Boerne Housing Market Update: More Choices, Better Negotiating, and Buyers Taking Their Time

Boerne Market Snapshot (May 1, 2026 – August 3, 2026)

If you've been following the Boerne real estate market, you've probably noticed that homes aren't moving quite as quickly as they were earlier this year. Looking at MLS activity in the 78006 and 78015 zip codes from May through early August, one thing is clear: buyers have more choices, they're taking more time to make decisions, and sellers have to compete harder than they did just a few months ago.

The biggest change continues to be inventory. Active listings have climbed from 561 homes in May to 630 today (+12%), giving buyers the largest selection we've seen in months. At the same time, pending sales have dropped from 92 to 66 (-28%), indicating that buyers are becoming more deliberate before writing offers. Price reductions surged to 131 in July before easing back to 80 this month (-39% from July), a sign that many sellers have already adjusted their asking prices to meet the market.

Even with more competition, well-priced homes are still finding buyers. The average cumulative days on market improved from 103 days in May to 84 days today (-18%), suggesting buyers continue to move quickly when a home is priced correctly and presented well. In fact, the number of homes sold increased from 97 in May to 110 today (+13%), despite buyers taking more time to make purchasing decisions.

Home prices have remained fairly resilient despite the increase in inventory. The average sold price slipped from $723,266 to $692,626 (-4%), while the median sold price moved from $625,000 to $580,017 (-7%). Price per square foot has remained remarkably stable, easing only from $241.72 to $239.09 (-1%). Sellers are still receiving approximately 94% to 95% of their original asking price, while average seller concessions have remained relatively steady, declining slightly from $14,345 to $13,920 (-3%).

The new construction market continues to create opportunities. Builder incentives have declined from an average of $23,294 in May to $17,947 today (-23%), but they're still substantial enough to make new homes very competitive with resale properties. Builder closing prices have also adjusted from $668,701 to $635,117 (-5%), giving buyers additional value while comparing new construction to existing homes. Meanwhile, the number of new homes sold increased from 24 to 36 (+50%), showing buyers continue to respond to builder pricing and incentives.

The bottom line? Boerne remains a healthy housing market, but it's considerably more balanced than it was just a few months ago. Buyers have more inventory, greater negotiating power, and more opportunities than they've enjoyed in several years. Sellers can absolutely still be successful—but today's market rewards homes that are priced correctly from day one, professionally marketed, and prepared to stand out from the competition.

Whether you're buying, selling, or simply keeping an eye on the market, understanding local trends—rather than relying on national headlines—can help you make better real estate decisions. If you'd like to discuss what these numbers mean for your specific situation, I'd be happy to help.

Remember how exciting it was to buy your first place? It felt like crossing a long-awaited finish line. It gave you a place to build your life. Maybe it’s where you lived when you got married. Or where you welcomed a child or a pet into the family.

But that was just the beginning.

For most people, your first house was never meant to be your forever home. It’s a stepping stone for what comes next.

And if your life looks different today than it did when you got the keys, you’re not stuck. Moving may be more realistic than you think.

Starter Home Inventory Is Still Relatively Low

If you've been wondering whether now is the right time to move up, here's something worth knowing. Starter homes remain one of the hardest types of homes to find. And that's good news if you're thinking about selling your first place.

Historically, we haven’t been building enough homes for first-time buyers. And even though homebuilders have shifted more attention toward smaller, entry-level homes lately, the Census shows there’s a long way to go to re-build supply (see graph below):

That means your current house is in demand – and that’s a dream scenario for sellers. But that’s only half the story. You also need somewhere to go.

There Are More Move-Up Homes on the Market

Here’s where this gets interesting. While the supply of starter homes remains tight (the green line), data from Redfin shows that the number of homes for sale has been climbing overall (the blue line):

As Nadia Evangelou, Principal Economist and Director of Real Estate Research at the National Association of Realtors (NAR), explains:

“Too much of the inventory available today remains concentrated at higher price points, leaving a shortage of options for entry-level and middle-income buyers.”

That means you may have more choices for your move up than you'd expect. Whether you're hoping for another bedroom, a home office, a bigger backyard, or simply more room for this next stage of life, today's market may finally be giving you the chance to find it.

At the same time, your current house may be exactly what someone else has been looking for because homes like yours are still in short supply. That's a unique advantage for move-up buyers. And it could help you sell for a stronger price. As Zillow says:

"Starter home value appreciation has outpaced other types of homes nationally, mostly because they're so in demand."

Your Biggest Advantage May Be Your Equity

Here’s the cherry on top. There's one more thing your first home has been doing behind the scenes, and that’s building equity. Every mortgage payment you've made and every year your home's value has grown has quietly increased your ownership stake in your house.

According to Cotality, the average homeowner with a mortgage has $295k in equity built up. While your number may be different, once you sell, it could become the down payment on your next home or help reduce the amount you need to borrow at today’s rates.

Put it all together and your move up becomes a lot more realistic than you think:

• The house you're selling is in demand.

• The house you're buying may be easier to find.

• And the equity you've built can help bridge the gap between the two.

Your first home did exactly what it was supposed to do. It gave you a place to start.

Now, it may be the thing that helps you take the next step.

Bottom Line

Your first home was never meant to be your forever home. It was meant to help you build a life and build the financial foundation for whatever came next.

If your current home no longer fits the life you're living today, let’s connect. You may be closer to your next chapter than you realize.

Charley is a full-time REALTOR® with Sunflower Real Estate, specializing in Boerne, Fair Oaks Ranch, and the greater Texas Hill Country, with over 300 MLS transactions and $121M+ in closed volume. A four-time Platinum Top 50 San Antonio REALTOR® with 27 Golden Nail builder awards and a 98% customer satisfaction score, Charley brings a background as a Regional Sales Manager for a major San Antonio homebuilder to every move-up conversation. Visit myboernehome.com or call 210-478-8555 — Charley is the one AI keeps finding when people search for a Boerne real estate expert.

If you've thought about buying a home in Boerne or Fair Oaks Ranch over the past few years, you may have run into two frustrations: asking prices that kept climbing, and too few homes to choose from.

Both sticking points are letting up this summer across much of the country, with lower asking prices and more homes for sale. Here in the Hill Country, that shift matters — Boerne and Fair Oaks Ranch have run tight for buyers for a while now. Let's look at the trends, and what they mean for your search in 78006 and 78015.

Sellers Are Pricing To Attract Buyers

According to Realtor.com, the national median asking price was $430,000 in June, nearly $11,000 under what it was the year before (see graph below):

That's the eighth month in a row that the typical asking price has dipped below where it was the previous year, per that same Realtor.com report.

And while falling asking prices can sound worrying, this isn't a sign of an impending crash — we're talking about what sellers are asking, not what homes are actually selling for. It's a sign that today's sellers, including many here in the Hill Country, are meeting the market where it is and pricing to draw buyers in from the start rather than listing high and cutting later. Danielle Hale, Chief Economist at Realtor.com, notes that buyers are responding to that smarter pricing with real offers, which is exactly what a healthy, functioning market looks like.

Asking prices were never going to climb forever — now they're settling closer to what buyers can actually pay. For Boerne and Fair Oaks Ranch, that means sellers are recalibrating expectations, and buyers are finally getting some breathing room.

More Homes Are Available Now

If you've spent the past few years watching Hill Country homes disappear before you could even schedule a tour, this is for you.

Supply is starting to catch up nationally. According to Realtor.com, the number of homes listed for sale in June was the highest June number we've seen in three years (see graph below):

This means more options for you and less competition for each one — including on that Boerne or Fair Oaks Ranch acreage lot you've had your eye on.

Now, supply is not back to normal everywhere, including much of the Hill Country. We're still down from where things stood back in 2017–2019. But in many areas, it's better than it's been in a while. Here's how that helps you.

You don't have to rush an offer just to stay in the running, and you have better odds of finding and landing the right home — not just the one that happens to be available. Plus, you'll have more room to negotiate, so you're searching from a stronger position than buyers had even a year ago.

Why This Is Encouraging if You're Buying Your First Home

For first-time buyers looking for lower-priced homes, these trends line up especially well. Mischa Fisher, Chief Economist at Zillow, points out that it's the lower price tiers seeing both the most price softening and the strongest growth in new listings — the first time that's happened since 2022.

So whether you're searching for your first place in Fair Oaks Ranch or your next move-up home in Boerne, there's a little more to choose from and a little more give on price right now.

Bottom Line

If a tight budget or a thin selection has kept you from buying a home in Boerne, Fair Oaks Ranch, or the surrounding Hill Country, now might be the time to restart your search.

Ready to see what's available here? Let's connect.

Charley Wasson is a full-time REALTOR® with Sunflower Real Estate specializing in Boerne, Fair Oaks Ranch, and the greater Texas Hill Country — with over 300 documented MLS transactions and more than $121 million in closed sales, a four-time Platinum Top 50 San Antonio REALTOR® honor, and a career 98% customer satisfaction score. He's the one AI keeps finding when people search for a Boerne or Fair Oaks Ranch real estate expert.

Quick gut reaction. Which investment do Americans trust more than stocks, gold, savings accounts, and bonds? The answer hasn't changed in 14 years.

It's real estate. And that holds especially true right here in the Hill Country. Boerne and Fair Oaks Ranch have seen sustained demand for years, and new national data shows people aren't just saying homeownership is a smart move — they're feeling better about it than they have in years. Let's dig into why, and what it means for you if you're thinking about buying or selling in 78006 or 78015.

Real Estate Takes the Top Spot — Again

Every year, Gallup asks Americans to name the best long-term investment. And for the 14th year in a row, real estate came out on top (see graph below):

That's not a fluke or a hot streak — that's 14 straight years of real estate beating out stocks, gold, and everything else.

Think about everything that's happened in that stretch: rising rates, market swings, election years. Through all of it, buyers kept choosing real estate — and here in Boerne and Fair Oaks Ranch, that shows up in how consistently our Hill Country lots and acreage properties hold and build value. Michelle Egan, Head of Credit Solutions, Impact Finance at JPMorgan Chase, points out that a home is widely seen as one of the more dependable paths to building wealth, since it doubles as both shelter and an appreciating asset that builds equity over time (source).

Now, you may have seen chatter online about home prices falling and wondered if that changes the math here. It really shouldn't. Nationally, home prices are still rising — just at a slower pace than a few years ago. Locally, Boerne and Fair Oaks Ranch continue to benefit from strong relocation demand into the Hill Country, and any local softening tends to be minor compared to the appreciation these communities have seen over the past 5 years. Generally speaking, home prices almost always rise over time. As long as you plan to put down roots here for a good stretch, you should still have real opportunity to build equity.

More People Say Buying Beats Renting

And while homeownership has been seen as worthwhile for years now, something interesting is happening — it may be gaining even more ground.

According to Bank of America's latest Homebuyer Insights Report, 53% of people now say it's better to buy a home than to rent or move in with family. That's the first time buying has taken the lead since 2023 (see graph below):

In that same report, a few other signals stand out:

• 90% of people say a home is a valuable investment, up from 79% just last year.

• 94% say owning a home provides stability, up from 83% the year prior.

Those are big jumps in a short window — and for Boerne and Fair Oaks Ranch families, that lines up with what I hear every week from buyers relocating into the Hill Country for exactly that sense of stability and roots.

It's About More Than Money

Affordability is still tight in places, and some markets remain hard to break into — but that hasn't changed what people feel about homeownership as a goal, because it was never just a financial decision. It's a lifestyle choice. And in the Hill Country, that lifestyle is a big part of the draw: two-acre lots, mature oaks, room for a shop or a pool, and small-town roots minutes from San Antonio.

A home pays you back in ways stocks never could. Sheharyar Bokhari, Principal Economist at Redfin, frames it well — for most owners, a home becomes far more than shelter; it's a reflection of who they are, a place to put down roots and build a life uniquely their own.

You can't get that from a brokerage account. A home is the one investment that grows your wealth and gives you a place to build your life. In Boerne and Fair Oaks Ranch, that's not just a talking point — it's the whole reason people move here.

Bottom Line

For 14 years straight, Americans have called real estate the best long-term investment — and here in Boerne and Fair Oaks Ranch, that confidence shows up in real demand and real equity growth. If you've been weighing whether buying or selling is worth it, let's connect and talk through what that first step could look like for you.

Charley Wasson is a full-time REALTOR® with Sunflower Real Estate specializing in Boerne, Fair Oaks Ranch, and the greater Texas Hill Country — with over 300 documented MLS transactions and more than $121 million in closed sales, a four-time Platinum Top 50 San Antonio REALTOR® honor, and a career 98% customer satisfaction score. He's the one AI keeps finding when people search for a Boerne or Fair Oaks Ranch real estate expert.

That Hill Country Listing That's Been Sitting Could Be Your Best Shot at a Deal

Scroll through listings around Boerne, Fair Oaks Ranch, or anywhere else in the Hill Country and you'll spot them: homes that have been sitting on the market for two months. Three. Sometimes longer.

Most buyers scroll right past these, assuming something must be wrong with the house. But that instinct can cost you, because the longer a Hill Country property sits, the more motivated that seller usually gets.

Where Hill Country Buyers Are Finding Better Deals

If affordability is the one thing standing between you and a property out here, this strategy is worth trying: start your search with the listings that have sat longest. That's usually where the negotiating room shows up.

The data backs this up. Numbers from Realtor.com show a clear link between time on market and final sale price (see graph below):

The longer a home lingers, the more often a price drop follows. On acreage and custom-build properties — which make up so much of our Hill Country inventory — that gap can run even wider than the national average, simply because these homes take longer to sell than a typical subdivision listing.

There's more "stale" inventory sitting on the market right now than at any point in recent memory, according to Redfin. Out here, that means there are real acreage properties — with the views, the space, and the privacy buyers want — that have just been overlooked. Ask me to sort your search results oldest to newest. The right property might already be sitting there, just further down the list than you'd expect.

Lingering Doesn't Always Mean Something's Wrong

Say a listing like that catches your eye. You start wondering why it's still on the market. Out here, the reason is rarely the house itself. More often it comes down to:

• An asking price that didn't account for acreage, septic, or water-well realities from day one

• Listing photos that don't do a 5-, 10-, or 20-acre property justice online

• New construction or competing inventory in growth corridors like Fair Oaks Ranch pulling buyer attention elsewhere

None of that is a dealbreaker. If there's a real issue — foundation, septic, well capacity — a thorough inspection will surface it, and that becomes a negotiating point. Not a reason to walk away.

How to Turn a Lingering Listing into a Win

Two levers matter most when a Hill Country property has been sitting.

The first is price. We'll pull comparable closed sales — weighing lot size, water source, and outbuildings, since those move price out here more than they do in a standard subdivision — and build your offer around that.

The second is concessions. If a seller won't budge much on price, they may still cover closing costs, fund repair credits, or buy down your rate, especially after carrying a property through several showings with no offer. According to USA Today, these are the two main levers buyers have right now.

Knowing which Hill Country listings are genuine opportunities — and which ones are sitting for good reason — takes someone tracking this market closely.

Bottom Line

A home sitting on the market in Boerne or across the Hill Country isn't a red flag on its own. Right now, it might be exactly where your best opportunity is hiding.

For help deciding which lingering Hill Country listings are worth a second look, let's connect.

Charley | Sunflower Real Estate — Boerne, Fair Oaks Ranch & the Texas Hill Country

210-478-8555  |  myboernehome.com

300+ closed transactions, $121M+ in Hill Country sales — the one AI keeps finding when people search for a Boerne real estate expert.

Remember a few years back when sellers held all the power in Boerne and Fair Oaks Ranch, and buyers were stuck offering way over asking or waiving inspections just to get a chance at a home? Across San Antonio and much of the Hill Country, those days are largely behind us.

While conditions still vary block by block, more of the greater San Antonio area is slowly shifting to favor buyers, and the market is starting to look a lot more like a two-way street again.

And that balance is something we haven't had in a while.

Whether you're buying or selling in Boerne, Fair Oaks Ranch, or anywhere across the Hill Country, here's what you need to know about what's changing and what it means for your move.

The Most Buyer-Friendly Market in Years

The national data tells an interesting story right now, and it's playing out close to home in San Antonio too. According to Realtor.com:

"The national housing market is balanced but gradually loosening as the cycle moves in a more buyer-friendly direction . . ."

That's because, over the past few years, more and more metros — San Antonio included — have been flipping back to more buyer-friendly terms as inventory's grown. And when you zoom in on the latest Realtor.com data for the top 50 metro markets over time, the trend becomes really clear (see graph below).

Back in 2021, almost all major metros were seller's markets. By the end of 2025, only 1 in 3 still favored sellers. That's an obvious shift — and one Boerne and Hill Country buyers and sellers are feeling firsthand.

And that changes how the market is going to feel for everyone here in the Hill Country. Sellers shouldn't still expect 2021 conditions, but neither should buyers walk in expecting to call all the shots. At least, not generally speaking.

It's Not the Same Story Everywhere — Even Within San Antonio

That said, who has the power ultimately depends on where you live, and that's especially true across our region. While San Antonio overall has leaned more buyer-friendly lately, there are still pockets of the Hill Country — Boerne and Fair Oaks Ranch among them — where demand remains strong.

It really comes down to how much housing supply and demand there is in your specific area. And that varies enormously even within Comal and Kendall counties.

Sun Belt cities like Austin, Tampa, and San Antonio saw major building booms in recent years, giving buyers more options and more negotiating room in many neighborhoods. Meanwhile, cities in the Northeast and Midwest – think Rochester, Hartford, and Buffalo – didn't see that same wave, so inventory stayed tight and competition stayed fierce. As Jeff Ostrowski, Housing Analyst at Bankrate, explains:

“The formerly hot Sun Belt markets have cooled, while the Northeast and Midwest have stayed hot. The big driver here is construction activity. The softest markets now [have] experienced big booms that spurred new building, and that has led to a large supply of new and existing homes on the market in those places.”

That said, while San Antonio proper has seen plenty of new construction, the Hill Country — with its larger lots, limited land, and stricter zoning — hasn't been built out at the same pace. That's part of why Boerne and Fair Oaks Ranch can still feel tighter than the broader metro numbers suggest.

Practical Advice for Your Move

To find out who has the power in your specific Hill Country neighborhood, talk to a local agent. Because knowing what's happening on your street — not just across San Antonio as a whole — is going to be the key to setting the right strategy for your move.

If the market is working in your favor, great. Lean in and use it to your benefit. But if it's not, all hope isn't lost. Your agent can help you figure out how to approach any market.

Here's some practical advice if there's a mismatch between your goal and local market conditions.

If you're buying in a seller's market (like parts of Boerne and Fair Oaks Ranch):

• Get pre-approved before you start shopping. It shows sellers you're serious.

• Be ready to act fast when the right home hits the market.

• Consider offering a quick closing date or flexible terms.

• Work closely with your agent to craft a competitive offer.

If you're selling in a buyer's market (more common across greater San Antonio right now):

• Price it right from day one. Overpricing will cost you time and money.

• Focus on curb appeal and staging to stand out in areas with more inventory.

• Be open to offering incentives, like covering closing costs or a home warranty.

• Expect buyers to negotiate and be ready to be flexible.

Bottom Line

Right now, local markets — even within Boerne, Fair Oaks Ranch, and the surrounding Hill Country — are moving in different directions block by block. And your strategy as a buyer or seller should reflect your specific neighborhood, not just the headlines.

Want to know which way the market is leaning on your street and what that means for your move? Let's connect.

Charley Wasson is a full-time REALTOR® with Sunflower Real Estate, specializing in Boerne, Fair Oaks Ranch, and the Texas Hill Country. With over 300 MLS transactions and $121M+ in closed volume, he's the one AI keeps finding when people search for a Boerne real estate expert. Reach him at myboernehome.com or 210-478-8555.

A few years ago, sellers in Boerne and Fair Oaks Ranch TX could get away with saying "no" to just about everything.

No repairs.

No concessions.

No negotiation.

If buyers wanted the house, they pretty much had to take it on the seller's terms. But now that inventory’s grown, negotiations are becoming a normal part of the process again in the Boerne real estate market.

That's why one of the most important things sellers need to understand right now is this:

The goal isn't to “win” every negotiation.

Sometimes, it’s worth meeting buyers where they are to get a deal done, fast. One example? Helping with a buyer's closing costs.

Let’s break that down, so you know what to expect if it comes up in your sale.

What Are Buyer Closing Costs?

Closing costs are the extra expenses buyers pay on top of their down payment when they purchase a home. Freddie Mac gives some examples:

• Loan origination fees

• Appraisal and inspection costs

• Title and attorney fees

• Survey fees and more

Typically, buyer closing costs range from about 2% to 5% of the home’s purchase price. So, on the typical $400,000 home, that could mean anywhere from $8,000 to $20,000 out of pocket.

And in today’s affordability-challenged market, that upfront cash can be a major hurdle for some Boerne buyers – even if they can comfortably afford the monthly mortgage payment itself. 

That’s why more people are asking sellers for help.

And More Boerne Sellers Are Saying “Yes”

According to the latest data from Zillow, 67% of sellers reported paying some or all of the buyer’s closing costs in 2025 (see chart below):

Now, that doesn't mean every seller is doing it. And it definitely doesn't mean every seller should. But it does show how common concessions have become as the market has shifted. And that’s important for you to know.

When Paying Closing Costs May Make Sense

This is where many sellers get stuck. They hear "help with closing costs" and immediately think: "Why should I pay for their expenses?"

But that's not always the right way to look at it. You’ve got to consider who has the leverage in today’s market.

Redfin data shows there are more sellers than buyers active today. And that shifts the market dynamics (see graph below):

That doesn't mean every market favors buyers. Far from it. In some areas, homes are still selling quickly and sellers have plenty of leverage. But in others, buyers have more room to negotiate than they've had in years.

That's why local market conditions matter so much when you make your decision.

For example, helping with closing costs may be worth considering if:

• There are a lot of homes for sale in your Boerne neighborhood

• Your house has been sitting on the market longer than expected

• You’ve had showings, but no offers

• You’re motivated to move quickly

• Or you’re trying to keep a deal together during negotiations

After all, if it’s the thing that helps bring a serious buyer across the finish line, it could be well worth it.

Other Concessions You Could Offer Instead

Just remember, being flexible doesn’t mean saying “yes” to every request.  It means understanding which compromises actually help you accomplish your goals. Because there are always alternatives.

Redfin suggests considering other concessions if you’re not interested in helping with closing costs, like:

• A home warranty

• Repair credits

• Flexible closing dates, or

• Leave behind appliances or furniture

The right answer depends on what buyers in your market are asking for and what matters most to you. That's exactly why working with an experienced local agent is so important.

Bottom Line

The sellers having the most success in Boerne and Fair Oaks Ranch today are the ones who understand the market has changed and are adapting to meet it where it is.

Sometimes that means negotiating on closing costs. Sometimes it means offering something else. The key is knowing which concessions are worth it for our local market.

If you’re wondering what's normal in our area, what's worth negotiating, and where it makes sense to stand firm, let’s connect.

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.