory continues to be at its highest levels over the past 8 years, and the properties are sitting on the market longer.
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Compared to February 2025, active listings are up 6%, closed sales are down 7%, and homes are spending 20% more time on the market. Overall pricing remains relatively stable, with slight variations depending on location and property characteristics. With Months of Inventory now at 5.5 months, the market is overall in balanced territory for both buyers and sellers.
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That said, we are seeing a degree of hesitation on both sides. Some buyers are feeling uncertain, while some sellers are holding firm on pricing and are unwilling to make the adjustments needed to motivate a sale. ​
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INTEREST RATE UPDATE:
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Mortgage rates dropped again this week, now down to their lowest level since September of 2022. This lower rate environment is not only improving affordability for prospective homebuyers, it’s also strengthening the financial position of homeowners. Over the past year, refinance application activity has more than doubled, enabling many recent buyers to reduce their annual mortgage payments by thousands of dollars.
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The 30-year fixed-rate mortgage averaged 6.01% as of February 19, 2026, a year ago at this time, the 30-year FRM averaged 6.85%. So if you bought in the last 3 years and have not refinanced it is time to make a call to your lender about refinancing. Most lenders are not charging refinancing fees if you refinance with your current lender, but if you need any lender referrals please let us know. We have a great list of vetted lenders that we worked closely with.
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A word of caution: It looks like there could be a future conflict/war of some degree where the United States could be involved with Israel and Iran. This could drive interest rates higher, we will wait to see what happens.
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Please don’t hesitate to reach out with any real estate questions, or if you’d like referrals to trusted mortgage brokers or contractors. We’re happy to help with anything real estate–related.
All The Best,
Alui and Ryan Alton
