City comparison · 1,847 km apart

Miami vs San Antonio: which should you move to?

Miami or San Antonio? Housing, rent, crime, climate, income, taxes and transit, side by side, from each city's own published figures. Written for someone deciding where to live, not for a ranking.

The city from the water
Florida · United States

Miami

Photograph: The city from the water · P. Hughes · CC BY 4.0 · source
The San Antonio skyline from the south
Texas · United States

San Antonio

Photograph: The San Antonio skyline from the south · Medialecent · CC BY 4.0 · source
The short answer

Both cities price in US dollars and neither state taxes income, so the figures net directly and a single filer on $100,000 pays the same $13,449 in federal tax in each. The difference is the house, in two cities whose median household incomes sit within $200 of each other, $66,337 in Miami and $66,176 in San Antonio. Mortgage, property tax and insurance come to about $4,404 a month on Miami's typical home and about $2,116 on the San Antonio Board of REALTORS' Bexar County median, a county figure, and the $2,288 gap would be about $2,400 with Miami's payment priced at San Antonio's September rate of 7.03% rather than August's 6.67%. That is roughly 80% of local median income against 38%. On the same Zillow index Miami's typical home was $582,621, and Zillow's index for the City of San Antonio stood at $247,453, less than half. Crime is Miami's on the FBI's own counts: 358.6 violent offenses per 100,000 against 532, and 26 homicides, 5.2 per 100,000, against 106 at about 6.8. Both cities flood, Miami from the sea and San Antonio from its creeks, and neither carry here includes a flood policy. Choose Miami for a 20.3 C January, a car-light life along Metrorail and the lower crime. Choose San Antonio for a house and a rent local pay can carry.

Population
MeasureMiamiSan AntonioAdvantage
City population489,812 (2025)1,548,422 (2025)Not directly comparable
Metro population6,391,072 (2025)2,813,140 (2025)Not directly comparable
Five-year growth
Growth is pressure on rents and roads as much as it is opportunity, so it is reported without a winner.
10.8% (2020-2025)8.0% (2020-2025)Not directly comparable
01: Housing

What a home costs in each

The figures the two cities' rent-versus-buy and mortgage calculators run on, read from the same tables.

Housing costs
MeasureMiamiSan AntonioAdvantage
Benchmark home price
MLS® HPI or equivalent benchmark. Lower is treated as the advantage, which is the buyer's view rather than the owner's.
$582,621 (June 2026)$280,999 (August 2026)San Antonio
Detached house benchmark
Miami publishes a single house index rather than a composite, so the two rows repeat.
$582,621$249,206San Antonio
Apartment or condominium benchmarkNot published$167,371Not directly comparable
Two-bedroom rent$3,004/mo (median, June 2026)$1,179/mo (median, September 2026)San Antonio
One-bedroom rent$2,583/mo$957/moSan Antonio
Two-bedroom rent against median income
A year of two-bedroom rent as a share of the median household income below. A household paying the median rent out of the median income is a fiction, but it is the same fiction in both columns and it crosses currencies.
54.3% of a year's income21.4% of a year's incomeSan Antonio
Mortgage payment on the benchmark, 20% down
30-year amortization on American monthly compounding, the convention in both.
$2,998/mo at 6.67%$1,500/mo at 7.03%San Antonio
Price to household income
Benchmark price divided by the median household income below. A ratio is comparable across currencies; the dollars are not.
8.8×4.2×San Antonio
Property tax on the benchmark home
The effective rate on market value, which is what the two rates have in common and what the Advantage column is decided on; the bills are in each city's own dollars.
$10,808/yr (1.855%, 2025)$4,389/yr (1.562%, 2025)San Antonio
Transfer tax on the benchmark home
Compared as a share of the price. Where the seller pays it, it is a cost of leaving rather than arriving.
$3,496 (seller pays)NoneSan Antonio
Rent control
A cap protects a sitting tenant and does nothing for the next lease, so neither column is simply better.
Forbidden by state lawForbidden by state lawNot directly comparable

Miami: About 1.86% of what you pay for the house, which is lower than the 19.9878 mills charged here, and the difference is Florida's homestead exemption rather than any assessment lag. The state assesses at full market value and a purchase resets the assessment to the price. What there is instead is an exemption: $25,000 of taxable value comes off for every taxing authority and a second slice comes off for all of them except the school district, which levies 6.4990 of the 19.9878. That second slice was $25,000 through the 2024 tax roll and has been adjusted for inflation every 1 January since, under the 2024 amendment to Article VII section 6 of the state constitution, so it is now somewhat more than $25,000. The figures here use the base amount, because the Department of Revenue sends the adjusted figure to the county property appraisers rather than publishing it. The difference is worth a few dollars a year on a bill, and the county property appraiser can tell you the amount in force. A homesteaded buyer's first-year bill is therefore about $10,808 on the $582,621 typical home value here. Miami runs its own fire department, so it pays none of the county's 2.3965-mill Fire Rescue district levy. One of only five municipalities in Miami-Dade in that position, and worth more than most municipal rates on this table. The exemption is not automatic: you file for it with the Miami-Dade Property Appraiser by 1 March of the year after you buy. The seller's tax bill is not a guide to yours. Save Our Homes caps a homesteaded property's assessed value at 3% growth a year, and that cap resets to full market value the January after the sale, so a long-tenured owner can be taxed on a fraction of what you will be taxed on for the same house. Ask the property appraiser what the assessment would be at your purchase price, not what the current bill is. San Antonio: About 1.56% of value for a homesteaded owner, worked out on the $280,999 Bexar County median sale price. A house in the City of San Antonio and Northside ISD, the school district more of the city's residents live in than any other, is taxed by seven units for 2025, which add to 2.290174 per $100 before any exemption. Each takes its own homestead exemption off the appraised value first: Northside ISD the state's $140,000 and nothing more, the county's Road and Flood Control Fund the state's $3,000 for a flood control tax and a further 20%, the Alamo Community College District 1% with the state's $5,000 floor, the San Antonio River Authority 4%, and Bexar County, University Health and the City 20% each. So Bexar County levies 0.276331 per $100 on $224,799 after an exemption of $56,200, $621; Bexar County Road and Flood Control Fund levies 0.023668 per $100 on $221,799 after an exemption of $59,200, $52; University Health levies 0.276235 per $100 on $224,799 after an exemption of $56,200, $621; City of San Antonio levies 0.54159 per $100 on $224,799 after an exemption of $56,200, $1,217; Northside ISD levies 1.0049 per $100 on $140,999 after an exemption of $140,000, $1,417; Alamo Community College District levies 0.14915 per $100 on $275,999 after an exemption of $5,000, $412; San Antonio River Authority levies 0.0183 per $100 on $269,759 after an exemption of $11,240, $49. The seven come to $4,390 a year, 1.56% of the price. Without a homestead, as a landlord or a buyer who never files, the same house owes $6,435. In San Antonio ISD, the inner-city district, the school line is 1.1552 per $100 after an exemption of $145,000, and the same house comes to $4,544, 1.62%. The median is the county's, and a typical home inside the city is cheaper: on $247,453, Zillow's August 2026 value for a typical City of San Antonio home, the Northside ISD stack comes to $3,697, 1.49%, lower because the school district's flat exemption is a larger share of a cheaper house. These are the 2025 rates, the bills due by 31 January 2026. When these figures were retrieved the Bexar County Tax Assessor-Collector's official table ran to 2025, with the units' 2026 rate calculation worksheets posted but no 2026 official rates, so the calculators stay on 2025 until all seven are published.

02: Crime and safety

How safe each city is, by the numbers it publishes

Police-reported figures for the most recent year each force or statistics agency has released. Rates describe a whole city or metro area, and the spread between neighbourhoods inside one city is usually wider than the gap between the two cities.

Crime
MeasureMiamiSan AntonioAdvantage
Crime Severity Index
Statistics Canada's weighted index for the metropolitan area, where 100 is Canada in 2006. American cities have no equivalent series.
Not publishedNot publishedNot directly comparable
Violent crime per 100,000359 (2025)532 (2025)Miami
Property crime per 100,0002,241 (2025)3,920 (2025)Miami
Homicides
Counts, not rates, and a single year in a small city moves a long way on chance alone. What each figure covers is under the table.
26 (2025)106 (2025)Not directly comparable
Miami

FBI CDE counts for Miami PD show violent offenses falling from 2,245 in 2023 to 2,225 in 2024 and 1,787 in 2025 (a 20 percent one-year drop), property offenses from 13,928 to 11,178, and homicides from 61 in 2020 to 26 in 2025. Mid-2025 the department reported robberies down 17 percent and auto thefts down 37 percent against the first half of 2024.

What the rates cover: Miami Police Department (ORI FL0130600), FBI Crime Data Explorer NIBRS summarized data, 1,787 violent offenses in calendar 2025 against a CDE agency population of 498,792. 2024: 2,225 offenses, 483.1 per 100k. Miami PD moved to NIBRS mid 2022, so 2021 is blank and 2022 is a partial year in the CDE.

Homicides: Miami PD, FBI CDE: 26 murders and nonnegligent manslaughters in 2025, 5.2 per 100k. 2024: 29 (6.4 per 100k), 2023: 32 (7.1), 2020: 61 (12.8). Miami PD said in July 2025 the city might beat its record low of 24 set in 1946.

San Antonio

On the FBI's definitions, violent offenses in San Antonio went from 11,219 in 2021 to a peak of 13,105 in 2022, then 10,440 in 2023, 9,173 in 2024 and 8,241 in 2025, a 10% drop in the last year and 37% below the peak, and property offenses from 61,559 to 74,787 and a peak of 80,789 in 2023, then 70,657 and 60,693, 25% below the peak. Motor vehicle theft drove most of that swing: 8,912 in 2021, 19,090 in 2023 and 9,527 in 2025, half the peak. In 2025 the CDE shows aggravated assaults down 9% (6,037 to 5,506), robberies down 17% (1,656 to 1,380), rapes down 8% (1,354 to 1,249) and murders down 16% (126 to 106). SAPD's own January-to-November comparison points the same way: all reported crime down 13% (143,529 to 124,314), crimes against property down 18.1%, motor vehicle theft down 26.5% and robberies down 16.4%, while crimes against society rose 15.4%, which the chief put down to more drug arrests. A University of Texas at San Antonio evaluation of the city's Violent Crime Reduction Plan found violent street crime fell 22% in treated hot spots in 2024 against 9.6% citywide (San Antonio Report). The 2025 CDE counts were read on 30 September 2026 from a feed last refreshed on 15 September and can still be revised.

What the rates cover: Computed: 8,241 violent offenses (murder, rape, robbery and aggravated assault) in the FBI Crime Data Explorer's summarized data for the San Antonio Police Department (ORI TXSPD0000) in calendar 2025, divided by the 1,548,422 Vintage 2025 city population. On the CDE's own agency population of 1,549,306 the rate is also 532. No SAPD total on this definition was found in anything fetched. Its year-end report to the City Council's Public Safety Committee in December 2025 counted NIBRS crimes against persons, which include simple assaults, and put them at 28,361 for January through November 2025, down 9% from 31,179 in the same months of 2024 (KSAT).

Homicides: 106 murders and nonnegligent manslaughters in 2025 in the FBI CDE, against 126 in 2024, about 6.8 per 100,000 on the city population. SAPD's own count for January through November 2025 was 99 against 119 in the same months of 2024, a drop of nearly 17% (KSAT); a full-year SAPD figure was not found in anything fetched. The high point in the CDE series since 2021 is 233, in 2022, a year whose count includes the 53 migrants found dead in a tractor-trailer on the Southwest Side (San Antonio Report).

03: Climate

Winters, summers and what the weather can do to a house

Climate normals
MeasureMiamiSan AntonioAdvantage
January mean20.3 °C11.2 °CNot directly comparable
July mean28.9 °C29.3 °CNot directly comparable
Precipitation a year1,712 mm822 mmNot directly comparable
Snowfall a year0 cm1 cmNot directly comparable
Sunshine a year3,154 hours2,629 hoursMiami
Miami

NOAA NCEI 1991-2020 monthly normals at Miami International Airport (USW00012839): January mean 68.6 F, July 84.1 F (August is warmest at 84.2 F), annual mean 77.4 F, annual precipitation 67.41 in, snow 0. Sunshine about 3,154 hours a year comes from NOAA Comparative Climatic Data (older period), not the 1991-2020 normals. Hazards: hurricanes and storm surge, seasonal king tide and rainfall flooding, heat and humidity from May to October, frequent thunderstorms (roughly 80 thunder days a year).

Hazards: Hurricanes and storm surge every June to November, with chronic tidal and rain flooding; windstorm and separate NFIP or private flood cover are a real carrying cost and coastal home premiums commonly run $4,000 to $7,000 a year or more.

San Antonio

NOAA NCEI 1991-2020 normals for San Antonio International Airport (station USW00012921), inside the city about 8 miles north of downtown and the station where the National Weather Service keeps San Antonio's official record: January mean 52.2F, July mean 84.8F, annual mean 69.6F, 32.38 in of precipitation, 0.2 in of snow. August is the warmest month at 85.5F, with a mean high of 96.0F; July's mean high is 94.9F and January's mean low is 41.0F. May (4.40 in) and September (3.88 in) are the wettest months and February (1.74 in) the driest; the little snow the normals record falls in February and December. The normals count 122.4 days a year at 90F or above, 17.7 at 100F or above and 14.0 nights at or below freezing. Converted here to 11.2 C, 29.3 C, 822 mm and 0.5 cm. That January mean is the same as Austin's at Camp Mabry and the precipitation is the least of the Texas cities this site compares, 99 mm less than Austin's and 495 mm less than Houston's. Sunshine hours are the older 1961-1990 NCDC means (2,629 hours, 60% of possible, and 105 clear days), since the 1991-2020 normals do not include sunshine.

Hazards: Flash flooding is the defining hazard. San Antonio sits on the Balcones Escarpment in what a National Weather Service meteorologist calls Flash Flood Alley, where shallow soil over limestone sends heavy rain straight into the creeks. On 17 and 18 October 1998 a nearly stationary storm complex, fed by moisture from two Eastern Pacific hurricanes, dropped 11.26 in (286 mm) on San Antonio International on the 17th, still the station's wettest calendar day, and 13.35 in (339 mm) in 24 hours, and October 1998's 18.07 in (459 mm) remains the wettest month on record there. Across South Texas that flood killed 31 people, and NOAA puts the damage at $942 million ($1.81 billion in 2024 dollars); the San Antonio Report counts 11 of the dead in San Antonio. On 25 May 2013, over Memorial Day weekend, 9.87 in (251 mm) fell at the airport, the station's second-wettest day, and a gauge on Olmos Creek caught 15.31 in in five hours and about 17 in by the end of the day; US 281 stayed under water for days, crews made more than 235 rescues and at least two people died. The deadliest single day came on 12 June 2025, when more than 7 in fell in three hours over the Beitel Creek watershed on the Northeast Side and the airport recorded a record 3.9 in (99 mm) in one hour and 6.11 in (155 mm) for the day: the creek rose by as much as a foot every ten minutes, and 13 people died, 11 of them along Beitel Creek, where at least 15 vehicles were swept off the Loop 410 frontage road. Two more were found dead after a storm flooded Salado Creek over Labor Day weekend, and over the July Fourth weekend between the two 117 people died in nearby Kerr County and 135 across the state. Heat is the constant. The normals count 122.4 days a year at or above 90F, about the same as Austin's 122.8 and more than Houston's 111.3 or Dallas's 107.5, and 17.7 at or above 100F (37.8 C), between Houston's 7.0 and Dallas's 22.4. The airport's record is 75 days of 100F in 2023, including 23 in a row from 30 July to 21 August, well ahead of 59 in 2009 and 58 in 2022, and its highest reading is 111F (43.9 C), on 5 September 2000; 2026 had 24 such days through 22 September. Cold is rare and badly handled. Winter Storm Uri left 6.2 in (15.7 cm) of snow at the airport from 14 to 18 February 2021 and a low of 9F (-12.8 C) on the 15th, the coldest there since 6F (-14.4 C) on 23 December 1989; the station's record low is 0F (-17.8 C), on 31 January 1949, and its biggest snowfall 13.2 in (33.5 cm), on 12 January 1985. ERCOT cut power across the state grid from 15 to 18 February and about 4.5 million customers lost it at the worst; Texas counted 246 deaths from the storm, 16 of them in Bexar County, and CPS Energy, the city's municipal electric and gas utility, reported $675 million to $850 million of losses on natural gas purchases and $175 million to $250 million on purchased power.

04: Income, jobs and taxes

What people earn and what the government takes

Income and taxes
MeasureMiamiSan AntonioAdvantage
Median household income$66,337 USD (2024)$66,176 USD (2024)Miami
Unemployment rate3.0% (June 2026)4.7% (July 2026)Miami
Sales tax7%8.25%Miami
Top marginal income tax
Federal plus provincial or state. The American figure leaves out payroll taxes and the cost of health insurance, both of which a Canadian household covers through the tax it pays here.
37%37%Even
Income tax on $100,000, single filer
Computed from each jurisdiction's brackets at a single filer's $100,000 and rounded to the dollar, so a gap of a dollar is rounding rather than tax. Two cities in one province or state are shown as Even, because there the two cells describe the same tax and whatever separates them is method.
$13,449 USD$13,449 USDEven
Miami

Nonfarm employment in the Miami-Miami Beach-Kendall metropolitan division was 1,351,000 in June 2026, up 8,800 (0.7 percent) over the year, led by education and health services (+6,100) and professional and business services (+4,800); Broward shed 5,000 jobs over the same period. MIA handled nearly 3.5 million tons of cargo in 2025, the most of any US airport.

Main sectors: Trade, transportation and logistics (port and airport), Tourism and hospitality, Finance and professional services, Health care and education, Real estate and construction.

No state or local income tax. Property tax and insurance are the taxes and costs that bite in Miami: homestead exemption and the Save Our Homes 3 percent assessment cap favour long-time owners over new buyers.

San Antonio

BLS counted 1,191,700 nonfarm jobs in the San Antonio-New Braunfels MSA in August 2026 (not seasonally adjusted, preliminary), up 6,100 or 0.5% on the year. Professional and business services grew fastest (+4.8%, to 162,400), then construction (+2.9%) and trade, transportation and utilities (+2.8%), while information (-7.7%), government (-3.1%, to 181,800) and private education and health services (-2.0%, to 180,300) shrank; federal government employment fell 6.7%, from 38,700 to 36,100. Trade, transportation and utilities is the largest sector at 216,300 jobs. The seasonally adjusted series (SMS48417000000000001) was 1,195,900 in August 2026, 0.8% above August 2025. BLS's federal line is far smaller than the base itself: the Texas Comptroller counts 74,713 direct employees at Joint Base San Antonio in 2025, 33,256 of them active-duty military, and estimates the base supported 223,349 Texas jobs and $33.9 billion of the state's GDP ($53.5 billion of output). Greater SATX, the regional economic development group, calls it the largest joint base in the US military. UT San Antonio, formed when UTSA and UT Health San Antonio merged in September 2025, calls health care and biosciences, a $44.1 billion sector, the city's largest industry. H-E-B, USAA, Valero Energy and iHeartMedia are all headquartered in the city.

Main sectors: Military and federal installations: Joint Base San Antonio (Fort Sam Houston with Brooke Army Medical Center, Lackland Air Force Base with the Air Force's basic military training and the 16th Air Force, and Randolph Air Force Base with the Air Education and Training Command), Health care and biosciences (the South Texas Medical Center, University Health, UT Health San Antonio and UT San Antonio, Methodist Hospital, the Audie L. Murphy Memorial Veterans Hospital), Tourism and hospitality (Visit San Antonio counts $23.4 billion of economic impact and more than 150,000 jobs in 2024), Trade, transportation and utilities, the metro's largest sector by payroll jobs (H-E-B, headquartered in the city; CPS Energy; San Antonio International Airport's cargo), Financial services, energy and media headquarters (USAA, Valero Energy, iHeartMedia).

Property tax is the local levy that matters. Tax Foundation puts Texas's effective property tax rate on owner-occupied homes at 1.40%, and school districts must exempt $140,000 of a homestead's value from their tax. On 17 September 2026 the City Council voted 7 to 4, with Mayor Gina Ortiz Jones in the minority, to raise the city's own rate for the first time since 1992, as part of a plan to close a $158 million deficit over two years that also includes cuts, fee increases and a second rate increase planned for fiscal 2028. The fiscal 2027 rate is 56.288 cents per $100 of taxable value: 35.138 cents for maintenance and operations, two cents more than before, and 21.150 cents for debt service. The two outlets that gave a figure for the average homestead disagree: KSAT put it at about $49 more a year on a taxable value of $231,356, and the San Antonio Report at $35.43 on a $234,000 home. Senior and disabled homeowners with a tax freeze, about 47% of the city's homesteads, are unaffected (KSAT). The county, school district, University Health, San Antonio River Authority, Alamo Colleges and other levies on the same bill belong to the housing layer.

05: Getting around

Whether you need a car

Transit
MeasureMiamiSan AntonioAdvantage
SystemMiami-Dade Transit (Metrorail, Metromover, Metrobus); Brightline and Tri-Rail regional railVIA buses on 95 routes (three Primo rapid lines, 21 frequent and 70 standard) with 511 buses and 5,984 stops, VIA Link on-demand rideshare zones and paratransit (138 vehicles), across San Antonio, 13 smaller cities and unincorporated Bexar County; there is no rail, and the Green Line, the first of two Advanced Rapid Transit bus lines, is under constructionNot directly comparable
Commute by public transit7.7% (2024)2.4% (2024)Miami
Walk or cycle to work5.7% (2024)2.5% (2024)Miami
AirportMiami International Airport, MIA, 55.3 million passengers in 2025 (about 1 percent below 2024's record 55.9 million), per Miami-Dade Aviation Department release of May 4 2026San Antonio International Airport (SAT), about 8 miles north of downtown and with no airline hub, handled 10,740,694 passengers in 2025, 3.2% fewer than the record 11,094,278 of 2024, and a record 274,847,470 pounds of air cargo, up 15.7%, per the airport's year-end statistics report, which puts the passenger decline down to economic uncertainty and the federal government shutdown. The airport is building Terminal C, which it says will add more than 850,000 square feet and up to 18 domestic and international gates by mid-2028.Not directly comparable
Miami

Miami-Dade Transit carried 80,797,500 unlinked trips in 2025 (APTA ridership report, as cited on Wikipedia): Metrorail 14,971,300, Metromover 7,683,800, the rest on Metrobus. Q4 2025 weekday averages: Metrorail 50,300, Metromover 25,600, system 259,400.

San Antonio

VIA carried 30,665,700 unlinked trips in 2025 and about 105,800 a weekday in the second quarter of 2026 (APTA ridership reports, as cited by Wikipedia; APTA's PDFs refused the fetcher), against 78.0 million for Houston's METRO and 52.8 million for DART. Bexar County voters created VIA in 1977 with a half-cent sales tax, and a city-only Advanced Transportation District approved in 2004 adds more. The VIA Rapid Green Line will run along San Pedro Avenue from San Antonio International Airport through downtown to Brooks Transit Center, with dedicated bus lanes and new signal-protected crossings. It is a $481 million project, $268 million of it a federal grant the Federal Transit Administration committed in December 2024; construction began in the summer of 2025, work is active along San Pedro, and the FTA's revenue service date is April 2028. The east-west Silver Line, from the Frost Bank Center area to General McMullen Drive, is in design and projected for late 2030.

06: Daily life

Health care, schools and what each city is like

Miami

Health care

Care is paid for through employer or marketplace insurance, Medicare or Medicaid, and Florida has not expanded Medicaid, so the uninsured share runs above the national rate and emergency rooms carry the gap. Jackson Memorial, the public safety-net hospital with more than 1,500 licensed beds, is the teaching hospital of the University of Miami Miller School of Medicine; Baptist Health South Florida, Mount Sinai Medical Center and the Miami VA are the other large systems.

Education

Miami-Dade County Public Schools is the third largest district in the country but enrolled 313,220 students in 2025-26, down about 13,000 in a year as charters and vouchers grew, and the board approved school closures and consolidations in 2026. Florida International University enrolls roughly 50,000 students and the private University of Miami about 20,000; magnet programs such as Design and Architecture Senior High and the choice-heavy system mean school assignment is something families actively manage.

Living there

The city proper is dense, young and majority Hispanic, with Spanish as common as English in daily business, and it has grown almost 11 percent since 2020 on finance and tech arrivals who pushed rents and condo prices up fast. Summers are long, wet and hot, winters are the reason people stay, and every household budgets for hurricane season, windstorm insurance and flooded streets at king tide. Driving is the default outside the Metrorail and Metromover corridors, and traffic is the complaint residents raise most.

San Antonio

Health care

Care is paid for through employer or marketplace insurance, Medicare and Medicaid, and Texas is one of the ten states that have not expanded Medicaid under the Affordable Care Act (KFF, August 2026). It had the highest uninsured rate of any state in 2024: 16.7%, or 5,152,427 of 30,799,312 people, against 8.2% nationally and 12.0% in Georgia, the next highest, on the ACS 2024 1-year estimates. The City of San Antonio's rate was 18.0% (268,665 of 1,496,335), Bexar County's 15.8% and the metro's 14.5%. The South Texas Medical Center on the Northwest Side covers more than 900 acres around the medical school that opened there in 1968 and holds the Audie L. Murphy Memorial Veterans Medical Center and a dozen other hospitals; a UTSA study cited by the San Antonio Report in 2022 put its annual economic effect on the region at $24.5 billion. University Health, the Bexar County Hospital District, runs University Hospital there, a 716-bed teaching hospital and a Level I trauma center for adults and children, and the 300-bed Women's & Children's Hospital that opened on the same campus in 2023; it plans to open two community hospitals elsewhere in the county in 2027. Brooke Army Medical Center at Fort Sam Houston has about 8,500 staff. UT Health San Antonio, the clinical arm of UT San Antonio, counts more than 2.5 million patient visits a year. This file did not verify a wait time figure for primary or specialist care.

Education

No single school district covers the city. Northside ISD, the largest in the San Antonio area with about 98,000 students, faced a $35 million deficit in March 2026, down from nearly $108 million, and its superintendent said closures were possible but not expected for 2026-27 (KSAT). North East ISD lost about 2,000 students in 2025-26, now serves about 55,000, closed three campuses the year before and will accept students from anywhere in the region from 2026-27 (San Antonio Report). San Antonio ISD has closed 25 schools in the last decade and in March 2026 voted to close Rhodes Middle School and hand three other campuses to a charter operator, Third Future Schools, citing falling enrollment and state accountability ratings. Districts say they cannot yet tell how many students the state's new education savings accounts, which help pay private school tuition from 2026-27, will draw away. UT San Antonio, formed on 2 September 2025 when UTSA merged with UT Health San Antonio, has about 40,000 students and 17,000 employees and calls itself the third-largest public research university in Texas by research spending, and the Alamo Colleges District runs five community colleges.

Living there

San Antonio is the second city of Texas and the seventh-largest in the country, and unlike Dallas it is still growing inside its own limits: it added 14,359 residents in 2024-25, the third-largest gain of any US city, and 8.0% since 2020. The military has shaped it for three centuries, and Joint Base San Antonio, with 74,713 direct employees, sits beside the South Texas Medical Center and a tourism trade Visit San Antonio values at $23.4 billion as the pillars of the economy. Household income is lower than in Dallas or Austin, and 18.0% of residents have no health insurance. VIA runs buses only, 2.4% of workers take them and 68.2% drive alone, and the Green Line along San Pedro Avenue, the city's first rapid transit line, is due in April 2028. Summers are long and dry rather than humid, with 122 days a year at 90F or above and 75 at 100F in 2023, and water is the killer: the creeks rise within minutes, and a single night of rain on 12 June 2025 drowned 13 people. The open questions are fiscal and civic: the council raised the city's property tax rate for the first time since 1992 on a 7 to 4 vote the mayor opposed, with a second increase planned, and the big school districts are shrinking, closing campuses and competing for each other's students as the state's education savings accounts begin.

07: The trade-offs

Where each city wins, and where it loses

Both cities price in US dollars, so the figures net directly, though the two headlines are different instruments. Miami's is Zillow's typical home value for the city across all homes, $582,621 in June 2026, 0.7% below a year earlier. San Antonio's is the San Antonio Board of REALTORS' median sale price for Bexar County, $280,999 in August, 3.1% below, a county figure because no City of San Antonio median could be found. Zillow's index for the City of San Antonio, the like-for-like figure, stood at $247,453 in August, so the gap between the two cities is wider than the headlines show: Miami's typical home is 2.4 times it. Against local pay the headlines are 8.8 times the City of Miami's 2024 median household income of $66,337 and about 4.2 times San Antonio's $66,176. At 20% down, Miami's $466,097 loan at 6.67%, Freddie Mac's August rate, costs $2,998 a month, and San Antonio's $224,799 loan at 7.03%, the rate for 24 September, about $1,500. A homesteaded buyer's first-year property tax is about $10,808 in Miami, 1.86% of price, against $4,390 in San Antonio, 1.56%, and insurance is budgeted at $505 and $250 a month, neither including flood. The three lines come to about $4,404, or $4,516 at September's rate, and $2,116, roughly 80% and 38% of local median income. A median two-bedroom rented for $3,004 in Miami in June 2026 and $1,179 in San Antonio in September.

This is one of the pairs where the definitions match, since both cities' figures are the FBI's Crime Data Explorer counts. Miami Police submitted 1,787 violent offenses for 2025, 358.6 per 100,000 on the FBI's agency population of 498,792, and 11,178 property offenses, 2,240.8. San Antonio police submitted 8,241 violent offenses, 532 per 100,000 on the Census estimate of 1,548,422 and the same on the FBI's own population, and 60,693 property offenses, 3,920. Homicide is the closest line: 26 in Miami, 5.2 per 100,000, against 106 in San Antonio, about 6.8. Both are improving. Miami's violent offenses dropped 20% in 2025, from 2,225, and its homicides have come down from 61 in 2020; San Antonio's violent offenses dropped 10% in 2025 and are 37% below their 2022 peak, and its homicides went from 126 to 106. San Antonio's motor vehicle thefts, 9,527 in 2025, are half their 2023 peak of 19,090, which is most of the fall in its property count. Miami's department moved to the FBI's incident-based system in mid-2022, so its series before 2023 is incomplete, and the San Antonio counts were read on 30 September 2026 and can still be revised.

Miami has the warm winter and San Antonio the hotter, drier summer. January averages 20.3 C at Miami International against 11.2 C at San Antonio International, and July 28.9 C against 29.3 C, with August the warmest month in both, 84.2F in Miami and 85.5F in San Antonio. The heat is of different kinds. Miami's is humid from May to October, with roughly 80 thunder days a year; San Antonio's normals count 122.4 days a year at 90F or above and 17.7 at or above 37.8 C (100F), and the airport recorded 75 days at 100F in 2023. Miami gets 1,712 mm of rain and no snow, San Antonio 822 mm and 0.5 cm, and Miami records about 3,154 hours of sun against 2,629, both on the older 1961-1990 series. Both cities flood, from different directions. Miami's water is hurricanes and storm surge every June to November, with chronic tidal and rain flooding. San Antonio's is the flash flood: it sits on the Balcones Escarpment, where shallow soil over limestone sends heavy rain straight into the creeks, 11.26 in (286 mm) fell at the airport on 17 October 1998, and on 12 June 2025 more than 7 in fell in three hours on the Northeast Side and 13 people died. San Antonio also takes the rare hard freeze: Winter Storm Uri brought 9F (-12.8 C) in February 2021 while ERCOT cut power across the state grid, and Texas counted 16 of its deaths in Bexar County.

The two labor markets are close in size and Miami-Dade's is the tighter. Miami-Dade County's unemployment rate was 3.0% in June 2026 and the San Antonio metro's 4.7% in July, both not seasonally adjusted, San Antonio's up from 4.2% a year earlier. The Miami-Miami Beach-Kendall division had 1,351,000 nonfarm jobs in June, 0.7% more than a year earlier, and the San Antonio metro 1,191,700 in August, 0.5% more, with professional and business services growing fastest and federal government employment down 6.7%. Miami's work leans on the port, the airport, tourism, finance and health care. San Antonio's leans on trade and transportation, its largest sector at 216,300 jobs, on Joint Base San Antonio, which counted 74,713 direct employees in 2025, on health care and biosciences around the South Texas Medical Center, and on tourism, which Visit San Antonio puts at more than 150,000 jobs; H-E-B, USAA, Valero and iHeartMedia are headquartered in the city. Median household income was $66,337 in the City of Miami and $66,176 in San Antonio in 2024, and $80,625 and $78,112 across the metros. Neither state taxes income, so a single filer on $100,000 pays the same $13,449 in federal tax for 2025. Sales tax is 7% in Miami-Dade against 8.25%. Property tax and insurance come to about $16,868 a year on Miami's typical home and $7,390 on the Bexar County median.

Miami is the one of the two where a household can reasonably drop a car, and only along its corridors. In 2024, 7.7% of City of Miami workers commuted by transit and 5.7% walked or cycled, against 2.4% and 2.5% in San Antonio, where 68.2% drove alone. Miami-Dade Transit carried 80,797,500 trips in 2025, 14,971,300 of them on Metrorail and 7,683,800 on the fare-free Metromover, and Brightline and Tri-Rail run regional trains. VIA carried 30,665,700 on buses alone, on 95 routes across San Antonio, 13 smaller cities and unincorporated Bexar County, and the city's first rapid transit line, the $481 million Green Line along San Pedro Avenue from the airport through downtown, is a bus line with dedicated lanes, under construction and due in April 2028. Across the metros the shares are 2.6% in greater Miami and 1.4% around San Antonio. The airports are further apart than the transit. MIA handled 55.3 million passengers in 2025 and is the direct gateway to Latin America and the Caribbean; San Antonio International, with no airline hub, handled 10,740,694 and is building a terminal it says will add up to 18 gates by mid-2028.

Neither state has expanded Medicaid, so coverage in both runs through an employer or marketplace plan, Medicare or Medicaid. Texas had the highest uninsured rate of any state in 2024, 16.7%, and the City of San Antonio's was 18.0%; Miami's profile says only that the uninsured share there runs above the national rate, which was 8.2% in 2024. Each city has a public safety-net teaching hospital. Miami's is Jackson Memorial, with more than 1,500 licensed beds, the teaching hospital of the University of Miami Miller School of Medicine. San Antonio's is University Hospital, run by University Health, the Bexar County Hospital District, a 716-bed teaching hospital in the South Texas Medical Center and a Level I trauma center for adults and children; Brooke Army Medical Center at Fort Sam Houston has about 8,500 staff. Neither profile verified a wait time. The schools in both are shrinking and competing. Miami-Dade County Public Schools, the third largest district in the country, enrolled 313,220 in 2025-26, about 13,000 fewer as charters and vouchers grew, and approved closures in 2026. No single district covers San Antonio: Northside ISD, the largest, has about 98,000 students and faced a $35 million deficit in March 2026, North East ISD will accept students from anywhere in the region from 2026-27, and San Antonio ISD has closed 25 schools in a decade, as Texas's new education savings accounts begin paying toward private tuition.

What people underestimate is that the homestead does most of the work in both states and that the flood policy sits outside both figures. The City of Miami levies 19.9878 mills, about 2.0% of value, and San Antonio's seven taxing units 2.290174 per $100, about 2.29%. Florida takes $25,000 off the value for every levy and a second slice off all but the school district's. Texas takes $140,000 off the school district's, Bexar County, University Health and the City take 20% each, and the county's flood fund, the college district and the river authority smaller amounts. That turns 2.29% into an effective 1.56% on the Bexar County median, against 1.86% on Miami's typical home; without a homestead the San Antonio bill is $6,435. Both states cap a homestead's taxable value, Florida at 3% a year and Texas at 10%, and both caps end with a sale. The San Antonio stack also describes an address inside the City and Northside ISD, not a new subdivision outside the limits, where a county special improvement district often levies the City's own 0.54159 per $100, and the City raised its rate in September 2026 for the first time since 1992, after these figures. Flood is the other line. Miami's coastal home premiums commonly run $4,000 to $7,000 a year or more before it, and in San Antonio the water that kills comes up a creek within minutes, far from any coast. A homeowners policy covers rising water in neither state, no flood premium is recorded here for either city, and the only reliable figure is a quote on the address.

Miami

Better here

  • January averages 20.3 C with no snow on the 1991-2020 normals, against 11.2 C at San Antonio International, where Winter Storm Uri brought 9F (-12.8 C) in February 2021.
  • Violent crime was 358.6 per 100,000 and property crime 2,240.8 in 2025 on the FBI's counts, against 532 and 3,920 in San Antonio.
  • There were 26 homicides in 2025, 5.2 per 100,000, against 106 in San Antonio, about 6.8.
  • In 2024, 7.7% of city workers commuted by transit and 5.7% walked or cycled, against 2.4% and 2.5% in San Antonio, where 68.2% drove alone.
  • Miami-Dade's unemployment rate was 3.0% in June 2026, not seasonally adjusted, against 4.7% for the San Antonio metro in July on the same basis.
  • MIA handled 55.3 million passengers in 2025 against 10,740,694 at San Antonio International, and sales tax is 7% against 8.25%.

Worse here

  • Mortgage, property tax and insurance come to about $4,404 a month on the June 2026 typical home, roughly 80% of the city's 2024 median household income, and about $4,516 at September's 7.03%, against $2,116 and 38% on the Bexar County median.
  • The typical home is 8.8 times the city's median household income, against about 4.2 times for the Bexar County median, and on the same Zillow index it is 2.4 times the City of San Antonio's value.
  • A homesteaded buyer's first-year property tax is about $10,808, 1.86% of price, against $4,390 and 1.56% on the Bexar County median for the 2025 tax year.
  • A median two-bedroom rented for $3,004 in June 2026, about 54% of the city's median household income, against a $1,179 median in San Antonio in September, about 21%.
  • Insurance is budgeted at $505 a month against $250 in San Antonio, both before flood cover, and coastal home premiums commonly run $4,000 to $7,000 a year or more.
  • Hurricanes and storm surge come every June to November, with chronic tidal and rain flooding between them, and windstorm and flood cover are a real carrying cost.

Choose Miami if

  • you want a January at 20.3 C and will pay windstorm and flood premiums to get it
  • you can live along the Metrorail or Metromover and run the household on one car or none
  • your work is tied to Latin American trade, the port or the airport
  • you would weigh a violent crime rate a third lower and a homicide rate of 5.2 per 100,000 rather than about 6.8 above the cost of the house

The Miami guide · Neighborhoods · Miami rent vs buy · Miami mortgage calculator

San Antonio

Better here

  • Mortgage, property tax and insurance come to about $2,116 a month on the Bexar County median of August 2026, roughly 38% of the city's 2024 median household income, against about $4,404 and 80% in Miami.
  • A median two-bedroom rented for $1,179 in September 2026 against $3,004 in Miami in June, and a one-bedroom $957 against $2,583.
  • Texas's homestead exemptions bring the owner-occupier's effective property tax on the county median to 1.56% for 2025, $4,390 a year, against 1.86% and $10,808 in Miami.
  • Home insurance is budgeted at $250 a month against $505 in Miami, both before flood cover.
  • The city added 14,359 residents in 2024-25, the third-largest gain of any US city, and Joint Base San Antonio counted 74,713 direct employees in 2025.
  • University Hospital, University Health's 716-bed teaching hospital, is a Level I trauma center for adults and children, and Brooke Army Medical Center has about 8,500 staff.

Worse here

  • Violent crime was 532 per 100,000 and property crime 3,920 in 2025 on the FBI's counts, against 358.6 and 2,240.8 in Miami.
  • There were 106 homicides in 2025, about 6.8 per 100,000, against 26 and 5.2 in Miami.
  • Flash floods killed 13 people on 12 June 2025, and the normals count 122.4 days a year at 90F or above and 17.7 at or above 37.8 C (100F).
  • Only 2.4% of workers commuted by transit in 2024, all of them by bus, and 68.2% drove alone, against 7.7% by transit in the City of Miami.
  • Texas had the highest uninsured rate of any state in 2024, 16.7%, and the City of San Antonio's was 18.0%.
  • Sales tax is 8.25%, the ceiling Texas allows, against 7% in Miami-Dade, and San Antonio International handled 10,740,694 passengers in 2025 against MIA's 55.3 million.

Choose San Antonio if

  • you want a house that costs under two-fifths of local median income to hold rather than four-fifths
  • you rent, and would pay about $1,179 for a two-bedroom rather than $3,004
  • you work at Joint Base San Antonio, in military medicine, or in health care, biosciences or tourism
  • you would trade a 20.3 C January and a hurricane season for 11.2 C, a drier heat and creeks you check before you buy

The San Antonio guide · Neighborhoods · San Antonio rent vs buy · San Antonio mortgage calculator

08: Questions people ask

Miami or San Antonio, in short

Is Miami or San Antonio cheaper to live in?

San Antonio, on both the house and the rent, and by more than in most pairs. Both cities price in US dollars, so the figures net directly. Miami's typical home was $582,621 in June 2026 on Zillow's index of all homes, and the San Antonio Board of REALTORS' Bexar County median $280,999 in August, a county figure; Zillow's index for the City of San Antonio stood at $247,453. Mortgage, property tax and insurance come to about $4,404 a month in Miami and $2,116 in San Antonio, roughly 80% and 38% of local median income, and Miami's figure uses August's 6.67% rate against San Antonio's 7.03%; at the same rate it would be about $4,516. Property tax is about $10,808 against $4,390 a year and insurance $505 against $250 a month, neither with flood cover. Renting shows the gap most plainly: a median two-bedroom was $3,004 in Miami and $1,179 in San Antonio. Neither state taxes income, and sales tax is 7% in Miami-Dade against 8.25% in San Antonio.

Is Miami or San Antonio safer?

Miami, on the FBI's own counts, which cover both cities on the same definitions. Miami recorded 358.6 violent offenses per 100,000 in 2025 and San Antonio 532; property offenses were 2,240.8 against 3,920. Homicide is the closest line: 26 in Miami, 5.2 per 100,000, and 106 in San Antonio, about 6.8. Both improved in 2025, Miami's violent offenses dropping 20% and San Antonio's 10%, and San Antonio's motor vehicle thefts are half their 2023 peak. Miami's rates use the FBI's agency population of 498,792 and San Antonio's the Census estimate of 1,548,422, which gives the same 532 as the FBI's own. Miami's department moved to the FBI's incident-based system in mid-2022, so its earlier series is incomplete, and the San Antonio counts, read on 30 September 2026, can still be revised.

Which has the better climate, Miami or San Antonio?

Miami in winter; in summer San Antonio is a little hotter and much drier. January averages 20.3 C in Miami with no snow in the normals, and 11.2 C at San Antonio International, where Winter Storm Uri brought 9F (-12.8 C) and 6.2 in (15.7 cm) of snow in February 2021 while ERCOT cut power across the state grid. July averages 29.3 C in San Antonio against 28.9 C in Miami, and San Antonio's normals count 122.4 days a year at 90F or above and 17.7 at or above 37.8 C (100F). Miami is the wetter and sunnier city, 1,712 mm a year against 822 mm and about 3,154 hours of sun against 2,629. Both flood. Miami's risk is hurricanes, surge and chronic tidal and rain flooding; San Antonio's is the flash flood, when rain on the Balcones Escarpment fills a creek within minutes, as on 12 June 2025, when 13 people died.

With no income tax in either state, which has the lower tax bill?

San Antonio, on the house, and it is the only large difference. A single filer on $100,000 pays the same $13,449 in federal tax for 2025 in both cities and nothing to either state. Sales tax favors Miami, 7% against 8.25%. Property tax favors San Antonio, though its nominal rate is the higher: 19.9878 mills in the City of Miami, about 2.0% of value, and 2.290174 per $100 across San Antonio's seven taxing units, about 2.29%. Texas's homestead exemptions are the larger, $140,000 off the school levy and 20% off the county's, University Health's and the City's, against Florida's $25,000 and a second slice, so a homesteaded buyer pays about $10,808 in Miami's first year, 1.86%, and $4,390 on the Bexar County median, 1.56%. With insurance at $505 and $250 a month, the two lines come to about $16,868 a year in Miami and $7,390 in San Antonio. Both states cap a homestead's taxable value, at 3% and 10% a year, both caps end on a sale, and the City of San Antonio raised its own rate in September 2026, after these figures.

Sources

Where the figures come from

Housing figures are the ones behind each city's calculators, dated on those pages. The rest are listed here with the date they were retrieved. See the methodology for how facts, estimates and opinion are kept apart.

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    Supports: population.metro (alternative state estimate)
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    Supports: Median household income, population.metro (ACS)
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    Supports: Transit commute share, Walk and cycle commute share
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    Supports: Metro population, Five-year growth
  26. Crime Data Explorer summarized agency data, San Antonio Police Department (TXSPD0000): violent crime, property crime, homicide, rape, robbery, aggravated assault, burglary, larceny, motor vehicle theft and arson, 2021-2025 · FBI · retrieved
    Supports: Violent crime rate, Property crime rate, Homicides, Crime trend
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    Supports: Violent crime rate, Homicides, Crime trend
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    Supports: Homicides, Crime trend
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    Supports: January mean, July mean, Annual precipitation, Annual snowfall, Climate normals, Climate hazards, Character, January 52.2F, July 84.8F and August 85.5F from the monthly series, and annual mean 69.6F, precipitation 32.38 in, snowfall 0.2 in and the counts of days at 90F and 100F and nights at freezing from dataset=normals-annualseasonal-1991-2020 for the same station
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    Supports: Climate hazards, Character, 11.26 in on 17 October 1998, 9.87 in on 25 May 2013, 6.11 in on 12 June 2025, 75 days at or above 100F in 2023 and 23 in a row from 30 July to 21 August 2023, 59 in 2009, 58 in 2022, 24 in 2026 through 22 September, 111F on 5 September 2000, 6.2 in of snow from 14 to 18 February 2021 and 9F on 15 February 2021, 6F on 23 December 1989, 0F on 31 January 1949, 13.2 in of snow on 12 January 1985
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    Supports: Climate hazards
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    Supports: Sunshine hours, Climate normals
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    Supports: Climate hazards
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    Supports: Climate hazards
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    Supports: Climate hazards, Character
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    Supports: Climate hazards
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    Supports: Climate hazards, Main sectors
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    Supports: Median household income, Transit commute share, Walk and cycle commute share, Character
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    Supports: Health care, Character
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  66. San Antonio locks down federal funding for $480M Green Line · San Antonio Report · retrieved
    Supports: Transit ridership, Sales tax
  67. December & Year End 2025 Statistics · San Antonio International Airport · retrieved
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  68. December 2024 Statistics (2024 passenger record) · San Antonio International Airport · retrieved
    Supports: Airport passengers
  69. Terminal Development Program (ELEVATE/SAT) · San Antonio International Airport · retrieved
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  71. Status of State Medicaid Expansion Decisions · KFF · retrieved
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  72. San Antonio Medical Foundation marks 75th anniversary · San Antonio Report · retrieved
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  73. About Us · University Health · retrieved
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  74. University Hospital · University Health · retrieved
    Supports: Health care
  75. University Health (University Hospital beds, Women's & Children's Hospital) · Wikipedia · retrieved
    Supports: Health care
  76. Northside ISD faces $35 million deficit, but does not anticipate layoffs · KSAT · retrieved
    Supports: Education
  77. Like other San Antonio districts, NEISD drops its boundaries · San Antonio Report · retrieved
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  78. San Antonio ISD cites declining enrollment, poor academics for school closure · KSAT · retrieved
    Supports: Education, Character
  79. Alamo Colleges District (five colleges) · Wikipedia · retrieved
    Supports: Education
  80. Zillow Home Value Index (ZHVI), all homes, mid-tier, smoothed and seasonally adjusted: city file, June 2026 · Zillow Research · retrieved
    Supports: A typical home value for the 35th to 65th percentile of each municipality's market, computed on one method across all twenty-four, The same series and month the Charlotte, Orlando and Palm Beach pages use, so all four American layers can be read against each other, Year-over-year change to June 2026
  81. Table 1: Comparison of Taxes Levied, county and municipal governments, fiscal years 2024-25 and 2025-26: Miami-Dade · Florida Department of Revenue, Property Tax Oversight · retrieved
    Supports: The adopted 2025-26 millage rate for Miami-Dade County and every municipality in it, The county's own components: countywide 4.5740, Fire/Rescue 2.3965, Library 0.2812 and the Unincorporated Municipal Service Area at 1.9090, Municipal rates from Sunny Isles Beach's 1.7000 to Biscayne Park's 9.3000
  82. 2025 millage rates and taxing authorities, Miami-Dade County · Miami-Dade County Property Appraiser · retrieved
    Supports: A published combined rate for unincorporated Miami-Dade of 16.9317 mills, Its components: school district 6.4990, countywide 5.7361, regional water districts 0.3911, Fire Rescue 2.3965 and UMSA 1.9090, which this layer's stack reproduces exactly, Millage code 0100, the City of Miami, at 19.9878 mills for 2025: 7.1080 of city operating levy and 0.2536 of city debt service on the countywide 12.6262, Opa-locka's municipal operating levy of 8.9797, and a 2025 total of 24.0024 for millage code 0800, A city debt service column, which nine of the twenty-four municipalities here carry: Miami 0.2536, Miami Beach 0.2779, North Bay Village 1.1666, Golden Beach 0.6000, Miami Shores 0.1331, North Miami Beach 0.2000, Miami Gardens 0.4331, Doral 0.4810 and Homestead 0.2446, A blank library district column for Hialeah, North Miami, North Miami Beach, Homestead, Miami Shores, Bal Harbour and Surfside, which are outside the county library district, A blank Fire Rescue column for Miami, Miami Beach, Coral Gables, Hialeah and Key Biscayne, which is the five this layer flags
  83. About Fire Rescue · Miami-Dade Fire Rescue · retrieved
    Supports: The Fire Rescue district covering the unincorporated county and twenty-nine municipalities, Miami, Miami Beach, Coral Gables, Hialeah and Key Biscayne operating their own fire departments and lying outside the district
  84. Documentary stamp tax · Florida Department of Revenue · retrieved
    Supports: A Miami-Dade deed rate of 60 cents per $100 rather than the 70 cents charged in every other county, A Miami-Dade surtax of 45 cents per $100, not due on a document transferring only a single-family dwelling, 35 cents per $100 on a promissory note, statewide
  85. Annual estimates of the resident population for incorporated places, 2020 to 2024 · United States Census Bureau, Population Estimates Program · retrieved
    Supports: 2020 census counts and 2024 estimates for each municipality, Miami at 487,014 and Hialeah at 235,388; Golden Beach at 1,034
  86. Average cost of home insurance in Florida, 2026 · MoneyGeek · retrieved
    Supports: A Miami-Dade County average of about $6,045 a year: below Palm Beach County's $6,614, A Florida average of about $3,815 and a national average of about $2,543
  87. Primary Mortgage Market Survey · Freddie Mac · retrieved
    Supports: 30-year fixed-rate mortgage averaging 6.67%
  88. Governmental leasehold intangible personal property tax and the non-recurring intangible tax on mortgages · Florida Department of Revenue · retrieved
    Supports: A non-recurring intangible tax of 2 mills: 0.2%, on the obligation secured by a mortgage on Florida real property
  89. Property tax exemptions and additional benefits · Florida Department of Revenue · retrieved
    Supports: A $25,000 homestead exemption applying to all taxing authorities and a second slice, $25,000 in the 2024 base year and adjusted for inflation each 1 January since, applying to all but the school district, The Save Our Homes assessment limitation of 3% or the change in CPI, whichever is lower, Portability of up to $500,000 of accrued Save Our Homes benefit to a new homestead, The 1 March filing deadline
  90. Chapter 2023-17, Laws of Florida: preemption of rent control · The Florida Senate · retrieved
    Supports: The repeal of the referendum exception that had allowed a local rent control ordinance in a declared housing emergency
  91. San Antonio home sales rise 4% in August as prices hold steady · San Antonio Board of REALTORS · retrieved
    Supports: Bexar County: 2,068 home sales in August 2026, up 8.8% on the year, at a median price of $280,999, down 3.1%, and an average of $336,979, down 2.6%, The San Antonio area MLS: 3,104 sales, up 4%, at a median of $299,275 and an average of $372,989, released 10 September 2026, The release's table: an area median of $310,000 in August 2025 and $313,995 in August 2024, although its prose calls the median unchanged on the year, 5.87 months of inventory, 16,940 active listings and an average of 82 days on the market, 5,024 active residential rental listings at an average monthly rent of $1,832, down 2%, SABOR's membership serving Atascosa, Bee, Bexar, Frio, Karnes, Kendall, La Salle, Maverick, McMullen, Medina, Uvalde, Val Verde and Wilson counties
  92. South Texas market report: monthly releases · San Antonio Board of REALTORS · retrieved
    Supports: The monthly MLS releases for January through August 2026, reporting the San Antonio area and Bexar County and no City of San Antonio figure
  93. Zillow Home Value Index, all homes, middle tier, smoothed and seasonally adjusted, by city · Zillow Research · retrieved
    Supports: A typical home value of $247,453 for the city of San Antonio (region 6915) in August 2026, $253,000 in August 2025, so a fall of 2.2% over the year
  94. Zillow Home Value Index, single-family and condominium series, by city · Zillow Research · retrieved
    Supports: A typical single-family value of $249,206 in the city of San Antonio in August 2026, against $254,823 a year earlier, down 2.2%, A typical condominium value of $167,371 in the same month, against $174,092, down 3.9%, from the condominium file at https://files.zillowstatic.com/research/public_csvs/zhvi/City_zhvi_uc_condo_tier_0.33_0.67_sm_sa_month.csv
  95. San Antonio Rent Report, October 2026 · Apartment List · retrieved
    Supports: A median rent of $957 for a one-bedroom and $1,179 for a two-bedroom in the city of San Antonio, and $1,121 across all bedroom sizes, Rents down 0.2% over September and down 4.3% over the past 12 months, against -2.1% for the state
  96. Apartments for rent in San Antonio, TX: average rent · Apartment List · retrieved
    Supports: Average listed rents of $1,069 and up for a studio, $1,141 and up for one bedroom, $1,477 and up for two, and $1,887 and up for three or more
  97. FY 2026 fair market rents, San Antonio-New Braunfels, TX HUD Metro FMR Area · United States Department of Housing and Urban Development · retrieved
    Supports: FY 2026 fair market rents of $1,177 for one bedroom, $1,426 for two and $1,830 for three, as gross rents including utilities, Housing Choice Voucher programs in the metro using Small Area Fair Market Rents set by ZIP code
  98. Zillow Observed Rent Index, all homes plus multifamily, smoothed, by city · Zillow Research · retrieved
    Supports: An observed rent index of $1,386 for the city of San Antonio in August 2026, against $1,406 a year earlier, down 1.39%
  99. 2025 official tax rates and exemptions · Bexar County Tax Assessor-Collector · retrieved
    Supports: 2025 rates per $100: Bexar County 0.276331, Road and Flood Control Fund 0.023668, Hospital District 0.276235, City of San Antonio 0.541590, Northside ISD 1.004900, San Antonio ISD 1.155200, Alamo Community College District 0.149150, San Antonio River Authority 0.018300, Homestead exemptions of $5,000 or 20% for Bexar County, the Hospital District and the City; $3,000 and 20% for the Road and Flood Control Fund; $5,000 or 1% for the college district; $5,000 or 4% for the River Authority; $140,000 for Northside ISD; $140,000 and 0.01% for San Antonio ISD, San Antonio Municipal Utility District No. 1 at 0.20, twelve emergency service districts at up to 0.10, and 24 special improvement districts, 22 of them at 0.541590, The Downtown Public Improvement District at 0.15, and 0.09 on condominiums, Official tables from 2005 to 2025 and none yet for 2026, from https://www.bexar.org/1591/Tax-Rates
  100. 2024 actual tax rates and 2025 actual tax rates, as of 5 December 2025 · Bexar Appraisal District · retrieved
    Supports: The same 2025 rates to the sixth decimal, and each unit's 2024 rate beside it: the City, the county, the Road and Flood fund, the Hospital District, the college district and Northside ISD unchanged, and the River Authority up from 0.017870, Local option homestead exemptions not less than $5,000, and the Road and Flood fund's $3,000 homestead exemption, Redbird Ranch water districts at 1.00 per $100
  101. 2025 tax rate calculation worksheets: City of San Antonio · Bexar County Tax Assessor-Collector · retrieved
    Supports: A debt rate of 0.21150 per $100 within the City's 0.54159, leaving 0.33009 for maintenance and operations, The same 0.54159 adopted for the 2024 tax year
  102. Valuing property: limitation on residence homestead value increases · Texas Comptroller of Public Accounts · retrieved
    Supports: A residence homestead's appraised value may not rise more than 10% a year once the owner has qualified in the preceding and current year
  103. Property tax protests and appeals · Texas Comptroller of Public Accounts · retrieved
    Supports: A protest deadline of 15 May or 30 days after the appraisal district mails the notice of appraised value, whichever is later
  104. 2020 block assignment files, Texas: unified school districts and places · United States Census Bureau · retrieved
    Supports: Read with the 2020 redistricting file's block populations, at https://www2.census.gov/programs-surveys/decennial/2020/data/01-Redistricting_File--PL_94-171/Texas/tx2020.pl.zip, Of the City of San Antonio's 1,434,625 residents in 2020: 468,901 in Northside ISD, 368,830 in North East ISD, 298,175 in San Antonio ISD, 59,802 in Harlandale ISD, 56,792 in Edgewood ISD and 45,376 in South San Antonio ISD, 298,175 of San Antonio ISD's 300,690 residents inside the city, and 468,901 of Northside ISD's 665,676
  105. 2025 Gazetteer files: places, Texas · United States Census Bureau · retrieved
    Supports: A land area of 498.979 square miles and a water area of 5.735 square miles for San Antonio city
  106. Extraterritorial Jurisdiction (ETJ) · City of San Antonio Planning Department · retrieved
    Supports: The ETJ as the unincorporated land within five miles of the City's boundaries and not within another city's limits or ETJ, The area in which the City may annex land, with the consent of the landowner or voter approval, Senate Bill 2038, effective 1 September 2023, establishing a petition and election process for releasing property from a city's ETJ
  107. ETJ planning · City of San Antonio Planning Department · retrieved
    Supports: Two Military Protection Areas, within five miles of Camp Bullis and the Lackland Training Annex, developed as a direct result of a 2017 state law curtailing unilateral annexation by Texas cities
  108. Annexation and growth management policy, adopted 31 August 2023 · City of San Antonio Planning Department · retrieved
    Supports: Senate Bill 6 (2017) curtailing the annexation powers of cities in counties of more than 500,000 people, such as San Antonio, and requiring landowner or voter approval, Elections called in 2018 for areas within five miles of Camp Bullis-Camp Stanley and Lackland Air Force Base-Medina Training Annex, where owners chose land use controls rather than annexation, Chapter 382 public improvement districts created by the county with the City's written consent as the most common special district request
  109. Public improvement districts and special districts · City of San Antonio Planning Department · retrieved
    Supports: Special districts in the City's ETJ, including Chapter 382 public improvement districts, also called special improvement districts, water control and improvement districts and fresh water supply districts, Districts created by the county at a landowner's request with the City's consent, conditioned through development agreements
  110. Our history · CPS Energy · retrieved
    Supports: The nation's largest public power, natural gas and electric company, serving more than 996,000 electric and 399,000 natural gas customers, $10.6 billion in revenue generated for the City of San Antonio since 1942, Acquired by the City of San Antonio on 24 October 1942
  111. Edwards Aquifer · San Antonio Water System · retrieved
    Supports: About 47%, some 154,000 acre-feet, of the water SAWS customers used in 2025 came from the Edwards Aquifer, Permitted withdrawals subject to cutbacks of zero to 44% in critical periods
  112. Water supplies · San Antonio Water System · retrieved
    Supports: In 1995 all of San Antonio's water came from the Edwards Aquifer; SAWS now manages 13 supply projects from seven sources
  113. Stage 3 watering rules · San Antonio Water System · retrieved
    Supports: Stage 3 rules in effect on 30 September 2026: landscape watering once a week, on the customer's day, from 5 to 10 a.m. and 9 p.m. to midnight
  114. Stormwater fee · San Antonio Water System · retrieved
    Supports: SAWS bills the City of San Antonio's stormwater fee on the City's behalf, Residential rates of $3.75 a month up to 2,750 square feet of impervious area, $4.94 to 4,220 square feet and $10.45 above it
  115. Solid waste rates and fees · City of San Antonio Solid Waste Management Department · retrieved
    Supports: Monthly totals of $19.76, $25.26 and $35.75 for the small, medium and large garbage cart, including the $3.00 solid waste and $2.00 parks environmental fees, The fee shown and collected on the CPS Energy bill, with no additional fee for the recycling and organics carts
  116. June 11 to 12, 2025 San Antonio area flood event · National Weather Service, Austin/San Antonio · retrieved
    Supports: 13 fatalities from flooding across the San Antonio area, 12 in the Beitel Creek basin and one in the Leon Creek basin, 15 vehicles swept into Beitel Creek from the Loop 410 frontage road near Perrin Beitel Road, 3.98 inches of rain in one hour at San Antonio International Airport, the highest hourly rate on record since 1934
  117. San Antonio, TX · Texas State Historical Association, Handbook of Texas · retrieved
    Supports: The flood of 9 and 10 September 1921, which put up to twelve feet of water downtown and killed at least fifty-one people, and the Olmos Dam and river bypass built after it
  118. Home, flood, wind: which policies do you need? · Texas Department of Insurance · retrieved
    Supports: Most home policies do not cover floods; a flood policy covers damage from rising water
  119. Texas homeowners insurance market overview · Texas Department of Insurance · retrieved
    Supports: A statewide average homeowners premium of $3,489 a year
  120. How much is homeowners insurance in San Antonio, TX? · Insure.com · retrieved
    Supports: An average San Antonio premium of $2,866 a year for $300,000 of dwelling cover, $100,000 of liability and a $1,000 deductible, updated 27 May 2026, An average of $2,222 a year for $200,000 of dwelling cover
  121. Texas homeowners insurance · NerdWallet · retrieved
    Supports: An average San Antonio premium of $4,565 a year for $500,000 of dwelling cover, $300,000 of liability and a $1,000 deductible, updated 20 February 2026
  122. Renters insurance in Texas · NerdWallet · retrieved
    Supports: An average San Antonio renters premium of $167 a year, $14 a month, for $30,000 of personal property, updated 23 September 2026
  123. Monthly homeowners' association and condominium fee, tables B25142 and B25143, 2024 American Community Survey 1-year estimates, San Antonio city · United States Census Bureau, via the Census Reporter API · retrieved
    Supports: A median monthly association fee of $60 among San Antonio owner-occupied units that pay one, 110,122 of 295,530 owner-occupied units, or 37.3%, paying such a fee, and 4,864 paying $500 or more a month
  124. Homeownership Incentive Programs (HIP) · City of San Antonio Neighborhood and Housing Services Department · retrieved
    Supports: HIP 80: $1,000 to $30,000 as a 0% interest, no-payment second loan, the first $15,000 forgiven over five years and the rest over ten, on an existing home up to $260,000 or a new one up to $284,000, with 2026 income limits of $56,350 for one person to $80,500 for four, HIP 120: $1,000 to $15,000, 75% forgiven over ten years and 25% perpetual, on an existing home up to $301,700 or a new one up to $332,800, with income limits of $84,500 for one person to $120,700 for four, A HUD-approved eight-hour homebuyer class, a home inside the city limits and a $500 minimum earnest money deposit
  125. HIP 80 and HIP 120 general information · City of San Antonio Neighborhood and Housing Services Department · retrieved
    Supports: Both programs for income-eligible first-time homebuyers buying a primary residence, which must pass a HIP property review and inspection, The remaining balance repaid in part on a change of ownership, a sale or a cash-out refinance, from this sheet and the HIP 120 sheet at https://www.sa.gov/files/assets/main/v/5/nhsd/documents/hip120-generalinformation.pdf