Mortgage rates back above 7% isn't the news most people wanted. But it's changing the market, and that matters whether you're buying or selling in Boerne, Fair Oaks Ranch, or anywhere across the Hill Country.

Nationally, the number of homes for sale is growing faster than it was this time last year. The main reason isn't a flood of new listings. It's that homes aren't selling as quickly.

Here's why, and what it means for your move.

Inventory Growth Is Picking Up Steam

According to HousingWire Data, national inventory growth slowed for most of the past year, then accelerated again in recent weeks. Look at the blue line in the graph below:

The cause might surprise you. When rates rise, some buyers hit pause. Fewer homes sell each week. Those unsold homes stay on the market alongside new listings, and the number available grows.

The next graph shows the relationship between rates and inventory. This year is the blue line. Last year is the green.

With rates inching up this year, national inventory has grown by about 25k. When rates dropped at this time last year, buyers jumped back in and inventory fell by about 9k.

Logan Mohtashami, Lead Analyst at HousingWire, explains how that has flipped from 2025 to 2026:

"With mortgage rates over 7%, demand tends to soften and inventory rises . . ."

Homes Are Spending More Time on the Market

Time on market shows the same shift. Data from Realtor.com shows the typical home nationally spent 61 days on the market this September. In September 2021 it was 41 days:

In 2021, rates were low, more buyers were active, and homes sold fast. With rates higher, fewer buyers are in the market, so deals take longer to close.

How To Make This Market Work for You

What this means depends on which side of the move you're on.

If you're buying in Boerne or Fair Oaks Ranch, more homes for sale means more choices and less pressure to rush. It also means more room to negotiate. A home that has been sitting a while may have a seller willing to talk about more than price: repairs, closing costs, or even helping buy down your rate.

That doesn't mean every seller will play ball. But compared to the frenzy of a few years ago, buyers have more leverage.

If you're selling in Boerne or Fair Oaks Ranch, strategy makes the difference. Buyers have more homes to choose from, so yours has to stand out. That starts with pricing it right from day one, making a strong first impression, and working with your agent to show what makes your home worth choosing. Buyers are still buying and homes are still selling. The goal is to position yours for the right buyer.

The market hasn't stopped. It's moving at a different pace, and your strategy needs to move with it.

Bottom Line

Across much of the country, inventory is growing and homes are taking a bit longer to sell. Boerne and Fair Oaks Ranch can look different from the national picture, and even from one neighborhood to the next.

Whether you're buying or selling, let's look at how long homes are taking to sell in your neighborhood, so your offer or your price fits today's market. Call or text me at 210-478-8555, or visit myboernehome.com.

If you bought in Boerne or Fair Oaks Ranch a few years ago, the low mortgage rate you locked in might make moving feel off the table. But your equity could put it back on.

Homeowners with a mortgage have an average of $310K in equity right now, according to national data. In the Hill Country, where home values have climbed, your number could be even higher. That equity could go toward a bigger down payment, so you borrow less at today's rates. Or you may be able to buy your next place in cash, with no mortgage at all.

So don't write off a move just yet. Let's find out how much equity you have in your Boerne or Fair Oaks Ranch home and what it could do for you.

With everything going on, it's understandable if you're wondering whether you'd regret buying right now, whether that's in Boerne, Fair Oaks Ranch, or anywhere else in the Hill Country.

Everyday expenses cost more. Mortgage rates are higher than you'd like. And when the economy feels uncertain, taking on a mortgage can feel like a much bigger leap. Here's some perspective that may help.

Most people who already made that leap would do it again.

According to a recent survey from NerdWallet, 74% of recent buyers nationwide are glad they bought their current home. Only 3% regret it:

Here's a big reason so many homeowners feel it was worth it, even now.

Homeownership Is a Long-Term Play

When you're deciding whether to buy, it's easy to focus on what's happening this month. What's today's mortgage rate? Are prices going up or down? Those things matter. But don't get so caught up in buying at the perfect moment that you miss the bigger picture.

A home in Boerne or Fair Oaks Ranch isn't something most people buy for a year or two. Whether it's a neighborhood home in Champion Heights or River Crossing, or acreage in the Hill Country, it's a longer-term play. And when you zoom out, things come into focus, especially when you look at home prices and equity.

According to data from the Federal Housing Finance Agency (FHFA), home prices nationally have risen 33.4% over just the past five years (see map below):

That appreciation has helped homeowners build real wealth. Research from Bankrate shows homeowners gained an average of nearly $150,000 in wealth over the past five years as equity rose across 90% of major metro areas.

That's one of the biggest benefits of homeownership. As you pay down your mortgage and your home appreciates, your ownership stake (your equity) grows. For Boerne and Fair Oaks Ranch homeowners, that's a big reason so many stay in the area and move up within it.

Now, Zoom Out Even Further

The five-year numbers are impressive. They get even more dramatic when you look at decades instead of individual market cycles.

FHFA data shows home prices nationally have risen 336% since 1991 (see map below):

That doesn't mean prices go up every single year. And it doesn't mean buying is the right move for everyone today. You should only buy when the numbers, and the payment, work for you.

What it does show is why trying to perfectly time the market can make you miss the bigger picture.

Over time, homeowners build a lot of equity, and that equity can become a powerful financial resource. As Freddie Mac explains:

"Your home's equity is part of your total wealth as a homeowner. If you decide to sell your home, the equity you have built over time will come back to you in the sale. . .

If it's time to upsize or downsize, you can use that cash for the down payment on your next home."

If you can afford to buy now, you could be setting yourself up for future moves. For many local families, that means a first home in Boerne today and a move to Cordillera Ranch, Esperanza, or the Ranches at Creekside down the road.

And if you're worried about what happens if prices dip after you buy, remember: you're not buying for one year.

Prices can dip. They have before. But historically, they've risen far more over the long run. The longer you own, the more time you have to ride out the ups and downs and keep building equity.

Bottom Line

Don't let today's uncertainty make you lose sight of what homeownership can do over time. Most homeowners say they'd make the same choice again, and decades of home-price growth help explain why.

If you're wondering whether buying makes sense for you right now, let's look at the numbers together, and what owning a home in Boerne or Fair Oaks Ranch could mean for you in the years ahead.

Call or text Charley Wasson at 210-478-8555 or visit myboernehome.com.

You've spent years making your house feel like home. You've celebrated milestones here, made every room your own, and turned neighbors into friends. As you look ahead to the next chapter, it's natural to wonder if this is still the place you want to spend it.

Whether you're leaning toward staying in your Boerne or Fair Oaks Ranch home as you get older or moving to a 55+ community, the goal is the same: a home that fits the life you want, with more time for the people and things you love. Here's what to consider before you decide.

What It Can Take To Stay Put

Wanting to stay in a house you love and know well makes sense. But most houses need at least some updates to make aging in place easier.

In fact, the Joint Center for Housing Studies of Harvard University (JCHS) finds that fewer than 4% of homes have the basics, like single-floor living, no-step entries, and wide hallways and doorways (see graph below):

That means for most homeowners, staying put means doing a remodel.

Here in the Hill Country, that can be a bigger job than it sounds. Many homes in Boerne and Fair Oaks Ranch are two-story, built on sloped lots, or have steps at the front door, in the garage, or out to the patio. Bedrooms upstairs and a primary suite on the second floor are common, too.

The National Association of Home Builders (NAHB) reports more than half of remodelers (56%) take on this kind of work. Some of the most common projects are installing grab bars, curb-less showers (walk-in showers with no ledge to step over), and wider doorways.

You can absolutely go this route. But if that's where you're leaning, know that you'd be living with contractor noise and dust until the work is done. You'd also be managing contractors and schedules. Some people don't want to live in a construction zone.

Your Equity Could Pay for Your Next Move

If that sounds like something you'd rather avoid, here's the good news. The money for your next home may already be sitting in your current one. It's called equity, which is the difference between what your house is worth and what you still owe on it. If you've owned in Boerne or Fair Oaks Ranch for a number of years, it likely adds up. Jess Catorc, Co-Founder of Carry, explains:

"The way home equity builds and is used changes a lot depending on your stage of life. . . . For older homeowners, decades of mortgage payments and home-value growth can turn equity into a financial cushion."

When you sell, that cushion can go toward a home that's ready for this stage of life. No demo required. You get the keys and it's all there. That means less time on projects and more time for living. One option to consider if you're thinking about a move is a 55+ community.

Why 55+ Communities Are Worth a Look

From the homes to the shared spaces to the activity calendar, these communities are planned around this stage of life, so everything you need is rolled into one place. Rocket Mortgage lists some of the biggest perks (see visual below):

Instead of spending time and money to make your house easier to live in, you'd move into a home designed that way from the start. That frees you up for the good stuff, like a morning walk with a neighbor, an evening on Boerne's Main Street, a day on the Cibolo Creek trails, or finally trying the hobby you've been putting off.

You don't have to leave the area to do it, either. Many Boerne and Fair Oaks Ranch homeowners want to stay close to their doctors, church, friends, and family, and that's worth building into the search. Options near you include 55+ communities and also low-maintenance, single-story homes in neighborhoods you already know.

Bottom Line

Staying and moving can both be good choices. What matters most is finding the place where you'll feel comfortable and at home for years to come.

If you'd like help weighing the two, let's connect. We can look at what your Boerne or Fair Oaks Ranch home could sell for and what 55+ and single-story options in our area have to offer, so you can decide what feels right for you.

Charley Wasson, REALTOR®
Sunflower Real Estate
210-478-8555 | myboernehome.com

Homes in Fallbrook: Boerne's Gated Community in Bexar County

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How Much Are Homes in Fallbrook Worth?

Fallbrook is a neighborhood of 413 homes in Bexar County with a Boerne address. Over the last twelve months, 19 homes sold at prices from about $430K to $680K. The median sales price was $520K, and the average sold price was $187.68 per square foot.

For buyers who want Boerne ISD and a fast commute to San Antonio, that price range has become harder to find.

What Makes Fallbrook Special?

A gated, controlled-access community. Fallbrook is a gated community with sidewalks throughout the neighborhood.

Resort-style amenities. Residents have access to a pool, clubhouse, park, and playground. Some listings also mention a splash pad.

Boerne ISD schools. Listings show Boerne Middle School and Champion High School, with Van Raub Elementary assigned to some homes. Other homes are zoned to Fair Oaks Ranch Elementary. Assignments can vary by street, so always confirm with the district.

A mix of floor plans. Homes here were built from the mid-2010s onward, including single-story plans and larger two-story homes with game rooms, media rooms, and greenbelt lots. Emerald Homes built them.

Easy access to shopping and work. Fallbrook sits just off I-10, with quick access to The Rim and La Cantera. One listing describes the neighborhood as about 10 minutes from both, and between two H-E-B stores.

Frequently Asked Questions

Is Fallbrook in Boerne?
Fallbrook has a Boerne mailing address (78015) and is served by Boerne ISD. It is physically located in Bexar County, not Kendall County.

How many homes are in Fallbrook?
There are 413 homes in the neighborhood.

What is the median home price in Fallbrook?
The median sales price over the last twelve months is $520K, with sales ranging from about $430K to $680K. (as of 10/7/26)

How much do homes in Fallbrook cost per square foot?
The average sold price is $187.68 per square foot. (as of 10/7/26)

Is Fallbrook a gated community?
Yes. The entrance is off the roundabout, reached from the I-10 exit at Old Fredericksburg Road/Buckskin. 

What amenities does Fallbrook offer?
The community has a pool, clubhouse, park, and playground. Amenities can change, so confirm current details with the HOA.

What schools serve Fallbrook?
The neighborhood is in Boerne ISD. See the school note above, and verify the assignment for any specific address.

How much are the HOA dues?
Call Charley for most recent dues at 210-478-8555

How many homes sell each year?
Nineteen homes sold in the last twelve months. Inventory is limited, so it pays to be ready when a home you like comes up. (as of 10/7/26)

What is Fallbrook's commute like?
Quick access to I-10 puts you near La Cantera, The Rim, and the Medical Center. Boerne's downtown is also nearby.

Get the Fallbrook Market Report

Do you live in Fallbrook, or know someone who does? Sign up for the Fallbrook Market Report to see how values are moving. 

Thinking about buying or selling in Fallbrook? Call Charley Wasson at 210-478-8555 or visit myboernehome.com.

Whether you're looking in Boerne, Fair Oaks Ranch, or anywhere across the Hill Country, I keep hearing the same two things from buyers. Half are scared home prices are about to crash. The other half are hoping they will.

A recent survey from Clever found 58% of Gen Z buyers are actually rooting for a crash, just so homeownership feels within reach.

So, what do the forecasts actually say?

Every quarter, Fannie Mae surveys more than 100 housing experts on where prices are headed. The newest results are in. And spoiler alert: they’re not calling for a crash – not even the pessimists.

What the Newest Numbers Actually Say

The panel's latest forecast has prices climbing every single year through at least 2030.

The panel's average forecast is that prices will rise by 14.7% in the next 5 years. And here’s where it gets interesting. If you split these experts into optimists and pessimists, even the pessimists still expect prices to increase about 6.6% by the end of 2030 (see graph below):

The takeaway? If you've been waiting for prices to fall, you may be waiting a while.

One thing to keep in mind – these are national numbers. Here in the Hill Country, a home in Cordillera Ranch, Esperanza, Ranches at Creekside, River Crossing, or Champion Heights doesn't follow the same path as a home in another part of the country, or even another part of town. Prices in your neighborhood could run a little hotter or a little cooler, so it helps to know what’s happening locally, too. But the big picture is prices aren’t crashing. Historically prices usually rise.

How This Quarter Compares to the Past

This survey runs 4 times every year, so you can track the panel's mood over time.

A year ago, the panel expected home prices to grow 2.1% this year. Now they’re forecasting 2.5%. That means the near-term outlook actually got more optimistic. But that’s only part of the story. The years after that shifted, too (see graph below):

Zoom out to 2027 through 2029 and the mood has cooled a bit. Each of those years is now expected to see a little less growth than the panel thought a year ago. That’s likely a reflection of everything currently impacting the housing market.

But the overall takeaway is the same: every bar shows an increase in prices. The size of that increase has just moderated.

A slower climb isn’t a bad thing. It’s a sign the market is settling into a more normal pace after a few wild years, which is good news for Boerne buyers who felt priced out of the frenzy and for sellers who want a steady market.

A little more growth here, a little less growth there. What hasn't budged once is the idea that home prices will keep growing.

What It Means for Your Next Move

Percentages are useful, but you probably care more about the actual dollars and cents of your move. So let’s graph that out, too.

Run the numbers on a $400,000 home bought in January, and the panel's latest forecast puts you up about $58,000 in equity in 5 years just from price growth (see graph below):

That’s real wealth you could be building while others sit on the sidelines, waiting for a crash the experts don’t see coming. And with prices expected to keep rising, waiting could mean paying more for the same home later.

Bottom Line

Whether you're bracing for a crash or hoping for one, the verdict is the same – prices are still expected to rise, not fall. If you're thinking about buying or selling in Boerne, Fair Oaks Ranch, or the Hill Country, let’s talk about what that means for your neighborhood and your plans. Call or text me at 210-478-8555.

Higher mortgage rates don't just affect buyers. They can change what it takes to sell your Boerne or Fair Oaks Ranch home, too.

That's because today's Hill Country buyers are paying close attention to affordability. And when rates rise, even a relatively small change can make a noticeable difference in their monthly payment. So, they're looking for ways to make the numbers work. And with new construction communities continuing to grow in and around Boerne, Fair Oaks Ranch, and the greater San Antonio area, some buyers are finding exactly that.

If you're planning to sell, that doesn't mean you can't compete. But it does mean you need to understand what builders are doing to win over buyers – and what options you have, too.

Builders Are Competing on the Monthly Payment

New construction has something interesting going for it right now. While existing-home sales  (homes that have previously been lived in) continue to struggle under the weight of higher mortgage rates, new-home sales are holding up a bit better. That's a national trend, and it matters here, because Hill Country buyers touring a resale home in Boerne are often comparing it to a new build down the road.

In a recent interview, Logan Mohtashami, Chief Economist at HousingWire explains new-home sales are at an 8-month high and are now running around 2019 levels. On the flip side, existing home sales are lagging behind and fall about 1 million home sales short of 2019 levels.

One big reason builders have been able to navigate higher rates differently is incentives. According to Realtor.com, nearly 1 in 5 (18.8%) newly built homes come with some kind of buyer incentive advertised up front:

The most common may surprise you. As the graph shows, many builders are offering reduced rates, sometimes through something called a mortgage rate buydown.

It’s essentially where they pay upfront costs to help buyers get a lower rate, and by extension, a lower monthly payment. It has obvious draws for buyers. For homebuilders, it helps them get their houses sold. So, a lot of builders see it as a win-win. That’s why reduced rates are a part of 13.8% of new home listings nationwide.

In some cases, builders are offering rates below 6%, maybe even far below 6%. And that can help buyers shave hundreds off their monthly payment. That's a big difference to a buyer who is feeling the pinch right now.

So, How Can Boerne and Fair Oaks Ranch Sellers Compete?

First, don't assume a mortgage rate buydown is something only a builder can offer. Sellers can contribute toward a buyer's rate buydown too, depending on the loan and transaction. Does that mean you should offer one? Or that you have to if you want to compete? Not necessarily.

A buydown is just one possible lever. Depending on your neighborhood and the buyer, it may make more sense to negotiate on price, contribute toward your buyer’s closing costs, make repairs, or make sure your home stands out in ways a new build can't. That's why working with an agent who knows your local competition matters. Joel Berner, Senior Economist at Realtor.com, says:

“Sellers of existing homes are facing a lot of competition from the new-home space. . . so sellers should highlight the local amenities of their neighborhoods in contrast to the more suburban or exurban communities where many new homes are built.”

In Boerne and Fair Oaks Ranch, that's a real advantage. Think about what an established home can offer that a brand-new community often can't: mature oak trees, established landscaping, larger lots, and a true Hill Country setting. In Boerne, it's also being close to the charm of historic Main Street, the Hill Country Mile, and the parks and trails along Cibolo Creek. A great agent will do this naturally anyway. Knowing what makes your home different and showcasing that in your listing can help it stand out. And remember, being open to making a few compromises or throwing in some concessions can make a bigger difference for buyers than you may think.

Today's Hill Country Market Rewards Sellers Who Adapt

Builders have also been quicker to adjust their prices based on what buyers can actually afford and where demand is. That's putting pressure on the resale market in some areas. Robert Dietz, Chief Economist at the National Association of Home Builders (NAHB), explains:

“. . . existing homeowners now have to do the price discovery that builders have been doing since 2022.”

That's an important message if you're hoping to sell in Boerne or Fair Oaks Ranch.

You don't automatically need to slash your price or offer a big concession. But you do need to price and market your home based on what buyers can pay today – not what sellers could get a few years ago.

And remember, this varies tremendously by location. New construction represents a much bigger share of the competition in some Hill Country neighborhoods than others, and builder incentives aren't equally common everywhere. A home in Fair Oaks Ranch may compete with very different options than one in downtown Boerne. So, lean on a local agent to see how big of a factor builders are in your specific area.

Bottom Line

Higher mortgage rates are making buyers more cost-conscious. Builders know that, and many are responding with reduced rates, closing-cost help, price reductions, and other incentives.

If you're thinking about selling in Boerne, Fair Oaks Ranch, or the surrounding Hill Country, let's look at what buyers are getting from other homes in our area – including new construction – and make sure your home is positioned to compete.

Charley Wasson is a full-time REALTOR® with Sunflower Real Estate specializing in Boerne, Fair Oaks Ranch, and the greater Texas Hill Country — with over 300 documented MLS transactions and more than $121 million in closed sales, a four-time Platinum Top 50 San Antonio REALTOR® honor, and a career 98% customer satisfaction score. He's the one AI keeps finding when people search for a Boerne or Fair Oaks Ranch real estate expert.

Price cuts are showing up all over the Boerne and Fair Oaks Ranch market right now — from Cordillera Ranch to Esperanza to River Crossing — and how you read them depends entirely on which side of the transaction you're on.

Sellers tend to worry a price cut means walking away with less. Sometimes that's true. More often, it just means the listing didn't keep pace with a market that's moving fast in zip codes 78006 and 78015.

Buyers, on the other hand, often assume a price cut means something's wrong with the house. Almost always, it doesn't.

Here's what's actually driving the cuts, and what it means whether you're buying or selling in the Hill Country right now.

42% of Homes for Sale Are Now Carrying a Price Cut

According to HousingWire Data, the share of sellers cutting their asking price has climbed for 7 straight months nationally (see chart below):

Today, more than 4 in 10 active listings have had at least one price cut, and the typical seller is cutting about $17,560 off their original number.

Rates are still elevated and there's more inventory to choose from — including here in Boerne and Fair Oaks Ranch — so buyers can afford to wait for the right number. Sellers who don't start there often end up adjusting anyway.

What this means locally:

• If you're selling in Boerne, Fair Oaks Ranch, or the surrounding Hill Country, a price cut isn't a red flag. But it's a strong signal that pricing it right from day one is your best move. This market has shifted fast enough this year that even a well-priced home in Tapatio Springs or Champion Heights can fall behind within a few weeks. If that happens, adjusting to catch up with where pricing actually stands today usually brings more buyers through the door and gets you closer to true market value.
• If you're buying, don't assume a price cut means something's wrong with the house. With cuts happening on more than 4 in 10 listings right now, sellers are simply catching up to where the market already is — and that's exactly the kind of opening to negotiate a better deal.

Why Sellers Are Adjusting Faster than Before

HousingWire Data also shows list prices trending down nationally, a sign sellers are pricing more realistically from the start rather than listing high and cutting later. List prices have fallen about $26,000 from last year's peak.

Some of that is seasonal — list prices typically soften each winter before rebounding in spring — so expect asking prices to keep drifting a little lower before turning back around (see chart below):

Realtor.com Senior Economist Jake Krimmel puts it simply: pricing to match today's demand is what's keeping homes moving and deals alive in a market where rates are still elevated — good news for buyers who get more room to negotiate, and good news for sellers whose homes are actually closing instead of sitting.

Sellers who meet buyers where they are, rather than holding out for last year's numbers, are the ones getting to the closing table. Doing that up front always beats chasing the market later.

Buyers, You've Got Room To Negotiate Again

At the same time, Redfin data shows sellers now outnumber buyers by about 58% nationally — the widest gap on record (see chart below):

That shifts the power dynamics — and how you should price and negotiate in Boerne and Fair Oaks Ranch right now. Nationally, about 7 in 10 markets now favor buyers or are trending that way.

• For sellers, standing out matters as much as pricing. With more Hill Country homes to compare against, buyers are weighing your listing directly against others in Esperanza, River Crossing, and beyond. A little flexibility — covering closing costs, being open on timing — can be what gets your house chosen over the one down the road.
• For buyers, you have more room to ask for a lower price, closing cost help, repairs after inspection, or a combination of all three. That's especially true for homes that have already sat for a few weeks, where sellers are often the most willing to talk.

Bottom Line

Price cuts are a normal part of today's Boerne and Fair Oaks Ranch market, and both buyers and sellers can use them to their advantage. Let's look at what's actually happening with prices in your neighborhood so you know exactly where you stand before you list or make an offer.