San Antonio is the second-largest city in the state of Texas. San Antonio’s population is just under 1.3 million as of the 2006 U.S. Census estimate, as well as the 4th fastest growing large city in the nation from 2000-2006 in terms of percentage. Its metropolitan area has a population of over 1.9 million and is the 29th-largest metropolitan area in the U.S. Famous for its River Walk, the Alamo, Tejano culture, and the San Antonio Spurs basketball team, the city is visited by 20 million tourists per year. 

San Antonio is usually broken down into sections like most cities with a North, South, East, and West. For flippers, this isn’t much help. Finding the best neighborhoods to live in San Antonio is best summed up using these 3 sections, Inside 410, Inside 1604, and Outside 1604. Here is a list of the better neighborhoods to target when searching for an existing home for sale.

San Antonio Neighborhoods - Inside 410

Neighborhoods inside of Loop 410 are older and provide the most upside as a return on your investment. These homes also offer shorter commute times and all of San Antonio’s historic eighborhoods are within Loop 410. In addition to the popular neighborhoods, there are some really good small neighborhoods hidden within 410 as well, so you want to focus in here if you are looking for an existing home with good architectural styling.

Alamo Heights

About: Located just east of 281 across from Olmos Park. Established in 1922, Alamo Heights features homes with plenty of architectural charm, great shopping, restaurants, bars, and the most sought after school system in town.
Upside: Designed and built before subdivisions and tract homes, the neighborhood is eclectic and hip. With all the great shops, restaurants, schools, and location Alamo Heights is very high demand so homes go quickly if priced right.
Downside: Finding a bargain in Alamo Heights is very hard. There is a line of house flippers waiting to jump on any properties in disrepair. You can still find some deals, but more than likely you will end up paying high dollar for one of the best neighborhoods inside Loop 410.

Terrell Hills & Terrell Heights

About: Located just east of Alamo Heights, Terrell Hills is very much a part of the Alamo Heights scene. Most areas share the same zip code and school which brings high value. Sections near IH-35 and Fort Sam are considered East Terrell Hills and have smaller homes that go to Roosevelt High School.
Upside: There are some really great architecturally styled homes here. If you’re looking for a mid-century modern home built in the 1950’s, you will find it here. Terrell Heights may be a good spot to look for a house..
Downside: Houses here can still be in the Alamo Heights school district which will be very expensive. Houses down the street from each other can slip out of Alamo Height ISD, so pay particular attention to the school zone when setting your purchase price.

Olmos Park and Olmos Park Terrace

About:Olmos Park is located just north of Hildebrand Avenue and east of San Pedro Avenue and just across 281 from Alamo Heights. Olmos Park has a history dating back to the 1920’s when oilman and real estate tycoon, H.C. Thorman purchased property from an Austrian count. The area has a quaint business district with high-end boutiques and posh restaurants.
Upside:Olmos Park is an incorporated city in San Antonio with a distinct flavor all its own. Olmos Park Terrace is on the rise as it may become historical soon and prices are way below that of Olmos Pak. Terrace homes are smaller but are conveniently located just across McCullough. Many local artisans are buying up Olmos Park Terrace and fixing it up.
Downside:Olmos Park is a historical district so buying a house here will mean you are under scrutiny of the historical society. Olmos Park Terrace may be designated soon as is evident by the number of protest signs posted in the front yards. Residents in designated historical neighborhoods must get approval from the San Antonio Historic and Design Review Commission before any work is done on the house.

Monte Vista and Monte Vista Terrace

About: Monte Vista is one of the most storied neighborhoods in San Antonio. It is located roughly 1.5 miles north of Downtown and includes 14 subdivisions, the largest of which is where the area culls its name. The entire set of subdivisions spans 100 city blocks and houses approximately 3,000 people.
Upside: Monte Vista is arguably the most prominent of the neighborhoods that blossomed during San Antonio’s “Gilded Age.” This was the period between 1890 and 1930 when the city began to establish itself as more than just an outpost for cattle drives. In fact, Monte Vista was where many of the rich people in the cattle and oil industries decided to make their home during this time. There is an attractive mix of Queen Anne, Hollywood bungalow, Georgian, Moorish and Victorian era architecture that gives Monte Vista its unique feel. If you can find a house at a bargain here, buy it!
Downside: Other than the high entry prices, not much. Probably the best neighborhood in San Antonio. Don’t forget residents in designated historical neighborhoods must get approval from the San Antonio Historic and Design Review Commission before any work is done on the house

Alta Vista

About: Located between Beacon Hill and Monte Vista, Alta Vista is one of the older neighborhoods in San Antonio in the area referred to as Midtown. The homes in Alta Vista have a good historical value and location.
Upside:Alta Vista has a lot of the same features as Monte Vista but located just down the street. The price difference between Monte and Alta is starting to close some which makes it a good spot. Also, no historical designation yet means you can paint and renovate it how you want it without city approval.
Downside: The farther you get from Monte Vista the more likely you are to find groups of homes that need to be updated. There is a real potential to have bad neighbors, so do you homework and drive by at 10pm on some weekend nights to find the party houses to avoid.

Shearer Hills

About:Shearer Hills is located just north of Olmos Park and across 281 from Alamo Heights. The homes in this neighborhood were built in the 1950’s and offer the best example of mid-century modern homes in San Antonio.
Upside:Aside from big plus of being wedged between Olmos Park and Alamo Heights, the houses average about 2000 sq ft and sit on quarter to half acre lots.
Downside: Mid century modern homes are not very popular in San Antonio. There is also a price ceiling issue here where people simply won’t pay $350K to live here, they will spend it in the Hill Country or a more kept up neighborhood.

Ridgeview

About:Located just south of North Star Mall, north of Basse (Shearer Hills) and blocks away from the Quarry Market. Homes were built in the 1950’s around the Olmos golf course and now provide one of the most central locations in the city.
Upside: Good starting point for first time home owners. Homes can be bought here for under $100K. Some houses on the east side of McCullough are in the Alamo Heights school district.
Downside: Neighborhood isn’t fixed up very far yet. Lots of homes have converted garages which means tons of carports, cars in the streets, and a general run down crowded feel. Having 5 cars in the driveway next to you can impact your house value here.

King William District and Lavaca

About:Located around south St. Mary’s Street and along IH-37 Lavaca is the oldest neighborhood in San Antonio and is part of the King William District. Lavaca and King William are all a part of an urban reclamation project initiated by the city to not only beautify these once run-down areas but also to bring commerce and jobs to the residents of the area.
Upside: Living downtown is very popular in big cities so building up this area in San Antonio is sure to be a hit. The more downtown is renovated and updated, the higher the property values will continue to climb.
Downside: Living in the hill country with a large lot is the competition. As prices continue to rise downtown, people will pay less for more farther out.

Monticello Park and Monticello Heights

About:Historic district that is located at the end of Hildebrand and along Fredericksburg. Many homes in the area date back to the early 1900’s and have a very unique architecture.
Upside:The architecture within Monticello Park is very diverse with most houses looking completely different from one another (bungalow next victorian). The prices for these homes is still very low compared to other historical neighborhoods! Great bargains can be found and lots of home renovation groups are active here including former Mayor Ed Garza.
Downside The art deco district surrounds the neighborhood and has not attracted many nice businesses. Diamond in the rough best describes the location. Houses in Monticello Heights do not feature the same architecture so they could weigh down the overall values if given historical tag.

Woodlawn Area

About:Located west and south of Monticello Park, the neighborhood centers around Lake Woodlawn and branches outward. Neighborhoods include Woodlawn Hills, Woodlawn Lake, Woodlawn Terrace, and Woodlawn Heights.
Upside:Some of the same eclectic architecture can be found here without the historical designation. There are lots of houses available here at good prices.
Downside:Many of the houses are not renovated and are in disrepair. You can find a nice 1920’s Spanish house but it may be stuck between some really bad homes and rough neighbors.

Riskier San Antonio Neighborhoods - Inside 410

Neighborhoods like Government Hill, Highland Park, Beacon Hill, Five Points, and South of Downtown have not become stabilized for most new residents to move into. You will have to look at neighbors, businesses, etc around the property to see what the condition of your neighbors is. These neighborhoods don’t have fancy HOA’s or city watchdogs to tell people not to park their cars in their yard or leave abandoned cars on blocks in front of their houses.
Once more houses are renovated and these areas experience gentrification, these spots will be some of the most prime in town due to their proximity to downtown and local colleges. The smart move here might be to buy with the option to make it a rental. The potential to resell your house here for double in 5 years is very real and so is the potential to totally lose your shirt here too.