Low Rates or Lots of Leverage? What It Means for Boerne and Fair Oaks Ranch Buyers

Mortgage rates have tested a lot of patience this year. With rates above 7% at points in 2026, plenty of buyers in Boerne and Fair Oaks Ranch have decided to sit tight and wait for something lower.

Here's the part that often gets missed: buyers usually get low rates or negotiating power. Rarely both at once. And right now, buyers in 78006 and 78015 have more leverage than many people realize, whether they're shopping a resale home in Fair Oaks Ranch or new construction in Ranches at Creekside.

Why Low Rates and Leverage Don't Usually Show Up Together

Think back to 2020 and 2021. Rates near 3% pulled a wave of buyers into a market that didn't have enough homes for sale. Sellers had the upper hand. Multiple offers, waived inspections and bidding wars were common across the Hill Country.

Jake Krimmel, Senior Economist at Realtor.com, shows just how one-sided things got:

"Seller's markets peaked at 98 of 100 metros in spring 2022 after two years of mortgage rates near 3%."

Boerne saw the same thing. According to the Boerne real estate market history I track for 78006 and 78015, cumulative days on market were just 32 days in August 2022, and homes sold for 98.96% of list price on average.

When rates climbed in late 2022, fewer people bought. Inventory grew, and the balance of power shifted toward buyers. According to the latest report from Realtor.com, about two-thirds (66) of the top 100 metros now lean in favor of buyers (see graph below):

That's the trade-off. When rates are low, buyers often lose leverage. When rates are higher, buyers usually gain it. Waiting for lower rates could mean giving up some of today's bargaining power.

What Your Leverage Looks Like Right Now

There are more homes for sale today than there have been in years. That means sellers have to work harder to win buyers over. As Lawrence Yun, Chief Economist at the National Association of Realtors (NAR), says:

"Higher inventory and lengthening days on market give buyers improved negotiating power."

And according to Redfin, nearly half of buyers now get some kind of concession from the seller (see graph below). That could look like help with closing costs, money for repairs, or a seller-paid rate buydown.

So if you like a house but don't love the rate, you have options. You can ask for a lower price. Or you can ask the seller to help buy down your rate for a lower monthly payment. On a resale in Fair Oaks Ranch or an established street in Boerne, that conversation is far more realistic today than it was in 2022. On new construction in communities like Ranches at Creekside, Esperanza, Corley Farms or Georges Ranch, builder incentives vary by community and change often, so it pays to compare them side by side. My Boerne homes by builder page is a good place to start.

Why Waiting for Lower Rates Could Backfire

Experts at Fannie Mae, the Mortgage Bankers Association (MBA), and Wells Fargo don't expect rates to fall much through 2027 (see graph below). For a local look at those forecasts, see what the 2027 forecast means for Boerne and Fair Oaks Ranch.

But even if rates did come down significantly, a lot of buyers would likely jump back in at the same time. That means more competition, fewer concessions, and sellers regaining the upper hand.

So yes, waiting might get you a better rate down the road. But it would likely cost you the bargaining power you have right now.

That doesn't mean you have to move today. You should only buy when the numbers work for you. But the leverage you have right now may be what helps make those numbers work. If you're buying your first home, my first-time buyer information walks through the basics, and why there are more homes for sale in Boerne and Fair Oaks Ranch right now covers the inventory side in more detail.

Common Questions

Is Boerne a buyer's market right now?
It is leaning that way. As of November 2, 2026, the 78006 and 78015 ZIP codes had about eight months of inventory, and anything over six months generally favors buyers. Homes sold for 95.55% of list price on average over the prior 30 days, so there is room to negotiate on many homes.

Can I ask a Boerne or Fair Oaks Ranch seller to pay for a rate buydown?
Yes. Buyers can ask for a seller-paid rate buydown as part of their offer. Seller concessions in 78006 and 78015 averaged $10,420 for the 30 days ending November 2, 2026, and those credits often go toward closing costs or a lower rate. What a seller will agree to depends on the home, its price and how long it has been on the market.

Should I wait for mortgage rates to drop before buying in 78006 or 78015?
Fannie Mae, the MBA and Wells Fargo don't expect rates to fall much through 2027. If rates did drop sharply, more buyers would likely return, which usually means more competition and fewer concessions. The better question is whether the numbers work for you today, using the leverage buyers have now.

Bottom Line

Buyers rarely get low rates and strong negotiating power at the same time. Right now, Boerne and Fair Oaks Ranch buyers have the leverage. If you want to find homes where a seller or builder may be open to a rate buydown or help with closing costs, search all Boerne-area homes for sale, browse Fair Oaks Ranch homes for sale, or call or text me at 210-478-8555 and let's look at the numbers together.

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