Price Cuts vs. Rate Buydowns: What It Means for Boerne and Fair Oaks Ranch Sellers

If your Boerne or Fair Oaks Ranch home has been on the market for a while without offers, the first idea that usually comes up is a price cut. You're not alone if you're weighing it. According to HousingWire Data, as many as 4 in 10 (43%) sellers nationally are going this route, the highest share in four years.

But there's another option worth a look before you lower your asking price: a mortgage rate buydown. For many buyers it delivers more value per dollar than a price cut, and it can help you protect your bottom line.

Why Buyers Expect a Deal

Buyers have more choices than they did a few years ago. In September, Redfin reported more sellers than buyers nationally, by about 63%. And with mortgage rates still squeezing budgets, buyers are looking for a better deal.

The Boerne-area numbers show the same shift. As of November 6, 2026, there were 541 active homes for sale across 78006 and 78015, and 135 under contract (pending or active option), based on live MLS data on my site. Per my Boerne real estate market history tracker for the 30 days ending November 2, 2026:

In other words, buyers here are already asking for help, and sellers are already giving it. The question is how to give it in the way that does the most good. If you want to see what's competing with your home right now, you can search every Boerne-area listing.

What Is a Rate Buydown?

A rate buydown is when the seller pays money at closing to lower the buyer's mortgage rate. Since most buyers shop by monthly payment, a lower rate can be more appealing than a slightly lower price. There are two main types:

• Temporary buydowns lower the rate for the first few years of the loan. A common version is the 2-1 buydown: the rate is 2 points lower in year one and 1 point lower in year two, then returns to the note rate.
• Permanent buydowns lower the rate for the life of the loan and are paid for with discount points. According to FICO, each point (1% of the loan amount) generally lowers the rate by about a quarter of a percent.

If you've shopped new construction in Boerne, you've probably seen builders advertise rate incentives. That's not a coincidence. Of the 541 active homes in 78006 and 78015 on November 6, 2026, 137 were new construction. Resale sellers are competing with those incentives, so it helps to know the same tool is available to you. You can compare what builders are offering on our Boerne homes by builder page.

Same Money, Different Results

Here's where it gets interesting. Take a $10,000 seller concession on a $420,000, 30-year fixed loan at 7%:

• As a $10,000 price cut: the loan drops to $410,000 and the principal and interest payment falls about $67 a month.
• As a 2-1 buydown: the buyer pays at 5% in year one, saving about $540 a month, and at 6% in year two, saving about $276 a month. That costs roughly $9,800, which fits inside the same $10,000.

That's about eight times more monthly savings in the first year from the same dollars. For a buyer comparing your home to a new build in Esperanza or Ranches at Creekside with a builder rate incentive, that payment difference can be what gets your home on the short list. And because your sale price stays where it is, it can also help protect the value of nearby homes, which matters to every owner in neighborhoods like River Crossing, Champion Heights or Fair Oaks Ranch.

Figures are principal and interest only and are for illustration. Taxes, insurance, HOA dues and the buyer's actual rate and loan program will change the numbers.

Things To Know

A buydown isn't automatically the right move. A few points to keep in mind:

• There are limits. Every loan program caps how much a seller can contribute toward the buyer's costs. A buyer's lender will confirm what fits.
• It may not be the only request. Buyers may still ask for repairs or other concessions, especially after inspection.
• Advertise it. Mentioning the buydown in your listing lets buyers and their agents know it's on the table before they compare payments.
• Run the numbers first. Your agent and a trusted lender can model a price cut, a temporary buydown and a permanent buydown side by side before you decide.

As Lawrence Yun, Chief Economist at the National Association of Realtors (NAR), says:

"Home sellers need to be realistic about local market conditions, which could require price discounts and other incentives to attract buyers."

Local conditions vary a lot across the Boerne area. A home in Corley Farms, Georges Ranch or Cordillera Ranch can face very different competition than one in another part of 78006 or 78015, so the right incentive depends on your price point and what's listed around you. For more on why inventory has grown, read Why There Are More Homes for Sale in Boerne and Fair Oaks Ranch Right Now, and for where rates may be headed, see What Experts Forecast for Mortgage Rates and Home Prices in 2027.

What This Means for Buyers

If you're buying, it's fair to ask a seller for a rate buydown instead of, or alongside, a lower price. Talk with your lender about which structure gives you the payment you want. If you're buying your first home, our first-time buyer information page walks through the process.

Common Questions

Are seller concessions common in Boerne and Fair Oaks Ranch right now?

Yes. In the 30 days ending November 2, 2026, average seller concessions in 78006 and 78015 were $10,420, compared with $2,971 in August 2022. Concessions can go toward closing costs, repairs or a mortgage rate buydown.

Can I offer a rate buydown on a resale home, or is it only for builders?

Any seller can offer one. It is usually written into the contract as a seller concession, and the buyer's lender applies it at closing, within the limits of the buyer's loan program.

How long are homes taking to sell in Boerne and Fair Oaks Ranch?

In the 30 days ending November 2, 2026, cumulative days on market for homes sold in 78006 and 78015 averaged 106, up from 32 in August 2022. Pricing, condition and incentives all affect how quickly a specific home sells.

Bottom Line

Before you cut your price, find out whether a rate buydown would do more for buyers in our market while protecting your bottom line. Start with what your home is worth today, then let's model your options side by side. Learn more about selling your house in Boerne, search all Boerne and Fair Oaks Ranch homes for sale, or call or text me at 210-478-8555.

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