1610 Saxonhill Drive
San Antonio, TX 78253
Villages of Westcreek · May 2026 · Pricing Strategy & Market Positioning
Recommended List Price
$0K
Avg. Days on Market (78253)
0 days
Avg. Sold Price (78253 Comps)
$0K
Active Listings Cutting Price
0%
Subject Property
Property Profile
Villages of Westcreek / Oaks at Westcreek — Far West Side, San Antonio
1610 Saxonhill Drive
San Antonio, TX 78253 · Bexar County
Year Built
1992
Sq Footage
2,272 SF
Bedrooms
4 Bed
Bathrooms
3 Bath
Neighborhood
Westcreek
School District
NISD
Neighborhood Advantages
2 community pools, tennis courts, volleyball, clubhouse, walking trails
SeaWorld ~3 mi · Six Flags ~5 mi · NW Vista College ~3.5 mi
Lackland AFB ~11.8 mi — strong military/VA buyer draw
No city taxes (outside SA city limits) — cost advantage for buyers
Mature tree canopy — commands premium vs. bare-land new construction
Recommended List Price
$289,900
Value range: $285,000 – $295,000
Section 01
Comparable Properties
Recent sold, pending, and active listings in the Villages of Westcreek / 78253 corridor used to establish the recommended list price.
Avg. Sold Price
$305,800
Avg. Price/SF
$131
Avg. Days on Market
57 days
Avg. Sale-to-List
96.5%
| Address | Status | List Price | Sale Price | Bed/Bath | Sq Ft | $/SF | DOM | Sale Date | Notes |
|---|---|---|---|---|---|---|---|---|---|
1610 Saxonhill Dr San Antonio, TX 78253 | Subject | $289,900 | — | 4bd / 3ba | 2,272 | $128 | — | — | Subject property — recommended list $285K–$295K |
11842 Queenston San Antonio, TX 78253 | Sold | $345,000 | $330,000 | 4bd / 2.5ba | 2,726 | $121 | 64d | Mar 2026 | Best comp — 4 bed, sold $330K; subject has extra full bath (+), smaller sqft (−) |
11223 Dezarae San Antonio, TX 78253 | Sold | $285,000 | $269,000 | 3bd / 2ba | 2,100 | $128 | 132d | Feb 2026 | Floor comp — 3 bed, 132 DOM, motivated pricing; establishes lower bound |
9211 Addingham San Antonio, TX 78253 | Sold | $295,000 | $290,000 | 4bd / 2ba | 2,200 | $132 | 3d | Jan 2026 | Sold in 3 days — likely underpriced; area 3100 location discount applies |
2314 Westcreek Bluff San Antonio, TX 78253 | Sold | $319,900 | $310,000 | 4bd / 2ba | 2,198 | $141 | 47d | Dec 2025 | Similar vintage, 4 bed/2 bath, price cut before closing |
2508 Westcreek Canyon San Antonio, TX 78253 | Sold | $339,900 | $330,000 | 4bd / 3ba | 2,450 | $135 | 41d | Nov 2025 | Pool + solar premium; larger sqft — adjust subject downward |
823 Creek Pebble San Antonio, TX 78253 | Pending | $316,500 | — | 4bd / 3ba | 2,872 | $110 | 14d | Pending | Freshest competition — if it closes quickly, may support stretching price |
251 Birchwood Bay San Antonio, TX 78253 | Active | $308,500 | — | 4bd / 3ba | 2,695 | $114 | 204d | — | Direct cautionary comp — similar specs, 204 DOM, not moving at $308K |
12134 Sonni San Antonio, TX 78253 | Active | $374,000 | — | 4bd / 3ba | 2,651 | $141 | 278d | — | Severely overpriced — 278 DOM confirms buyers won't go above $330K for resale |
9934 Skyline Mesa San Antonio, TX 78253 | Cancelled | $325,000 | — | 4bd / 2ba | 2,300 | $141 | 172d | — | Cancelled after 172 DOM — pricing or condition problem; cautionary tale |
10301 Rambling Rose San Antonio, TX 78253 | Withdrawn | $334,900 | — | 4bd / 3ba | 2,380 | $141 | 21d | — | Withdrawn at 21 DOM — likely overpriced at entry; pulled before damage |
1610 Saxonhill Dr
San Antonio, TX 78253
List Price
$290K
Sale Price
—
DOM
—
Sq Ft
2,272
Bed/Bath
4/3
$/SF
$128
Subject property — recommended list $285K–$295K
11842 Queenston
San Antonio, TX 78253
List Price
$345K
Sale Price
330K
DOM
64d
Sq Ft
2,726
Bed/Bath
4/2.5
$/SF
$121
Best comp — 4 bed, sold $330K; subject has extra full bath (+), smaller sqft (−)
11223 Dezarae
San Antonio, TX 78253
List Price
$285K
Sale Price
269K
DOM
132d
Sq Ft
2,100
Bed/Bath
3/2
$/SF
$128
Floor comp — 3 bed, 132 DOM, motivated pricing; establishes lower bound
9211 Addingham
San Antonio, TX 78253
List Price
$295K
Sale Price
290K
DOM
3d
Sq Ft
2,200
Bed/Bath
4/2
$/SF
$132
Sold in 3 days — likely underpriced; area 3100 location discount applies
2314 Westcreek Bluff
San Antonio, TX 78253
List Price
$320K
Sale Price
310K
DOM
47d
Sq Ft
2,198
Bed/Bath
4/2
$/SF
$141
Similar vintage, 4 bed/2 bath, price cut before closing
2508 Westcreek Canyon
San Antonio, TX 78253
List Price
$340K
Sale Price
330K
DOM
41d
Sq Ft
2,450
Bed/Bath
4/3
$/SF
$135
Pool + solar premium; larger sqft — adjust subject downward
823 Creek Pebble
San Antonio, TX 78253
List Price
$317K
Sale Price
—
DOM
14d
Sq Ft
2,872
Bed/Bath
4/3
$/SF
$110
Freshest competition — if it closes quickly, may support stretching price
251 Birchwood Bay
San Antonio, TX 78253
List Price
$309K
Sale Price
—
DOM
204d
Sq Ft
2,695
Bed/Bath
4/3
$/SF
$114
Direct cautionary comp — similar specs, 204 DOM, not moving at $308K
12134 Sonni
San Antonio, TX 78253
List Price
$374K
Sale Price
—
DOM
278d
Sq Ft
2,651
Bed/Bath
4/3
$/SF
$141
Severely overpriced — 278 DOM confirms buyers won't go above $330K for resale
9934 Skyline Mesa
San Antonio, TX 78253
List Price
$325K
Sale Price
—
DOM
172d
Sq Ft
2,300
Bed/Bath
4/2
$/SF
$141
Cancelled after 172 DOM — pricing or condition problem; cautionary tale
10301 Rambling Rose
San Antonio, TX 78253
List Price
$335K
Sale Price
—
DOM
21d
Sq Ft
2,380
Bed/Bath
4/3
$/SF
$141
Withdrawn at 21 DOM — likely overpriced at entry; pulled before damage
* Comparable data sourced from SABOR MLS. Sold comps weighted Nov 2025 – Apr 2026. Subject property highlighted in gold.
Cautionary Active Comps — Do Not Price Here
251 Birchwood Bay (4bd/3ba, 2,695 SF) has been sitting at $308,500 for 204 days. 12134 Sonni (4bd/3ba, 2,651 SF) is at $374,000 with 278 days on market. Both confirm buyers will not pay above $310K for resale product in 78253 without significant upgrades. Pricing 1610 Saxonhill anywhere near these figures guarantees the same outcome.
Section 02
Active Competition
Listings currently competing with 1610 Saxonhill Dr for the same buyer pool in 78253.
Recommended List Price
$289,900
Value range: $285K – $295K
Sq Footage
2,272 SF
Beds / Baths
4 / 3
Year Built
1992
Zip Code
78253
Avg. Days
38
Price Range
$325K–$340K
Sq Footage
2,400 SF
Price Activity
4–6% reductions
Avg. Days
45
Price Range
$330K–$360K
Sq Footage
2,100 SF
Price Activity
Builder incentives
Avg. Days
41
Price Range
$335K–$345K
Sq Footage
2,350 SF
Price Activity
3–5% reductions
Price Range
Section 03
Market Trends
78253 zip code — 6-month price and activity data through April 2026.
78253 Median Price & Days on Market — Nov 2025 to Apr 2026
Price declining; DOM stabilizing — buyers active at the right price point
Active Inventory — 78253
168 active listings in April 2026
Up from 142 in November — 18% more competition since fall. Buyers have more choices; pricing precision is non-negotiable.
Market Conditions
San Antonio is experiencing the steepest metro-wide price decline in the U.S. — approximately −3.7% YoY.
78253 outperforms the citywide median ($260K, 98 DOM) — but it is not immune. Median list prices have fallen $16K since November. Days on market peaked at 63 in December and have since stabilized near 57, signaling buyers are still active at the right price. Overpriced homes are burning days and forcing cuts.
SA Metro Price Change
−3.7% YoY
DOM (Apr 2026)
57 days
SA Citywide Median
$260K
Active Inventory
168 listings
Price Cut Since Nov
−$16K
Market Condition
Buyer's
What This Means for 1610 Saxonhill
Listing at $289,900 puts you $18K below the stalled competition at $308K — a decisive positioning advantage.
Rising inventory (168 active) means buyers have options. First-week momentum is critical; stale listings lose leverage fast.
DOM stabilizing at 57 days confirms demand exists — but only at market-correct prices. Overpriced homes are sitting 100–200+ days.
Section 04
Key Insights
Five data-backed conclusions that define the go-to-market strategy for 1610 Saxonhill Drive.
Pricing precision is the single biggest lever.
61% of active 78253 listings have already cut price — homes anchored above $310K without material updates are sitting for months. A targeted list at $289,900 positions below the stalled competition and attracts the highest-probability buyer pool immediately.
Listings w/ price cuts
61%
Recommended list
$289,900
Below nearest comp
−$18,600
The military buyer is your highest-probability lead.
Lackland AFB is 11.8 miles away. VA-eligible buyers relocating on PCS orders prioritize established neighborhoods, 4-bed layouts, and NISD schools — exactly what 1610 Saxonhill delivers. VA loans require no down payment and close competitively; this buyer pool is motivated and pre-qualified.
Distance to Lackland
11.8 mi
VA loan down payment
0%
Buyer profile
PCS / VA
Westcreek amenities command a measurable premium.
Two pools, tennis courts, volleyball, walking trails, and a mature tree canopy are real premium drivers over bare-land new construction. Marketing must lead with community lifestyle — not just square footage — to justify price vs. builder incentive packages from Perry Homes and Brightland.
Community pools
2
vs. New construction
+Premium
Tree canopy
Mature
First-week momentum is everything in this market.
With 168 active listings and rising inventory, buyers have options. Homes that generate showings in week one close faster and closer to list price. Stale listings — anything past 30 days — trigger automatic buyer skepticism and negotiating leverage. Price right on day one; do not test the market.
Active listings (78253)
168
Inventory growth
+18%
Avg. sale-to-list
96.5%
Seller incentives close the gap with new construction.
Perry Homes and Brightland are offering rate buy-downs and closing cost credits as standard. A proactive 2% closing cost credit and a 2/1 buy-down (~$5,500–$6,500) removes the biggest objection VA and first-time buyers face — upfront costs — and positions 1610 Saxonhill as the better value over a brand-new build.
Closing cost credit
2%
Buy-down cost est.
~$6K
vs. Builder packages
Competitive
Section 05
Pricing Strategy
A disciplined three-stage approach designed to generate first-week momentum and avoid the DOM trap that has stalled 61% of 78253 listings.
List Day
$289,900
Price below $290K psychological threshold
Launch with professional photography + 3D tour
Target VA / military buyer pool via Lackland channels
Offer 2% closing cost credit proactively
Goal
Generate 8–12 showings in week one
21 Days — No Offers
$284,900
−$5,000Drop to floor of the $285K–$295K range
Review all showing feedback for objections
Consider minor condition concessions (carpet, paint)
Refresh listing photos if needed
Goal
Re-enter buyer search alerts as a "price reduced" listing
45 Days — No Offers
$279,900
−$10,000Cross the $280K threshold — opens a new buyer tier
Reassess market conditions and agent strategy
Evaluate adding a home warranty ($400–$600)
Consider 2/1 buy-down if not already offered
Goal
Capture price-sensitive buyers who filtered below $280K
Estimated Net Proceeds
At $289,900 list · assumes 96.5% sale-to-list · typical TX closing costs
Estimated sale price (96.5%)
~$279,754
Agent commission (5–6%)
−$14,000–$16,800
Title / escrow / taxes
−$2,500–$3,500
Closing cost credit (2%)
−$5,600
Misc. repairs / staging
−$1,000–$2,000
Estimated Net to Seller
~$255K–$260K
* Estimate only. Actual net depends on mortgage payoff, negotiated terms, and final closing costs. Consult your agent for a precise seller net sheet.
Seller Incentive Package
Compete directly with Perry Homes & Brightland builder offers
2% Closing Cost Credit
Table stakes in 78253 — removes the #1 buyer objection (upfront cash)
2/1 Interest Rate Buy-Down
Lowers buyer's rate by 2% in year 1, 1% in year 2 — dramatically increases affordability
Home Warranty (1 year)
Reduces buyer risk perception — especially effective for older homes (1992 vintage)
Total Incentive Budget
~$11,300–$12,300
If offering both recommended incentives — still well within market norms for 78253 and competitive with builder packages.
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Andrew Lake
Team Lead · Lake | Felter Realty Group
White Label Realty · San Antonio, TX
Next Steps
Ready to list
1610 Saxonhill?
This analysis identifies a clear path to market. Let's walk through the property, finalize pricing, and build a go-to-market plan that competes on day one — before the next price cut in the neighborhood.
Contact
Agent
Andrew Lake
Brokerage
Lake | Felter Realty Group
License
White Label Realty · TX
Specialties
Buyers · Sellers · Military · Veterans
This Comparative Market Analysis was prepared by Lake | Felter Realty Group for 1610 Saxonhill Drive, San Antonio TX 78253. Data sourced from SABOR MLS, May 2026. Market conditions are subject to change. This report does not constitute a formal appraisal.