# San Antonio Apartment Specials, Real Price | New SA Apt Team > Specials confirmed within 7 days at new San Antonio buildings, each with base rent beside the discount, net effective, true monthly, and the year-two price. URL: https://newsanantonioapartments.com/specials/ Specials confirmed within 7 days · base rent beside every discount # San Antonio Apartment Specials, With the Real Monthly Price The special isn't the price. Every special here was confirmed within 7 days, with base rent beside the discount and the year-two price beside the special. Last updated: Oct 25, 2026 · Prices from the feed pulled Oct 25, 2026, 6:00 AM CT Free to you, and your rent is the same either way · 111 new communities tracked · Prices pulled every morning Get my shortlist [#shortlist →](#shortlist) See every new build on the board [/new-construction-apartments/ →](/new-construction-apartments/) - Specials confirmed within 7 days, with end dates - Base rent beside every discount; year two beside every special - Median weeks free from the board feed - Gift cards shown separately from rent math ![Leasing lounge in a new apartment building with a printed special flyer on a white oak table](/images/misc/new-apartment-leasing-lounge-with-a-printed-move-i.webp) Cost to you $0 Communities pay the brokerage. Your rent is the same either way. - Spirit Real Estate Group, LLC TREC #562021, licensed Texas brokerage - Free to renters Communities pay the brokerage. Your rent is the same either way. - Commission-blind Commission never affects score, sort, or placement - Equal Housing Opportunity We follow the federal Fair Housing Act and do not steer. From the board ## Four kinds of specials, one way to compare them Specials come in different shapes. We convert every one to net effective, true monthly, and year two so they line up. Feed pulled Oct 25, 2026, 6:00 AM CT ![Lease-up apartment entrance with fresh landscaping](/images/cards/lease-up-apartment-building-entrance-with-fresh-la.webp) Weeks-free specials: the most common type on the board, with a median of 8.7 weeks on Oct 25, 2026. ![Model unit living room with a slate blue sofa and limestone accent wall](/images/cards/model-unit-living-room-in-a-new-san-antonio-apartm.webp) Lower base rent: smaller year-one savings, but a smaller year-two jump. ![New apartment keys on a leasing desk next to an envelope](/images/cards/set-of-new-apartment-keys-on-a-leasing-desk-next-t.webp) Look-and-lease credits: a one-time credit if you apply within a set window, spread into net effective. ![Gift card envelope set apart from a lease packet on a leasing counter](/images/cards/gift-card-envelope-set-apart-from-a-lease-packet-o.webp) Gift cards: shown separately on every card, because they aren't rent. ## Why are San Antonio specials so deep right now? You’re shopping in one of the softest rental markets in the country. Vacancy counting lease-ups was about 16% at the start of 2026, the highest of any major U.S. market, and 14.9% in Q3 2026 (CoStar via San Antonio Report). About one-third of stabilized units carried a concession, with an average discount of 11.6% (RealPage, January and May 2026). On our board, the median special was 8.7 weeks free on Oct 25, 2026, and 60% of listings offered 8 weeks or more. New buildings in lease-up run the deepest specials because they need to fill units fast. That’s good for you, as long as you price the whole lease and not just the first month. ## How much is a rent concession actually worth? A weeks-free special is worth base rent x 12 / 52 x weeks free. On a $1,215 base, 10 weeks free is worth $2,803.85. Spread across a 12-month term, that drops the monthly cost from $1,215 to $981.35. That’s net effective rent. Then add what the banner leaves out. Required fees at 10 market-rate board buildings ran $52.38 to $320.50 a month on Oct 25, 2026, with a median of $120.81, or $1,449.72 a year, as our October 2026 New Build Board report [/blog/october-2026-new-build-board-report/ →](/blog/october-2026-new-build-board-report/) breaks down. In our Prose On The Range illustration, $52.38 in fees made true monthly $1,033.73. Here’s the simpler version we use on calls. Two months free on a $1,200 apartment works out to $1,000 a month over 12 months. Add about $121 in fees and you’re at $1,121. Year two starts at $1,321 if the base holds. We’ll walk you through that for each building before you tour. ## What types of specials will you see? **Weeks free.** The most common. Some communities take the free weeks off the front of the lease, some spread them as monthly credits. Either way, we convert them to net effective so the timing doesn’t change the comparison. **Lower base rent.** A reduced contract rent instead of free weeks. It saves less in year one but more in year two, because renewal is usually priced from base. **Look-and-lease credits.** A one-time credit for applying within a set window, often 24 to 72 hours after a tour. We count the credit in net effective, and we tell you the deadline before you tour so you aren’t rushed. **Gift cards.** Shown on the card, but kept out of the rent math. A $500 gift card at Prose On The Range is real money, but it isn’t rent. ## What should you check before you take a special? - **The minimum lease term.** Some specials apply only to 13- or 15-month terms. A longer term spreads the same weeks over more months, which changes net effective. - **“Select units” language.** The posted special may apply only to certain floor plans or floors. We confirm which units carry it. - **The end date.** Every card shows it. We confirm it with the office within 7 days. - **Payback language.** If the lease asks you to repay the concession when you leave early, we point it out. It may be challenged, but you should know it’s there. - **The renewal baseline.** Ask what base rent renewal will be priced from. That number drives year two. ## When does a special cost you more over two years? When the year-two jump is bigger than the year-one savings. The concession value is spent in year one, and month 13 starts from base rent. A building with a deep special and a high base can cost more over 24 months than a building with a modest special and a lower base. That’s why we show a 24-month total for every building on your shortlist, and why our Special Decoder [/tools/ →](/tools/) shows the jump in dollars and as a percentage. If you’re weighing a longer term, read our guide on 12-month versus 15-month leases [/guides/12-vs-15-month-lease/ →](/guides/12-vs-15-month-lease/) . ## How we confirm specials We pull the feed every morning and call leasing offices to confirm the special, the unit it applies to, the end date, and the fee sheet. Specials older than 7 days without confirmation don’t publish here. If something changes after we send your list, we’ll tell you the same day and send what’s actually open. Worked example ## One building, four numbers 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. Run the numbers ## Check a special yourself ### Special Decoder Turn any move-in special into net effective, true monthly, and the year-two price. True monthly \- Net effective \- Year two \- Year-two jump \- Year-two jump (%) \- 24-month total \- 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 shortlist [/contact/ →](/contact/) ### Break-or-Wait Compare breaking your current lease now against waiting until it ends. Breaking now saves (negative = waiting saves) \- Break-now total \- Wait total \- Both paths cover the same span (months left + 12). Break now: fee + 12-month lease net of the current special + base for the extra months. Wait: current rent for months left + 12-month lease net of the later special. Estimate only. Your lease sets the early-exit cost. We aren't attorneys; for disputes, contact Texas RioGrande Legal Aid or a JBSA legal assistance office. Get my shortlist [/contact/ →](/contact/) More calculators on the tools page [/tools/ →](/tools/) . Common problems ## Why specials don't compare on their own Three things make two specials look closer, or further apart, than they are. 1 ### Different shapes, different terms Eight weeks free on 12 months, a $100 lower base, and a $500 look-and-lease credit can't be compared by eye. Each one spreads differently across the lease. 2 ### Year two hides behind year one Renewal is priced from base rent. At the 8.7-week board median, year two runs about 20% higher than year one, and deeper specials jump more. 3 ### Payback clauses Some leases ask you to repay the free rent if you leave early. That language may be challenged, but you should know it's there before you sign. **So we** convert every special to net effective, true monthly, and year two, flag payback language, and confirm the special with the leasing office within 7 days. What we do, free ## What 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. 1. 1 ### Shortlist · Same day We make the calls and confirm the unit, the special, and the fee sheet with each leasing office. 2. 2 ### 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. 3. 3 ### Tours · One afternoon Four tours in one routed afternoon, or a live video walk timed to your report date or start date. 4. 4 ### Apply · Before any fee We pre-check the income multiple, offer letter or orders policy, and documents before you pay an application fee. 5. 5 ### Sign · Lease day We read the concession, fee, and military-clause language with you, line by line. 6. 6 ### Move in · Before keys We help start CPS Energy, NBU, Seguin Electric, or the co-op, plus SAWS or city water. 7. 7 ### Check-ins · Day 7, Day 30, Month 10 Punch list, ledger check, and a Renewal Check two months before your lease ends. ![Leasing office desk with printed fee sheets, floor plans, and a calculator](/images/misc/bright-leasing-office-desk-with-printed-fee-sheets.webp) Free to you ## Get a shortlist with the real monthly price 60-second form. We make the calls the same day. We confirm the unit, the special, and the fee sheet with each leasing office, then send year-two and 24-month math for every building. - Calls: Mon-Fri 8 AM-8 PM, Sat 9 AM-6 PM, Sun 12-5 PM - Prefer text? Text 512-000-000 [sms:+1512000000 →](sms:+1512000000) 60-second form ## 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 ## Specials: questions renters ask ### How do you know a special is current? Every special on this page was confirmed within 7 days, and each card shows its end date. Expired, truncated, or site-mismatched specials don't publish. ### Is weeks free better than a lower base rent? It depends on how long you'll stay. Weeks free lowers year one the most. A lower base lowers year one less but also lowers year two, because renewal is priced from base. Compare the 24-month total. ### What is the median special on your board? 8.7 weeks on Oct 25, 2026, with 60% of listings at 8 or more weeks. The live median comes from the board feed. ### Do gift cards lower my rent? No. We show gift cards separately because they aren't rent. They never enter net effective or true monthly. ### What is a concession payback clause? Language that asks you to repay free rent if you leave the lease early. It may be challenged, and we point it out before you sign. For disputes, contact Texas RioGrande Legal Aid or a JBSA legal assistance office. ### Why do you show year two at 0% and +3%? Renewal offers vary. Showing a flat renewal and a 3% increase gives you a realistic range for month 13, and we check in at month 10 with a Renewal Check. ### 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. Still have a question? Send it with your shortlist request [/contact/ →](/contact/) and we'll answer the same day. Learn ## Guides for Specials All guides [/guides/ →](/guides/) ![Wall calendar beside a sunny new apartment entry with keys on a hook](/images/featured/wall-calendar-beside-a-sunny-new-apartment-entry-w.webp) Explainer ### The Year-Two Jump: What Happens to Your Rent After a Lease-Up Special Why renewal is priced from base rent, not the special. At 8.7 weeks free, year two runs about 20% higher. See 0% and +3% scenarios. [The Year-Two Jump: What Happens to Your Rent After a Lease-Up Special →](/guides/year-two-rent-jump/) ![Construction cranes behind a finished new apartment building at golden hour](/images/featured/construction-cranes-behind-a-finished-new-apartmen.webp) Explainer ### When to Sign a Lease in San Antonio's 2026 to 2028 Market How the supply wave shapes lease timing: 6,877 deliveries in 2025 vs about 2,000 in 2027, with tightening expected late 2027 to 2028. [When to Sign a Lease in San Antonio's 2026 to 2028 Market →](/guides/when-to-sign-a-lease/) ![Two lease folders in different colors on a sunlit apartment desk](/images/featured/two-lease-folders-in-different-colors-on-a-new-apa.webp) Decision guide ### 12-Month vs. 15-Month Lease on a Move-In Special Which term gives the lower 24-month total: net effective by term, renewal timing, early-exit cost, and §92.017 for renters on orders. [12-Month vs. 15-Month Lease on a Move-In Special →](/guides/12-vs-15-month-lease/) ![Wide view of new apartment buildings along a highway corridor under a clear sky](/images/featured/wide-view-of-new-apartment-buildings-along-a-texas.webp) Decision guide ### Renter Leverage by Area: Where Specials Run Deepest Leverage scores by area with a metro rank, built from RealPage Q2 2026 stabilized vacancy, never commission, and what you can ask for. [Renter Leverage by Area: Where Specials Run Deepest →](/guides/renter-leverage-by-area/) ![Two printed apartment brochures side by side on a light oak table](/images/featured/two-printed-apartment-brochures-side-by-side-on-a-.webp) Decision guide ### Weeks Free vs. Lower Base Rent: How to Compare San Antonio Specials Compare weeks free, a lower base, and look-and-lease credits on the same terms, with the year-two price beside each special. [Weeks Free vs. Lower Base Rent: How to Compare San Antonio Specials →](/guides/weeks-free-vs-lower-base-rent/) Keep comparing ## Related pages ![Aerial view of a brand-new San Antonio apartment community with a pool courtyard and limestone buildings](/images/misc/aerial-view-of-a-brand-new-san-antonio-apartment-c.webp) ### New Build Board Every tracked ground-up building on a map, with the real monthly price on each card. Open New Build Board [New Build Board →](/new-construction-apartments/) ![Newly opened apartment building with a finished pool and an amenity wing still under construction](/images/misc/newly-opened-san-antonio-apartment-building-with-a.webp) ### Lease-Up Apartments in San Antonio Buildings in lease-up with stage, special, what's finished, and year-two risk. Open Lease-Ups [Lease-Up Apartments in San Antonio →](/lease-ups/) ![New apartment building nearing completion with a finished facade and cranes in the background](/images/misc/new-apartment-building-nearing-completion-with-fin.webp) ### New Apartments Opening Soon in San Antonio Pre-leasing buildings with first move-in dates. Ground-up only, no conversions. Open Opening Soon [New Apartments Opening Soon in San Antonio →](/opening-soon/) ![](/images/misc/row-of-brand-new-limestone-and-slate-blue-apartmen.webp) Next step ## Want the specials math done for you? 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. Get my shortlist [/contact/ →](/contact/) See the New Build Board [/new-construction-apartments/ →](/new-construction-apartments/) 512-000-000 [tel:+1512000000 →](tel:+1512000000) We don't guarantee pricing or approval. The community sets both, and we confirm them before you sign.