The Boerne and Kendall County Housing Market in 2026: What California Buyers Need to Know

Kendall County's housing market in mid-2026 is best described as transitioning. After the post-pandemic boom pushed prices to historic highs, the market has cooled — but not crashed. Homes are taking longer to sell, price reductions are more common, and buyers have more negotiating room than they did in 2022 or 2023. But prices remain well above pre-pandemic levels, and the cost of entry for a single-family home in the 78006 or 78015 ZIP codes is still high relative to the Texas state median.

For context, the statewide Texas median home price in mid-2026 was approximately $326,000. Boerne's median of $597,000 to $660,000 is roughly 83% to 102% above the state average. That premium reflects what buyers are paying for: access to Boerne ISD (the highest-rated school district in the San Antonio region), proximity to San Antonio without sacrificing Hill Country character, and a housing supply that has not kept pace with inbound migration.

Fair Oaks Ranch, with its larger average lot sizes, gated communities, and the golf club, carries a similar premium. The 78015 ZIP code saw a significant year-over-year price increase of over 28% in late 2025 before stabilizing in 2026. Homes in Fair Oaks Ranch tend to sit on the market longer than Boerne proper — 61 to 82 days versus 49 to 51 days — which suggests that buyers in this segment are more deliberate and less willing to overpay.

Boerne's housing market in mid-2026 reflects the town's position as the most sought-after Hill Country community for California relocators. Median home prices in the 78006 ZIP code range from approximately $597,000 to $660,000, depending on the source and the specific reporting period. The Orchard market report shows a median of $620,000, up 12.7% year-over-year. The HAR.com data, using sold listings tracked through the San Antonio Board of Realtors, records a median sold price of $596,995 with an average of $708,860 — indicating a broad range from entry-level homes near $400,000 to luxury properties above $1 million.

Homes in Boerne are spending an average of 49 to 51 days on the market, and the sale-to-list price ratio has settled at approximately 90%. That means most homes are selling for about 10% below their original list price — a significant shift from 2021 and 2022, when homes routinely sold above asking within days. For California buyers, this creates an environment where strategic offers and patience are rewarded.

The housing stock in Boerne is diverse. New construction subdivisions on the outskirts of town offer modern floor plans with higher density on smaller lots. The older neighborhoods closer to downtown — areas like the Historic District, River Road, and the streets surrounding Cibolo Creek — offer character homes on larger lots with established trees and walkable access to the Hill Country Mile. The price per square foot ranges from approximately $211 to $230, which is consistent across both new construction and resale homes.

Fair Oaks Ranch occupies a distinct position in the regional housing market. Homes here sit on larger lots — typically half an acre to multiple acres — and the community is defined by mature tree canopy, equestrian-friendly zoning in certain sections, and a more private, rural feel than Boerne's town center. This comes with a price premium.

Median home prices in the 78015 ZIP code range from approximately $620,000 to $780,000, with the variance reflecting the split between smaller homes in the original Fair Oaks Ranch sections and estate properties on larger parcels. The Homes.com data shows a median of $750,000, up roughly 9% year-over-year. Redfin's rolling three-month data shows $620,000 with a 3.3% year-over-year increase — the difference reflecting the mix of homes sold in each reporting period.

Fair Oaks Ranch homes tend to spend more time on the market than Boerne listings — 61 to 82 days on average — because the buyer pool is smaller. Not every relocator wants or needs acreage, and the higher price point naturally narrows demand. For California buyers who value space and privacy over walkability, however, Fair Oaks Ranch offers a combination that is genuinely difficult to find at a comparable price in any major California metro.

For California buyers accustomed to Bay Area or Los Angeles pricing, the cost of a Hill Country home is likely to be one of the most compelling factors in the decision. But it is important to calibrate expectations to what $600,000 to $700,000 actually buys in each community — because the product is different from what that amount buys in California.

Inventory in Kendall County has increased approximately 7% year-over-year as of mid-2026. That is meaningful in a market that was severely supply-constrained through 2022 and 2023. More inventory means more choices for buyers, less pressure to make an immediate offer, and more opportunity to negotiate.

That said, the market is not flooded. The Boerne and Fair Oaks Ranch submarkets still see multiple offers on well-priced, well-located homes — particularly in the $550,000 to $700,000 range, which is the most active price band for relocators. Homes priced below $500,000 (entry-level) are the most competitive, as supply at that price point is limited. Homes above $900,000 sit longer and offer the most negotiating room.

For California buyers, the practical implication is this: you do not need to make an offer on the day a home hits the market, but you should be prepared to move within a week to ten days. Pre-approval from a lender familiar with Texas property tax calculations is essential — California lenders often underestimate the tax burden, which can affect your approval amount. A local Texas lender or a California lender with Texas-licensed originators is the safest choice.

The single most important financial adjustment for California buyers moving to the Texas Hill Country is understanding that the purchase price is only part of the monthly cost. Texas has no state income tax but funds local services — particularly schools — through property taxes. Kendall County property tax rates typically range from 1.8% to 2.5% of the assessed value, depending on the specific taxing entities that apply to a property.

On a $600,000 home, that translates to an annual property tax bill of approximately $10,800 to $15,000. The Texas Homestead Exemption reduces this by exempting $40,000 of the assessed value from school district taxes on a primary residence. For homeowners over 65, additional exemptions apply. Filing for the homestead exemption is a step every new Texas homeowner must complete within the first year of ownership — and missing the April 30 deadline means waiting a full year for the benefit.

For a detailed breakdown of how property taxes work and how they compare to California's Prop 13 system, see the Prop 13 vs Texas Property Tax guide. For a community-by-community comparison of tax rates, review the city comparison page.

The direction of the Kendall County housing market in the second half of 2026 will depend on several factors: interest rates, continued inbound migration from California and other high-cost states, and the pace of new construction in areas like the Fair Oaks Ranch Post Oak development and the expanding edges of Boerne.

If interest rates hold steady or decline slightly, expect the current balanced market to persist — homes selling near asking price in 45 to 60 days, with buyers who do their homework having a clear advantage. If rates rise further, expect further softening, particularly at price points above $800,000. If rates drop meaningfully, expect renewed competition in the $500,000 to $700,000 segment as buyers who have been waiting on the sidelines re-enter the market.

The long-term outlook for Hill Country real estate remains positive, driven by the same fundamentals that have drawn California buyers here for the past decade: no state income tax, lower housing costs relative to coastal metros, strong schools, and a quality of life that is distinct from both suburban sprawl and rural isolation. But the market of 2026 is not the market of 2021. Buyers who understand the current data — and who work with agents who understand cross-state logistics — will make better decisions than those who rely on outdated assumptions.