Pull up three real estate sites and search "Boerne home prices" back to back. Redfin will tell you the median sale price sits at $450,000. Movoto will show a median list price of $674,000. HAR.com, filtered to new construction, puts the average at $926,919. None of these sources made an error. They are measuring three different markets that happen to share a zip code.
That is the part worth understanding before you compare Boerne to anywhere else, or before you decide what your own home is worth. Boerne right now is running two parallel markets at the same time: a wave of new luxury construction pricing near or above $1 million, and a resale market, much of it closer to downtown, that is still trading in the $300,000s and $400,000s. The number you see quoted depends entirely on which of those two markets the source happened to be counting.
Here is what four different sources reported within the past few months, each measuring something slightly different.
| Source | Metric | Figure | Reporting window |
|---|---|---|---|
| Redfin | Median sale price | $450,000 | 3 months ending May 2026 |
| Redfin | Average sale price | $544,000 | most recent month reported |
| Zillow | Typical home value (ZHVI) | $554,983 | July 2026 |
| Movoto | Median list price | $674,000 | September 2026 |
| HAR.com | Average price, new construction only | $926,919 | July 2026 |
Look at the first two rows closely. Redfin's average sale price sits nearly $100,000 above its own median for the same market. That gap almost never happens in a healthy, evenly distributed market, where the average and median usually sit close together. When the average runs well ahead of the median, it means a handful of very large sales are pulling the top number up while the bulk of ordinary transactions keep the middle number anchored lower. That is the fingerprint of exactly what is happening in Boerne this year.
The clearest source of that upward pull has a name and an address. George's Ranch is a 1,140-acre gated community developed by The Lookout Group on the historic homestead of George Wilkins Kendall, the Texas Ranger and journalist the county is named for. The community is planned for roughly 775 one-acre homesites, priced from the $900,000s to over $2 million.
A few miles away, Toll Brothers opened Caliza Reserve in 2025, offering one- and two-story homes between roughly 2,948 and 5,184 square feet on half-acre lots, priced from the upper $800,000s. Both communities fall inside Boerne ISD boundaries, and both are actively closing sales in 2026.
Neither of these communities existed at scale a few years ago. Every closing inside them is a new data point, and because the homes are large and the lots are generous, each closing carries outsized weight in an average calculation. A market that used to be anchored by $500,000 resales now has a growing column of $1 million-plus new construction sales feeding into the same average. That is precisely why HAR's new-construction figure runs nearly double Redfin's resale-inclusive median.
The lower end of Boerne's market offers a contrast to the top. Redfin's Downtown Boerne data showed a median sale price of $280,000 earlier this year, and while that figure moved up sharply from a small base of transactions, it remains far below the citywide numbers being reported elsewhere. Entry-level inventory in communities like Trails at Herff Ranch still starts around $415,000, well under half the price of a new lot at George's Ranch.
This is the part that gets lost when a single median gets quoted as "the Boerne market." A downtown resale on a smaller lot and a new one-acre homesite in a gated community are not competing for the same buyer, and they should not be read on the same price curve. They are two different products that happen to share a mailing address.
A median only tells you something useful when there is an actual middle for it to describe. Right now, Boerne's middle is stretched thin between two very different kinds of inventory.
The gap widens further once you separate list price from closed price, and once you separate the two zip codes that make up Boerne proper. Earlier this year, homes in 78006, the historic downtown and the land to its north and west, showed a median of 51 days on market by one portal's count and 72 median days to pending by another's, with roughly 900 active listings and a sale-to-list ratio near 90 to 91 percent. That ratio matters. A home listed at $650,000 selling at a 90 percent ratio closes closer to $585,000, a meaningfully different outcome than a home that holds at 97 percent of list.
Days on market tell a similar split story. Redfin's resale figures showed homes moving in about 67 days on average as of its most recent update, down from 83 days the year before, a sign that well-priced resale inventory is still moving at a reasonable pace. Movoto's broader, list-inclusive figure for September 2026 showed a median of 179 days on market, nearly three times as long. The difference is not a contradiction. It reflects new construction and higher-priced listings sitting far longer than the resale homes that are actually closing quickly.
Before you anchor on any single Boerne price figure, whether you are comparing it to another Hill Country town or sizing up your own home, it helps to ask a short set of questions:
If you are comparing Boerne's numbers to another Hill Country or San Antonio-area suburb, the fair comparison is segment to segment, not headline median to headline median. A resale home near downtown Boerne belongs next to other resale homes in a comparable price band elsewhere, not next to a new one-acre homesite at George's Ranch.
Carrying costs add another layer worth factoring into any comparison. Boerne ISD adjusted its property tax rate to $1.0109 per $100 of valuation in late 2025, which applies across price tiers regardless of whether the home is a downtown resale or a new build in a master-planned community. On a higher-priced new construction purchase, that rate compounds against a larger taxable value, which is worth working into a full cost picture rather than judging a home on price alone.
There is also a presentation angle that resale sellers in particular should not overlook. When a downtown home competes for buyer attention against a builder's model home with fresh finishes and staged interiors, the resale needs to hold its own on more than square footage. Thoughtful staging, updated fixtures, and a clear sense of how the layout functions day to day can be the difference between a resale that moves in weeks and one that lingers past the 100-day mark alongside the higher-priced new construction inventory.
Does the higher average mean Boerne prices are rising faster than the median suggests? Not exactly. It means a relatively small number of large new-construction closings, concentrated in communities like George's Ranch and Caliza Reserve, are pulling the average upward while the broader resale market, which makes up the bulk of transactions, has stayed closer to flat.
Is Boerne currently a buyer's market or a seller's market? It depends heavily on segment. Well-priced resale homes have been moving in roughly two months based on recent figures, which still favors sellers who price accurately. Higher-priced and new-construction listings have shown far longer market times, which gives buyers in that tier more room to negotiate.
If you are trying to figure out where your own home, or your next purchase, actually sits inside these two Boerne markets, that is exactly the kind of comparison worth working through with someone who tracks both sides closely. Amber Howell-Higgs and the Clover Properties team spend as much time reading local comps as they do walking through finishes and floor plans, and they are glad to help you figure out which number in this piece actually applies to you.
This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.
Whether you’re buying your first homes, selling trust properties, or navigating probate sales, our goal is always the same: to provide honest guidance, strong advocacy, and smooth experiences from beginning to end. Real estate is about people, not just properties. We would be honored to help you take your next steps.
