Atlanta vs San Antonio
Sun Belt real estate market comparison · Data to Sep 2026 · analysis written Oct 2026
While Atlanta pairs a $92,344 median household income (ACS 2024) with a 4.99% Georgia income tax, San Antonio runs about 5% cheaper overall (BEA 2024), with 2BR rent $394 a month lower (HUD FY2026) and no Texas wage tax.
Key numbers
Sourced, dated figures for Atlanta and San Antonio — cite freely.
- Cost of living
- Atlanta
- 100.1
- San Antonio
- 94.7
- San Antonio about 5% cheaper
- BEA Regional Price Parities, 2024 · price level, US = 100
- State income tax
- Atlanta
- 4.99%
- Georgia
- San Antonio
- None
- Texas
- State revenue departments, 2026 tax year
- Property tax
- Atlanta
- 0.81%
- San Antonio
- 1.41%
- Census ACS 1-year estimates, 2024 · effective rate: median tax paid ÷ median home value, metro area
- 2BR rent
- Atlanta
- $1,762/mo
- San Antonio
- $1,441/mo
- HUD Fair Market Rent, FY2027
- Population
- Atlanta
- 6,482,182
- +0.96% YoY
- San Antonio
- 2,813,140
- +1.38% YoY
- Census Population Estimates, 2025
- Home price change
- Atlanta
- +1.0% YoY
- San Antonio
- -0.5% YoY
- FHFA House Price Index, Q2 2026 · Atlanta: Atlanta-Sandy Springs-Roswell division
Compare two markets
- Market A
Atlanta, GA
The Southeast's corporate and logistics capital, with the largest housing market in the region
$1,762/mo+1.0% Atlanta div. HPI YoY2BR Fair Market Rent · HUD FY2027 FHFA HPI 374.5 (Atlanta-Sandy Springs-Roswell, Q2 2026)
Full Atlanta market profile - Market B
San Antonio, TX
The Sun Belt's affordability story, built on military, healthcare and tourism
$1,441/mo-0.5% HPI YoY2BR Fair Market Rent · HUD FY2027 FHFA HPI 378.4 (San Antonio-New Braunfels, Q2 2026)
Full San Antonio market profile
The Verdict: Atlanta vs San Antonio
Choose Atlanta
Choose Atlanta if you're a higher earner who wants a deeper job market: Delta, Home Depot and Coca-Cola are headquartered there, unemployment was 3.2% in July 2026 (not seasonally adjusted), and the 0.81% effective property tax keeps the annual bill on a pricier home lower.
Choose San Antonio
Choose San Antonio if you want to stretch your budget and keep more of your paycheck: 2BR rent is $1,426 a month versus $1,820 (HUD FY2026), Texas taxes no wages, and you get 294 sunny days, a 24.5-minute average commute and a walkable core (walk score 75).
The Deciding Factor
Income tax versus property tax decides it: San Antonio's 1.41% effective rate costs about $2,400 a year more than Atlanta's 0.81% on a $400,000 home, but Texas levies no wage tax, while Georgia's flat rate is 4.99%.
Market Stats Comparison
| Metric | Atlanta | Buyer-favourable indicator | San Antonio |
|---|---|---|---|
| HPI YoY change | +1.0% (Atlanta div.) | -0.5% | |
| HPI QoQ change | -0.4% (Atlanta div.) | +0.5% | |
| HPI index value | 374.5 (Atlanta div.) | 378.4 | |
| Monthly building permits | 3,044 | 952 | |
| Permits YoY change | -13.1% | +48.1% | |
| Unemployment rate | 3.5% | 4.3% | |
| Population (2025 est.) | 6,482,182 | 2,813,140 | |
| Population growth YoY | +0.96% | +1.38% | |
| 2BR Fair Market Rent | $1,762 | $1,441 |
HPI YoY change
HPI QoQ change
HPI index value
Monthly building permits
Permits YoY change
Unemployment rate
Population (2025 est.)
Population growth YoY
2BR Fair Market Rent
City Fundamentals
Demographics, taxes & livability
| Category | Atlanta | San Antonio |
|---|---|---|
| Population Growth | +8.3% (2019–2024 est.) | +13.9% (2019–2024, MSA); +28.4% (2010–2024) |
| Median Household Income | $92,344 (Census ACS 2024 1-year, metro area) | $78,112 (Census ACS 2024 1-year, metro area) |
| Cost of Living | 100.1 (price level, US = 100; BEA Regional Price Parities, 2024) | 94.7 (price level, US = 100; BEA Regional Price Parities, 2024) |
| Unemployment Rate | 3.5% (BLS, Sep 2026) | 4.3% (BLS, Sep 2026) |
| State Income Tax | Flat 4.99% (Georgia, 2026 tax year) | None (Texas levies no state income tax on wages; 2026) |
| Property Tax Rate | 0.81% effective (median tax paid $3,254 ÷ median home value $402,100; Census ACS 2024 1-year, metro area) | 1.41% effective (median tax paid $4,303 ÷ median home value $304,800; Census ACS 2024 1-year, metro area) |
| Major Employers |
|
|
| Avg Commute | 29 min (one-way average, metro MSA est.) | 24.5 min (one-way average, 2024 ACS — DataUSA) |
| Sunny Days / Year | 217 days per year (est.) | 294 days per year |
| Avg Summer High | 89°F (July average high) | 95–96°F (July–August average daily high) |
| Walkability | 48 (car-dependent, metro-wide avg; city proper scores higher ~50–52) | 75 (somewhat walkable — city core; suburban areas car-dependent) |
👥 Population Growth
Atlanta
+8.3% (2019–2024 est.)San Antonio
+13.9% (2019–2024, MSA); +28.4% (2010–2024)💰 Median Household Income
Atlanta
$92,344 (Census ACS 2024 1-year, metro area)San Antonio
$78,112 (Census ACS 2024 1-year, metro area)🛒 Cost of Living
Atlanta
100.1 (price level, US = 100; BEA Regional Price Parities, 2024)San Antonio
94.7 (price level, US = 100; BEA Regional Price Parities, 2024)📊 Unemployment Rate
Atlanta
3.5% (BLS, Sep 2026)San Antonio
4.3% (BLS, Sep 2026)🏛️ State Income Tax
Atlanta
Flat 4.99% (Georgia, 2026 tax year)San Antonio
None (Texas levies no state income tax on wages; 2026)🏠 Property Tax Rate
Atlanta
0.81% effective (median tax paid $3,254 ÷ median home value $402,100; Census ACS 2024 1-year, metro area)San Antonio
1.41% effective (median tax paid $4,303 ÷ median home value $304,800; Census ACS 2024 1-year, metro area)🏢 Major Employers
Atlanta
- Delta Air Lines (HQ)
- The Home Depot (HQ)
- Coca-Cola Company (HQ)
- Emory Healthcare / Northside Hospital (healthcare sector)
San Antonio
- USAA (financial services)
- U.S. Military (Joint Base San Antonio — Lackland, Fort Sam Houston, Randolph)
- Valero Energy Corp (Fortune 500 energy)
- Toyota Manufacturing Texas / Healthcare sector (Methodist, University Health)
🚗 Avg Commute
Atlanta
29 min (one-way average, metro MSA est.)San Antonio
24.5 min (one-way average, 2024 ACS — DataUSA)☀️ Sunny Days / Year
Atlanta
217 days per year (est.)San Antonio
294 days per year🌡️ Avg Summer High
Atlanta
89°F (July average high)San Antonio
95–96°F (July–August average daily high)🚶 Walkability
Atlanta
48 (car-dependent, metro-wide avg; city proper scores higher ~50–52)San Antonio
75 (somewhat walkable — city core; suburban areas car-dependent)Income, cost of living and property tax: Census ACS 1-year and BEA Regional Price Parities — property tax is the effective rate (median tax paid ÷ median home value), the same measure for every metro. State income tax: current statutory rate. Unemployment: BLS. Population, employers, commute, climate and walkability were researched via AI at generation time — estimates; verify with official sources before making financial decisions.
What property tax and insurance do to a monthly payment in Atlanta and San Antonio: our mortgage guide puts first-year numbers on all 12 metros
AI Analysis: Atlanta vs San Antonio
Generated October 2026 · SunBeltPulse Research
Key Takeaways
- The Atlanta-Sandy Springs-Roswell division's index rose 1.0% year over year in Q2 2026, while San Antonio's fell 0.5%.
- San Antonio permits rose 9.7% year over year in July 2026, compared with +0.7% in Atlanta.
- Atlanta's unemployment rate was 3.2% in July 2026 versus 4.3% in San Antonio, though the two figures use different seasonal-adjustment bases.
- San Antonio's 2BR Fair Market Rent (FY2026) is $1,426 a month, $394 below Atlanta's $1,820.
- San Antonio's effective property tax is about $2,400 a year higher on a $400,000 home, but Texas has no state income tax on wages versus Georgia's flat 4.99%.
Home-Price Appreciation: Atlanta Edges Ahead, Both Soft
FHFA data for Q2 2026 show two markets that have largely stalled. The Atlanta-Sandy Springs-Roswell division's index rose 1.0% year over year but slipped 0.4% quarter over quarter, while the Marietta division rose 0.5% year over year and fell 0.7% on the quarter. FHFA publishes Atlanta only as these two divisions, so there is no single metro-wide figure. San Antonio's index, published for the whole metro, fell 0.5% year over year in Q2 2026 but gained 0.5% quarter over quarter. The pattern is mixed: Atlanta's divisions hold small annual gains but lost ground in the latest quarter, while San Antonio is slightly lower than a year ago but has ticked up recently. San Antonio's quarterly series has also been choppy since 2022, bouncing around a flat trend, which suggests a market that has been consolidating rather than climbing.
Construction and Labor: Different Momentum
Building permits show San Antonio with the stronger momentum. It recorded 1,113 units in July 2026, up 9.7% from July 2025, while Atlanta recorded 2,841 units, up 0.7% from the same month a year earlier. Atlanta's absolute volume is higher, which fits with it being about 2.3× the size of San Antonio (2025 Census estimates). On jobs, Atlanta's unemployment rate was 3.2% in July 2026 (not seasonally adjusted), down from 3.4% in July 2025. San Antonio's was 4.3% in July 2026 (seasonally adjusted), up from 4.0% a year earlier. Note the two rates use different adjustment bases, so the gap is indicative rather than exact, but the direction of travel differs: Atlanta's labor market is improving slightly while San Antonio's is loosening. Population growth was +0.96% year over year for Atlanta and +1.38% for San Antonio (2025 Census estimates).
Rents and Cost of Living: San Antonio Is Cheaper
HUD's FY2026 two-bedroom Fair Market Rent is $1,820 a month in Atlanta versus $1,426 in San Antonio, a gap of $394 a month. The BEA price level (2024, US = 100) is 100.1 for Atlanta and 94.7 for San Antonio, making San Antonio about 5% cheaper overall. Incomes offset part of this: ACS 2024 median household income is $92,344 in Atlanta versus $78,112 in San Antonio, so Atlanta households earn more, but they also face higher housing and living costs.
Taxes: Trade-Offs in Both Directions
Property tax and income tax pull in opposite directions. Atlanta's ACS 2024 effective property tax rate is 0.81%, versus 1.41% in San Antonio. That 0.60 percentage-point gap works out to about $2,400 a year more in San Antonio on a $400,000 home. Georgia, however, levies a flat 4.99% state income tax for the 2026 tax year, while Texas levies none on wages. Higher earners in particular may find the income-tax savings in Texas outweigh the higher property bill, whereas households with lower wages and a pricier home could see it differently.
Moving from Atlanta to San Antonio (or the reverse)
The same numbers cut both ways. Here is what actually changes on the move, from sourced public data.
Rent. A 2-bedroom Fair Market Rent runs $321/mo (22.3%) higher in Atlanta than in San Antonio: $1,762 in Atlanta vs $1,441 in San Antonio (HUD, FY2027).
Property tax. The effective property-tax rate is 0.60 percentage points higher in San Antonio (Atlanta 0.81% vs San Antonio 1.41%) — about $2,400 a year more on a $400,000 home than in Atlanta (Census ACS 2024: median tax paid ÷ median home value).
Income tax. State income tax is 4.99% in Atlanta (Georgia, 2026) and none in San Antonio (Texas).
Cost of living. San Antonio is about 5% cheaper overall: Atlanta 100.1 vs San Antonio 94.7 (BEA Regional Price Parities 2024, US = 100).
San Antonio collects no state income tax; Atlanta does. Whether the saving covers what the house collects instead, in property tax and insurance, is charted for both metros in our mortgage guide's no-income-tax trade
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