From the Blog
The Boerne Housing Market in 2026: What the Numbers Say Before You Buy
Zillow put Boerne's average home value at about $555,000 in August 2026, while Redfin's median sale price for the three months ending May 2026 came in near $450,000, down about 5.5% from a year earlier. That spread is the first honest lesson about this market: the number depends on which slice you measure. The bigger point is simple and worth knowing before you shop: Boerne is a premium market, roughly 50% to 80% above San Antonio's median of about $299,000, and the premium is worth understanding, not just paying.
Zillow put Boerne's average home value at about $555,000 in August 2026, while Redfin's median sale price for the three months ending May 2026 came in near $450,000, down about 5.5% from a year earlier. That spread is the first honest lesson about this market: the number depends on which slice you measure. The bigger point is simple and worth knowing before you shop: Boerne is a premium market, roughly 50% to 80% above San Antonio's median of about $299,000, and the premium is worth understanding, not just paying.
Before you pay the Boerne premium, this is the video I send buyers who are weighing the town against the price.
On my channel: Boerne Texas Reality Check: Dream Town or Expensive Mistake?
The number that starts the conversation
Different sources measure different things. Zillow's average home value for Boerne was about $554,983 in August 2026, which blends all homes in the area. Redfin's median sale price of about $450,000 for the three months ending May 2026 reflects homes that actually sold, and it was down about 5.5% from a year earlier. A third source, the Weigand forecast, projected values up about 6% year over year into September 2026. None of these is wrong. They just measure city limits, ZIP code 78006, and Kendall County on different time windows. What they agree on is that Boerne sits well above the San Antonio median, and that is the number to plan around.
Why Boerne costs more, honestly
The premium is not a mystery. The Hill Country geography limits how much buildable land exists, and Boerne's growth has been managed carefully, which keeps supply tighter than in the flat suburbs around San Antonio. You are also paying for the character: limestone and native stone homes, mature oak trees, and a historic downtown that draws people who want a slower pace. The premium buys Boerne ISD schools, the Hill Country lifestyle, and a town with real identity. It is worth paying only if those are things you actually want, and I will tell you honestly when they are not.
How long homes sit and how much room you have
Boerne is a balanced market in 2026, not the sprint it was in 2021 and 2022. Redfin reported about 67 days on market in May 2026, and Realtor.com data via Summers Real Estate showed a median of about 49 days in February 2026. Weigand forecast roughly 4.7 months of supply into September 2026. That means more homes to choose from, fewer bidding wars, and real negotiating room on price and closing help. It is a genuinely workable window for a buyer who comes in pre-approved and ready.
What $450,000 to $600,000 buys
Entry-level three-bedroom homes in Boerne start in the mid-$400,000s, established neighborhoods run through the $500,000s, and new construction at the edges of town and in the surrounding Hill Country pushes toward $600,000 and beyond. That range overlaps the top end of San Antonio's market, which is exactly why the decision is about fit, not about which is the better buy. If the commute and the price matter more than the town's character, San Antonio proper may serve you better.
The honest fit
Boerne fits families who want Hill Country character, strong schools, and a slower pace, and who can live with a roughly 30 to 35 minute drive to downtown San Antonio. It fits downsizers and retirees who are trading a big family home for a manageable one in a beautiful setting. It is a harder fit if you need to be close to jobs on the far north side or downtown every day, or if the premium stretches your budget past what is comfortable. Those are exactly the conversations I have with buyers before they fall in love with a town.
Written by Phyllis Domingo
REALTOR® · TX License 745926 · 100+ homes sold · Helping families move well in San Antonio and the Hill Country since long before the hard part became normal.
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