Many sellers in New Braunfels, Texas expect a new listing to draw showings within days. In today’s market, a home can go weeks without one, even when it is priced below what the owner paid.
Yitzchak Pierson, a Broker Associate with eXp Realty who lists homes in New Braunfels and along the I-35 Corridor, is working through this with a seller right now. He says homes usually sit for a few predictable reasons, and most of them can be planned for before the sign goes in the yard.
New Braunfels had 911 active listings and 6.7 months of inventory in September 2026, according to the Four Rivers Association of REALTORS® Monthly Local Market Report, September 2026 (Texas Real Estate Research Center at Texas A&M University). Around six months is generally considered a balanced market, so buyers have plenty to choose from and little reason to rush.
Many of those choices are brand new. New construction accounted for 371 of the 1,252 homes sold in New Braunfels through September. So far this year, the median new construction price was $291,999, compared with $338,500 for existing homes.
“Homes are sitting for longer. They’re competing with new construction,” Pierson says. Builders can also offer rate buydowns and closing cost incentives. Pierson says that means a resale home is competing with a builder’s monthly payment, not just its list price.
Pierson’s current seller bought their home at the peak of the market in 2021 for $470,000. After accepting a job offer in another state, they needed to sell. Based on the market data, the home was listed at $395,000 with $10,000 in seller concessions, a little below another home with the same floor plan in the neighborhood.
After more than two weeks on the market, it had not had a single showing. Pierson calls that experience “very disheartening” for sellers, and he does not try to soften the numbers.
“I can’t sugarcoat things. I can’t tell the client what they want to hear,” he says. “I have to run the numbers and actually show what the market is telling us and give them multiple options.”
Owners who bought near the peak should run their numbers before listing. Pierson recommends looking at estimated net proceeds at several price and concession levels, so the seller knows what each scenario means before the first offer arrives.
Pierson priced the home so it can be adjusted later without lowering the seller’s bottom line. A $395,000 price with $10,000 in concessions nets the seller about the same as a $385,000 sale with no concessions.
If a month passes with no showings or feedback, the plan is to lower the list price to $385,000 and stop advertising the concessions. Concessions could still be negotiated, but the seller’s bottom line would not change.
The lower price also puts the listing back in front of buyers who already saved it. “It brings it back up to the top of everybody’s inboxes who had that property as possibly a favorite or was looking at that property,” Pierson says.
Homes in New Braunfels averaged 105 days on market in September and sold for 90.6% of their original list price. Pierson tells sellers to plan around those numbers. “This is a market where you have to have a lot of patience and there’s going to be weeks where we don’t have any interest,” he says.
A quiet stretch does not always mean something is wrong. Buyers research homes online before deciding whether to tour them, so the listing does much of the early work. Pierson includes as many photos as possible, floor plans, and a detailed online presentation so buyers can decide the home is worth seeing before they get in the car.
“When we finally do get a booking, they’re more likely to put in an offer,” he says. “They’re going to be more high intention.”
For older homes, he also considers a pre-listing inspection so buyers face fewer unknowns. “Marketing right now, presentation, pricing are so important,” Pierson says.
Sellers on a deadline cannot control the market, but they can control the price, the presentation, and the plan for what happens if the first few weeks are quiet. Sellers preparing to list can see how Pierson approaches pricing and marketing on his Sell Your Home page.
Yitzchak Pierson is a Broker Associate with eXp Realty in New Braunfels, Texas, serving buyers, sellers, and investors across the I-35 Corridor, including Canyon Lake, San Marcos, and Seguin. He has been named Best Real Estate Agent in New Braunfels three years in a row and hosts the YouTube channel Living in New Braunfels.
This article is based on information provided by the expert source cited above. It is intended for general informational purposes only and does not constitute legal, financial, or real estate advice. Readers should conduct their own research and consult qualified professionals before making any real estate or financial decisions.
Disclosure: Individuals or companies mentioned may have a commercial relationship with KeyCrew.
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