The 2026 market feels “mixed” — and that’s exactly why these metrics matter

Across the San Antonio → New Braunfels → Hill Country corridor, the market isn’t moving at one speed. Some homes still go quickly, while others sit and require adjustments.

The clean way to read the market is to track pace + pressure:

• Pace: how long it takes homes to sell (Days on Market / Days to Sell)
• Pressure: how much competition sellers face (Months of Inventory + Active Listings)

TRERC’s San Antonio–New Braunfels MSA data shows inventory has risen and homes are taking longer to sell—classic ingredients for more negotiation opportunities in many segments.

What these three “buyer leverage” signals actually mean

1) Days on Market (DOM): “How long has it been sitting?”

• Rising DOM usually means sellers have more competition and buyers have more leverage.
• TRERC reports days to sell for the San Antonio–New Braunfels MSA increased to 120 (Nov 2025).
• SABOR also reported average DOM of 86 in November 2025 (up YoY).

How to use it as a buyer:
If a home is well above the area’s typical DOM, it’s often a signal you can negotiate harder (price, credits, repairs).

2) Price cuts: “Did the seller already blink?”

Not every data source publishes “% of listings with price drops” publicly for every city, but you can still read price-cut pressure using MLS-based signals like:

• Active listings rising (more competition)
• Close-to-original-list-price declining (more negotiation / discounting)

TRERC shows active listings up and close-to-original-list-price at ~92% for the MSA (Nov 2025), indicating more buyers are negotiating below initial ask than in prior periods. 

How to use it as a buyer:
A recent price reduction + longer DOM often opens the door to (1) a second adjustment or (2) stronger concessions.

3) Concessions: “What can the seller pay for to help you win?”

Concessions often show up as:

• Closing cost credits
• Rate buydown help
• Repairs (or repair credits)

A practical “concessions thermometer” is close-to-original-list-price:

• When homes are closing at a lower % of original list, it often means buyers are negotiating price, credits, or both.
• SABOR reports 92.4% close-to-original-list-price for Nov 2025.
• TRERC reports 92.13% for the MSA in Nov 2025 (and notes a YoY decline). 

2026 Snapshot: SA vs NB vs Hill Country (MLS-based “Quick Look”)

Below are Texas REALTORS® MarketViewer “Quick Look” stats (Residential Resale, Dec 2025) for consistent apples-to-apples comparisons.

San Antonio

• Average Days on Market: 74
• Months of Inventory: 5.5
• Median Price: $264,900

What it means: Negotiation is common, but it’s still neighborhood- and price-band dependent. Homes that are turnkey and correctly priced can move faster than the average.

New Braunfels

• Average Days on Market: 92
• Months of Inventory: 5.7
• Median Price: $340,000

What it means: More time on market tends to create more room for buyers—often showing up in credits and terms, especially where resale homes compete with nearby new construction.

Hill Country examples (because “Hill Country” isn’t one market)

Boerne

• Average Days on Market: 101
• Months of Inventory: 3.9
• Median Price: $440,000

Canyon Lake

• Average Days on Market: 144
• Months of Inventory: 10.0
• Median Price: $385,000

What it means: Some Hill Country pockets (like Canyon Lake in this snapshot) show strong buyer leverage when inventory climbs and DOM stretches—while others (like Boerne) can remain more competitive depending on supply.

A simple way to read negotiating power

If you see higher months of inventory + longer days on market + close-to-list around ~92%, buyers often have room to negotiate price and/or concessions (especially on listings that have been sitting).

What to do with this info (buyers)

If DOM is “fresh” (new listing / hot pocket)

• Keep your offer clean
• Ask for targeted concessions (rate buydown help or limited closing costs)

If DOM is “average”

• Negotiate either price or credits (pick the lever that helps your payment most)

If DOM is “stale” (well above typical)

• Negotiate firmly: price + credits + repairs where justified
• Use the data: inventory is higher and homes are taking longer to sell in the region

What to do with this info (sellers)

• If showings are slow and DOM is climbing, buyers are comparing you against more inventory.
• If you want to protect your net, consider “payment help” concessions (credits/buydowns) before repeated price cuts—buyers feel payment relief immediately.

Conclusion + Action Step

Bottom line: In 2026, the best negotiating opportunities tend to show up where homes are sitting longer and inventory is higher—and MLS-based indicators across the corridor show that dynamic is real in many segments.

Action Step: If you want help translating these market signals into a smart, winning strategy—price vs credits, repair asks, rate buydown options, and neighborhood-specific tactics—reach out to Correa Realty Group. We’ll guide you from search to offer to closing, and help you negotiate with confidence.

FAQ

Q: What does “Days on Market” tell me as a buyer?
A: DOM shows how long a home has been listed. When DOM rises, sellers often face more competition and are more open to negotiating (price, credits, repairs).

Q: What’s the easiest sign concessions might be available?
A: Watch close-to-original-list-price and DOM. When homes are closing around ~92% of original list and taking longer to sell, concessions (or price flexibility) are more common.

Q: Which area looks most negotiable right now—SA, NB, or Hill Country?
A: It depends on the specific submarket, but Dec 2025 MLS-based snapshots show longer DOM and higher inventory in some Hill Country pockets (ex: Canyon Lake) and in New Braunfels compared to San Antonio overall.