October 2026 Boerne & Fair Oaks Ranch Real Estate Market Update: What Buyers and Sellers Should Know
As we head into October, the Boerne and Fair Oaks Ranch real estate market is definitely feeling a little slower. September was actually a very busy month for The Gahm Real Estate Team, with several closings, but it’s important to remember that those closings are the result of contracts and activity that started 30 to 45 days earlier.
So, when we look at what’s happening in the market right now, we’re seeing fewer showings and less activity from both buyers and sellers. Typically, we start to see the market pick up again in October, so we’re hopeful that trend continues this year.
Showings have slowed on both the buyer and seller side, buyers have less urgency, and there is plenty of inventory for buyers to choose from. Interest rates have gone up ¾ of a percentage point to 7.5% on a 30 year fixed conventional, which is also hindering buyers.
At the same time, homes are still selling. Buyers are still moving within Boerne, sellers are still closing, and opportunities exist for both sides of the transaction.
The biggest difference right now is that buyers have options, and sellers need to understand what that means for pricing, condition and negotiation.
What changed in Boerne and Fair Oaks Ranch this month?
The biggest change we have noticed is simply less activity.
Showings have slowed for both buyers and sellers. Buyers don’t seem to have the same sense of urgency we’ve seen at other points in the market, and many are taking their time before deciding whether to make an offer.
There are also plenty of homes for buyers to consider. When something does go under contract, buyers often have several other options they can choose from.
That changes the dynamic.
Buyers can be more selective, negotiate more aggressively and take their time comparing homes. Sellers, meanwhile, have to recognize that simply putting a home on the market does not guarantee immediate activity.
We are also hearing similar feedback from the new-construction side. Two local builders recently reached out to us independently and described the market as slow as well.
That is particularly interesting because resale homes in new-construction communities are facing another layer of competition: buyers can compare an existing home directly against a brand-new home in the same community, yet with added incentives and rate buy downs.
What are we seeing with buyers?
Buyers are asking a lot of questions about interest rates, negotiating and whether they should keep looking as they know inventory will continue to rise.
One thing we are hearing is,
There is definitely negotiating room in today’s market. Buyers have options, and sellers may need to be more flexible than they would in a highly competitive market.
There is an important distinction between having negotiating leverage and assuming every property warrants an aggressive offer below asking price.
If a home checks the buyer’s boxes, is priced appropriately and is in good condition, we encourage buyers to make an offer rather than continuing to wait for something better to appear.
We’re also seeing buyers become overly critical of homes because they’re concerned that something better might hit the market later.
There is always the possibility that another home will come on the market. But there is also no guarantee that the next home will be better, priced better or even meet the buyer’s needs, and then they have lost out on a home that potentially could have checked all their boxes.
If a home checks the important boxes, today’s market gives buyers an opportunity to negotiate without necessarily needing to walk away and wait.
What am I seeing with sellers?
Sellers are adjusting to the slower pace as well.
Some sellers are making price adjustments, while others are taking a wait-and-see approach and hoping that October brings an increase in activity.
That hope isn’t unreasonable from a seasonal perspective. October has traditionally been a month when we see the market pick up, and we’re hoping to see that pattern continue this year. The one big difference this year is that mortgage rates just went up to 7.5%.
But sellers should still be realistic about what buyers are seeing.
There are a lot of choices.
If a home is priced appropriately and is show-ready, clean and free of obvious deferred maintenance, sellers are putting themselves in a much stronger position.
Based on what we’re seeing, sellers should also be prepared for a longer marketing period. In our experience, at least 111 days can be realistic even for a properly priced, show-ready home in the current environment.
The homes that stand out are going to be the ones that give buyers a reason to choose them over the other available options. For example, excellent photography, a video that is placed on youtube, homes that are decluttered, have had furniture rearranged if needed, etc.
Where is the market behaving differently?
At this point, we’re seeing the slowdown across both ZIP codes, rather than a major difference between Boerne and Fair Oaks Ranch.
What should buyers know right now?
You don’t necessarily have to rush into a purchase simply because a home becomes available. But you also don’t need to wait indefinitely for the “perfect” home.
If a property checks the boxes that matter most to you, it’s worth considering an offer.
Today’s market also gives buyers room to negotiate. We’re seeing buyers ask for things such as:
● Price reductions
● Repairs
● Seller concessions
● Concessions that can be used toward buying down the buyer’s interest rate
● Other negotiated terms such as a leaseback if needed
The key is understanding the difference between negotiating intelligently and simply making the lowest offer possible.
If a home is already priced appropriately, a low-ball offer may not accomplish anything. A well-reasoned offer that reflects the home’s condition and current market can put a buyer in a much better position.
What should sellers know right now?
The most important thing is to understand that buyers have choices.
If buyers can look at several comparable homes, your property needs to give them a reason to choose yours.
That starts with pricing.
It also means taking an honest look at the condition of the property. A home that is clean, well-maintained, show-ready and appropriately priced has a better chance of getting a buyer’s attention than one that requires the buyer to overlook deferred maintenance or envision what the home could be.
Sellers should also be prepared for negotiations.
Buyers are asking for repairs and concessions, including concessions toward interest-rate buydowns. That doesn’t necessarily mean a seller should agree to every request, but it does mean those conversations are part of the current market.
And if you’re considering waiting because you expect October to bring more activity, it’s worth having a conversation about what that strategy means for your particular property.
Real examples from this month
Even with the slower activity, there are encouraging signs.
We had one seller close with a local Boerne buyer, and we also had a Boerne buyer purchase another home within Boerne.
That’s an important reminder: people are still moving.
A slower market doesn’t mean nobody is buying or selling. The D’s of real estate are still happening…Diamonds, Divorce, Death, Diapers, Downsizing. But it does mean buyers may take longer to make decisions, and sellers may need to be more strategic about pricing and positioning.
For buyers who have been waiting, there are opportunities to negotiate.
For sellers, there are still buyers in the market, but the home needs to stand out among the choices those buyers have.
About the author: Staci Gahm, The Gahm Real Estate Team, Keller Williams, Fair Oaks Ranch.
📞 Contact us or call or text (210) 844-8683. Let’s talk about what today’s market means for you.
