New Braunfels Inventory Hits Multi-Year High – What’s Selling and What’s Sitting

Written by:

Alejandra Rodriguez

Date:

21 Apr 2026

Share

Share via Facebook

Share via Linkedin

Share via X

Copy to clipboard

Buyers searching for homes in New Braunfels now have more options than at any point in recent years. Inventory has climbed to five to six months of supply, the highest level since before the pandemic. But with more choices, the market has become sharply divided: some properties sell quickly, while others linger for months. The difference comes down to pricing, property condition, and matching buyer preferences.

Homes are now taking an average of 120 days to close, and half of all listings have been on the market for over two months. This is a major change from the fast-paced market of 2021 and 2022, when nearly every listing sold promptly, often with multiple offers. Today, buyers are more selective, and sellers are learning that not all homes attract immediate interest.

What’s the Market Like Now

Open houses in New Braunfels tell the story. Instead of lines out the door, agents now consider three showings in a weekend to be typical. Homes that once sold in under a week are now averaging four months on the market. To attract buyers, sellers are offering incentives they rarely considered before, including closing cost credits, home warranties, and even paying for title insurance.

“Buyers have so much inventory to choose from now,” says Yitzchak Pierson, realtor/broker associate at eXp Realty LLC. “They’re not just making offers — they have to really like the house.” Homes need to present well, be priced realistically, and offer features buyers want in the current market.

Segment Breakdown

Under $300,000: Homes priced below $300,000 remain in demand, especially on the east side of I-35 near Seguin. Buyers seeking affordability are purchasing properties in the high $200,000s to low $300,000s, particularly in neighborhoods with good schools and easy access to interstates. Updated homes at the right price typically sell within weeks.

$300,000 to $500,000: This price range is the most competitive and unpredictable. Buyers have plenty of options and are submitting low offers and requesting repairs. Sellers who price above market value often wait months for a sale. Homes that are updated and priced correctly still sell, but without the urgency seen in previous years.

New Construction: Builders currently hold an advantage. With interest rates as low as 3.99 percent and significant closing cost incentives, new construction is drawing buyers away from resale properties. Many buyers who start out looking at existing homes ultimately choose new builds because of these financial incentives.

Master-Planned Communities: Developments like Bexar Amenity and Mayfair are seeing steady sales thanks to amenities, parks, and nearby shopping. Bexar Amenity has grown steadily over the past decade, and Mayfair’s addition of a Costco is attracting buyers seeking convenience. Homes in these communities are holding their value better than those in older neighborhoods.

Luxury Over $1 Million: High-end homes are accumulating on the market. Listings are staying on the market longer, and sellers are cutting prices by $50,000 or more to attract attention. “We’re seeing price cuts on the high end that we haven’t seen in years,” Pierson says. Buyers at this level are taking their time and being highly selective.

What’s Selling Quickly

Updated kitchens: Move-in-ready kitchens with quartz counters and new appliances are a top priority. Buyers will overlook smaller bedrooms if the kitchen is modern and functional. Homes with outdated kitchens typically sit on the market longer and sell for less.

Townhomes with garages: These appeal to first-time buyers who want the feel of a single-family home without the burden of yard maintenance. Demand for these units is strong.

Homes with solid systems: Properties with sound foundations, newer roofs, and updated HVAC systems sell more quickly, even if they need cosmetic updates. Buyers are willing to take on painting and flooring, but major repairs are a deal-breaker.

What’s Sitting on the Market

Outdated bathrooms: Dated bathrooms, especially those with old tile or fixtures, turn buyers away. Sellers who skip bathroom updates are seeing fewer offers.

Major repair needs: Homes with foundation issues, roof problems, or failing HVAC systems linger on the market, especially when sellers aren’t willing to address repairs up front. FHA and VA buyers often can’t close on homes needing lender-required repairs, causing deals to fall through.

Homes on busy streets: Even with price reductions, properties on high-traffic roads are attracting fewer buyers. Families with children prefer quieter locations and are avoiding these homes.

What Everyone Needs to Know

For buyers: In the sub-$300,000 range, be prepared to act quickly and offer at least the asking price. In the $300,000 to $500,000 range, there is more room to negotiate on price, repairs, and closing costs. If a home has been listed for more than 60 days, consider making a lower offer. Don’t overlook new construction, as incentives and lower interest rates can add up to significant savings.

For sellers: If your home isn’t brand new or recently renovated, consider offering upgrade credits rather than doing the work yourself. Price your home realistically from the start — overpricing leads to longer days on market and weaker negotiating power. Address obvious issues, particularly in kitchens and bathrooms, before listing. If your home has been listed for more than 30 days, consider a price reduction or additional incentives.

For investors: Focus on homes that have been on the market for months, as these sellers are often more motivated and open to negotiation. Look for properties with good structural condition in solid neighborhoods — cosmetic updates are manageable, but major repairs are costly. For rental properties, new construction remains a strong option, offering warranties and immediate rental potential without major upfront repairs. Current rental rates average about $1 per square foot, so analyze cash flow closely before purchasing.

Looking Ahead

The rise in inventory has shifted power toward buyers in New Braunfels, but not every home is selling quickly. Buyers are more selective, and sellers must focus on pricing, condition, and incentives to stand out. As Pierson puts it, “The market is the best it’s been for buyers. You have to know what to look for and be ready to move when you find it.”

This article is intended for informational purposes only and does not constitute legal, financial, or investment advice. The views and opinions expressed herein reflect those of the individuals quoted and do not represent an endorsement of any company, product, or service mentioned. Readers should conduct their own due diligence and consult qualified professionals before making any investment decisions.