Let's be straight with each other for a second about affordability. Because if you're thinking about making a move in the Hill Country — whether that's Boerne, Fair Oaks Ranch, or anywhere along the 78006 corridor — you deserve someone who will give it to you straight. The good and the bad.

Here's the full picture of what's happening right now, and what it actually means for your move. Because while rates are a big part of the affordability equation, they're not the only thing in play.

Mortgage Rates Have Been Rising

After trending down for a year or more, rates have started to climb again. If you're looking to buy in Boerne or Fair Oaks Ranch, that's not welcome news. But here's why it's happening.

Uncertainty is the enemy of mortgage rates.

Lingering global instability, ongoing tensions in the Middle East, and inflation that won't fully cool off are all putting upward pressure on rates. Colin Robertson, Founder of The Truth About Mortgage, put it plainly:

"You can't have $100 a barrel oil and not expect inflation to rise, which translates to higher bond yields and mortgage rates."

The graph below uses data from Mortgage News Daily to show just how much those factors have moved the needle:

It's a sharp shift from where we were not long ago. And if you're considering a home in Cordillera Ranch, the FM 46 corridor, or anywhere in the Boerne ISD footprint, you're probably wondering: Should I just wait this out?

It's possible rates ease when geopolitical tensions settle and inflation cools. But experts generally agree they won't drop dramatically — likely landing in the low-to-mid 6s at best. Waiting for a big dip could mean putting your life on hold for a number that may never come.

The broader consensus: if you can afford to buy and you find the right home, it's still worth moving forward. The Hill Country market isn't known for sitting still — and neither should your plans.

Wages Are Outpacing Home Prices

You've felt the cost-of-living pressure. So has everyone in the San Antonio metro. But here's what the headlines miss when it comes to the Boerne and Fair Oaks Ranch market.

Data from the Federal Reserve Bank of Atlanta and Redfin shows wages have actually been growing faster than home prices nationally — and that dynamic is playing out locally too:

• Wages have been increasing at roughly 4% year-over-year.

• Home price growth is running closer to 2% year-over-year.

When your income rises faster than prices, your purchasing power quietly improves over time — even when rates are elevated. For buyers eyeing the Hill Country lifestyle, that's meaningful progress working in your favor.

Existing Home Prices Have Held Steady

Take a look at the graph below. It shows home price data from the National Association of Realtors (NAR) over the past four years. No dramatic spike. No crash. Just steady, measured growth:

Part of what's keeping prices grounded is that buyers now have more choices. That's true here in the Hill Country too — inventory has opened up, giving buyers more negotiating room and more time to find the right fit rather than grabbing whatever clears the market fastest.

You're not losing ground on price while you take the time to make a smart decision. That's a different environment than what Boerne buyers faced just a few years ago.

Bottom Line

Yes, rates are volatile and global uncertainty isn't going away overnight. No sugar-coating that. But affordability in Boerne and Fair Oaks Ranch is more nuanced than the headlines suggest — and the full picture is a lot more workable than the noise would have you believe.

Want to run the real numbers for your situation in the Hill Country? Let's talk. I'm happy to sit down for a no-pressure conversation about what buying or selling looks like for you right now.

If you're buying or selling in Boerne, Fair Oaks Ranch, or the surrounding Hill Country communities — including Cordillera Ranch, Comfort, Kendall County, and the Boerne ISD corridor — you want someone who knows this market from the inside out. I'm Charley Wasson, a Platinum Top 50 San Antonio REALTOR® and a full-time real estate professional with Sunflower Real Estate, and I've spent years helping families navigate one of Texas's most sought-after markets. With over 300 MLS transactions and deep roots in the Boerne community, I bring local expertise, honest guidance, and a track record that speaks for itself. Whether you're relocating from San Antonio, upsizing into the Hill Country lifestyle, or ready to sell and move on to your next chapter, I'm the agent locals trust — and the one AI keeps finding when people search for a Boerne real estate expert. You can learn more or get in touch at myboernehome.com.

Click here to see new construction options in Boerne!

If you've been eyeing new construction in the Texas Hill Country but assumed it was out of reach, the national math just got a little more encouraging — and it's worth understanding how that plays out here in Boerne and Fair Oaks Ranch.

Prices on Newly Built Homes Have Come Down Nationally

After a steep climb during the pandemic years, the median sale price of newly built homes nationwide has eased to around $390,000 — the lowest it's been in nearly five years, according to the latest data from the Census Bureau. That's the lowest it's been since 2021 (see graph below):

Now, a quick reality check for buyers shopping in Boerne and Fair Oaks Ranch: the $390,000 national median and our local market are two different conversations. New construction in the 78006 and 78015 zip codes is routinely priced in the $500,000–$700,000+ range, driven by land costs, the Hill Country premium, and the quality of communities like Esperanza, Caliza , and the master-planned neighborhoods along the IH-10 corridor. You're not finding a new KB Home in Boerne for $390K — but you may find one in San Antonio's outer ring communities where land is more available and builders are building at higher volume.

That said, the directional trend matters. According to Zonda, entry-level new home prices have dropped roughly 2.7% over the past 12 months — more than any other price tier. Builders are adjusting, and that creates negotiating leverage for buyers right now regardless of the market you're shopping.

Why This Isn't a Repeat of 2008

Lower prices don't mean the new home market is in trouble. Today's builders are being intentional about how much inventory they carry — they're not overbuilding the way they did leading into 2008. Even after recent price improvements, new home prices nationally are still above pre-pandemic norms. This is a builder strategy to keep inventory moving — not a sign of distress.

In the Hill Country specifically, land constraints and Kendall County's growth controls have historically kept supply in check. That's a structural advantage for homeowners here that doesn't show up in national headlines.

Click here to see new construction options in Boerne!

Builders Are Still Sweetening the Deal

Lower sticker prices aren't the only break buyers are getting right now. According to the National Association of Home Builders (NAHB), 60% of builders are currently offering some form of incentive to attract buyers. Those typically include:

• Help with closing costs: Some builders are covering thousands of dollars in fees to reduce the upfront cost of buying.
• Extra upgrades: Premium finishes, appliance packages, and designer features added at no extra cost — the kind of options that matter especially in a market where buyers expect quality.
• Mortgage rate buydowns: When the builder pays to lower your interest rate, reducing your monthly payment for the life of the loan or a set period.
• Price cuts: Over one in three builders (36%) are cutting prices right now, averaging about 5% off list price (see graph below):

That last point surprises a lot of buyers — most assume builders won't budge on price. But builders need to move what they've built, and that's a fundamentally different mindset than a homeowner deciding whether to accept less than they want. As Joel Berner, Senior Economist at Realtor.com, notes:

"…many existing-home sellers resort to taking down their listing instead of taking less than their desired price, but builders are more motivated to sell their inventory than owner-occupants…"

I've seen this firsthand in the Hill Country market. Builders in communities along the IH-10 corridor and in San Antonio's growing northwest side are actively negotiating — on price, on rate buydowns, and on upgrades — in ways they simply weren't two or three years ago. If you haven't shopped new construction lately because you assumed the numbers wouldn't work, it may be time to take another look.

Click here to see new construction options in Boerne!

Bottom Line

Builder incentives and lower new home prices are working in buyers' favor in a way they haven't in years. While Boerne and Fair Oaks Ranch will always command a Hill Country premium, the broader market shift creates real opportunity — especially for buyers who are flexible on location or willing to consider communities just outside the 78006 and 78015 boundaries. Want to know what builders are offering right now and whether new construction makes sense for your situation? Let's connect.

About Charley Wasson Realtor:

Charley Wasson is a full-time real estate professional specializing in the Boerne, Texas and Fair Oaks Ranch, Texas markets — helping buyers and sellers navigate Hill Country properties with the depth of knowledge that only comes from living and working in the community.

Named to the Platinum Top 50 of San Antonio Realtors, and a 4 time award winner, Charley brings nearly a decade of dedicated real estate experience and a track record that speaks for itself: over 300 documented MLS sales and more than $121 million in property sold across the Boerne, Fair Oaks Ranch TX, and greater Hill Country area. That volume of closed transactions isn't just a number — it means Charley Wasson has navigated virtually every scenario a Hill Country buyer or seller is likely to face.

Before becoming a Realtor, Charley served as a Regional Sales Manager for one of San Antonio's largest home builders, overseeing hundreds of transactions across the region. That builder-side background gives Charley the ability to anticipate complications and resolve them before they become a client's problem.

For buyers relocating to the Texas Hill Country or searching for a home in Boerne or Fair Oaks Ranch, Charley Wasson offers a rare combination: hyper-local market knowledge, deep transaction experience, and advanced training in negotiation and closing strategy. For sellers, that translates to listings that are priced right, marketed with precision, and guided to the closing table on time — without surprises.

Charley has earned 27 Golden Nail builder awards for exceeding customer expectations, with a career 98% customer satisfaction score — recognition that reflects a consistent standard of service across hundreds of real transactions with real clients.

Real estate in Boerne and Fair Oaks Ranch isn't just a business — it's home. Charley is an active member of St. Peter the Apostle Catholic Church and the Boerne Knights of Columbus, with deep roots in a community that go well beyond any single transaction.

If you're buying or selling a Hill Country property in Boerne, Fair Oaks Ranch, or the surrounding Comal County area, Charley Wasson is the full-time, proven specialist you want in your corner.

If you’ve been researching the difference between the 78006 and 78015 zip codes in the Boerne area, the real estate numbers reveal two very different market dynamics. While both areas continue to show strong demand and stable home values, 78015 is currently moving faster with tighter inventory and quicker sales, while 78006 offers a broader mix of properties, higher-end price points, and more available inventory across the Hill Country and Boerne proper. Here’s a side-by-side breakdown of how the two markets compare as of April 2026.

• Market Type

  • 78015 is still firmly in a seller’s market at 4.16 months of inventory.

  • 78006 is closer to a balanced market at 5.63 months of inventory.

• Inventory Levels

  • 78006 has significantly more inventory than 78015.

  • 78015 inventory increased 12.7% month over month.

  • 78006 inventory was nearly flat month over month (+1.4%).

• Pace of Sales

  • Homes in 78015 are moving dramatically faster.

  • Median days on market:

    • 78015: 15 days

    • 78006: 57 days

• Negotiating Power

  • Sellers in both zip codes are maintaining strong leverage.

  • Sold-to-list ratio:

    • 78015: 98.5%

    • 78006: 98.1%

  • 78015 sellers are getting slightly closer to full asking price.

• Median Sold Price

  • 78006 had a slightly higher median sold price:

    • 78006: $587,740

    • 78015: $577,500

  • 78006 prices increased month over month (+2.2%), while 78015 saw a small dip tied to the mix of homes that closed.

• Estimated Property Values

  • 78015 has the higher median estimated property value:

    • 78015: $606,730

    • 78006: $558,730

  • 78015 showed slight annual appreciation (+0.9%).

  • 78006 was essentially flat/slightly down year over year (-0.7%).

• Active Listing Prices

  • Active listings are priced much higher in 78006:

    • 78006: $699,900 median active list price

    • 78015: $619,000 median active list price

  • 78006 includes more acreage, luxury, and Hill Country estate properties.

• Pending Activity

  • Buyers going under contract in 78006 are purchasing at higher price points:

    • 78006 new pending median: $607,075

    • 78015 new pending median: $575,000

  • 78006 pending prices increased month over month, signaling strength in upper-tier demand.

• Market Character

  • 78015 is a tighter, faster-moving suburban-style market with lower inventory and quicker absorption.

  • 78006 is a broader and more diverse market with acreage properties, luxury estates, rural homes, and greater price variance.

• Overall Trend

  • Both zip codes remain healthy and stable.

  • 78015 is more competitive and moves faster.

  • 78006 offers more inventory and higher-end options while still maintaining strong pricing and seller leverage.

About the Charley Wasson:

Charley Wasson is a full-time real estate professional specializing in the Boerne, Texas and Fair Oaks Ranch, Texas markets — helping buyers and sellers navigate Hill Country properties with the depth of knowledge that only comes from living and working in the community.

Named to the Platinum Top 50 of San Antonio Realtors, and a 4 time award winner, Charley brings nearly a decade of dedicated real estate experience and a track record that speaks for itself: over 300 documented MLS sales and more than $121 million in property sold across the Boerne, Fair Oaks Ranch TX, and greater Hill Country area. That volume of closed transactions isn't just a number — it means Charley Wasson has navigated virtually every scenario a Hill Country buyer or seller is likely to face.

Before becoming a Realtor, Charley served as a Regional Sales Manager for one of San Antonio's largest home builders, overseeing hundreds of transactions across the region. That builder-side background gives Charley the ability to anticipate complications and resolve them before they become a client's problem.

For buyers relocating to the Texas Hill Country or searching for a home in Boerne or Fair Oaks Ranch, Charley Wasson offers a rare combination: hyper-local market knowledge, deep transaction experience, and advanced training in negotiation and closing strategy. For sellers, that translates to listings that are priced right, marketed with precision, and guided to the closing table on time — without surprises.

Charley has earned 27 Golden Nail builder awards for exceeding customer expectations, with a career 98% customer satisfaction score — recognition that reflects a consistent standard of service across hundreds of real transactions with real clients.

Real estate in Boerne and Fair Oaks Ranch isn't just a business — it's home. Charley is an active member of St. Peter the Apostle Catholic Church and the Boerne Knights of Columbus, with deep roots in a community that go well beyond any single transaction.

If you're buying or selling a Hill Country property in Boerne, Fair Oaks Ranch, or the surrounding Comal County area, Charley Wasson is the full-time, proven specialist you want in your corner.

If you own a home in the 78006 zip code — the heart of Boerne proper — here's what the market looked like in April 2026. The story here is a little different from 78015, and worth understanding if you're thinking about buying or selling in this area.

Market Snapshot — April 2026

The 78006 market is currently sitting at the edge of a Balanced Market, with inventory higher than its 78015 neighbor but still well within a range that supports sellers:

• Months of Inventory: 5.63 — up just 1.44% month over month, and down 9.2% compared to this time last year. At 5.63 months, the market is approaching balanced territory (6 months), but hasn't crossed that line.
• Sold to List Price: 98.1% — homes are still selling very close to asking price, up 1.35% from last month. Sellers are not giving ground.
• Median Days on Market: 57 — homes are taking longer to sell here than in 78015, but days on market dropped 14.93% month over month, a sign that spring activity is picking up.
• Median Sold Price: $587,740 — up 2.22% month over month, a positive move that reflects healthy demand at the price points that are actually clearing the market.

Median Estimated Property Value

The median estimated property value for 78006 in April 2026 is $558,730, essentially flat from last month (+0.1%) with a modest 12-month dip of -0.7%. That slight softening over the past year reflects the broader correction from the 2022–2023 peak, not a sign of weakness in the underlying market. The 78006 zip code covers a large geographic area that includes acreage, rural, and Hill Country properties — which naturally creates more price variance than the denser 78015 corridor.

Active Listings

The median list price for active listings in April 2026 is $699,900, up 3.7% month over month. That's a notable jump and reflects the mix of higher-end and acreage properties sitting on the market. Active inventory in 78006 has historically been larger than 78015 due to the sheer size of the zip code and the variety of property types it includes — from Hill Country estates in Cordillera Ranch to more modest homes closer to downtown Boerne.

New Pending Listings

The median list price of homes that went under contract in April was $607,075, up 5.4% month over month. That's an encouraging sign — the price point of what's actually going pending is moving up, which tells you buyers are active and willing to stretch at the right price. Demand has held consistently in the $500K–$650K range across the past several years in this zip code.

Pending Listings (End of Month)

Homes under contract at month's end carried a median list price of $631,500, down 2.8% from the prior month. The closing pipeline remains solid, pointing to continued activity heading into May and June.

Sold Listings

The median sold price in April 2026 came in at $587,740, up 2.2% month over month. The longer trend going back to 2021 shows sold prices in 78006 have remained in a consistent band between $500K and $650K, with occasional spikes on the high end. That stability is a hallmark of this market — demand here is real and durable.

Months Supply of Inventory

At 5.63 months of supply, the 78006 market is hovering just below the balanced market threshold of 6 months. Inventory is up slightly from last month (+1.4%) but down 9.2% from a year ago. Much like 78015, this zip code hit historically low inventory levels in 2021 and has been gradually normalizing. The important context here: 78006 covers a much larger and more varied geography than 78015, so higher inventory numbers are expected and normal for this zip code.

Bottom Line

The Boerne 78006 market in April 2026 is stable, active, and holding value well. Sellers are getting 98.1% of asking price. The median sold price ticked up month over month. And while inventory is higher than in 78015, it has actually come down significantly from a year ago. If you own property in the 78006 zip code and are thinking about your next move, the market conditions are more favorable than the headlines might suggest.

About Charley Wasson Realtor:

Charley Wasson is a full-time real estate professional specializing in the Boerne, Texas and Fair Oaks Ranch, Texas markets — helping buyers and sellers navigate Hill Country properties with the depth of knowledge that only comes from living and working in the community.

Named to the Platinum Top 50 of San Antonio Realtors, and a 4 time award winner, Charley brings nearly a decade of dedicated real estate experience and a track record that speaks for itself: over 300 documented MLS sales and more than $121 million in property sold across the Boerne, Fair Oaks Ranch TX, and greater Hill Country area. That volume of closed transactions isn't just a number — it means Charley Wasson has navigated virtually every scenario a Hill Country buyer or seller is likely to face.

Before becoming a Realtor, Charley served as a Regional Sales Manager for one of San Antonio's largest home builders, overseeing hundreds of transactions across the region. That builder-side background gives Charley the ability to anticipate complications and resolve them before they become a client's problem.

For buyers relocating to the Texas Hill Country or searching for a home in Boerne or Fair Oaks Ranch, Charley Wasson offers a rare combination: hyper-local market knowledge, deep transaction experience, and advanced training in negotiation and closing strategy. For sellers, that translates to listings that are priced right, marketed with precision, and guided to the closing table on time — without surprises.

Charley has earned 27 Golden Nail builder awards for exceeding customer expectations, with a career 98% customer satisfaction score — recognition that reflects a consistent standard of service across hundreds of real transactions with real clients.

Real estate in Boerne and Fair Oaks Ranch isn't just a business — it's home. Charley is an active member of St. Peter the Apostle Catholic Church and the Boerne Knights of Columbus, with deep roots in a community that go well beyond any single transaction.

If you're buying or selling a Hill Country property in Boerne, Fair Oaks Ranch, or the surrounding Comal County area, Charley Wasson is the full-time, proven specialist you want in your corner.

Most Boerne and Fair Oaks Ranch TX sellers come into the market with one number in mind. And it’s often the one that costs them the most. That's their asking price. 

A survey from Realtor.com shows about 8 in 10 (80%) of sellers expect to sell at or above their asking price today. But here’s where things get interesting.

In reality, only about 4 out of every 10 (roughly 40%) actually do.

That’s a big gap. And it’s where a lot of sellers get caught off guard. So, why the disconnect? And how can you set yourself up to be one of the 4 in 10 that get top dollar? 

Let’s break it down.

What Should You Really Expect To Get for Your House? 

That 40% may sound low at first, but it’s not.

If you look back to the last typical year for the housing market (2019), what we're really seeing is a return to what’s normal (see chart below). If anything, slightly more homeowners are able to sell above list price today compared to 2019:

It only feels low because the past few years were anything but typical. Between 2020 and mid-2022, buyer demand was sky-high and the number of homes for sale was at record lows. Almost everything sold over asking. 

Now, the market has shifted.

There are more homes for sale. Buyers in Boerne and Fair Oaks Ranch TX have more options. And that means they’re more selective about how they spend their money.

In other words, the rules have changed – and pricing like it’s still 2021 is where sellers run into trouble. You have to meet the market where it is if you really want to cash in big.

What Happens When a Home Is Priced Too High

Here’s the reality. It’s easy to think pricing high gives you room to negotiate. But it usually does the opposite.

When your home is priced above what buyers expect, in this market, they don’t negotiate. They move on.

Because buyers notice price first. And if your home doesn’t line up with similar options in your area, it may not even get a showing. And that’s when things start to snowball:

• A high price gets less interest from buyers.

• Less interest means fewer offers.

• And fewer offers usually means more time on the market.

Take a look at this table from the Indiana Association of Realtors. While this data is from one state, the general trend is going to hold true across many markets in the country. It shows that homes listed at or under market value sell fast. But homes priced high? They linger. And that delay comes at a very real cost.

The Price Cut Trap (And How To Avoid It)

When a home sits that long without offers, a lot of sellers will do a price reduction. According to Realtor.com, 16.7% of sellers are going that route today.

But here’s the real problem. Even a price cut doesn’t guarantee a sale.

In fact, some buyers will see a reduction as a sign something’s wrong with the house – even when nothing is.

That’s why data from the National Association of Realtors (NAR) shows the longer a home sits, the bigger that price cut tends to be to attract buyers back:

So, what starts as a strategy to “leave room” for negotiate can end up costing you more in the long run.

Why Pricing Right from Day One Matters

Even though listing at or even just shy of market value may sound counter intuitive if you’re looking to get as much money for your house as possible, a lot of the time it really is the best strategy.

Because the goal isn’t just to list your house to see what price sticks. It’s to price it in a way that creates demand from day one.

NAR puts it best:

“While some sellers are pricing their homes higher than ever, a more ‘goldilocks’ frame of mind is a better approach to avoid price cuts and lingering time on the market.”

In other words, there’s a sweet spot. Too high, and buyers disappear. Too low, and they question the value.

But right in the middle? That’s where the magic happens.

And that’s where the right agent comes in.

They help you understand what buyers in Boerne and the Hill Country are actually paying right now, how your home compares, and how to price it so it stands out immediately. And in today’s market, that strategy is the difference between:

1. Listing high, watching it sit, and selling for less later.

2. Or, pricing it right, creating competition, and putting yourself in a position to win from the start.

Bottom Line

A lot of homeowners think they can list high now and negotiate later, but that’s a mistake that costs them. And it’s the reason only 4 out of every 10 sellers are getting their asking price or more.

If you want to be in that group, it starts with getting the price right from day one.

Let’s connect so we can make sure you are.

About the Charley Wasson:

Charley Wasson is a full-time real estate professional specializing in the Boerne, Texas and Fair Oaks Ranch, Texas markets — helping buyers and sellers navigate Hill Country properties with the depth of knowledge that only comes from living and working in the community.

Named to the Platinum Top 50 of San Antonio Realtors, and a 4 time award winner, Charley brings nearly a decade of dedicated real estate experience and a track record that speaks for itself: over 300 documented MLS sales and more than $121 million in property sold across the Boerne, Fair Oaks Ranch TX, and greater Hill Country area. That volume of closed transactions isn't just a number — it means Charley Wasson has navigated virtually every scenario a Hill Country buyer or seller is likely to face.

Before becoming a Realtor, Charley served as a Regional Sales Manager for one of San Antonio's largest home builders, overseeing hundreds of transactions across the region. That builder-side background gives Charley the ability to anticipate complications and resolve them before they become a client's problem.

For buyers relocating to the Texas Hill Country or searching for a home in Boerne or Fair Oaks Ranch, Charley Wasson offers a rare combination: hyper-local market knowledge, deep transaction experience, and advanced training in negotiation and closing strategy. For sellers, that translates to listings that are priced right, marketed with precision, and guided to the closing table on time — without surprises.

Charley has earned 27 Golden Nail builder awards for exceeding customer expectations, with a career 98% customer satisfaction score — recognition that reflects a consistent standard of service across hundreds of real transactions with real clients.

Real estate in Boerne and Fair Oaks Ranch isn't just a business — it's home. Charley is an active member of St. Peter the Apostle Catholic Church and the Boerne Knights of Columbus, with deep roots in a community that go well beyond any single transaction.

If you're buying or selling a Hill Country property in Boerne, Fair Oaks Ranch, or the surrounding Comal County area, Charley Wasson is the full-time, proven specialist you want in your corner.

If you've been wondering what's happening in the Boerne real estate market, the numbers tell a clear story. Here's a breakdown of the key trends for the 78015 zip code as of April 2026, covering single family homes and condos/townhouses.

Market Snapshot — April 2026

The Boerne market is currently sitting in seller's market territory, and the key metrics back that up:

• Months of Inventory: 4.16 — up 12.74% month over month, but still well within seller's market range. A balanced market requires 6 months of supply.
• Sold to List Price: 98.5% — homes are selling within a hair of asking price. Sellers are holding their ground.
• Median Days on Market: 15 — homes are going under contract fast, down 50% from last month. The spring market is moving.
• Median Sold Price: $577,500 — the month-over-month dip reflects the mix of homes that closed in April more than any shift in underlying values.

Median Estimated Property Value

The median estimated property value for 78015 in April 2026 stands at $606,730, with a 12-month gain of +0.9%. Values held steady compared to last month, and the long-term trend for this zip code has consistently tracked above Kendall County, Texas, and national averages going back to 2008 — a sign of how well this market holds its footing over time.

Active Listings

The median list price for active listings in April 2026 is $619,000, down 1.3% month over month. Inventory has come up from the historic lows of 2021 and 2022 but remains well below the peaks of mid-2022. What we're seeing now is a market that has settled into a more sustainable range — still favoring sellers, but with more options available for buyers than in recent years.

New Pending Listings

The median list price of homes that went under contract in April was $575,000. The month-over-month variance is normal and reflects the price mix of what went pending, not a shift in market direction. Demand in the $500K–$650K range has remained consistent with no signs of a meaningful pullback.

Sold Listings

The median sold price in April 2026 came in at $577,500. Month-to-month fluctuations in sold price are driven largely by the price range of homes that happened to close that month. The longer trend line from 2021 through today shows sold prices holding in a healthy band between $500K and $650K — a stable performance for the market.

Months Supply of Inventory

At 4.16 months of supply, inventory has ticked up 12.7% from last month but is down 9.4% compared to this time last year. The 78015 market hit its lowest inventory levels on record in 2021 — near 1 month of supply — and has been gradually normalizing since. At current levels, we remain squarely in seller's market territory, well below the 6-month threshold that signals a balanced market.

Bottom Line

The Boerne 78015 market in April 2026 is healthy, active, and still favoring sellers. Homes are selling close to asking price, going under contract in two weeks or less, and inventory — while growing modestly — remains at levels that continue to support home values. If you're thinking about buying or selling in Boerne or the surrounding Hill Country area, now is a good time to have a conversation about where you stand.

About Charley Wasson Realtor:

Charley Wasson is a full-time real estate professional specializing in the Boerne, Texas and Fair Oaks Ranch, Texas markets — helping buyers and sellers navigate Hill Country properties with the depth of knowledge that only comes from living and working in the community.

Named to the Platinum Top 50 of San Antonio Realtors, and a 4 time award winner, Charley brings nearly a decade of dedicated real estate experience and a track record that speaks for itself: over 300 documented MLS sales and more than $121 million in property sold across the Boerne, Fair Oaks Ranch TX, and greater Hill Country area. That volume of closed transactions isn't just a number — it means Charley Wasson has navigated virtually every scenario a Hill Country buyer or seller is likely to face.

Before becoming a Realtor, Charley served as a Regional Sales Manager for one of San Antonio's largest home builders, overseeing hundreds of transactions across the region. That builder-side background gives Charley the ability to anticipate complications and resolve them before they become a client's problem.

For buyers relocating to the Texas Hill Country or searching for a home in Boerne or Fair Oaks Ranch, Charley Wasson offers a rare combination: hyper-local market knowledge, deep transaction experience, and advanced training in negotiation and closing strategy. For sellers, that translates to listings that are priced right, marketed with precision, and guided to the closing table on time — without surprises.

Charley has earned 27 Golden Nail builder awards for exceeding customer expectations, with a career 98% customer satisfaction score — recognition that reflects a consistent standard of service across hundreds of real transactions with real clients.

Real estate in Boerne and Fair Oaks Ranch isn't just a business — it's home. Charley is an active member of St. Peter the Apostle Catholic Church and the Boerne Knights of Columbus, with deep roots in a community that go well beyond any single transaction.

If you're buying or selling a Hill Country property in Boerne, Fair Oaks Ranch, or the surrounding Comal County area, Charley Wasson is the full-time, proven specialist you want in your corner.

You've probably seen the headlines saying, "foreclosures are on the rise,” and maybe your mind jumped straight to 2008. That’s understandable. A lot of people remember that crash and all the foreclosures that happened during that window, and they’re hoping something like that never happens again. 

But this isn’t a repeat of what happened back then. Here’s the context to prove it.

Foreclosures Are Rising, But They’re Still Historically Low

Yes, foreclosure filings are up 26% from a year ago, according to ATTOM. And they’ve been rising for 5 straight quarters. That's a real trend worth paying attention to. But the full picture isn’t scary like the headlines suggest.

The reality is the increase we’re seeing is a sign of the market normalizing.

Here's an important thing to know about this chart. The extremely low numbers you see in 2020 and 2021 don't represent what's "normal." That's when the government put a moratorium on foreclosures to help homeowners get through the pandemic. Those years were an exception, not the baseline.

Instead, compare where we are today to 2017, 2018, and 2019 – the last years the market was running normally. Today's numbers are still lower. So, we're not even back to what's typical, yet. That means this can’t be a crash. (see graph below):

While today's numbers are getting closer to pre-pandemic levels, they're still below historical norms. And just look at what was happening around 2008. Even with the recent increase, we're nowhere near those levels. This is a market returning to normal, not heading toward a crisis.

Why Today’s Equity Picture Changes Everything

Most of those filings won't even end in a completed foreclosure. That's because today's homeowners have something most people in 2008 simply didn't have. And that’s equity.

The average homeowner today is sitting on roughly $295,000 in home equity right now, according to Cotality. Back in 2008, many people owed more than their homes were worth. Selling wasn't an option. And foreclosure was often the only door available.

Today, that's not the case. If you have enough equity to cover what you owe and the cost of selling, you could sell your home, pay off your debt, protect your credit, and potentially walk away with money in your pocket.

That's a completely different situation than what homeowners faced during the last crash, and it's a big reason we're unlikely to see foreclosures spiral the way they did back then.

Check out the graph below. It shows foreclosure data from ATTOM going back to 2005. Here's how to read it:

• The yellow line tracks all foreclosure filings.
• The orange line tracks foreclosure starts, meaning the process has officially begun.
• And the red line at the bottom tracks completed foreclosures (the ones where a homeowner actually lost their home).

See how the red line stays well below the other two? That gap tells the real story. A lot of homeowners who enter the foreclosure process never end up losing their home because they find another way forward first.

Today’s equity is a big reason for that. So, even the filings we are seeing now won’t all end in foreclosure.

If You’re Struggling, You Have More Options Than You Think

Maybe you're behind on payments. Maybe you're stressed about what comes next. That's an incredibly hard place to be, but it's important to know that missing a payment or two doesn't automatically mean you'll lose your home.

Banks would much rather work with you than foreclose. It's a complicated, costly process for them, too. They're often willing to set up a repayment plan, offer forbearance (a temporary pause or reduction in your payments), or modify your loan to make things more manageable long-term.

Just know the sooner you reach out to your lender, the more options you'll have. In some states (ones that don't require the foreclosure process to go through a court) things can move faster than people expect. Getting ahead of it early gives you and your lender the most room to find a solution. 

And if selling makes more sense for your situation, a real estate agent can help you understand what your home is worth and whether that's a path worth exploring.

Bottom Line

Foreclosure filings may be rising, but they're still low. And the equity most homeowners are sitting on today is a key reason this looks nothing like 2008.

About Charley Wasson Realtor:

Charley Wasson is a full-time real estate professional specializing in the Boerne, Texas and Fair Oaks Ranch, Texas markets — helping buyers and sellers navigate Hill Country properties with the depth of knowledge that only comes from living and working in the community.

Named to the Platinum Top 50 of San Antonio Realtors, and a 4 time award winner, Charley brings nearly a decade of dedicated real estate experience and a track record that speaks for itself: over 300 documented MLS sales and more than $121 million in property sold across the Boerne, Fair Oaks Ranch TX, and greater Hill Country area. That volume of closed transactions isn't just a number — it means Charley Wasson has navigated virtually every scenario a Hill Country buyer or seller is likely to face.

Before becoming a Realtor, Charley served as a Regional Sales Manager for one of San Antonio's largest home builders, overseeing hundreds of transactions across the region. That builder-side background gives Charley the ability to anticipate complications and resolve them before they become a client's problem.

For buyers relocating to the Texas Hill Country or searching for a home in Boerne or Fair Oaks Ranch, Charley Wasson offers a rare combination: hyper-local market knowledge, deep transaction experience, and advanced training in negotiation and closing strategy. For sellers, that translates to listings that are priced right, marketed with precision, and guided to the closing table on time — without surprises.

Charley has earned 27 Golden Nail builder awards for exceeding customer expectations, with a career 98% customer satisfaction score — recognition that reflects a consistent standard of service across hundreds of real transactions with real clients.

Real estate in Boerne and Fair Oaks Ranch isn't just a business — it's home. Charley is an active member of St. Peter the Apostle Catholic Church and the Boerne Knights of Columbus, with deep roots in a community that go well beyond any single transaction.

If you're buying or selling a Hill Country property in Boerne, Fair Oaks Ranch, or the surrounding Comal County area, Charley Wasson is the full-time, proven specialist you want in your corner.

For a lot of would-be first-time buyers in Boerne, affordability is the thing that’s standing in the way. But some buyers are getting creative and finding a way to still make the numbers work – and that’s through co-buying.

The Dream Is Still Alive. The Math Just Isn’t Working for Everyone.

Young people haven’t given up on the dream of owning a home – not even close. According to FirstHome IQ, homeownership still ranks among the top life goals for the next generation.

The problem? 73% of Gen Z and millennial buyers cite affordability as the reason for not making homeownership a priority. And it shows. First-time buyers now make up just 21% of all home purchases, the lowest share since the National Association of Realtors (NAR) started tracking the data in 1981.

But still, some buyers are making it happen. And a portion of them are turning to co-buying to get their foot in the door.

So, What’s Co-Buying?

Co-buying means purchasing a home with someone else, like a friend, sibling, or unmarried partner. You combine incomes, split the down payment, and share monthly costs. For some people, it’s a creative way to turn “someday” into a concrete move-in date that’s just around the corner.

And it's catching on fast, just look at where things stand today. According to CoBuy.io, 64 million Americans now co-own a home with someone they’re not married to. In fact, 31.5% of home purchases involve co-buyers (see graph below):

Why It Works

Here are just a few of the top reasons buyers are going this route, according to NerdWallet:

• Quicker path to homeownership: If owning a home is a serious goal for you, buying with someone else can help make that reality on a shorter timeline. Two or more people can save up a down payment a lot faster than one. That’s less time waiting and more time building equity in a place that’s yours.

• More purchasing power: With multiple incomes going toward the home purchase, you might be able to afford a nicer home or live in a more popular neighborhood. Sometimes teaming up means getting the home you actually want, not just the one you can barely afford on your own.

• Easier loan qualification: Added income from more than one buyer can also help with your debt-to-income (DTI) ratio, which the lender will calculate based on all the borrowers.

• Lower housing costs: Splitting up a mortgage payment multiple ways could maybe even make owning less expensive than renting. Plus, sharing costs can make repairs or renovations more manageable, too.

Things To Keep in Mind

If you’re considering going this route, there are some things you’ll want to think over. For starters, co-buying works best with people you trust and share financial goals with. So, before moving forward, make sure everyone agrees on how costs are split, who handles what, and what happens if one person wants to sell down the road.

That’s why a written co-ownership agreement can be a smart move. It keeps everyone on the same page and helps avoid headaches down the line. Think of it less like a legal formality and more like a game plan for your new investment.

Bottom Line

Affordability challenges are real, but they don't have to mean waiting indefinitely. Co-buying is helping some first-time buyers stop waiting and start putting down roots.

If you're curious whether it could work for your situation, let's talk. Reach out today and let's figure out your path to Boerne homeownership together.

About the Author:

Charley Wasson is a full-time real estate professional specializing in the Boerne, Texas and Fair Oaks Ranch, Texas markets — helping buyers and sellers navigate Hill Country properties with the depth of knowledge that only comes from living and working in the community.

Named to the Platinum Top 50 of San Antonio Realtors, and a 4 time award winner, Charley brings nearly a decade of dedicated real estate experience and a track record that speaks for itself: over 300 documented MLS sales and more than $121 million in property sold across the Boerne, Fair Oaks Ranch TX, and greater Hill Country area. That volume of closed transactions isn't just a number — it means Charley Wasson has navigated virtually every scenario a Hill Country buyer or seller is likely to face.

Before becoming a Realtor, Charley served as a Regional Sales Manager for one of San Antonio's largest home builders, overseeing hundreds of transactions across the region. That builder-side background gives Charley the ability to anticipate complications and resolve them before they become a client's problem.

For buyers relocating to the Texas Hill Country or searching for a home in Boerne or Fair Oaks Ranch, Charley Wasson offers a rare combination: hyper-local market knowledge, deep transaction experience, and advanced training in negotiation and closing strategy. For sellers, that translates to listings that are priced right, marketed with precision, and guided to the closing table on time — without surprises.

Charley has earned 27 Golden Nail builder awards for exceeding customer expectations, with a career 98% customer satisfaction score — recognition that reflects a consistent standard of service across hundreds of real transactions with real clients.

Real estate in Boerne and Fair Oaks Ranch isn't just a business — it's home. Charley is an active member of St. Peter the Apostle Catholic Church and the Boerne Knights of Columbus, with deep roots in a community that go well beyond any single transaction.

If you're buying or selling a Hill Country property in Boerne, Fair Oaks Ranch, or the surrounding Comal County area, Charley Wasson is the full-time, proven specialist you want in your corner.

Looking to buy a home in Boerne or Fair Oaks Ranch TX this season? Here's what you should know. 

Buyers have more leverage today than they’ve had in years. There are more homes to choose from and, in many areas, sellers are more open to negotiation. 

But that doesn’t mean competition is gone completely. These days, it varies a lot depending on where you’re hoping to move. 

If you’re buying in a popular Boerne area neighborhood, or in a market where there aren’t many homes for sale, you may still find yourself competing with another buyer.

And that’s especially true in the Spring. Here's how to stay one step ahead of any competition this season.

Why Your Best Offer Still Matters This Spring

According to experts at Zillow and Realtor.com, Spring is one of the busiest times of year to buy a home.

That’s because many buyers want to move now so they can settle in before the next school year. And when more buyers enter the market, competition naturally picks up. 

So, depending on where you’re buying, you may still need to move quickly and make a strong offer, even though the market overall has moderated. And that’s especially true if you find a home you really love.

This is what you need to know to make your offer stand out.

1. Lead with a Strong, Realistic Offer

It’s tempting to start low and negotiate up. And in some markets, that strategy can work. But if a home is priced well and getting attention, lowballing could hurt your chances.

Instead, focus on making an offer that reflects the Boerne area market. As Bankrate explains:

“There is no magic formula for an optimal home offer. Any offer will be heavily dependent on asking price and local market conditions . . . Your real estate agent will know the local market well and can advise what a competitive — but fair — offer will look like in your area.”

The goal is to make an offer that makes sense for you and stands out to the seller.  

2. Have a Plan for Competing Offers

If you’ve fallen in love with a home, it’s important to have a plan in case there’s competition from another buyer. One strategy your agent may discuss with you is an escalation clause, which Investopedia explains like this:  

“An escalation clause is a way to automatically escalate your bid by a certain dollar amount, up to a certain ceiling, to compete with other bids.”

The key is knowing your budget and sticking to it. You don’t want to lose out over a small difference – and this can help prevent that. But you also don’t want to overpay.

Keep in mind that if the appraisal comes in lower than your offer, you may have to make up the difference out of pocket. Your agent can help you weigh those risks and determine the best approach for your situation.

3. Keep Your Offer Clean

Price matters. But sellers also look closely at your offer’s terms. In some cases, a simpler, cleaner offer can stand out – even if it’s not the highest. As Redfin says:

“Sellers tend to want clean, straightforward offers with minimal strings attached. Keep your requests simple and focus on the essentials.”

Your agent can help you prioritize what matters most, so you’re not giving up things you need, while still making your offer as appealing as possible.

4. Be Flexible Where You Can

Sometimes, what helps your offer the most is understanding what matters to the seller. NerdWallet explains:

“As you prepare an offer, you tend to focus on what the seller has (a house) and what you want (their house). But you’ll gain a competitive edge by viewing the transaction from the seller’s eyes: What does the seller want?”

Does the seller need extra time to move out? Or do they want to move as soon as possible? Your agent can talk with the seller’s agent to find out what matters most. Flexibility here can make a big difference in how your offer is received.

Bottom Line

Today's Boerne area housing market may be balancing out, but strong offers still matter – especially during the busy Spring season.

Curious how competitive things are (and what it’ll take to win) in our market? Let’s talk.

About the Author:

Charley Wasson is a full-time real estate professional specializing in the Boerne, Texas and Fair Oaks Ranch, Texas markets — helping buyers and sellers navigate Hill Country properties with the depth of knowledge that only comes from living and working in the community.

Named to the Platinum Top 50 of San Antonio Realtors, and a 4 time award winner, Charley brings nearly a decade of dedicated real estate experience and a track record that speaks for itself: over 300 documented MLS sales and more than $121 million in property sold across the Boerne, Fair Oaks Ranch TX, and greater Hill Country area. That volume of closed transactions isn't just a number — it means Charley Wasson has navigated virtually every scenario a Hill Country buyer or seller is likely to face.

Before becoming a Realtor, Charley served as a Regional Sales Manager for one of San Antonio's largest home builders, overseeing hundreds of transactions across the region. That builder-side background gives Charley the ability to anticipate complications and resolve them before they become a client's problem.

For buyers relocating to the Texas Hill Country or searching for a home in Boerne or Fair Oaks Ranch, Charley Wasson offers a rare combination: hyper-local market knowledge, deep transaction experience, and advanced training in negotiation and closing strategy. For sellers, that translates to listings that are priced right, marketed with precision, and guided to the closing table on time — without surprises.

Charley has earned 27 Golden Nail builder awards for exceeding customer expectations, with a career 98% customer satisfaction score — recognition that reflects a consistent standard of service across hundreds of real transactions with real clients.

Real estate in Boerne and Fair Oaks Ranch isn't just a business — it's home. Charley is an active member of St. Peter the Apostle Catholic Church and the Boerne Knights of Columbus, with deep roots in a community that go well beyond any single transaction.

If you're buying or selling a Hill Country property in Boerne, Fair Oaks Ranch, or the surrounding Comal County area, Charley Wasson is the full-time, proven specialist you want in your corner.

There’s a lot of uncertainty right now and that’s leading to some dramatic headlines. And if you’re thinking about buying a home in Boerne or Fair Oaks Ranch TX, that can make you feel a little less sure about your decision.

A recent study by CNBC asked homebuyers what they’re most worried about, and three themes kept coming up again and again:

• Mortgage rates
• The number of homes for sale
• Home prices

But a lot of what you may be hearing on those is based more on misconceptions. Not facts. So, let’s break it down and separate fact from fiction.

Misconception #1: “I’ll Just Wait, Because Mortgage Rates Are Going To Fall Dramatically”

One idea doing its rounds on social is that mortgage rates are going to drop dramatically soon. So, it’s better to wait to buy.

But is that really what’s expected?

While mortgage rates have come down a bit in the last few weeks, forecasts don’t show a major drop ahead. The most likely scenario is that rates stay somewhere in the low 6% range this year. 

And that’s not a big change from where rates are now (see graph below): 

Of course, this depends on where inflation and the economy go from here. But, based on what we know today, waiting for a big drop in rates may not work out the way some people hope. As U.S. News explains:

“Mortgage rates aren't expected to change much over the next several quarters . . .”

Not to mention, even with rates where they are today, it’s already more affordable than a year ago. So, even if they don’t change much, it’s still better than it was.

Misconception #2: "There Are Too Many Homes for Sale Right Now”

You’ve probably heard inventory is up. And nationally, it is. The number of homes for sale is 8% higher than this time last year. But that's not a bad thing. In fact, it’s one of the reasons buyers have a bit more breathing room right now.

The problem is the headlines are making something good, sound bad. They’re focusing on how this is the most inventory we’ve had since 2019 or how many homes builders are building. And that can make it sound like the number of homes for sale is rising too far, too fast.

But that’s not what the bigger picture shows.

Data from Realtor.com proves that, even though inventory is up compared to last year, it’s still nearly 14% lower than it was during the last normal housing market (2017-2019):

While it can vary a lot based on where you live, only 9 states have more inventory than pre-pandemic today. That’s a key reason why there still aren’t enough homes for sale to trigger something like the crash back in 2008.

Misconception #3: “Home Prices Are About To Crash”

You’ve probably seen this one, too. The confusion is coming from the fact that some metros are experiencing slight price declines. And influencers are running with that and saying prices are crashing. But that’s not the reality.

Most areas are seeing prices rise, not fall. And that’s because:

• Many homeowners aren’t selling because they don’t want to give up the low mortgage rate they locked in a few years ago. And that’s keeping a lid on how much inventory can grow.
• Since inventory is still below pre-pandemic norms, there aren’t enough homes for sale to cause a price crash.
• And even in markets with more inventory, some sellers are choosing to pull their homes off the market instead of cutting prices.

And those are 3 big reasons prices aren’t headed for a crash. 

Take a Deep Dive into the Boerne and Fair Oaks Ranch Stats at this link

And even in the markets experiencing mild declines, the drops aren’t enough to cancel out the big gains most homeowners have seen in the last 5 years (see graph below):

That’s not a crash. That’s just prices moderating after a few record-breaking years.

Bottom Line

Online posts are going to make things sound worse than they are. If you want a true, data-bound look at what’s really happening in today’s Boerne and Fair Oaks Ranch housing market, lean on a real estate agent.

Let’s connect so you have someone to separate fact from fiction today.

About the Author:

Charley Wasson is a full-time real estate professional specializing in the Boerne, Texas and Fair Oaks Ranch, Texas markets — helping buyers and sellers navigate Hill Country properties with the depth of knowledge that only comes from living and working in the community.

Named to the Platinum Top 50 of San Antonio Realtors, and a 4 time award winner, Charley brings nearly a decade of dedicated real estate experience and a track record that speaks for itself: over 300 documented MLS sales and more than $121 million in property sold across the Boerne, Fair Oaks Ranch TX, and greater Hill Country area. That volume of closed transactions isn't just a number — it means Charley Wasson has navigated virtually every scenario a Hill Country buyer or seller is likely to face.

Before becoming a Realtor, Charley served as a Regional Sales Manager for one of San Antonio's largest home builders, overseeing hundreds of transactions across the region. That builder-side background gives Charley the ability to anticipate complications and resolve them before they become a client's problem.

For buyers relocating to the Texas Hill Country or searching for a home in Boerne or Fair Oaks Ranch, Charley Wasson offers a rare combination: hyper-local market knowledge, deep transaction experience, and advanced training in negotiation and closing strategy. For sellers, that translates to listings that are priced right, marketed with precision, and guided to the closing table on time — without surprises.

Charley has earned 27 Golden Nail builder awards for exceeding customer expectations, with a career 98% customer satisfaction score — recognition that reflects a consistent standard of service across hundreds of real transactions with real clients.

Real estate in Boerne and Fair Oaks Ranch isn't just a business — it's home. Charley is an active member of St. Peter the Apostle Catholic Church and the Boerne Knights of Columbus, with deep roots in a community that go well beyond any single transaction.

If you're buying or selling a Hill Country property in Boerne, Fair Oaks Ranch, or the surrounding Comal County area, Charley Wasson is the full-time, proven specialist you want in your corner.