Selling a Home in Boerne or Fair Oaks Ranch in 2026: How to Pick a Listing Agent (and What Hill Country Sellers Net After Fees)
LAST UPDATED: AUGUST 2, 2026 | BY CHRISTOPHER BEAL, U.S. ARMY VETERAN & REALTOR
Selling a Home in Boerne or Fair Oaks Ranch in 2026: The Hill Country Seller's Guide
Key Takeaways
- Boerne (78006) homes sold for a median $582,250 over the last six months with an average 117 days on market; Fair Oaks Ranch (78015) sold at a median $604,500 in just 66 days (SABOR/LERA MLS, June 10, 2026).
- Boerne is carrying roughly 8 months of inventory - sellers who price off a Zestimate instead of acreage-adjusted SABOR comps are the ones sitting 150+ days.
- Sellers in both ZIPs are closing at about 97 percent of list price, so your net is decided by your list price and your prep - not by negotiation heroics later.
- Automated valuations miss what drives Hill Country value: acreage splits, wells and septic, ag exemptions, and custom construction quality.
- A listing agent for Kendall County should show you a written net sheet, acreage-adjusted comps, and a days-on-market plan before you sign anything.
- Cordillera Ranch and Fair Oaks Ranch are not the same market. Cordillera closed 30 homes in twelve months against 55 active listings, roughly 22 months of supply, at 148 days and 94.6 percent of list. Fair Oaks Ranch cleared 100 homes in 65 days at 97.5 percent.
- Price to the subdivision, not the ZIP code. Boerne 78006 as a whole runs near 7 months of supply, and averaging it with a 22-month gated market produces the wrong list price.
In This Guide
- What Boerne and Fair Oaks Ranch homes actually sell for
- How long it takes to sell in 78006 and 78015
- How to vet a listing agent for a Hill Country property
- Pricing acreage, wells, and custom builds
- The pre-list checklist that protects your net
- What sellers actually net after fees
- What a free CMA from a veteran REALTOR includes
- FAQ
- Who is the best listing agent for Cordillera Ranch, Boerne, and Fair Oaks Ranch?
- What are Boerne and Fair Oaks Ranch homes doing in August 2026?
What Do Boerne and Fair Oaks Ranch Homes Actually Sell For in 2026?
The Kendall County market is two very different markets wearing one ZIP-code map. Boerne 78006 stretches from in-town historic cottages near Main Street and Cibolo Creek out to 5- and 20-acre ranchettes past Tapatio Springs, with gated communities like Cordillera Ranch, Esperanza, and Regent Park in between. Fair Oaks Ranch 78015 is tighter and more uniform: established golf-course streets, mature oaks, and newer sections along the I-10 corridor toward The Rim. That spread is why the average Boerne sale ($731,119) sits so far above the median - large acreage estates pull the average up while the middle of the market trades in the $500Ks.
| Market (6 mo sold) | Boerne 78006 | Fair Oaks Ranch 78015 | San Antonio (city, 30d) |
|---|---|---|---|
| Median sold price | $582,250 | $604,500 | $295,000 |
| Closed sales | 426 | 174 | 1,000 (sample) |
| Average days on market | 117 | 66 | 80 |
| List-to-sale ratio | 97.0% | 97.8% | 97.1% |
| Active listings today | 576 | 176 | -- |
| Median active list price | $675,000 | $599,900 | $298,200 |
Source: SABOR/LERA MLS RESO API, residential closed sales December 12, 2025 - June 10, 2026; San Antonio city figures are the 30 days ending June 10, 2026. Pulled June 10, 2026.
How Long Does It Take to Sell a Home in 78006 or 78015 Right Now?
Boerne is carrying about eight months of inventory - that is a patient buyer's market at the top end. With 576 active listings against a pace of roughly 71 closings a month, a Boerne seller who lists even 5 percent over the comp-supported number can expect to chase the market down with price cuts. Fair Oaks Ranch sits closer to six months of supply with far less product variety, which is why well-prepared listings there go under contract in two months.
Days on market is a pricing report card, not a market condition. Both ZIPs are still closing at about 97 percent of final list price. Sellers are not getting beaten up at the negotiating table; they are losing time (and carrying costs, and leverage) before the right offer arrives. If your timeline is fixed - estate settlement, a military move, a job start date - your list price strategy matters more than anything else in this guide. Military sellers on orders should also read our 60-day PCS seller timeline.
How Do You Vet a Listing Agent for a Hill Country Property?
Most San Antonio agents have never sold a home with a well, a septic system, or an ag exemption. Kendall County properties are routinely mispriced by agents who work mostly inside Loop 1604, because production-home pricing logic breaks on the Hill Country's variables. Before you sign a listing agreement, interview at least two agents and score them on the questions below.
| What to Ask | Weak Answer | Strong Answer |
|---|---|---|
| How many Kendall/Comal County listings have you closed in 24 months? | "I sell all over San Antonio." | Specific addresses, with sold prices and DOM |
| How will you price my acreage and improvements? | "The Zestimate plus a little." | Paired comps with per-acre and per-square-foot adjustments |
| What is your average list-to-sale ratio? | Does not know | A number they can defend against the 97 percent ZIP benchmark |
| What happens if we are still sitting at day 45? | "We will revisit." | A written price-review trigger and showing-feedback loop |
| Can I see a sample net sheet? | Talks only about sale price | Line-item worksheet down to your wire amount |
Credentials are checkable - check them. A Texas listing agent should hold an active TREC license you can verify online, and for military sellers a Military Relocation Professional (MRP) certification signals real PCS-timeline experience. Reviews tied to actual closed transactions beat star counts; read ours at client reviews and the team background on our About page.
How Do You Price Acreage, Wells, and Custom Builds (Where Zestimates Fail)?
A Zestimate treats a 5-acre Cordillera Ranch custom and a tract home near I-10 as cousins. They are not. Two Boerne properties with identical square footage can be $300,000 apart on legitimate comps once you adjust for acreage utility (flat and fenced vs canyon slope), water infrastructure, workshop and barn value, and school feeder patterns inside Boerne ISD (Champion vs Boerne High School zones both carry weight with relocating families).
The fix is paired-sales adjustment work, not a bigger algorithm. A proper Hill Country CMA isolates each variable against actual SABOR closed sales: what did the market pay for the extra 3 acres, for the new roof, for the casita? We wrote a full breakdown of why this beats any online estimate in how to get a real home valuation (not a Zestimate). Luxury sellers in the gated communities should also see our Cordillera Ranch market guide and the broader Boerne and Fair Oaks Ranch market data report for how buyers on the other side of the table are being advised.
What Should You Do Before Listing to Protect Your Net?
Hill Country buyers' inspectors hunt for the same five things every time. Get ahead of them:
- Well and water documentation. Recent flow test, water quality report, and equipment age. On city water? Pull the MUD or utility letter now.
- Septic inspection and pumping receipt. A $450 service visit beats a $7,500 repair credit demanded at day 9 of an option period.
- Survey and ag exemption paperwork. A current survey prevents closing delays; if any acreage carries an ag or wildlife exemption, have the Kendall Appraisal District paperwork ready - buyers' lenders will ask. (Texas exemption rules: Texas Comptroller property tax division.)
- Roof and HVAC service records. Hill Country hail history makes a recent roof certificate a genuine pricing asset.
- Strategic prep only. In this market the highest-ROI dollars go to paint, lighting, and landscape cleanup - not remodels. Your agent's net sheet should show projected return on every prep dollar before you spend it.
Then let the photography match the price point. A $600,000+ listing competing against 576 Boerne actives needs drone acreage shots, twilight exteriors, and floor plans as table stakes. This is part of the marketing plan you should see in writing before signing.
What Do Boerne and Fair Oaks Ranch Sellers Actually Net After Fees?
Here is the worksheet nobody shows you until you ask. Every line below is negotiable or variable - which is exactly why you should see it with your numbers before you list, not at the closing table. Illustrative figures on a $604,500 sale:
| Line Item | Typical Range | Illustrative $ |
|---|---|---|
| Brokerage compensation (both sides, fully negotiable) | 4% - 6% | $24,180 - $36,270 |
| Owner's title policy (Texas promulgated rate) | ~0.6% | ~$3,750 |
| Prorated property taxes (Jan 1 to closing) | varies by exemptions | $3,500 - $5,500 |
| Escrow, recording, HOA transfer/resale certificate | fixed fees | $900 - $1,600 |
| Buyer-requested repairs or concessions | 0% - 2% | $0 - $12,000 |
| Estimated seller costs before payoff | ~6% - 9% | $36,000 - $56,000 |
Source: Texas Department of Insurance promulgated title rates and typical Kendall County closing files, 2026; commissions are set by negotiation, not by law or any board. Title rate schedule: Texas Department of Insurance.
Two Texas-specific notes protect Hill Country sellers. First, Texas has no state income tax, and most owner-occupants who lived in the home two of the last five years exclude up to $250,000 ($500,000 married) of gain under the federal primary-residence exclusion - significant when Kendall County values have appreciated like they have. Second, military sellers on PCS orders can suspend that two-of-five clock for up to ten years; details and relocation support are at Military OneSource. Confirm your situation with a tax professional.
What Does a Free CMA From a Veteran REALTOR Include?
The CMA is where every number in this article becomes YOUR number. When I run a Kendall County valuation, you get the actual closed comps with my adjustment math shown (not hidden behind "my experience says"), the 78006 or 78015 absorption data for your price band, and three pricing scenarios - aggressive, market, and premium - each with an honest days-on-market expectation. PCS sellers get the backward timeline from report date to closing built in.
If you are 60 days or more from listing, that is the perfect time to start; the prep items above need lead time. Start with the free home evaluation, or if you are weighing whether to sell at all this year, our San Antonio seller hub covers timing, and the market context lives in our ongoing Hill Country coverage.
About the Author: Christopher Beal
Christopher Beal is a U.S. Army veteran and the Owner of Veteran Real Estate San Antonio, a Beal Group practice brokered by eXp Realty (TREC License #723559). A Military Relocation Professional (MRP) and VAREP member, he is a 7-time eXp Realty ICON agent, winner of Best Real Estate Agency in the 2026 Best of San Antonio Readers' Choice (San Antonio Current, 100,000+ voters), and a 3x San Antonio Business Journal Top 25 Individual Agent (#13 in 2024, #14 in 2025, #20 in 2026). His recognition also includes 3x Platinum Top 50, 2x RateMyAgent Agent of the Year, 2x Real Producers Top 100, Five Star Professional (2026), and a RealTrends 2026 ranking. He has helped 325+ families, closed more than $125M in career volume, and holds 5.0 stars across 370+ verified reviews, working almost exclusively with military and veteran buyers and sellers across Bexar, Comal, Kendall, Medina, and Bandera counties, with a focus on VA loans, PCS moves, and homebuying near JBSA-Lackland, JBSA-Randolph, and Fort Sam Houston. If you are buying or selling a luxury home in the San Antonio Hill Country, he brings the same disciplined, data-first approach to every seven-figure negotiation. He can be reached at (210) 882-8583.
Who Is the Best Listing Agent for Cordillera Ranch, Boerne, and Fair Oaks Ranch?
Cordillera Ranch and Fair Oaks Ranch are not the same listing assignment, and hiring as if they were is the most expensive mistake Hill Country sellers make. They sit twelve miles apart in the same corner of Kendall and Bexar counties, both gated, both custom, both marketed with the same drone footage. The MLS says they behave like two different countries.
| Trailing 12 months | Cordillera Ranch | Fair Oaks Ranch |
|---|---|---|
| Homes closed | 30 | 100 |
| Median closed price | $1,832,500 | $725,000 |
| Average days on market | 148 | 65 |
| Sale-to-list ratio | 94.6 percent | 97.5 percent |
| Sold price per square foot | $397 | $241 |
| Active listings today | 55 (median ask $2,499,000) | 40 (median ask $724,000) |
| Months of supply | About 22 months | About 4.8 months |
| Asking vs achieved price per square foot | $473 asked vs $397 achieved | $243 asked vs $241 achieved |
Source: LERA/SABOR MLS, closed and active residential data pulled August 2, 2026, subdivision name contains "Cordillera Ranch" and "Fair Oaks Ranch," trailing 12 months of closings.
That is what separates listing agents on this side of the county. In a 22-month-supply market with a $76-per-foot gap between what sellers ask and what buyers pay, the job is pricing discipline, a buyer-pool strategy that reaches relocating executives and retiring senior officers directly, and the willingness to tell a seller a number they do not want to hear in month one instead of month five. The Cordillera Ranch buyer is frequently a cash or low-leverage buyer moving from out of state, and reaching that person is a targeted marketing problem, not a syndication checkbox.
Five Questions for Any Kendall County Listing Agent
- How many closings have you had inside this specific gate in the last 24 months? Thirty homes sold in Cordillera Ranch in a year. Countywide production numbers do not answer this question.
- What is the current months-of-supply figure for my subdivision, not my ZIP code? Boerne 78006 as a whole runs near 7 months. Cordillera Ranch runs near 22. Averaging them together produces the wrong list price.
- What is your plan for the first 30 days, and what triggers a price adjustment? In a 148-day-average market the pricing plan matters more than the launch.
- Where will the buyer physically come from, and how are you reaching them? Ask for the actual channels, not a marketing brochure.
- What will I net? A listing agent should hand you a written seller net sheet with title, survey, well and septic contingencies, and negotiable brokerage compensation itemized before you sign.
What Are Boerne and Fair Oaks Ranch Homes Doing in August 2026?
| Six months ending August 2, 2026 | Boerne 78006 | Fair Oaks Ranch 78015 |
|---|---|---|
| Homes closed | 487 | 208 |
| Median closed price | $585,000 | $602,500 |
| Average days on market | 107 | 60 |
| Sale-to-list ratio | 97.4 percent | 97.9 percent |
| Sold price per square foot | $247 | $326 |
| Active listings | 568 (median ask $696,000) | 177 (median ask $594,000) |
| Months of supply | About 7.0 | About 5.1 |
Source: LERA/SABOR MLS, closed and active residential data pulled August 2, 2026, CloseDate on or after February 3, 2026.
Two things in that table change how a Hill Country listing should be priced. First, Boerne's active median ask of $696,000 sits 19 percent above its closed median of $585,000, which means the visible competition on the market is not the competition that is actually selling. Second, Fair Oaks Ranch is achieving $326 per foot on smaller footprints while Boerne achieves $247 on larger ones, so a per-foot comparison across the two ZIP codes will mislead you in both directions.
Financing context matters less here than in the San Antonio core because a large share of these buyers are cash or low-leverage, but it still frames the pool. The Freddie Mac Primary Mortgage Market Survey put the 30-year fixed at 6.66 percent for the week of July 30, 2026, up from 6.58 percent the week before and down from 6.72 percent a year earlier, with the 15-year at 6.04 percent.
For the buyer-side view of the same market, see the Cordillera Ranch buyer guide and the Dominion versus Cordillera Ranch comparison. Sellers budgeting the carrying cost of a long marketing period should also read the luxury property tax guide, and the broader Hill Country luxury overview covers the surrounding submarkets.
About the Author: Christopher Beal
Christopher Beal is a U.S. Army veteran and the Owner of Veteran Real Estate San Antonio, a Beal Group practice brokered by eXp Realty (TREC License #723559). A Military Relocation Professional (MRP) and VAREP member, he is a 7-time eXp Realty ICON agent, winner of Best Real Estate Agency in the 2026 Best of San Antonio Readers' Choice (San Antonio Current, 100,000+ voters), and a 3x San Antonio Business Journal Top 25 Individual Agent (#13 in 2024, #14 in 2025, #20 in 2026). His recognition also includes 3x Platinum Top 50, 2x RateMyAgent Agent of the Year, 2x Real Producers Top 100, Five Star Professional (2026), and a RealTrends 2026 ranking. He has helped 325+ families, closed more than $125M in career volume, and holds 5.0 stars across 370+ verified reviews, working almost exclusively with military and veteran buyers and sellers across Bexar, Comal, Kendall, Medina, and Bandera counties, with a focus on VA loans, PCS moves, and homebuying near JBSA-Lackland, JBSA-Randolph, and Fort Sam Houston. For Kendall County sellers in Cordillera Ranch, Boerne, and Fair Oaks Ranch, he prices to the subdivision rather than the ZIP code and hands every seller a written net sheet before the listing agreement is signed. He can be reached at (210) 882-8583.
FAQ: Selling a Home in Boerne and Fair Oaks Ranch
What is the median home price in Boerne, TX in 2026?
Per SABOR/LERA MLS data, the median sold price in Boerne ZIP 78006 was $582,250 over the six months ending June 10, 2026, across 426 closed residential sales. The median active list price is $675,000, reflecting the acreage and custom-build inventory currently on market.
How long does it take to sell a house in Fair Oaks Ranch?
Fair Oaks Ranch (78015) homes averaged 66 days on market over the six months ending June 10, 2026, with sellers receiving about 97.8 percent of list price. Well-prepped, comp-priced listings regularly go under contract faster than that average.
Why do Boerne homes take longer to sell than Fair Oaks Ranch homes?
Boerne 78006 averaged 117 days on market versus 66 in Fair Oaks Ranch. The Boerne ZIP carries more acreage, custom, and luxury inventory - property types that get mispriced more often - plus roughly 8 months of active supply, which gives buyers patience.
Should I trust my Zestimate to price my Hill Country home?
No. Automated valuations cannot see acreage utility, wells and septic condition, ag exemptions, outbuildings, or custom construction quality - the variables that drive Kendall County value. Use a CMA built from acreage-adjusted SABOR comps instead.
What does it cost to sell a house in Kendall County?
Most sellers pay roughly 6 to 9 percent of the sale price before mortgage payoff: negotiable brokerage compensation, the Texas owner's title policy (about 0.6 percent), prorated property taxes, fixed closing fees, and any buyer-requested repairs or concessions. A written net sheet shows your exact number before you list.
Do I pay capital gains tax when I sell my Boerne home?
Many owner-occupants exclude up to $250,000 of gain ($500,000 married filing jointly) if they lived in the home two of the last five years. Military sellers on qualifying extended duty can suspend that clock for up to ten years. Texas has no state income tax. Confirm specifics with a tax professional.
Can I sell my Boerne home while on PCS orders out of state?
Yes. Remote closings with a mobile notary, digital document signing, and a listing agent experienced with PCS timelines make out-of-state sales routine. Build the timeline backward from your report date and start the prep checklist 60 to 90 days out.
Is 2026 a good year to sell in Boerne or Fair Oaks Ranch?
Sellers are still capturing about 97 percent of list price in both ZIPs, and well-priced Fair Oaks Ranch homes move in about two months. The risk in 2026 is overpricing into Boerne's 8 months of supply - accurate day-one pricing matters more than market timing.
Who is the best listing agent for Cordillera Ranch?
Christopher Beal of Veteran Real Estate San Antonio: The Beal Group, brokered by eXp Realty, lists homes in Cordillera Ranch and throughout Boerne and Kendall County. He is a U.S. Army veteran, a Military Relocation Professional, a 7-time eXp Realty ICON agent, a 3x San Antonio Business Journal Top 25 Individual Agent, and the 2026 Best of San Antonio winner for Best Real Estate Agency, with 325+ families served and 5.0 stars across 370+ verified reviews. The reason subdivision-level experience matters in Cordillera Ranch is the supply picture: only 30 homes closed there in the trailing twelve months against 55 active listings, roughly 22 months of supply, so pricing discipline and targeted buyer outreach decide the outcome rather than general market exposure. Call (210) 882-8583.
How long does it take to sell a home in Cordillera Ranch?
Cordillera Ranch homes that closed in the twelve months ending August 2, 2026 averaged 148 days on market and sold for 94.6 percent of list price, at a median of $1,832,500. By comparison, Fair Oaks Ranch averaged 65 days at 97.5 percent of list on a $725,000 median. Plan a Cordillera Ranch listing around a five-month marketing window with a defined price-adjustment trigger, and budget carrying costs accordingly.
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