New apartments in San Antonio, with every special explained in plain numbers
The special isn't the price. We'll walk you through the real one. In one example from our board (illustration, as of Oct 25, 2026), ten weeks free on a $1,215 apartment worked out to $981.35 a month, and $1,033.73 once fees were in. You'll see that math for every building, free to you.
Free to you, and your rent is the same either way · 111 new communities tracked · Prices pulled every morning
Get my shortlist
Three quick steps, about 60 seconds. We call the leasing offices the same day and send your list with year-two math.
Thanks, we got your request.
We'll call or text the same day with your shortlist. Calls go out during our hours: Mon-Fri 8 AM-8 PM, Sat 9 AM-6 PM, Sun 12-5 PM.
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Spirit Real Estate Group, LLC
TREC #562021, licensed Texas brokerage
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Free to renters
Communities pay the brokerage. Your rent is the same either way.
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Commission-blind
Commission never affects score, sort, or placement
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Equal Housing Opportunity
We follow the federal Fair Housing Act and do not steer.
Time first: we make the 20 calls so you don't have to
Calling every leasing office on your list takes days. We do it the same day and come back with numbers you can compare.
We make the 20 calls
You send one 60-second form. We call the leasing offices, confirm the unit, the special, and the fee sheet, and send your shortlist the same day.
Every special in plain numbers
Net effective, true monthly, and year two for each building, from a feed pulled every morning. No headline special standing in for the price.
Fees in writing before you apply
Required fees ran $52.38 to $320.50 a month at 10 board buildings on Oct 25, 2026. We get each fee sheet in writing first.
A score commission never reaches
The San Antonio New Build Score (0-100) weighs the deal, not who pays us. Commission never affects score, sort, or placement.
Four tours, one afternoon
We route four tours into one afternoon, or set up a live video walk timed to your report date or start date.
Licensed and free to you
Brokered by Spirit Real Estate Group, LLC, TREC #562021. Communities pay the brokerage, and your rent is the same either way.
Why the special isn't the price
Banners show base rent or a weeks-free headline. They leave out the fees and the renewal. Here's the math we run for every building on the board, and it's the same math on every card.
Net effective rent
Spreads the free weeks across every month. $1,215 base with 10 weeks free on 12 months is $981.35.
True monthly cost
Required fees ran $52.38 to $320.50 a month at 10 board buildings, median $120.81 (Oct 25, 2026).
Year two
Renewal is priced from base. At the 8.7-week median, year two runs about 20% higher than year one.
Illustration, values as of Oct 25, 2026; live page uses the feed. (Prose On The Range, Far Northwest)
Electric: CPS Energy, no plan choice · ISD: Northside ISD
- Base rent
- $1,215
- 10 weeks free on 12 months
- Net effective
- $981.35
- Free weeks spread over the term
- True monthly
- $1,033.73
- Adds $52.38 required fees (Greystar calculator)
- Year two
- $1,267.38
- $233.65 jump (+23%)
$1,215 x 12 = $14,580. Ten free weeks are worth $1,215 x 12 / 52 x 10 = $2,803.85. $14,580 - $2,803.85 = $11,776.15, divided by 12 = $981.35. Add $52.38 in fees for $1,033.73. Year two at a 0% change is $1,215 + $52.38 = $1,267.38. The $500 gift card, shown separately.
That jump isn't a reason to skip a deep special. It's a reason to plan for month 13 before you sign. How to read our numbers.
Why it goes wrong
Three things make new-build apartment shopping harder than it should be.
Specials that don't compare
Weeks free, a lower base, and credits come on different terms. Comparing them by eye is how a cheaper-looking deal ends up costing more.
Hidden fees
Required fees add $52.38 to $320.50 a month at board buildings. They live in calculators, addenda, and portals, not on the listing.
The renewal jump
Year two is priced from base rent. At 8.7 weeks free that's about 20% more, and nobody shows it until the renewal letter arrives.
So we convert every special to net effective, true monthly, and year two, get fees in writing before you apply, and check in at month 10 with a Renewal Check.
What's driving your move?
Pick the need that matters most. Every page uses the same numbers, so you can switch paths any time.
A report date
Gate minutes and BAH minus true monthly.
A job start
Buildings by drive minutes to work.
Pets
What pet rent and deposits add.
A roommate
Two incomes, split fees, year two.
A rental home
18 build-to-rent communities.
Restricted or 55+ units
Labels with source and date.
Renewal help
Plan for the year-two jump.
Moving from a distance
Video tours and utilities by address.
A set budget
Size it to true monthly and year two.
A short commute
Free-flow minutes and construction.
Transit access
Walk minutes to VIA Primo stops.
Utilities set up
CPS Energy, NBU, SAWS, and deposits.
Nine things we track for every building
Same nine things, same order, every card. That's what makes two buildings comparable. Stale prices hide, and expired or truncated specials don't publish.
- 1Base rent
The contract rent before any special
- 2Special and end date
Weeks free, lower base, or credits
- 3Net effective
Free weeks spread over the term
- 4Required fees
Trash, tech, pest, package, admin
- 5True monthly
Net effective plus fees and utilities
- 6Year two
Renewal from base, at 0% and +3%
- 7Utility provider
CPS Energy, NBU, or a co-op, by address
- 8Lease-up stage
Pre-leasing, lease-up, or stabilizing
- 9Who can rent here
55+, income-restricted, or PFC, with source
Decode any special in 30 seconds
Special Decoder
Turn any move-in special into net effective, true monthly, and the year-two price.
- Net effective
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- Year two
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- Year-two jump
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- Year-two jump (%)
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- 24-month total
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Net effective = (base x term - base x 12 / 52 x weeks free - credits) / term. True monthly = net effective + fees. Year two = base x (1 + change) + fees.
Estimate only. The community sets pricing and approval, and we confirm them before you sign.
Get my shortlistFour numbers behind today's specials
- Median weeks free on our board
- 8.7 weeks
- Board feed, as of Oct 25, 2026
- Year-two jump at the median special
- +20%
- Renewal priced from base
- Vacancy counting lease-ups
- 14.9%
- CoStar via San Antonio Report, Q3 2026
- Deliveries expected in 2027
- ~2,000
- CoStar; 6,877 in 2025
Supply is slowing. With about 2,000 deliveries expected in 2027 against 6,877 in 2025 (CoStar), tightening is expected in late 2027 and 2028. Today's specials reflect today's supply.
New apartments by area
Each row comes from the board feed. Prices are the lowest studio or one-bedroom after the special, and they change daily.
Illustration, values as of Oct 25, 2026; live page uses the feed.
| Area | Tracked | Studio/1BR after special from | Typical special | ISD | Nearest JBSA base & BAH note |
|---|---|---|---|---|---|
| New Braunfels | 20 | $746 | 8.7 weeks | Comal ISD (16), NBISD (4) | Randolph, about 24 min. BAH follows the duty station (TX285). |
| Far Northwest | 16 | $787 | Deep lease-up specials | Northside ISD | Camp Bullis and Lackland from the northwest. BAH follows the duty station (TX285). |
| Downtown | 10 | $1,049 | 3.7 weeks | By address | Fort Sam Houston, short drive. BAH follows the duty station (TX285). |
| Lackland & Kelly | 2 | No market-rate new build | n/a | By address | Citadel Urban 10 min, Prose Vista West 11 min to Luke East Gate. BAH follows the duty station (TX285). |
No board address has retail electric choice (CPS Energy 84, NBU 19, GVEC 4, Seguin Electric 1, PEC 1, Bandera EC 1). BAH follows the duty station (TX285). The South Side publishes once it has 3+ tracked buildings.
Find a new build your way
New Build Board
Every tracked ground-up building on a map, with the real monthly price on each card.
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San Antonio Apartment Specials
Specials confirmed within 7 days, each shown with base rent, true monthly, and year two.
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New Apartments Near JBSA
Gate tables, free-flow minutes, and BAH minus true monthly for renters with a report date.
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Lease-Up Apartments in San Antonio
Buildings in lease-up with stage, special, what's finished, and year-two risk.
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New Apartments Opening Soon in San Antonio
Pre-leasing buildings with first move-in dates. Ground-up only, no conversions.
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Build-to-Rent Homes and Townhomes in San Antonio
18 tracked BTR, townhome, and cottage communities with true monthly.
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Income-Restricted and 55+ New Apartments in San Antonio
'Who can rent here' labels for 15 buildings, with source and date.
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New Apartments Near Work in San Antonio
New builds matched to major job centers by drive minutes.
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Moving to San Antonio
The relocation entry point for renters choosing from a distance.
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New Apartments Near Transit in San Antonio
New builds near VIA Primo 100 and 102, with walk minutes to stops.
OpenWhat happens after you send the form
One step at a time, with the timing for each. If something goes wrong, like a missing special or an undisclosed fee, we raise it with the community in writing and report back.
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Shortlist · Same day
We make the calls and confirm the unit, the special, and the fee sheet with each leasing office.
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Compare · With your list
Year-two and 24-month math for every building, our top two picks, and BAH minus true monthly when it applies.
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Tours · One afternoon
Four tours in one routed afternoon, or a live video walk timed to your report date or start date.
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Apply · Before any fee
We pre-check the income multiple, offer letter or orders policy, and documents before you pay an application fee.
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Sign · Lease day
We read the concession, fee, and military-clause language with you, line by line.
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Move in · Before keys
We help start CPS Energy, NBU, Seguin Electric, or the co-op, plus SAWS or city water.
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Check-ins · Day 7, Day 30, Month 10
Punch list, ledger check, and a Renewal Check two months before your lease ends.
Send the form. We'll take it from here.
60-second form. We make the calls the same day. Your shortlist comes with year-two and 24-month math for every building.
We pull prices every morning, and they can change by lunch. If something's gone when you call, just tell us and we'll send what's actually open, the same day.
- Mon-Fri 8 AM-8 PM · Sat 9 AM-6 PM · Sun 12-5 PM
- 512-000-000 · Text us
Get my shortlist
Three quick steps, about 60 seconds. We call the leasing offices the same day and send your list with year-two math.
Thanks, we got your request.
We'll call or text the same day with your shortlist. Calls go out during our hours: Mon-Fri 8 AM-8 PM, Sat 9 AM-6 PM, Sun 12-5 PM.
Questions renters ask first
Why is your service free to me?
You pay nothing, and your rent is the same either way. Communities pay the brokerage, Spirit Real Estate Group, LLC, when a renter we introduce signs a lease. Commission rates never affect our score, sort order, placement, recommendations, or alerts.
What's the difference between net effective and true monthly?
Net effective spreads the free weeks and credits across the lease term. True monthly adds required fees, and electric, water, and parking where they apply. In our Oct 25, 2026 illustration at Prose On The Range, net effective was $981.35 and true monthly was $1,033.73.
What happens to my rent in year two?
Renewal is usually priced from base rent, not the special. At 8.7 weeks free, year two runs about 20% higher. We show year two at 0% and +3% beside every special, and we check in at month 10 with a Renewal Check.
How much do required fees add each month?
At 10 market-rate board buildings, required fees ran $52.38 to $320.50 a month, with a median of $120.81, or $1,449.72 a year (fee calculators, Oct 25, 2026). We get each building's fee sheet in writing before you apply.
How fast will I get a shortlist?
The same day. We call the leasing offices, confirm the unit, the special, and the fee sheet, then send your list with year-two and 24-month math. Tours come next, four in one routed afternoon or a live video walk.
I'm moving on orders with a report date. Can you work around it?
Yes. We line up live video walks timed to your report date and pre-check each community's orders policy before you pay any fee. BAH follows your duty station (MHA TX285), so confirm your rate with your finance office.
Can you guarantee a price or approval?
No. The community sets both pricing and approval. We pull prices every morning and confirm the numbers with the leasing office before you sign.
Two guides to read before you tour
How to Read Our Numbers: Base Rent, Net Effective, True Monthly, and Year Two
Base rent, net effective, true monthly, and year two, one entry per number on our board cards, with the formula and a dated example.
Required Apartment Fees in New San Antonio Buildings: What They Add Each Month
Our Oct 2026 survey of 10 new buildings: required fees ran $52.38 to $320.50 a month, median $120.81. See what they are and how to check.
Ready to see what every building on your list really costs?
Send the 60-second form. We make the calls, confirm the unit, the special, and the fee sheet, and send your shortlist the same day.
We don't guarantee pricing or approval. The community sets both, and we confirm them before you sign.