Pull up four sources this month and ask what a home in Shavano Park costs, and you get four different answers that cannot all describe the same market. Movoto puts the June 2026 median sold price at $1.9 million. Redfin's most recent update, reflecting February 2026 closings, shows $1.7 million, a figure the site says is down 13.8 percent from a year earlier even as median price per square foot rose 31.3 percent over the same period. HAR's June 2026 average lands at $1,954,860, while its May 2026 average was $1,835,570. A flat-fee listing tracker puts the trailing twelve-month average sale at $1,810,460, or $416 a square foot. Movoto's own list-price figure for July 2026 comes in higher still, at $2.09 million.
None of these sites made an error. They are measuring a market too small to produce a stable number, and the instability itself is the fact worth understanding before you write an offer or price a listing here.
Fifteen Sales Can Move a City's Median by Half a Million Dollars
Movoto's own data shows the mechanism. Sales in Shavano Park fell from 27 in the year-ago period to just 15 in June 2026. Compare that to the broader San Antonio market, where roughly 3,167 homes changed hands in June 2026 alone. In a market that size, one unusual closing is noise. In Shavano Park, one closing is a meaningful share of the month's entire dataset.
That matters because Shavano Park is not one price tier. It is seven distinct communities inside a single incorporated city, and each one has its own lot-size minimum, its own HOA status, and its own price floor. When two Huntington estates close in the same month as one Old Shavano Park resale, the median jumps. When the mix flips the next month, it falls again, and the shift has nothing to do with whether the market is actually appreciating or cooling. It has to do with which fifteen houses happened to close.
One City, Seven Different Price Floors
The city's own resident pages lay out the communities plainly, and each has a genuinely different profile:
| Community | Lot size and HOA status | What defines it | Approximate price band |
|---|---|---|---|
| Old Shavano Park (East) | No HOA, some lots approaching 5 acres, pre-1956 streets | Rural feel, no curbs, oldest inventory | Roughly mid-$500Ks and up |
| Old Shavano Park (West) | No HOA, 0.7-acre minimum, built in the 1970s | More conventional curbed streets, mature landscaping | Similar entry band, updated homes push higher |
| Shavano Park Estates | No HOA, 1-acre minimum, septic service, built in the 1970s | Third-oldest community in the city | Comparable to Old Shavano Park |
| Shavano Creek | HOA, 0.7-acre minimum, annexed in 2000 | Southwest corner near Lockhill Selma and Huebner | Mid-range, family-oriented |
| Willow Wood | Gated HOA, 49-acre tract, 93 custom homes | Walking distance to the Shavano Park Tennis Club | Roughly $600K to $1M |
| Bentley Manor | Gated HOA, 323 homes across three sections | Cottage Estates run 2,500 to 3,500 square feet, Garden Villas run 2,800 to 3,800 square feet, and The Estates section sits on 0.7-acre lots with homes from 4,000 to 9,500 square feet | Roughly $700K to $1.5M depending on section |
| Huntington | Gated, growing toward 142 homes at build-out | Estate-sized lots in the northeast corner, near The Vineyard, The Rim, and The Shops at La Cantera | Roughly $1.5M to $3.5M and above |
Look at that range again. A no-HOA lot in Old Shavano Park can trade for less than a third of what a custom estate inside Huntington's gates commands, and both sales get folded into the same citywide median. A month dominated by Bentley Manor turnover looks nothing like a month dominated by Huntington closings, and neither looks like the quieter stretches when Old Shavano Park's older stock is what's moving. The portals are not disagreeing about Shavano Park. They are each catching a different slice of a market that reshuffles its own composition every month.
The Detail Most Comparisons Skip: This Is a City, Not a Subdivision
There is a second reason the number behaves the way it does, and it is easy to miss if you are used to shopping HOA-governed developments elsewhere in North San Antonio. Shavano Park is its own incorporated city, not a subdivision inside San Antonio's limits, with its own city council setting its own zoning rules. The 0.7-acre and 1-acre lot-size minimums that define sections like Shavano Park Estates and the western half of Old Shavano Park are written into that city's zoning code rather than into a homeowners association's covenants. A developer can amend HOA covenants on unbuilt phases with retained rights. Changing a municipal lot-size minimum takes a public process instead, which is part of why the character of the older sections has held for decades.
The city sits along the Olmos and Salado Creeks, and the Trinity Aquifer runs beneath the Edwards Aquifer along the northern part of the city, according to the city's own community pages. Anyone touring a lot with plans for a pool, a casita, or a major addition should ask directly how that geology affects site work and impervious cover on that specific parcel before writing an offer, since the answer varies street to street rather than community to community.
What This Actually Means If You're Comparing Neighborhoods
If you are weighing Shavano Park against another North San Antonio or Hill Country community, the citywide median is close to useless on its own. What matters is matching your budget to the right section:
- Do not anchor a number in your head to the citywide median. Ask which of the seven communities fits the lot size, gate status, and HOA situation you actually want, then price against that section specifically.
- When a comparative market analysis lands in your inbox, check whether the comps were pulled citywide or from the specific subdivision. A Huntington sale mixed into a Bentley Manor valuation, or the reverse, can distort the number in either direction.
- If a pool, casita, or major addition is part of the plan, ask how the site's specific geology and creek proximity affect impervious cover and site work before you write an offer, since Shavano Park sits along the Olmos and Salado Creeks and the answer varies by parcel.
- Ask directly whether the community carries an HOA at all. Three of the seven, Old Shavano Park's two sections and Shavano Park Estates, have none, which changes both your monthly costs and your renovation flexibility.
A Few Direct Questions
Is Shavano Park's median price actually falling in 2026? It depends entirely on which measure you trust and which month it covers. Redfin's February 2026 data showed the median sale price down 13.8 percent year over year, yet median price per square foot rose 31.3 percent in that same report. A falling median alongside a rising per-square-foot figure is not a market in decline. It is a market where smaller, less expensive homes made up a larger share of that particular month's closings.
Why do Movoto, Redfin, and HAR all show different numbers? Because they are not describing the same window. Movoto's sold-price figure reflects June 2026, its list-price figure reflects July 2026, Redfin's most recent update reflects February 2026 closings, and HAR runs separate averages for May and June. Each is accurate for the slice it measures. None of them is measuring the same fifteen or twenty houses.
A citywide number can tell you almost nothing useful about what a specific lot in Shavano Park will cost you, because the city was never built as one market. It was built as seven, stitched together under one municipal government. The right question is never "what's the median in Shavano Park." It's "what does a 0.7-acre lot inside Bentley Manor's Estates section actually run right now, compared to a comparable lot in Huntington or Willow Wood."
If you are trying to answer that question for your own search, or you are on the seller side and want your listing priced against the right comp set instead of a citywide blend, Binkan Cinaroglu works this market section by section. Request a private consultation and get the actual range for the community you're considering, not the average of seven different ones.
