It has been nearly 20 years since the 2008 housing crash, but the word "foreclosure" can still make people uneasy. If you're planning a move in Boerne or Fair Oaks Ranch, you may be wondering whether recent headlines mean a wave of foreclosed homes is about to hit the market.
Buyers may be hoping for a rush of bargains. Sellers may be bracing for more competition. The latest data, nationally and here in 78006 and 78015, says neither is likely.
Here's what the numbers show, and what they mean for your plans.
A Modest Rise from a Low Starting Point
According to ATTOM, completed foreclosures are up 33% compared with a year ago. That sounds like a big jump, but context matters.
Even after that increase, foreclosures are still about 26% lower than they were in the first half of 2020.
Look at the bigger picture. Lenders completed roughly 28,000 foreclosures nationwide in the first half of 2026, per ATTOM. During the crash years, lenders often completed more than 200,000 in just a few months (see graph below).
Experts see today's numbers as a sign of a market in good shape. Rob Barber, CEO of ATTOM, explains that foreclosure volumes remain well below historical norms.
That is why the market can absorb this small uptick.
In Boerne and Fair Oaks Ranch, distressed sales are hard to find. On November 12, 2026, none of the 539 active homes for sale in 78006 and 78015 were flagged as foreclosures in the MLS, and just one was listed as a short sale. You can see every current listing on my Boerne-area home search, or narrow it to 78006 (426 active homes) or 78015 (113 active homes).
Homes for Sale Are Back in a Balanced Range
During the crash, many homeowners lost their homes or were forced to sell, which flooded the market with listings. That is not what is happening today.
"Months' supply" measures how long it would take to sell every home on the market at the current pace of sales. Four to six months is considered balanced.
According to the National Association of Realtors (NAR), the national supply is about 4.8 months. That is right in the balanced range, and less than half of the peak during the last crash (see graph below).
If foreclosures were surging, inventory would show it. As Logan Mohtashami, Lead Analyst at HousingWire, explains:
"...a surge of actual foreclosures in 2026 would have easily put the inventory data much higher in 2026."
Locally, supply runs higher than the national number, but foreclosures are not the reason. My Boerne real estate market history tracker showed about eight months of inventory in 78006 and 78015 as of November 2, 2026. That inventory is regular resale homes and new construction. On November 12, 2026, 139 of the 539 active listings were new construction, in communities like Ranches at Creekside, Esperanza, Corley Farms and Georges Ranch. My Boerne homes by builder guide helps you compare them. I covered why there are more listings in Why There Are More Homes for Sale in Boerne and Fair Oaks Ranch Right Now.
That supply gives buyers choices and room to negotiate. It does not mean owners are being forced out of their homes.
Equity Gives Today's Homeowners Options
Equity is a big reason there is no surge of distressed sales. Data from the Census Bureau and ATTOM shows nearly two in three homeowners have either paid off their mortgage or have more than 50% equity. And Cotality says the average homeowner has about $310,000 in equity.
When you have equity, you can usually sell your house, pay off your loan, and walk away with money in your pocket instead of facing foreclosure. Many homeowners did not have that option during the crash. According to HousingWire, nearly one in four homes were underwater in 2010.
Being underwater means owing more than the home is worth, which makes selling very hard. Today, just 2% of homeowners are considered seriously underwater (see graph below).
Not every homeowner has a lot of equity, but most do, and that limits how high foreclosures can go.
Boerne-area values have held up, which supports local equity. Homes that sold in 78006 and 78015 in the 30 days ending November 2, 2026 averaged $254.15 per square foot, up from $229.92 in August 2022, according to my market history tracker. If you bought in the last several years, there is a good chance you have more equity than you think. My home value page is a quick place to start, and Do You Know How Much Equity You Have? explains how to think about it.
What the Local Numbers Say
- Active homes for sale (78006 and 78015): 539, with list prices from $237,600 to $9.9 million (MLS, November 12, 2026)
- Active listings flagged as foreclosures: 0; short sales: 1 (MLS, November 12, 2026)
- Homes under contract: 139 (MLS, November 12, 2026)
- Months of inventory: about eight (as of November 2, 2026)
- Sold price per square foot: $254.15 (30 days ending November 2, 2026)
- Sold-to-list price ratio: 95.55% (30 days ending November 2, 2026)
- Average seller concessions: $10,420 (30 days ending November 2, 2026)
For buyers: The deals in today's market are not coming from foreclosures. They come from negotiating on regular listings, where sellers are already contributing toward costs. Start with my first-time buyer information page, or look at Fair Oaks Ranch homes for sale. Fair Oaks Ranch is its own city, with established neighborhoods and newer sections just off I-10.
For sellers: You are not competing with a flood of distressed homes. You are competing with other well-kept resale homes and builder inventory, so pricing and presentation matter. Here is how I help Boerne sellers.
Common Questions
Are there many foreclosures for sale in Boerne and Fair Oaks Ranch right now?
Very few. On November 12, 2026, none of the 539 active homes for sale in 78006 and 78015 were flagged as foreclosures in the MLS, and one was listed as a short sale. Most of today's inventory is regular resale homes and new construction, including 139 new construction listings.
Will rising foreclosures bring home prices down in Boerne?
The local data does not point that way. Homes that sold in 78006 and 78015 in the 30 days ending November 2, 2026 averaged $254.15 per square foot, up from $229.92 in August 2022. What has changed is negotiating room: those sales closed at 95.55% of list price with average seller concessions of $10,420.
Should I wait for foreclosure deals before buying in Boerne or Fair Oaks Ranch?
Waiting for a wave of distressed sales could mean waiting for something the data does not show coming. Buyers already have leverage on regular listings: on November 12, 2026 there were 539 active homes and 139 under contract in 78006 and 78015, and sellers contributed $10,420 in concessions on average in the 30 days ending November 2, 2026.
Bottom Line
Rising foreclosures do not mean the housing market is in trouble. Nationally, supply is balanced and most homeowners have significant equity. Here in Boerne and Fair Oaks Ranch, foreclosures are close to nonexistent on the MLS, and buyers have room to negotiate on regular listings.
If headlines have you second-guessing your plans, look at the local numbers first.
Start by searching every home for sale in Boerne and Fair Oaks Ranch, then call or text me at 210-478-8555 and I'll walk you through what the numbers mean for your home or your search.
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.
