San Antonio Neighborhoods
Southtown,
San Antonio's creative district.
Five distinct neighborhoods directly south of downtown along the San Antonio River Walk extension: King William, Lavaca, Lone Star, Collins Garden, and Roosevelt. Historic preservation, the Blue Star Arts Complex, First Friday art walks, and Fort Sam Houston about 5.5 driving miles north. Homes range from 1800s houses in the historic districts to condos.
Questions about Southtown? Call me at (919) 800-9870
Southtown is the arts-centered area just south of downtown San Antonio, inside the City of San Antonio and served by San Antonio ISD. The King William Historic District's houses date mostly from the second half of the 1800s and Lavaca's from 1850 to 1949, and exterior work in both districts needs city approval first. The 2026 combined tax rate for a typical address is $2.51 per $100 of taxable value. Fort Sam Houston's Walters Gate is about 5.5 driving miles north.
Tiffany Reed, REALTOR® | MRP · Data current as of October 2026 · Sources: Handbook of Texas · Texas Historical Commission · Bexar County Tax Assessor-Collector- King William and Lavaca are both city historic districts. Exterior changes and repairs there need a Certificate of Appropriateness (the city's written sign-off on the work) from the Office of Historic Preservation before work begins, and new construction and additions go to a public hearing before the Historic and Design Review Commission.
- Southtown addresses sit inside the City of San Antonio and San Antonio ISD, so a typical home pays seven taxing units. Their 2026 combined tax rate is $2.511964 per $100 of taxable value.
- A VA loan can be used on a condo only in a VA-approved project, so for VA buyers the building matters as much as the unit.
- Only King William and Lavaca are city historic districts. Lone Star, Collins Garden and Roosevelt sit outside those two, but check any address on the city's historic district map before you plan exterior work.
What is Southtown,
and what is it not?
Southtown isn't a city or a single subdivision, and descriptions of where it starts and stops vary. This page covers the blocks just south of downtown along South Alamo and South Presa streets, including the King William and Lavaca historic districts, plus the Lone Star, Collins Garden, and Roosevelt Park areas farther south. Every part of it is inside the City of San Antonio.
The oldest layer is King William. Its streets were laid out between 1853 and 1859, and over the following decades it became the residential heart of San Antonio's German community. King William Street is said to have been named by Ernst Hermann Altgelt for Wilhelm I, King of Prussia. In 1968 it became a protected city historic district, and the National Register followed in 1972.
Today Southtown is known as the city's arts district, with galleries, monthly art walks, the river, and restaurants at street level. Its houses went up over roughly a century, from the 1850s into the 1940s, and a new subdivision can't copy that kind of layering.
If you're stationed at Fort Sam Houston, Southtown is a deliberate choice. The post's Walters Gate is about 5.5 driving miles north, which is workable but not next door, and Mahncke Park and Terrell Hills sit closer. What you get in exchange is a walkable, historic neighborhood near downtown. That's a fair trade if it's the one you want to make.
Is Southtown a good fit for you?
Southtown is a good fit if you want:
- Galleries, restaurants, the river, and downtown within walking or biking distance, in exchange for a drive to Fort Sam Houston or BAMC (mileage is in the JBSA table below)
- A house with real history: Greek Revival, Renaissance, and Italianate styles in King William, or Craftsman bungalows and Classical Revival houses in Lavaca
- A house you expect to live in for years, and you don't mind older systems or the city reviewing exterior changes in the historic districts
- River trails and a paddling route that start close to home
Stationed at Fort Sam Houston and weighing Southtown against closer options?
The free San Antonio Relocation Guide lays Southtown side by side with Terrell Hills, Mahncke Park, and Alamo Heights, so you can weigh the drive against the neighborhood you'd come home to.
Get the Free Relocation GuideWhich neighborhoods
make up Southtown?
Taken broadly, Southtown covers five areas, and each has its own building era and its own rules. Knowing which one matches your priorities before you tour saves time, because the difference between King William and Roosevelt is real.
King William Historic District
The architectural centerpiece of Southtown. Many of San Antonio's best late-1800s architects worked here, among them Alfred Giles and James Riely Gordon, and the district's styles are Greek Revival, Renaissance, and Italianate. It's compact, bounded roughly by Durango, Alamo, and Guenther streets and the San Antonio River, and most of its historic buildings date from the 1850s through the 1890s.
Lavaca Historic District
The blocks roughly between Durango, Labor, Callaghan, and South Presa streets. Listed on the National Register in 2000, it has Bungalow/Craftsman and Classical Revival styles, with buildings dating from 1850 to 1949. Lavaca is also a city historic district, so the same exterior review applies, and recent remodels here range from restored facades to large contemporary additions behind them.
Lone Star and Collins Garden
Lone Star is the area around the later Lone Star Brewery site south of King William (not the original brewery building that now holds the San Antonio Museum of Art), and Collins Garden sits farther west, around Collins Garden Park. Both are outside the King William and Lavaca districts, but San Antonio has 32 local historic districts, including a Mission district that runs about seven miles along the south side, so look up any address on the Office of Historic Preservation's Explorer Map before you plan exterior changes.
Roosevelt
The area around Roosevelt Park, at the south end of Southtown where the river trail heads toward the missions. It's outside the King William and Lavaca districts and, like the rest of Southtown, inside the City of San Antonio and SAISD.
How much do homes cost
in Southtown?
Because Southtown isn't a city, there's no city tax notice with an average home value, and no official source tracks prices for Southtown as its own area. What a home costs here depends on the kind of house, its age and condition, and the block. To fill that gap, I've placed live Southtown listings and recent sales further down this page. They update on their own, so the prices you see are today's.
When you compare two listings, ask what's been redone. A house with recent foundation work, new wiring, and updated plumbing isn't the same purchase as one with original systems, even on the same street.
How much are property taxes in Southtown?
Seven units tax a typical Southtown home, at a combined 2026 rate of $2.511964 per $100 of taxable value. On a home taxed at $300,000 before exemptions, that comes to about $7,536 for the 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 (plus $85,000 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 | $2.511964 | Exemptions apply unit by unit |
A homestead exemption lowers the taxable value of the home you live in, and each unit applies its own, so SAISD subtracts $140,000 from the value it taxes while Bexar County takes off 20%. To see every taxing unit for a specific property, search it on Bexar Appraisal District's site (bcad.org).
The exemption isn't automatic. Once the house is your home, file the application with Bexar Appraisal District (my moving guide explains the Texas homestead exemption step by step). The general deadline is April 30, and a purchase after January 1 still qualifies for the remainder of that year provided the prior owner hadn't already received it for that year. Veterans rated 100% disabled by the VA, or paid at that rate for individual unemployability, can qualify for a total exemption on their homestead.
Data current as of October 2026 · Sources: Bexar County Tax Assessor-Collector, 2026 Official Tax Rates and Exemptions · Texas Comptroller, property tax exemptions · Bexar Appraisal District (bcad.org).
(OCT 12, 2026 - NOV 11, 2026)
Which schools serve
Southtown?
San Antonio ISD (SAISD) serves Southtown. It's the city's third-largest district, with more than 80 campuses and more than 42,000 students. Campuses in and near Southtown include Bonham Academy on South St. Mary's Street and Brackenridge High School on Eagleland Drive. Which campus serves a particular home depends on the address, and SAISD has been consolidating some older campuses, so confirm the current assignment with the district before you make an offer.
Once you have the campus name, find its state report card on tea.texas.gov, the Texas Education Agency's site; the district's overall rating won't tell you about one school. If private school is part of your plan, add tuition to your monthly budget before you settle on a price range.
Can you use a VA loan in Southtown?
Yes, for single-family homes and fee-simple townhomes (where you own the land under the unit as well as the unit). A condo qualifies only if the project is VA-approved, so ask your lender to confirm the building's status before you write an offer. The VA appraisal also checks the home against VA minimum property requirements, and century-old houses in King William and Lavaca can come back with required repairs. If a required repair touches the exterior of a home in a historic district, it needs the city's approval before work starts, which can stretch a closing timeline. Plan for both in your offer. My free VA loan guide covers the rest of the process.
Before you tour Southtown: what to think about
Southtown mixes century-old houses, condos and converted buildings, so start with the kind of home you want.
- Historic districts. In King William, Lavaca and other historic districts, exterior changes need city approval. Decide what you'd want to change and whether that fits.
- Two budget numbers. Your approval amount and your comfortable payment are different numbers; know both before you start.
- Condo and HOA rules. If you're looking at a condo or a converted building, tell me your deal-breakers on leasing, parking and pets, and I'll check them before the showing.
- Renting it later. If you'd rent it out someday, short-term rentals need a city permit, with limits on each blockface (see the FAQ below).
- Your must-haves. Parking, noise from nearby businesses, a yard for pets, a single story: know what you need and what rules a place out.
- Drive time to work. If you know where you'll work, drive from Southtown to that gate or office at the hours you'd commute.
How far is Southtown
from JBSA installations?
Fort Sam Houston is the closest installation to Southtown. Miles below are approximate driving distances from the Blue Star Arts Complex on South Alamo Street to each installation's nearest gate that's open around the clock.
| Fort Sam Houston | ~5.5 miles to the Walters Gate via I-10 and I-35 |
| Brooke Army Medical Center (BAMC) | ~8 miles to the BAMC/I-35 Gate via I-35 |
| Lackland AFB | ~10 miles to the Luke East Gate via US-90 |
| Randolph AFB | ~18 miles to the Lindsey (Main) Gate via I-35 and FM 78 |
| Camp Bullis | ~19 miles to the main gate via I-10 and Camp Bullis Road |
Comparing neighborhoods around the post? Start with my Fort Sam Houston housing guide.
What is daily life like
in Southtown?
A normal week in Southtown happens a lot on foot. Coffee, dinner, a gallery opening, and a run along the river can all start at your front door, and downtown is close enough to bike. Groceries are a short drive or a long walk away.
On art-walk nights South Alamo Street fills with people well into the evening. That's part of the appeal, and it's worth knowing if you're touring a house on one of those blocks and you value quiet. Yards in the older blocks tend to be modest, so the parks and the river trail stand in for a big backyard.
Parks and outdoors
- The King William Paddling Trail on the San Antonio River, which launches near the River Authority's office at 100 E. Guenther St.
- The Mission Reach paddling trail, about 8 miles from Roosevelt Park south to Mission Espada, alongside San Antonio Missions National Historical Park, a UNESCO World Heritage Site since 2015
- Roosevelt Park, 330 Roosevelt Ave., with a pool, community center, playground, and basketball court
- Labor Street Park, 436 Labor St., in Lavaca
- Chris Park, a one-acre green space at 111 Camp St. named for the son of Ruby City founder Linda Pace
- Yanaguana Garden at Hemisfair, about a mile north, voted No. 7 among public playgrounds in USA Today's 2025 10Best Readers' Choice Awards
Food and coffee
- Rosario's, 722 S. St. Mary's St., for Mexican food
- Bliss, 926 S. Presa St., in a converted filling station
- Liberty Bar, 1111 S. Alamo St., in a former convent building
Shopping and groceries
- H-E-B's South Flores Market, 516 S. Flores St., about a mile north
- Vintage, gift, and decor shops inside the Blue Star Arts Complex (more on Blue Star below)
Museums and culture
- The Blue Star Arts Complex, 1414 S. Alamo St., with galleries, studios, and restaurants. Its anchor, Contemporary at Blue Star, grew out of a 1986 artist-run exhibition and hosts more than 12 exhibitions a year in four galleries.
- First Friday, a monthly evening art walk centered on Blue Star and South Alamo Street
- Second Saturday, when the studios at 1906 S. Flores St. and nearby galleries open to visitors
- Ruby City, 150 Camp St., showing the Linda Pace Foundation's collection of more than 1,400 works, always free
Data current as of October 2026 · Sources: Contemporary at Blue Star · Ruby City · Texas Parks and Wildlife, Mission Reach Paddling Trail · San Antonio River Authority · National Park Service · San Antonio Parks and Recreation · Hemisfair · each business's own website
What buyers ask about
Southtown.
How far is Southtown from Fort Sam Houston, and is it practical if I'm stationed there?
From the Blue Star Arts Complex, Fort Sam Houston's Walters Gate is about 5.5 driving miles away and the BAMC/I-35 Gate is about 8. That's practical if you want a walkable, historic neighborhood near downtown and you're fine with a drive that isn't the shortest; Mahncke Park and Terrell Hills sit closer to the post. Lackland is about 10 miles away, Randolph about 18 and Camp Bullis about 19. Drive times vary by time of day, traffic, and gate. Check current conditions for your route before deciding.
What is the King William Historic District and what does it mean for buyers?
King William is Southtown's oldest residential area, with streets laid out in the 1850s and homes from the second half of the 1800s in Greek Revival, Renaissance, and Italianate styles. The city designated it a historic district in 1968, and it was added to the National Register in 1972. For a buyer, the practical part is the city's exterior review: changes and repairs need a Certificate of Appropriateness before work begins, and new construction, additions, and alterations go before the Historic and Design Review Commission. Build that into any renovation timeline.
What are home prices in Southtown?
Southtown isn't a city or a taxing unit, so no public source publishes an average for it. Since no average exists, I keep live Southtown listings and recent sales higher on this page for you. For budgeting taxes, the 2026 rates on a typical Southtown home add up to $2.511964 per $100 of value, before any exemptions.
Does a VA loan work for a Southtown condo or historic home?
Yes. Single-family homes and fee-simple townhomes work with VA financing, and a condo works only in a VA-approved project, so check the building's status with your lender before you make an offer. In King William and Lavaca, the VA appraisal may call for repairs on older systems, and any exterior repair needs the city's historic-district approval first. Raise both early so they don't surprise you near closing.
What school district serves Southtown?
San Antonio ISD. It's a large urban district with more than 80 campuses, so the campus matters more than the district name. Ask SAISD which campus serves the address, then pull up that campus's TEA report card at tea.texas.gov before you commit to a house.
Can I rent out a Southtown home as a short-term rental?
Only with a city permit. San Antonio issues Type 1 permits for owner- or operator-occupied rentals and Type 2 permits for rentals the owner doesn't live in. Type 2 rentals are limited by density on each blockface (one side of a street between two intersections), and once a blockface hits its limit, another one needs a special exception from the Board of Adjustment. Check the permit rules and any HOA or condo restrictions for the exact address before you buy with rental plans in mind. Details are on the City of San Antonio's short-term rental permit page.
What working with me looks like
for Southtown buyers.
- I dig in before you visit. I ask for the seller's disclosure and any past inspection reports and look up how old the roof, HVAC and water heater are. If there's a deal-breaker, you'll know before you give up an afternoon.
- You can see Southtown homes from far away. I'll walk you through each home on video, room by room, so you can make an offer from anywhere.
- I'll introduce you to lenders, a few of whom close VA loans every day.
- When you find your Southtown home, I'll write the offer and handle the negotiating.
- Then I keep it moving. I coordinate inspections, follow the appraisal and closing steps, and do the final walkthrough with you before you sign.
Thinking about
Southtown?
Tell me which of the five areas you're drawn to and where you'll be working or stationed. I'll set up tours of the Southtown homes you'd like to see, in person or on video. If you'd rather look around first, browse Southtown 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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