Remember when sellers held all the cards? Those days are fading. Today, two-thirds of major markets favor buyers or are headed that way, and that changes the conversation for buyers, sellers and anyone watching their local market. Here is what that shift looks like in Boerne and Fair Oaks Ranch, where the local numbers tell their own story.
What the National Shift Means
When more markets lean toward buyers, buyers gain room to negotiate on price, repairs and seller contributions. Sellers adjust their expectations and need a sharper plan for pricing and presentation. The national trend is useful context, but the best way to read it is through your own ZIP code.
Boerne and Fair Oaks Ranch Right Now
Live MLS data as of November 10, 2026 shows 428 active residential listings in 78006 with an average list price of $995,168 and an average of $296 per square foot. In 78015, there are 116 active residential listings with an average list price of $805,793 and an average of $242 per square foot. These are asking-price figures, not closed sales.
Closed-sale trends from my market history tracker, for the 30 days ending November 2, 2026, show a clearer change since 2022:
Average sold price rose from $618,695 in August 2022 to $717,573, up 16.0%. Cumulative days on market climbed from 32 to 106. The list-to-sale ratio slipped from 98.96% to 95.55%. Average seller concessions rose from $2,971 to $10,420. Only 68 homes sold in that window, so monthly figures move around, but the direction is consistent.
Graphic: More Markets Are Leaning Toward Buyers (Keeping Current Matters)
What Buyers Should Know
Buyers in Boerne and Fair Oaks Ranch have more time to compare homes than they did in 2022. Seller concessions are a real part of many deals today, so a buyer's offer can include price, closing cost help, interest-rate buydowns or repairs. Your agent should look at the actual comparable sales in the neighborhood you want, not just the headline price.
What Sellers Should Know
Sellers still benefit from a well-priced, well-presented home, but getting full value takes a more deliberate plan than it did when homes sold quickly. An unrealistic asking price now costs real time on the market. Condition and presentation carry more weight when buyers are not under pressure to move fast.
Common Questions
Is Boerne a buyer's market now? By the numbers, it is leaning that way. The market history tracker shows roughly eight months of inventory across 78006 and 78015 as of November 2, 2026. Anything above six months generally favors buyers, but results vary a lot by price point and neighborhood.
Are sellers still paying concessions? Yes. The average seller concession in the tracker rose to $10,420 as of November 2, 2026, compared with $2,971 in August 2022.
Does a buyer's market mean prices are falling? Not in Boerne. The average sold price is up 16% since 2022, and price per square foot is up 10.5%. What has changed is leverage, time on market and negotiation, not the overall direction of values.
For more detail, see the Boerne market history, browse every Boerne and Fair Oaks Ranch MLS listing, or find out how much your home is worth.
About Charley Wasson, Boerne and Fair Oaks Ranch REALTOR®
Charley Wasson is a full-time REALTOR® with Sunflower Real Estate specializing in Boerne, Fair Oaks Ranch and the greater Texas Hill Country. He has more than 300 documented MLS transactions and over $121 million in closed sales, is a five-time Platinum Top 50 San Antonio REALTOR® honoree, and has a career 98% customer satisfaction score. Before becoming a full-time agent, Charley was a Regional Sales Manager for a major San Antonio homebuilder and earned 27 Golden Nail builder awards, so he knows new construction from the builder's side of the table. Learn more about Charley or call or text 210-478-8555.
