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In New Braunfels, Some Homes Still Draw Multiple Offers While Others Sit for Months
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Date:
10 Jun 2026
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The New Braunfels housing market isn’t moving the same way in every neighborhood or price range. Some homes are still drawing multiple offers. Others have been sitting for four months with barely a showing. If you’re buying, selling, or investing in this stretch of the I-35 corridor, knowing the difference could save you time and money.
Yitzchak Pierson, a broker associate with eXp Realty who covers the corridor from Kyle and Buda down through New Braunfels to Schertz and Selma, sees the split clearly. The market has about 6.6 months of inventory overall, and homes are averaging 120 to 140 days on the market. But that average hides a real divide between what buyers want and what’s piling up.
The Homes That Are Moving
Established neighborhoods are the clear winners right now. Homes in older, tree-lined areas close to downtown, dining, and local amenities continue to generate strong interest, and occasionally multiple offers. These properties don’t come to market often, and when they do, buyers who’ve been waiting act fast.
Move-in-ready new construction with real incentives is also selling. Pierson recently closed a deal on a new-construction home listed at $325,000; the buyer paid $309,000, received $10,000 toward closing costs, and walked away with a refrigerator, washer, dryer, and garage door opener.
The common thread: value that’s obvious and immediate. Buyers right now are not willing to guess whether a home is a good deal. It either is, or they move on.
The Homes That Are Sitting
The heaviest inventory buildup is in the $200,000 to $400,000 range, particularly in newer subdivisions where production builders are still actively constructing. When a buyer can choose between a two-year-old resale home and a brand-new identical model from the builder next door, complete with warranties and incentives, the resale loses almost every time. “If it’s not a deal or a diamond, it’s not moving,” Pierson says.
Luxury homes, which Pierson defines as $700,000 and up in this market, are also slow. Communities like Vintage Oaks and Copper Ridge have accumulated significant inventory. Buyers at that price point can afford to be selective, and they are. Homes in that range are sitting well beyond the market average, and price cuts are common.
The pattern Pierson keeps seeing with stale listings is the same: sellers who bought near the 2022 peak and still expect 2022 prices. “Sellers still want a higher price like they were hearing the last couple of years,” he says. But buyers have data, options, and patience, and they’re not making offers on overpriced homes. They simply leave.
The Appraisal Risk That Can Kill Deals
As property values continue to decline from their 2022 highs, appraisals are becoming an increasing obstacle to transactions. If a buyer and seller agree on a price that exceeds what an appraiser determines the home is worth, the deal can fall apart, or the buyer has to cover the difference out of pocket.
Pierson says this is the risk he’s watching most closely. “We want to keep the purchase price as low as possible because we want to make sure we don’t have any appraisal gaps,” he says. For sellers, this means accepting a high offer feels great until the appraisal comes in low. For buyers, it’s a reason to avoid stretching above fair market value, even in a negotiation.
What Buyers Should Do Right Now
In the $200,000 to $400,000 range, focus on new construction with builder incentives rather than resale homes in the same subdivisions. You’ll get more for your money and fewer headaches.
For established neighborhood homes, be ready to move quickly. These are still competitive. Get pre-approved before you start looking, and know your number before you walk in the door.
Ask every seller for closing cost concessions. With homes sitting on the market for 120-plus days in many areas, sellers are more flexible than they’ve been in years.
What Sellers Should Do Right Now
Price based on what has sold in the last 90 days, not what your neighbor listed for two years ago. Pierson is direct: homes that start too high end up chasing the market with repeated price cuts, which signals desperation to buyers and ultimately results in a lower final price than a correct listing from day one.
If your home is in a production builder neighborhood, you’re competing directly with new construction. The only way to win that competition is price, condition, or both. Consider offering credits for updates or repairs rather than trying to justify a higher number.
What This Means Going Forward
New Braunfels is a market of haves and have-nots. Homes with character, location, or genuine value are still moving. Everything else is waiting for sellers to accept current conditions. With inventory at 6.6 months and climbing in certain segments, the gap between well-priced homes and overpriced ones is likely to widen before it narrows. Buyers have leverage they haven’t had since before the pandemic, and sellers who recognize that early will come out ahead of those who wait.
About the Expert: Yitzchak Pierson is a broker associate with eXp Realty covering the I-35 corridor from Kyle and Buda through New Braunfels to Schertz and Selma, Texas.
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.
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