Boerne Housing Market Update: More Choices, Better Negotiating, and Buyers Taking Their Time
Boerne Market Snapshot (May 1, 2026 – August 3, 2026)
If you've been following the Boerne real estate market, you've probably noticed that homes aren't moving quite as quickly as they were earlier this year. Looking at MLS activity in the 78006 and 78015 zip codes from May through early August, one thing is clear: buyers have more choices, they're taking more time to make decisions, and sellers have to compete harder than they did just a few months ago.
The biggest change continues to be inventory. Active listings have climbed from 561 homes in May to 630 today (+12%), giving buyers the largest selection we've seen in months. At the same time, pending sales have dropped from 92 to 66 (-28%), indicating that buyers are becoming more deliberate before writing offers. Price reductions surged to 131 in July before easing back to 80 this month (-39% from July), a sign that many sellers have already adjusted their asking prices to meet the market.
Even with more competition, well-priced homes are still finding buyers. The average cumulative days on market improved from 103 days in May to 84 days today (-18%), suggesting buyers continue to move quickly when a home is priced correctly and presented well. In fact, the number of homes sold increased from 97 in May to 110 today (+13%), despite buyers taking more time to make purchasing decisions.
Home prices have remained fairly resilient despite the increase in inventory. The average sold price slipped from $723,266 to $692,626 (-4%), while the median sold price moved from $625,000 to $580,017 (-7%). Price per square foot has remained remarkably stable, easing only from $241.72 to $239.09 (-1%). Sellers are still receiving approximately 94% to 95% of their original asking price, while average seller concessions have remained relatively steady, declining slightly from $14,345 to $13,920 (-3%).
The new construction market continues to create opportunities. Builder incentives have declined from an average of $23,294 in May to $17,947 today (-23%), but they're still substantial enough to make new homes very competitive with resale properties. Builder closing prices have also adjusted from $668,701 to $635,117 (-5%), giving buyers additional value while comparing new construction to existing homes. Meanwhile, the number of new homes sold increased from 24 to 36 (+50%), showing buyers continue to respond to builder pricing and incentives.
The bottom line? Boerne remains a healthy housing market, but it's considerably more balanced than it was just a few months ago. Buyers have more inventory, greater negotiating power, and more opportunities than they've enjoyed in several years. Sellers can absolutely still be successful—but today's market rewards homes that are priced correctly from day one, professionally marketed, and prepared to stand out from the competition.
Whether you're buying, selling, or simply keeping an eye on the market, understanding local trends—rather than relying on national headlines—can help you make better real estate decisions. If you'd like to discuss what these numbers mean for your specific situation, I'd be happy to help.
