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:
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Loan origination fees
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Appraisal and inspection costs
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Title and attorney fees
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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:
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There are a lot of homes for sale in your Boerne neighborhood
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Your house has been sitting on the market longer than expected
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You’ve had showings, but no offers
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You’re motivated to move quickly
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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:
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A home warranty
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Repair credits
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Flexible closing dates, or
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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.
