Is Boerne, TX Expensive to Live In? (2026 Cost of Living Guide)

Updated October 2026 by Charley Wasson, REALTOR® · Boerne and Fair Oaks Ranch specialist

Boerne Home Prices: The Biggest Cost

I track the Boerne MLS every month for ZIP codes 78006 and 78015, always using a 30-day window of closed sales. Here's the latest snapshot:

Source: Charley Wasson's monthly tracking of local MLS closed sales, 30-day sort. *Prior-year snapshot dated Sept. 29, 2025. Median price tracking began in 2026. Figures are market-wide averages, not a guarantee of any home's value.

Two things stand out. First, the average sold price is down about 7.5% and price per square foot is down about 10% from a year ago — Boerne is not getting more expensive right now. Second, buyers are negotiating: homes are selling for about 93% of their original list price, and average seller concessions (closing cost help, rate buydowns, repairs) have grown to about $10,000.

New construction costs more. In the same period, 22 new homes sold at an average of $844,273, about $262 per square foot and 3,221 square feet on average, with builders contributing an average of about $18,000 in concessions. If a new home is on your list, builder incentives are a real part of the price conversation.

For the longer view, see how prices, days on market and concessions have changed since 2022 on my Boerne real estate market history page.

How Boerne Compares

These figures cover different areas and time periods, so treat the comparison as a general picture rather than an exact ratio.

By that measure, a typical Boerne home costs roughly 60% more than the Texas median and about 80% more than San Antonio's. Incomes are higher here too: the U.S. Census Bureau puts Boerne's median household income at $84,541 (2020–2024 American Community Survey), and the city's population is estimated at about 24,000 (July 2025).

Property Taxes in Boerne

Texas has no state income tax, so property taxes do much of the work — and they are a big part of what Boerne costs to own. For homes inside Boerne city limits, these are the 2025 rates per $100 of taxable value:

Source: City of Boerne, Current Tax Rates. Boerne ISD's rate reflects the voter-approval tax rate election that voters approved in November 2025.

What that means in dollars: on a $550,000 home that's your homestead, the Texas school homestead exemption (raised to $140,000 by voters in November 2025) lowers the school portion. A rough estimate is about $8,800 a year, or about $740 a month, before any other exemptions. The same home without a homestead exemption, such as a rental or second home, would be closer to $10,250 a year.

Your actual bill depends on the address. Homes outside Boerne city limits don't pay the city rate but may pay other districts; homes in Fair Oaks Ranch or the Comal County side of the area have different rates; and over-65 and disabled-veteran exemptions can lower taxes significantly. Check any property with the Kendall Appraisal District before you buy.

What a Typical Monthly Payment Looks Like

Here's a simple example for a $550,000 Boerne home using Freddie Mac's 30-year fixed average of 7.40% (week of Oct. 15, 2026):

• 10% down ($55,000): principal and interest of about $3,430 a month
• 20% down ($110,000): principal and interest of about $3,050 a month
• Plus property taxes of about $740 a month with a homestead exemption
• Plus homeowners insurance, HOA dues if any, and mortgage insurance with less than 20% down

All in, many buyers of a median-priced Boerne home are looking at $4,000 to $4,500 a month or more. Rates, credit and loan type change the math, so talk with a local lender before you shop. This is an illustration, not a loan quote.

Homeowners Insurance

Insurance has become a bigger line item across Texas and the Hill Country because of hail, wind and higher rebuilding costs. Premiums vary widely by roof type, home age, acreage and distance from fire protection, so get quotes early. I cover what's driving premiums and how to lower them in Boerne Area Home Insurance Costs Are Rising.

Utilities and Everyday Costs

Inside city limits, water and wastewater service comes from Boerne Utilities. The city raised its base water rate 7% effective October 1, 2025, though local reporting cites a Texas Municipal League survey showing Boerne's water rates are still about 28.5% lower than those of similar-size Texas communities. Electric and gas providers depend on the address, and Hill Country summers mean real air-conditioning bills, so ask the seller for 12 months of utility history.

Many Boerne neighborhoods also have HOA dues, and some — especially gated and amenity-rich communities — are well above average. Dues can range from modest to several thousand dollars a year, so compare them when you compare homes. My Boerne neighborhoods guide is a good place to start.

Is Boerne Worth the Cost? My Take

I've helped buyers and sellers through more than 300 MLS transactions, and before that I was a Regional Sales Manager for a major San Antonio homebuilder. What I hear most from people who choose Boerne is that they're paying for things that are hard to find together: Boerne ISD schools, Hill Country scenery and lot sizes, a walkable historic Main Street, and an easy drive into San Antonio on I-10.

Boerne isn't one market, either. Prices swing a lot between an older home in town, a newer subdivision and acreage outside city limits, and two homes at the same price can have very different tax, HOA and insurance costs. That's why I look at the full monthly cost, not just the price.

Ways to Make Boerne More Affordable

• Negotiate concessions. With homes averaging about 100 days on market, asking for closing cost help or a rate buydown is normal right now.
• Look at resale and new construction side by side. Builders often offer incentives that change the real price.
• Compare total monthly cost. Tax rate, HOA dues and insurance can matter as much as a $20,000 price difference.
• File your homestead exemption as soon as you're eligible so you get the $140,000 school exemption.
• Consider nearby communities like Fair Oaks Ranch — see Is Fair Oaks Ranch TX an Expensive Place to Live?

Frequently Asked Questions

Related Boerne Resources

• Boerne Real Estate Market History (78006 & 78015)
• Boerne Neighborhoods & Communities
• Search the Boerne TX MLS
• What's my Boerne home worth?

Have a question about what a specific home or neighborhood would really cost? Contact Charley or call 210-478-8555.

Sources

• Boerne market data: Charley Wasson's monthly tracking of MLS closed sales for 78006 and 78015 (30-day sort)
• City of Boerne – Current Tax Rates (tax year 2025)
• Community Impact – Boerne ISD tax rate election results
• FOX 7 Austin – Texas Proposition 13 homestead exemption results
• U.S. Census Bureau QuickFacts – Boerne city, Texas
• Texas Public Radio – San Antonio September 2026 home sales (SABOR data)
• Texas REALTORS® – Q2 2026 Texas home sales report
• Freddie Mac – Primary Mortgage Market Survey, Oct. 15, 2026
• The Boerne Star – Boerne Utilities water rates increase

Information is believed accurate but not guaranteed. Tax and payment figures are estimates for illustration; verify with the appraisal district, your lender and your insurance agent.

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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 track the 78006 and 78015 markets every month.