San Antonio Neighborhoods
King William,
San Antonio's first.
A historic district of about 22 blocks just south of downtown along the San Antonio River: Texas' first residential historic district, settled by German merchants in the mid-1800s. About 4.5 driving miles from Fort Sam Houston's Walters Gate. The houses come with history and upkeep in equal measure, and nothing else in San Antonio looks quite like it.
Questions about King William? Call me at (919) 800-9870
King William is a historic district just south of downtown San Antonio, with its best-known streets between South Alamo Street and the San Antonio River. It's part of the City of San Antonio, and its public schools are in San Antonio ISD. The oldest surviving houses date from the 1860s and 1870s, and every exterior change needs the city's historic approval. For current prices, see the live listings and recent sales further down this page. Fort Sam Houston's Walters Gate is about 4.5 driving miles away.
Tiffany Reed, REALTOR® | MRP · Data current as of October 2026 · Sources: Texas State Historical Association · City of San Antonio Office of Historic Preservation · Bexar County Tax Assessor-Collector- Homes range from 1870s merchant houses on King William Street to cottages and newer townhomes, so condition and renovation history move the price more than square footage.
- Under the city's development code, every exterior change or repair in a historic district needs a Certificate of Appropriateness, the city's written approval for the work, including side and rear yards you can't see from the street. Interior work that leaves exterior windows and doors alone doesn't need historic approval.
- King William is not its own city. San Antonio police, city permitting and city code enforcement all apply.
- A King William home pays seven taxing units. For 2026 those rates total $2.511964 per $100 of value before exemptions, and San Antonio ISD is the largest single line at $1.1869.
- On FEMA's current flood map, the high-risk zone (Zone AE) follows the San Antonio River channel along the district's edge. Check any address on FEMA's map before you make an offer.
What makes King William
so singular?
King William's story starts with mission farmland. The area was part of the lower farm fields of Mission San Antonio de Valero, the Alamo, and after the mission was secularized in 1793 those fields were split into equal tracts for fourteen Indigenous households living nearby. Its streets, King William Street among them, were laid out between 1853 and 1859. Prosperous German merchants built their houses here, the Groos, Joske, Kalteyer and Steves names among them, and Ernst Hermann Altgelt is said to have named the main street for Wilhelm I, King of Prussia. The oldest surviving houses date from the 1860s and 1870s, and architects Alfred Giles and James Riely Gordon both designed homes in the area.
Locals nicknamed the area "Sauerkraut Bend." During World War I, anti-German feeling led the city to rename King William Street as Pershing Avenue, and the old name came back after the war. German owners began moving away in the 1920s, and after World War II many of the big houses fell into disrepair or were split into apartments. In 1967, Walter Nold Mathis bought Villa Finale and went on to restore up to fourteen other properties nearby, selling them to buyers committed to preserving them. City Council made King William a local historic district in 1968, and it's known as Texas' first residential historic district.
The district has seventy-nine historic structures across parts of about twenty-two blocks, bounded roughly by the San Antonio River on the west and Barbe Street on the south. The most famous section lies between South Alamo Street and the river.
Considering King William or the broader Southtown area?
The free San Antonio Relocation Guide lays out how neighborhoods across the city compare, close-in historic districts included, so you can weigh King William against the rest before you fly in.
Get the Free Relocation GuideIs King William a good fit for you?
King William is a good fit if you want:
- A house with real history, from the 1800s or early 1900s, and you're ready for the upkeep and the city's exterior review that come with it
- Quick access to both Fort Sam Houston and Lackland (miles are in the table below)
- River trails, galleries and restaurants you can walk to, with downtown close by
- Character over square footage, and you're fine with lots where a garage or off-street parking varies from house to house
- A home you plan to own for years, in a district where the houses themselves can't be replaced
What kinds of homes
are in King William?
King William isn't split into subdivisions. It's one historic district, so the differences that matter come from the house itself: the size of the lot, the condition, the renovation history and the street it sits on.
The big houses on King William Street
The district's best-known homes line King William Street itself, built for merchants on long lots. Villa Finale (401 King William St., built in 1876) belongs to the National Trust for Historic Preservation and is open for tours Tuesday through Saturday. The Edward Steves Homestead (509 King William St., also 1876) was a Conservation Society museum for decades and became a private home when it sold in 2022. The Anton Wulff House at 107 King William St. dates to about 1870, and the San Antonio Conservation Society saved it from demolition in 1974. Buying a house on this street means owning a piece of documented history, along with its upkeep and the city's review of every exterior change.
Cottages and smaller houses
Smaller houses from the late 1800s and early 1900s, cottages and bungalows among them, sit on narrower lots across the district. They're a more manageable restoration project than the big houses, but condition varies widely: some have been fully restored, and others still need most of the work.
Newer townhomes and condos
In and around the district you'll also find newer townhomes and condos on lots where no historic house survives. They trade the century-old systems for modern ones and keep the address and the walkability. New construction inside a historic district goes through the same city design review as everything else.
Sources: Villa Finale · San Antonio Report, June 2022 · City of San Antonio OHP, Before Getting Started
How much do homes cost
in King William?
Prices here spread wide because the houses do. A restored mansion on King William Street and a cottage that still needs its wiring replaced are two different purchases, even a block apart. Today's asking and sale prices are in the live King William listings and recent sales further down this page, which update themselves.
Get pre-approved before you tour, and budget for the work the house needs, not just the price.
How much are property taxes in King William?
Every King William address is taxed by seven units, led by San Antonio ISD and the City of San Antonio. For 2026 the seven rates come to $2.511964 per $100 of value. On a house taxed at $400,000 before exemptions, that's about $10,048 a year.
| Taxing unit | 2026 rate per $100 | General homestead exemption |
|---|---|---|
| San Antonio ISD | $1.186900 | $140,000 and 0.01% (plus $60,000 if 65 or older or disabled) |
| City of San Antonio | $0.562880 | 20% (at least $5,000); $85,000 more if 65 or older or disabled |
| Bexar County | $0.285963 | 20% (at least $5,000) |
| University Health (Bexar County Hospital District) | $0.276235 | 20% (at least $5,000) |
| Alamo Community College District | $0.166650 | 1% (at least $5,000) |
| San Antonio River Authority | $0.019300 | 4% (at least $5,000) |
| Bexar County Road and Flood | $0.014036 | $3,000 and 20% |
| Combined 2026 rate, all seven units | $2.511964 | Each unit applies its own exemption |
Each unit figures its own exemption: SAISD takes $140,000 off the value it taxes, while the city and the county each take 20%. To confirm the taxing units for a particular house, look up the address on Bexar Appraisal District's site (bcad.org). If you're planning a substantial restoration, ask OHP about the city's historic property tax incentives before work starts: they apply only when the work has been approved and permitted.
Once the house is your principal residence, file for the homestead exemption with Bexar Appraisal District. The general filing deadline is April 30 of the tax year. If you close after January 1, the exemption can cover the months of that year you owned the house, provided no one else claimed it on that house for the year. Tax Code Section 11.431 still lets you apply late, up to two years after that year's taxes become delinquent. If you're a veteran receiving 100 percent disability compensation, Section 11.131 exempts your homestead entirely.
Before you tour King William: what to think through
A historic house asks a lot of its owner, so it helps to know your plans and limits before the first visit.
- Historic design review. Every exterior change here needs the city's approval. If you picture new windows, a fence or an addition, decide how much review you're willing to go through.
- What you can spend. Know your approval amount and the monthly payment you want; they're different numbers, and with tax rates varying across the city, one price doesn't mean one payment.
- What you need day to day. Off-street parking, a garage, one story, a yard for pets, being near the weekend crowds: know what you need and what would rule a house out.
- Schools. If schools matter, confirm the campus for the address; King William is in San Antonio ISD.
- Your commute. If you already know where you'll work, drive from King William to your gate or office at the times you'd really go.
- Touring from a distance. If you can't be here in person, plan on video tours so you can still make an offer.
Data current as of October 2026 · Sources: Bexar County Tax Assessor-Collector, 2026 Official Tax Rates and Exemptions · Texas Comptroller, Form 50-114 · FEMA National Flood Hazard Layer · Bexar Appraisal District (bcad.org).
(OCT 12, 2026 - NOV 11, 2026)
Which schools serve
King William?
King William is in San Antonio Independent School District, a large urban district with more than 42,000 students on 83 campuses. SAISD campuses close to the district include James Bonham Academy (grades 3 to 8, at 925 S. St. Mary's St.) with its primary campus for kindergarten through grade 2 on W. Whittier St., and Brackenridge High School (400 Eagleland Dr.), just south of the district.
Which campus serves a particular house depends on SAISD's attendance zones, which the district sets and can change. Ask SAISD which campus serves the house you're considering, and read that school's TEA report card at tea.texas.gov, the Texas Education Agency's site.
Can you use a VA loan on a historic King William home?
Yes. Buyers with full entitlement face no VA limit on the loan amount; the lender sets what you can borrow based on your income, credit and debts. The VA appraisal checks every home against the VA's minimum property requirements for a safe, sound and sanitary house. On a house built between the 1860s and the early 1900s, your own inspection is what tells you the state of the wiring, plumbing, roof and foundation. For a condo or townhome, ask your lender whether the project is VA-approved before you sign a contract.
I schedule your inspection early in the option period (the days after your offer is accepted when, for a fee, you can still cancel for any reason), while there's still time to negotiate repairs. For the basics, see the free VA loan guide.
Data current as of October 2026 · Sources: Texas Tribune, San Antonio ISD · James Bonham Academy (SAISD) · U.S. Department of Veterans Affairs, loan limits
How far is King William
from JBSA installations?
From its spot just south of downtown, King William is closest to Fort Sam Houston and Lackland. Miles below are approximate driving distances from Villa Finale, 401 King William St.
| JBSA-Fort Sam Houston (Walters Gate) | ~4.5 miles via S. Alamo St., I-37 and I-35 |
| Brooke Army Medical Center (BAMC) | ~7.5 miles to the BAMC/I-35 Gate via I-37 and I-35 |
| JBSA-Lackland (Luke East Gate) | ~10 miles via US-90 and Military Drive (Loop 13) |
| JBSA-Randolph (Lindsey Gate) | ~17 miles via I-37, I-35 and FM 78 |
| Camp Bullis (main gate) | ~19 miles via I-10 |
What is daily life like
in King William?
Much of a normal week here happens on foot. Dinner, a gallery opening or a run along the river are a short walk from most of the district, and downtown is a quick drive or a longer walk north. The streets are shaded, and many of the houses sit close to the sidewalk.
The setting comes with trade-offs. A spring fair fills the streets for a day, visitors come through to see the houses, many lots have little or no garage, and an old house always has another project waiting. In exchange, you get walkability and history that a newer suburb can't offer.
Parks and outdoors
- The San Antonio River's hike and bike trail: north toward downtown, or south along the Mission Reach to the four Spanish colonial missions the National Park Service manages as part of a UNESCO World Heritage Site
- Roosevelt Park, 331 Roosevelt Ave., about 1.3 miles away: 12.9 acres with a seasonal pool, playground and community center
Food and coffee
- The Guenther House, 205 E. Guenther St., a restaurant and museum tied to Pioneer Flour Mills
- Liberty Bar, 1111 S. Alamo St., housed in what used to be a convent
Arts and culture
- The Blue Star Arts Complex on S. Alamo St., with galleries, studios and Blue Star Brewing (1414 S. Alamo St.)
- Ruby City, 150 Camp St., a contemporary art center with free admission
- The King William Fair, the King William Association's spring fair and parade; the next one is set for April 24, 2027
- Downtown, the River Walk and the Alamo, about 1.6 miles north
- The King William Association's walking tours and preservation work
Getting around
- San Antonio International Airport, about 13 driving miles north via US-281
Data current as of October 2026 · Sources: National Park Service, San Antonio Missions · City of San Antonio Parks, Roosevelt Park · King William Fair · King William Association · each business's own website
What buyers ask me
about King William.
What school district is King William in?
San Antonio ISD. James Bonham Academy and Brackenridge High School are among the SAISD campuses closest to the district, but the campus for a given address comes from SAISD's attendance zones. Confirm it with SAISD, then check that campus's report card at tea.texas.gov.
What does living in a historic district mean for King William buyers?
Every exterior change or repair, including in side and rear yards, needs a Certificate of Appropriateness from the City of San Antonio's Office of Historic Preservation. OHP staff can approve many requests; others go to the Historic and Design Review Commission at a public hearing. Interior-only work that leaves exterior windows and doors alone doesn't need OHP approval. If you're planning exterior work, talk with OHP before you're under contract.
What are home prices in King William?
Prices spread widely between a restored mansion and a cottage that needs work. Current King William listings and recent sales are higher on this page. Taxes are easier to pin down: King William addresses pay a combined 2026 rate of $2.511964 for every $100 of taxable value, before exemptions.
Can I use a VA loan in King William?
Yes, for single-family homes, and for condos in VA-approved projects. With full entitlement there's no VA cap on the loan amount. On a house this old, book your own inspection early in the option period.
How far is King William from Fort Sam Houston?
About 4.5 driving miles from Villa Finale to Fort Sam Houston's Walters Gate, via S. Alamo Street, I-37 and I-35, and about 7.5 miles to the BAMC/I-35 Gate. Lackland's Luke East Gate is about 10 miles west. Drive times vary by time of day, traffic, and gate. Check current conditions for your route before deciding.
Is King William in a flood zone?
On FEMA's current flood map, the high-risk zone (Zone AE) follows the San Antonio River channel along the edge of the district, and most streets are mapped outside it. It still varies by address, so look up the house at msc.fema.gov and get an insurance quote before your option period ends.
What working with me looks like
for King William buyers.
Buying a historic King William house from out of state, or with orders setting the date, is a big decision to make from a distance.
- I do my research ahead of every tour. I get the seller's disclosure and any earlier inspection reports, and I find out how old the roof, HVAC and water heater are. If there's a deal-breaker, you'll know before you set aside a day for it.
- Distance doesn't have to stop a showing. I'll show you the house on video, room by room, so you can write an offer from wherever you are.
- I'll introduce you to a lender, including lenders who handle VA loans daily.
- When you find your King William house, I'll write the offer and negotiate it for you.
- From there, I keep the deal moving. I coordinate the inspections, track the appraisal and closing steps, and do the final walkthrough with you before you sign.
Ready to explore
King William?
Tell me what you love about these old houses and what worries you about them, and I'll arrange tours of the ones you want to see. Rather browse first? See King William homes for sale.
Let's Talk About Your Next MoveTiffany Reed, REALTOR® | MRP | Real Broker LLC
(919) 800-9870 | tiffany@tiffanyreedtx.com | tiffanyreedtx.com
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