Open four browser tabs and search "Boerne home prices" this week. Redfin will tell you the median sale price is $450,000. Scroll up on that same Redfin page and you'll find another number, an average price of $544,000, moving in the opposite direction from the median just below it. Zillow will tell you the typical home is worth $554,983. Movoto will tell you the median list price in June 2026 was $669,000. Ask the San Antonio Board of REALTORS for the Kendall County figure and you'll land somewhere around $627,900.
None of these sites made an error. They're all measuring something slightly different, and the gap between them is not noise you can average away. It's the actual shape of the Boerne market, and once you know how to read it, it tells you more than any single headline number ever could.
Four Sources, Four Different Boernes
Here's what a snapshot of public data looked like heading into the second half of 2026:
| Source | Time window | What it measures | Figure |
|---|---|---|---|
| Redfin | 3 months ending May 2026 | Median sale price | $450,000 |
| Redfin (same page) | Most recent single month | Average sale price | $544,000 |
| Zillow | As of late June 2026 | Model-estimated "typical" value (all homes, not just sold) | $554,983 |
| Movoto | June 2026 | Median list price | $669,000 |
| SABOR / Kendall County | Q4 2025 | Median sale price | $627,900 |
| SABOR / Kendall County | Q4 2025 | Average sale price | $737,528 |
Line these up and the spread between the low end and the high end is close to $290,000. That's not a rounding difference. That's the difference between qualifying for a mortgage on a house near downtown and qualifying for one on ten acres outside city limits, expressed as if it were one market with one price.
The First Clue Is Sitting on the Same Page
The clearest evidence that these numbers aren't measuring the same thing shows up without even leaving one website. Redfin's own Boerne page reports a three-month median sale price of $450,000, down 5.5% from the same period a year earlier. A few lines above it, the same page reports an average sale price of $544,000 for the most recent single month, up 27.9% year over year. One metric on one page, two directions, in the same market, in the same season.
That's not a glitch. Median and average answer different questions. The median tells you the price of the home in the exact middle of all the homes that sold. The average tells you the total dollar volume divided by the number of sales, which means a handful of very large transactions can pull it upward even while the typical sale is cooling. When a few high-value acreage properties close in a given month, the average jumps even though the home most buyers are actually competing for hasn't moved much at all.
The SABOR Kendall County numbers show the same pattern at the county level. Their Q4 2025 report put the median sale price at $627,900 and the average at $737,528, a gap of nearly $110,000. That gap is the fingerprint of Boerne's split inventory: a base of in-town and subdivision homes setting the median, and a tail of larger acreage estates in communities like Cordillera Ranch, Esperanza, Tapatio Springs, Menger Springs, and Balcones Creek pulling the average well above it.
A List Price Isn't a Price Yet
Movoto's $669,000 figure for June 2026 is worth a second look for a different reason: it's a median list price, not a closed sale price. That's what sellers are asking, not what buyers are paying.
Public data from earlier in 2026 gives a sense of the gap between the two. In 78006 in February 2026, homes were selling at roughly a 90% sale-to-list ratio, meaning a home listed at $675,000 was more typically closing closer to $607,500. Zillow's snapshot from the same window showed 84.7% of 78006 sales closing below list price, with a median sale-to-list ratio of 0.967. Depending on which of those figures you apply, a home carrying a $669,000 ask this summer could reasonably close anywhere from the low $600s to the mid $600s. If you're budgeting off the list price alone, you're budgeting off a number the seller picked, not one the market has confirmed.
The Same Contradiction Shows Up in Days on Market
If price disagreements were the only issue, you could chalk it up to timing. But the "how fast is this market moving" numbers are just as scattered, and for the same underlying reason: everyone is timing a different clock.
Zillow's ZHVI snapshot from late June 2026 shows homes going to pending in around 15 days. Redfin's three-month window ending May 2026 shows homes selling after 67 days on market, down from 83 days the year before. SABOR's Q4 2025 Kendall County report showed 96 days on market. Movoto's June 2026 figure put the median at 185 days, unchanged from June 2025.
Those aren't four readings of the same clock. "Days to pending" stops counting the moment an offer is accepted. "Days on market" as some portals calculate it can include a listing's full, cumulative time span across price cuts and re-listings, which stretches the number for homes that sat, dropped in price, and eventually sold. A 15-day figure and a 185-day figure can both be true for the exact same house, depending on which moment you're measuring from and whether the count resets.
What's Actually Moving Underneath the Noise
Here's the part that matters if you're comparing Boerne to somewhere else. This isn't a story about condos dragging down the average or new construction skewing the mix. SABOR's Boerne-specific report from February 2025 recorded 19 residential sales, and every single one was a single-family home. Townhouse and condo activity was close to nonexistent, with only a couple of active listings and no condo closings that month. Boerne's price swings aren't coming from a mix of housing types. They're coming from within a single category: single-family homes that range from a cottage a few blocks off historic Main Street to a custom build on acreage in a named Hill Country subdivision.
That's the real mechanism behind the headline confusion. A "Boerne median" pulled from a month heavy with acreage closings in Cordillera Ranch or Esperanza will read differently than one pulled from a month dominated by smaller lots closer to downtown, even if nothing about the broader market actually changed. The city limits, the 78006 and 78015 zip codes, and the Kendall County boundary each draw a different line around that mix, which is part of why a "Boerne" number sourced from a zip code report and a "Boerne" number sourced from city-limit sold data can diverge before you've even accounted for methodology.
How to Actually Compare Boerne Against Somewhere Else
If you're weighing Boerne against another Hill Country or San Antonio-area community, a single median from any one site isn't the number to anchor on. A more reliable approach:
- Ask whether the figure is a sale price or a list price, and treat list prices as a starting point, not a budget.
- Ask for the time window. A single month, a three-month rolling average, and a full quarter will all tell slightly different stories, especially in a market where 87 homes sold one May and 116 sold the May before.
- Ask what geography the number covers. City limits, a zip code, and a full county are three different inventories wearing the same name.
- Ask for price per square foot within a specific subdivision or lot type rather than a citywide figure. A downtown cottage and a Cordillera Ranch estate shouldn't be averaged together and then treated as a single data point for your decision.
None of the public numbers are wrong. They're just answering narrower questions than the headline suggests, and the only way to get an answer that fits your specific situation is to ask about the specific slice of Boerne you're actually comparing.
FAQ
Why did Zillow and Redfin disagree on whether prices went up or down? Because they're not always measuring the same period, the same geography, or the same metric. One regional recap of 78006 data from early 2026 noted Zillow showing values down 0.8% year over year in the same stretch that Realtor.com showed the zip code's median sale price up 2.27%. Both can be accurate readings of different data.
Should I trust the list price or the sold price when budgeting? Sold price, whenever you can get it. List price tells you what a seller hopes for. Sale-to-list ratios in the 90% to 97% range through early and mid 2026 suggest a meaningful gap between the two in the current market.
Is Boerne actually more or less expensive than a year ago? It depends entirely on which slice you're looking at. Several measures point to softening at the median and stability or modest growth at the average, which is consistent with a market where the typical home is cooling slightly while a tail of higher-end acreage sales keeps the top end firm.
If you're trying to figure out what a specific property, in a specific Boerne subdivision, is actually worth in today's market, a citywide median won't get you there. Harkin Realty works these numbers block by block and subdivision by subdivision every day. Get Your Instant Home Valuation and we'll show you where your home actually sits in this market, not just where the headline says Boerne sits.
