The median home price for anyone buying a home in Boerne, TX right now is around $505,000. Situated in Kendall County just outside San Antonio, this market keeps a steady rhythm - buyers want space beyond the urban core, and Boerne delivers that.
Recent data puts 97 homes sold in a single month, with a median time on market of 57 days. Those two numbers together tell you this isn't a frenzied market, but it isn't stalled either. It's finding its level.
Current State of the Boerne Housing Market
Active inventory has reached 151 homes, which works out to roughly 4.7 months of supply. That puts Boerne in balanced territory, with a slight tilt toward buyers.
"Balanced" doesn't mean both sides are equally happy - it means neither side holds all the cards. Sellers are averaging sale-to-list ratios around 97.5%, so most properties are closing close to asking price, assuming they were priced right from day one. Only about 10.5% of recent sales closed above the initial list price. That's a telling detail.
Buyer or Seller Advantage
Boerne is running buyer-favorable right now. Five months of supply gives you time to tour multiple properties without someone else snatching them out from under you, and you're less likely to feel pressured into waiving contingencies.
If you're selling, you need to walk in with realistic expectations. Two months from list to pending is the current pace. That's not catastrophic, but it does require a clear pricing strategy and some patience - not just wishful thinking about what the house is worth to you personally.
Kendall County Context
The San Antonio Board of Realtors (SABOR) consistently treats Kendall County as its own micro-market, and the data backs that up. Prices here run higher than the San Antonio metro average.
Buyers shopping zip codes 78006 and 78015 tend to find larger lots and different property types than they'd encounter closer to the city. That localized demand acts as a cushion - even when surrounding counties wobble, values here hold up reasonably well.
Home Prices and Values in Boerne, TX
That $505,000 median sale price reflects a 6.3% year-over-year increase. Demand hasn't evaporated, which is worth noting given how much broader economic uncertainty has crept into the conversation elsewhere.
Median means exactly what it sounds like - half the homes sold for more, half sold for less. If you're shopping in the middle tier of this market, $505,000 is your baseline.
Average Price and Cost Per Square Foot
The average home price tracks closer to $544,000, pulled upward by luxury sales at the top of the range. That gap between median and average is worth paying attention to - it tells you there's meaningful high-end activity here.
Price per square foot comes in at a median of around $201, though certain neighborhoods and property types land between $209 and $310 per square foot. Don't look at price per square foot in isolation - age and condition matter just as much as size.
Neighborhood and ZIP Code Variations
Where exactly you land within Boerne's city limits - or within the broader 78006 and 78015 zip codes - changes the picture considerably. Some sources tracking those specific zip codes report medians reaching into the $550,000 to $660,000 range.
Townhomes and condos live in a different price bracket than single-family homes on acreage. The most reliable expectation-setting you can do is pull recent sales in your specific target neighborhood, not just the citywide figures.
Recent Property Trends in Boerne
Fifty-seven days is the median time on market before a home goes under contract. That's a reasonable pace - you have time to schedule showings, do your due diligence, and not feel like you're making a panicked decision.
For sellers, the math is simple: price it too aggressively at launch and you'll likely sit longer, collect a price reduction, and still end up lower than where a well-priced listing would have landed you.
Inventory Shifts
With 151 homes actively available, buyers have considerably more to look at than they did a few years ago. That inventory increase has taken most of the heat out of bidding wars.
Since only 10.5% of homes are closing above list price, you can generally feel comfortable making an offer at or somewhat below asking. Sellers, for their part, should build that negotiation reality into their pricing from the start rather than discovering it three weeks into the listing.
Housing Affordability and Income in Boerne
The U.S. Census Bureau puts the median household income in Boerne at $84,541. Set that alongside a $505,000 median home price and you can see why monthly payment math matters so much here - current interest rates and property taxes will drive that calculation.
Affordability is personal. It comes down to your debt-to-income ratio and what you're putting down. A household at the median income level will likely need to target the lower end of the market or bring a substantial down payment to keep monthly costs from becoming uncomfortable.
Local Wealth and Cost of Living
Boerne is a relatively affluent pocket of Kendall County, and housing is the primary driver of its cost of living. That's just the reality of the numbers.
Buyers relocating from higher-priced coastal markets often find Boerne's prices refreshing. Buyers stepping up from central San Antonio sometimes find them surprising. And regardless of where you're coming from, Texas property taxes will factor into your monthly budget in ways that catch some buyers off guard if they haven't planned for it.
Advice for Buyers and Sellers in Boerne
Sellers, the two things that move the needle right now are condition and pricing. With a nearly 60-day median selling timeline, how your home photographs and shows in person directly affects whether you attract serious offers or prolonged silence.
Buyers, you have real leverage in a 4.7-month supply environment. Use it. Work through the inspection report carefully and don't be shy about requesting repairs or seller concessions - the market supports that conversation.
The 3-3-3 Rule in Real Estate
The 3-3-3 rule is a framework some buyers use to set financial guardrails: save 3% for a down payment, keep monthly housing costs under 33% of gross income, and hold 3 months of expenses in an emergency fund.
Worth noting - 3% is the floor for certain conventional loans, not necessarily the optimal number. Putting more down reduces your monthly payment meaningfully. In Boerne's price range, running those numbers against your specific loan product and financial situation is worth doing carefully.
Frequently Asked Questions
What is the average home price in Boerne, TX?
The average home price in Boerne is approximately $544,000, while the median sale price is currently around $505,000. Prices vary based on the specific neighborhood and whether you're looking in the 78006 or 78015 zip codes.
Is Boerne a buyer's or seller's market right now?
Boerne is currently a balanced market that leans slightly in favor of buyers. With about 4.7 months of housing supply and homes taking 57 days to sell, buyers have room to negotiate.
Are home prices dropping in Boerne, TX?
Overall median home prices have recently shown a 6.3% year-over-year increase, reaching roughly $505,000. While individual sellers may cut their asking prices after a few weeks on the market, citywide median values aren't falling.
Is it expensive to live in Boerne, TX?
Boerne is a relatively affluent area, with a median household income of $84,541 and home prices that generally exceed the San Antonio metro average. Housing costs and local property taxes will be the largest line items in your monthly budget.
Is Boerne, TX a good place to retire or live?
Many people choose Boerne for its location in Kendall County and its proximity to San Antonio. Buyers looking for space outside the immediate urban center often focus their searches in the 78006 and 78015 zip codes.
What are the common property or tax pitfalls to avoid when buying a home in Boerne, TX?
Always factor Texas property taxes into your monthly payment calculations when budgeting around a $505,000 median-priced home. It's also worth using the typical 57-day market timeline to your advantage - schedule thorough property inspections before you close, not as an afterthought.
Are there opportunities to build a new house in Boerne?
Buyers shopping in the 78006 and 78015 zip codes often find larger lots and acreage suitable for custom home construction. You will need to carefully compare those building costs against the $505,000 median price of existing properties in the area.
What is the future outlook for Boerne real estate?
The current housing market forecast points to a steady, balanced environment with roughly 4.7 months of active supply. Localized demand in Kendall County acts as a cushion, helping property values hold up well even when surrounding areas experience economic uncertainty.
