Boerne Real Estate Market: Spring 2023 vs. Spring 2026
The Boerne housing market looks different than it did three years ago — and the MLS data makes that clear. The following comparison uses 30-day snapshots from 5/5/2023 and 4/6/2026 across the 78006 and 78015 zip codes.
Inventory & Buyer Activity
Active listings have grown from 371 to 540 — a 46% increase — giving buyers meaningfully more options than they had in Spring 2023. Despite that expanded inventory, buyer engagement has strengthened: pending sales climbed from 58 to 86, a 48% jump. Closed sales remained stable, dipping slightly from 112 to 106, which reflects consistent underlying demand rather than a softening market.
Pricing Trends
Home values have continued to appreciate. The average sold price rose from $630,178 to $756,379 — a gain of roughly 20% over three years. Price per square foot increased from $233.88 to $254.08, up about 9%. More inventory has not pressured prices down. Boerne has held its value.
Days on Market & Negotiation Trends
Homes are taking longer to sell. Average cumulative days on market increased from 93 to 123 days — up 32% — giving buyers more time to evaluate and negotiate. The list-to-sale price ratio has remained essentially flat, holding at 94.47% in 2023 versus 94.38% today, meaning sellers are still achieving close to their asking price. Where buyers are gaining ground is on terms: seller concessions rose from $9,634 to $14,892 — a 55% increase. Buyers aren't winning on price; they're winning on closing costs, repairs, and contract flexibility.
What This Means
Compared to Spring 2023, today's Boerne market offers more inventory, stronger pending activity, rising long-term values, and a more negotiation-driven closing environment. It's a more balanced market — healthier and more sustainable than the compressed conditions of 2022 and early 2023. With inventory continuing to build and interest rates still a factor, the second half of 2026 will test whether demand holds or begins to soften. For now, the data points to a market that is functioning well on both sides of the transaction.
About Charley Wasson
Charley Wasson is a full-time Realtor based in Boerne, Texas, serving the Hill Country, Fair Oaks Ranch, and greater San Antonio area. A four-time Platinum Top 50 San Antonio Realtor, Charley has completed more than 300 MLS transactions totaling over $121 million in sales volume, earned 27 Golden Nail builder awards, and holds a 98% customer satisfaction score backed by more than 200 five-star reviews on Realtor.com.
Before entering residential sales, Charley served as Regional Sales Manager for one of San Antonio's largest homebuilders — experience that gives him a distinct edge in new construction transactions, builder negotiations, and market analysis.
Call Charley at 210-478-8555 or visit myboernehome.com.
