New Apartments in Downtown San Antonio, Ground-Up Builds Only
Ten tracked ground-up buildings on Oct 25, 2026, with shallower specials than the suburbs and parking that belongs in true monthly.
Free to you, and your rent is the same either way · 111 new communities tracked · Prices pulled every morning
Illustration, values as of Oct 25, 2026; live page uses the feed.
City of San Antonio (Bexar County)
Schools: By address (lookup link)
Cost to you: $0. Communities pay the brokerage.
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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.
Downtown at a glance
Downtown San Antonio had 10 tracked ground-up buildings on our board on Oct 25, 2026. The lowest studio or one-bedroom after the special started at $1,049, and the typical special was 3.7 weeks. Those are feed values that change daily.
Shallower specials work differently. A 3.7-week special lowers year one less than an 8.7-week special, but it also leaves a smaller jump at renewal. If you plan to stay two years, a downtown building with a modest special can come out closer to a suburban one than the headline numbers suggest. We'll show the 24-month total for each so you can see it.
Drive minutes
We confirm free-flow minutes from each building to your gate or job on your shortlist call, and flag construction on the route.
Near Work drive tablesDowntown San Antonio apartment problems we see most
A garage fee that erases a downtown special
What you seeThe listing looks close to a suburban price, then the lease adds a monthly garage space and the gap reopens.
Why it happens hereInside the I-35, I-37, and I-10 loop, most ground-up buildings are podium mid-rises with structured parking, and the typical special was 3.7 weeks on Oct 25, 2026, against an 8.7-week board median.
What we doWe add parking to true monthly on the New Build Board, show walk minutes to VIA Primo stops, and price a car-light option beside it.
Shallower specials
The typical downtown special was 3.7 weeks on Oct 25, 2026, against an 8.7-week board median. A smaller special also means a smaller year-two jump.
Parking fees in true monthly
Garage parking is often a separate monthly charge downtown. We add it to true monthly so the number you compare is the number you pay.
Conversions that look new but aren't
Tower Life and The Whitney are conversions, not ground-up builds. We leave conversions off the board so comparisons stay new build to new build.
So we add parking to true monthly; exclude conversions (Tower Life, The Whitney) from comparisons; show walk minutes to VIA Primo stops.
What brings renters here, and how we help here
A Fort Sam Houston report date with a short drive
We list the closest tracked builds to your gate and line up video walks timed to your report date.
Car-light living near VIA Primo
We show walk minutes to Primo stops and the car-light cost math next to true monthly.
A job in the urban core
We compare a downtown true monthly, parking included, with a suburban build plus the drive, so the trade-off is in dollars.
What we do here
- Add parking to true monthly
- Exclude conversions (Tower Life, The Whitney) from comparisons
- Show walk minutes to VIA Primo stops
Ways to search inside the loop
Every path uses the same numbers: net effective, true monthly, and year two. The first ones fit this area best.
- New Build Board Fits this area Every tracked ground-up building on a map, with the real monthly price on each card.
- Near Transit Fits this area New builds near VIA Primo 100 and 102, with walk minutes to stops.
- Near JBSA Fits this area Gate tables, free-flow minutes, and BAH minus true monthly for renters with a report date.
- Specials Specials confirmed within 7 days, each shown with base rent, true monthly, and year two.
- Lease-Ups Buildings in lease-up with stage, special, what's finished, and year-two risk.
- Opening Soon Pre-leasing buildings with first move-in dates. Ground-up only, no conversions.
- Build-to-Rent 18 tracked BTR, townhome, and cottage communities with true monthly.
- Income-Restricted & 55+ 'Who can rent here' labels for 15 buildings, with source and date.
- Near Work New builds matched to major job centers by drive minutes.
- Moving to SA The relocation entry point for renters choosing from a distance.
Shortlist to keys, with parking priced in
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.
Want parking added to every quote?
Free to you, and your rent is the same either way. We pre-check approval before you pay any application fee, and we get every fee sheet in writing first.
Downtown buildings on the board
Every card on the board shows base rent, the special with its end date, net effective, true monthly, year two, the utility, the stage, and the San Antonio New Build Score. Prices hide when they go stale.
Pearl and Broadway mid-rise buildings
Podium and mid-rise buildings with structured parking. Parking is often a separate monthly charge.
Southtown ground-up infill
Smaller ground-up buildings south of downtown. Fee sheets and parking terms vary by building.
Excluded: conversions
Tower Life and The Whitney are conversions, not ground-up builds, so they stay off the board.
Getting around: VIA Primo, Broadway, and Fort Sam Houston
Downtown's tracked buildings sit around the Pearl and the Broadway corridor to the north and Southtown to the south, all inside the loop that I-35, I-37, and I-10 form. VIA Primo 100 and 102 are the city's frequent transit routes today, and VIA plans the Green Line BRT for April 2028, with 26 stops from near the airport through downtown. If you want to live car-light, we list walk minutes from each building to the nearest Primo stop.
JBSA-Fort Sam Houston sits just northeast of downtown, so a short drive to the gate is one of the main reasons renters with a report date look here. Our Fort Sam Houston page lists tracked builds by gate.
Downtown parking works differently from the suburbs. Many buildings charge for a garage space by the month. We add that charge to true monthly, along with any required fees, so you can compare a downtown building fairly against a suburban one plus the cost of the drive.
Podium and mid-rise: what gets built near the Pearl
Downtown ground-up construction is mostly mid-rise and podium buildings with structured parking, ground-floor retail in some cases, and smaller floor plans than the suburbs. Studios and one-bedrooms make up much of the inventory.
Ground-up only. Tower Life and The Whitney are conversions of older buildings, and we keep conversions, renovations, and renamed older buildings off the board. That keeps every downtown comparison new build to new build.
Fee sheets still matter here. Across 10 market-rate buildings on our board, required fees ran $52.38 to $320.50 a month on Oct 25, 2026, with a median of $120.81. Add parking, and the gap between base rent and true monthly can be wider downtown than anywhere else on the board.
Utilities and school districts follow the address
CPS Energy provides electric and SAWS provides water at board addresses inside the loop, with no retail electric choice. A CPS deposit can run up to twice a monthly bill, but a 12-month utility letter or active military ID usually removes it. We'll help you set it up before move-in.
School district follows the address downtown. We list it as a fact for each building with a lookup link.
Why Pearl and Southtown renters work with us
- We add parking and required fees to true monthly for every downtown building
- We keep conversions off your list so every option is ground-up new construction
- We show walk minutes to VIA Primo stops and the car-light cost math
- We line up tours or live video walks around a Fort Sam Houston report date
- We compare downtown's shallower specials with suburban deep specials on a 24-month total
Corridors and neighborhoods we cover: Downtown
- Pearl / Broadway
- Southtown
- Hemisfair
- King William
ZIP codes we cover: 78205
I-35, I-37, and I-10 form the Downtown Loop. VIA Primo 100 and 102 are the frequent routes today.
Landmarks renters ask about
- The Pearl
- Hemisfair Park and the Tower of the Americas
- The Alamo
- River Walk
Main routes
- I-35
- I-37
- I-10
- VIA Primo 100
- VIA Primo 102
- Green Line BRT (planned April 2028)
Downtown San Antonio questions, answered
How many ground-up buildings do you track downtown?
10 on Oct 25, 2026, around the Pearl, the Broadway corridor, and Southtown. Conversions don't count toward it, and the number updates from the feed.
Why are downtown specials smaller?
The typical downtown special was 3.7 weeks on Oct 25, 2026, versus an 8.7-week board median. Smaller specials also mean a smaller year-two jump, so we compare 24-month totals.
Do you count garage parking in true monthly?
Yes. When a podium building charges for a garage space by the month, we add it to true monthly along with required fees, so the number matches the lease.
Why don't you list Tower Life or The Whitney?
They're conversions of older buildings. We track ground-up new construction only, so conversions stay off the board.
Is the Pearl area close to Fort Sam Houston?
Yes, JBSA-Fort Sam Houston sits just northeast of the Downtown Loop. Our Fort Sam Houston page lists tracked builds by gate.
Can I live downtown without a car?
Many renters do. VIA Primo 100 and 102 run frequent service today. VIA plans the Green Line BRT for April 2028, with 26 stops from near the airport through downtown toward Brooks. We list walk minutes to Primo stops for each building.
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.
Get a shortlist with the real monthly price
Tell us your dates, budget, and must-haves. We call the leasing offices on your list the same day, confirm the unit, the special, and the fee sheet, and send your list with year-two and 24-month math.
Your rent is the same either way. Communities pay the brokerage, Spirit Real Estate Group, LLC, and commission never touches the score or sort order.
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.
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.
Get your Downtown San Antonio shortlist with parking included
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.