How Do I Price My Home to Sell in Texas?

The price you list your home at is not just a number — it is a strategic decision that determines how quickly your home sells, how many buyers see it, and what you ultimately put in your pocket. Here is how to get it right in the current Texas market.

Why Pricing Right Matters More Than Ever

In the current Texas market with approximately five months of statewide inventory as of Q1 2026 per the Texas Real Estate Research Center, buyers have options and the time to use them. The Houzeo 2026 Texas selling guide notes that 67.6% of Texas homes are selling below list price in 2026 — a meaningful signal that the market is penalizing overpriced listings. Sellers who price correctly from day one consistently achieve better outcomes than those who start high and reduce: the initial listing window generates the most buyer attention, and a price reduction after 30 or 60 days on market signals to buyers that something is wrong with the property, even if the only problem was the original price.

How a Comparative Market Analysis Works

The foundation of any Texas listing price is a comparative market analysis (CMA) prepared by a licensed real estate agent with specific knowledge of the local market. A CMA examines recently sold homes that are genuinely comparable to the subject property — similar square footage, lot size, condition, age, school district, and proximity — and adjusts for material differences. In the Boerne market, a thorough CMA must account for: which specific Boerne ISD campus the home feeds to; Hill Country view or Cibolo Creek proximity premiums; HOA structure and dues relative to comparable properties; and the specific community's recent days-on-market trends versus the broader Boerne average.

What the Data Says About Current Texas Pricing

The Redfin March 2026 statewide Texas median was $341,800, down 1.8% year over year. Zillow's average Texas home value was approximately $306,682 as of early 2026, down 2.2% year over year. In Boerne specifically, the median was approximately $574,000 to $606,000 per Redfin and SABOR data from August 2025. For sellers in 2026, these numbers confirm what agents are seeing on the ground: the market will not support pricing based on 2022 peak comparables. Sellers who understand the current data and price within the range that recent sales actually support are achieving closings; sellers who do not are accumulating days on market and eventually accepting lower prices than they would have achieved with a correct initial list price.

The Strategic Considerations Beyond the Data

List price strategy in the current market also involves reading the specific competition the home will face when it lists. Your agent should pull the active listings in your price range and neighborhood before setting your list price — not just the sold comparables. A home that is the fifth listing in a community where four others are sitting unsold faces a different strategic reality than a home listing into a pocket with no competition. Understanding this context is part of what separates a pricing strategy from a pricing exercise.

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