Boerne Real Estate Market: 2022 vs. 2026

A four-year comparison of home prices, price per square foot, days on market, list-to-sale ratios and seller concessions in the Boerne-area market.

The Boerne Real Estate Market: How Things Have Changed Since 2022

If you bought or sold a home in Boerne in 2022, today's market probably feels very different. Four years ago, homes moved fast and sellers held nearly all the leverage. I recently compared MLS statistics from August 28, 2022 with the latest data from September 1, 2026 to see exactly how much has shifted — and the numbers tell a clear story: prices are up, but the market has become dramatically more negotiable for buyers.

*Current MLS snapshot as of September 1, 2026; reporting periods vary by metric.

That last number may be the most revealing. While home prices have climbed since 2022, the amount sellers are contributing toward buyers' costs has increased nearly fivefold — a strong sign that the sale price alone doesn't tell the whole story of today's Boerne market.

Prices Are Up, But Appreciation Has Moderated

The average sold price rose from $618,695 to $704,583 — a gain of $85,888, or about 13.9% over four years. That's meaningful, but it doesn't mean every house appreciated exactly 13.9%; the average is skewed by which types of homes happened to sell in a given period. Price per square foot, which accounts more directly for home size, tells a steadier story: up 7.5%, from $229.92 to $247.05. Both numbers point the same direction — Boerne values have continued climbing since 2022, just at a far more moderate pace than the extraordinary run-up before it.

The Biggest Shift: Homes Are Taking Much Longer to Sell

If one stat captures how much this market has changed, it's days on market. In August 2022, the cumulative figure was 32 days. By September 2026, it had climbed to 102 — a 219% increase. A home that might have found a buyer within a month in 2022 could now realistically sit for three months or more. This is a market-wide average, and individual homes still perform very differently depending on price, condition, and location — but the direction is unmistakable: buyers have far more time today than they did four years ago.

Sellers Have Lost Pricing Power — and Concessions Have Exploded

The list-to-sale price ratio slipped from 98.96% in 2022 to 97.70% today — a 1.26 percentage point decline that doesn't look dramatic on its own. The real story is in seller concessions, which jumped from an average of $2,971 in 2022 to $13,947 today — up 369%. Those concessions show up as closing cost credits, interest-rate buydowns, repairs, home warranties, and other negotiated terms. In practical terms, a $700,000 sale with $15,000 in concessions is a very different transaction than a $700,000 sale with none — and today's Boerne market is increasingly being negotiated in ways that never show up in the headline sale price.

What Changed: Speed Favored Sellers in 2022. Choice Favors Buyers Now.

In 2022, buyers competed for scarce inventory and sellers held the leverage. Today, buyers have time to compare properties, negotiate price and repairs, ask for concessions, and walk away if the numbers don't work. That doesn't mean every seller will agree to every request — but the negotiating environment is fundamentally different than it was four years ago.

For sellers, that shift means pricing and presentation matter more than they used to. An unrealistic initial asking price now costs real time on market. Condition and presentation carry more weight when buyers aren't under pressure to move quickly. And the $13,947 average concession shows just how central seller contributions have become to getting a deal done.

So — Is Boerne a Buyer's Market Now?

I'd be careful with that label. Real estate markets aren't binary. Boerne has enormous variety across price points, neighborhoods, and property types — a correctly priced, desirable home can still attract strong attention, while a luxury property, new construction, and a 20-year-old resale all behave differently even in the same overall market. That's why I look at the actual numbers rather than reaching for a label.

As of September 1, 2026, Boerne has 603 active listings, 74 pending, and 99 properties sold in the reporting period — meaningful inventory that, combined with 102 cumulative days on market, explains why buyers have more room to negotiate than they did in 2022.

What This Means for You

If you're buying, don't just think "prices are higher." Think: prices are higher, but I have real negotiating power — on price, repairs, and seller contributions — that wasn't readily available four years ago.

If you're selling, your home is likely worth considerably more than it was in 2022, but getting full value now takes a more deliberate strategy on pricing and presentation than it did when homes sold themselves.

Bottom Line

Home prices are up 13.9% and price per square foot is up 7.5% since 2022 — but days on market have jumped 219%, and seller concessions are up 369%. This isn't simply a story about prices rising. It's a story about leverage shifting toward buyers, even as home values hold their ground. Understanding the local numbers — not national headlines — is what actually tells you where you stand.

Want to know what these numbers mean for your specific property or search in Boerne, Fair Oaks Ranch, or the Hill Country? Let's connect.

I'm Charley Wasson, a full-time REALTOR® with Sunflower Real Estate specializing in Boerne and Fair Oaks Ranch real estate.  I've completed more than 300 documented MLS transactions representing more than $121 million in closed sales, and I regularly track the 78006 and 78015 markets to help buyers and sellers understand what's actually happening locally.