New Braunfels, Texas Housing Market

How much can you negotiate in New Braunfels?

Only 37 out of every 100 homes for sale have found a buyer. The other 63 are still waiting. Your offer may be the only one on the table. About 1 in 4 sellers has already dropped their price. Each one has learned their first price was too high. Start below their new price, not their old one.

A typical New Braunfels home takes 67 days to find a buyer. Half of them take even longer. Those sellers are paying to own a house they want to sell. Search for homes listed 90+ days ago. There are 1,240 homes for sale in New Braunfels. That is the most in ten years. It is 8 times the low of May 2021. Every one of them competes with the house you want.

What to do about it

• Search New Braunfels homes listed 90+ days ago that have already cut their price.
• Offer below the reduced price.
• Keep your inspection and financing contingencies.
• Ask the seller to pay closing costs.
• You can lose a few offers here and still win.

Is now a good time to buy in New Braunfels?

Asking prices are 24.0% below their Apr 2022 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. New Braunfels prices rose in only 74 of the last 108 months. This market goes up and down. Timing matters here. Growth will not rescue a bad price.

There is no rush. Prices are still coming down. Watch the homes you like. Come back after they cut. Let the seller move first.

What numbers should you underwrite a New Braunfels deal with?

• Price growth to assume — +0.4%/yr. 1 year: -4.2% · 5 years: +0.4% · ten years: +3.6%. Do not use the ten-year rate. Most of that growth landed in the 2020 and 2021 boom. The five-year rate is what New Braunfels does without one. Underwrite closer to +0.4%. Measure growth per square foot. New Braunfels median list price grew 2.0% a year, but price per square foot grew 3.6%. The gap is smaller homes, not weaker growth. The house you buy will not shrink. The one-year rate is a timing signal. It is not an underwriting input.
• Months of carrying cost — 3. A typical home takes 67 days to sell. Budget that long when you exit or refinance.
• Odds you cut your price to sell — 1 in 4. About 28% of homes on the New Braunfels market right now have already cut their asking price. Assume you are one of them when you sell. Do not underwrite an exit at your asking price.
• Comp on this, not median price — $199/sqft. The typical New Braunfels listing shrank from 2,538 to 2,162 sqft since Jul 2016. So median price hides real growth: 42% per sqft versus 22% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — +4%. That is how much the number of homes for sale grew in a year. Your resale will face a bigger crowd than today's comps did.

Is New Braunfels a buyer's or seller's market in 2026?

Yes, if you negotiate. Buyers have the upper hand in New Braunfels right now. 0.37 out of every 100 homes for sale have a buyer, 28% of sellers have cut their price, and a typical home takes 67 days to sell.

Are New Braunfels home prices going up or down?

Asking prices are 24.0% below their Apr 2022 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.

What price growth should I assume for New Braunfels?

+0.4%/yr. 1 year: -4.2% · 5 years: +0.4% · ten years: +3.6%. Do not use the ten-year rate. Most of that growth landed in the 2020 and 2021 boom. The five-year rate is what New Braunfels does without one. Underwrite closer to +0.4%. Measure growth per square foot. New Braunfels median list price grew 2.0% a year, but price per square foot grew 3.6%. The gap is smaller homes, not weaker growth. The house you buy will not shrink. The one-year rate is a timing signal. It is not an underwriting input.

How fast are homes selling in New Braunfels?

A typical New Braunfels home takes 67 days to find a buyer. Half of them take even longer. Those sellers are paying to own a house they want to sell. Search for homes listed 90+ days ago.