As we roll into January 1, 2026, the housing market is giving buyers more breathing room—and asking sellers to be more strategic.

Mortgage rates just closed the year at their lowest level of 2025 (around 6.15% for a 30-year fixed), which is helping bring more shoppers back into the conversation. (Freddie Mac) At the same time, many homes are taking longer to sell and price reductions have been common across the San Antonio–New Braunfels region—creating a more balanced, negotiation-friendly environment. (FRED)

Below are the most common “right now” inquiries we’re seeing across the buyer and seller side—and what to do about each as you start the year.

What buyers are asking most right now

1) “Should I buy now…or wait for rates to drop?”

This is the #1 question heading into 2026, especially with rates easing from where they were a year ago. (Freddie Mac)

Practical answer: If you find the right home and the payment works with today’s incentives, buying now can make sense—because you can often refinance later if rates improve, but you can’t “go back in time” to get today’s negotiated price, credits, or builder specials.

2) “How do I lower my monthly payment without sacrificing the home I want?”

Buyers are asking about:

• Seller concessions (credits toward closing costs or rate buydowns)
• Temporary rate buydowns (especially on new builds)
• Choosing a price range where negotiating power is strongest

This matches what we’re seeing nationally: builders and sellers are often leaning on incentives to keep deals moving. (Southern Living)

3) “Is a new build actually a better deal than resale right now?”

This question is trending because the math has changed. With many builders offering incentives, buyers want to compare:

• Incentive value (closing costs, buydowns, upgrades)
• Timeline (move-in ready vs. build time)
• Warranty and future maintenance

And in our corridor (New Braunfels and surrounding communities), buyers are paying close attention to how long homes sit and what it takes to get a contract. (Redfin)

4) “How competitive is it—are we still in bidding wars?”

More buyers are noticing:

• More inventory to choose from
• More listings with price adjustments
• More “room to negotiate” compared to the last few years

Locally, the market has cooled compared to the frenzy period, with inventory reaching levels closer to what’s considered balanced in the San Antonio area. (San Antonio Express-News)

What sellers are asking most right now

1) “What price will actually sell (not just ‘list’)?”

Sellers are laser-focused on true market value—because buyers are picky, and overpriced listings tend to sit.

One helpful signal: the price-reduction count in the San Antonio–New Braunfels metro has been elevated, which tells us buyers are responding to value—and ignoring “aspirational pricing.” (FRED)

2026 seller mindset: Price to create urgency, not to “test the market.”

2) “Do I need to offer concessions now?”

This is becoming a normal part of negotiations again—especially when:

• The home needs cosmetic updates
• There are competing listings nearby
• Days on market are stretching

Often, a well-structured credit (or targeted repair) can produce a better net result than chasing the market downward with multiple price cuts.

3) “What should I fix, and what should I leave?”

Sellers are asking for the “highest ROI” prep list. The short version:

• Fix anything that could spook inspections (roof, HVAC service, plumbing leaks, electrical issues)
• Make the home feel bright, clean, and easy to visualize (paint touch-ups, landscaping, declutter)
• Consider pre-list steps that reduce buyer uncertainty

4) “If I sell, where do I go next?”

This is huge for move-up sellers. The best plans we’re building with clients right now include:

• A clear buy/sell timeline (and backup plan)
• Options like leasebacks (when available) or flexible closings
• If needed: bridging solutions through trusted lenders

Your 2026 game plan (simple and effective)

If you’re buying in 2026:

1. Get payment clarity first (not just a price target)
2. Compare incentives (new build vs resale)
3. Negotiate smart: concessions, repairs, buydowns, and timelines
4. Focus on total cost of ownership (taxes, insurance, utilities—not just the rate)

If you’re selling in 2026:

1. Price with precision (based on current competition + buyer behavior)
2. Prepare for negotiation (plan concessions strategically)
3. Win online (photos, presentation, and positioning matter more than ever)
4. Have a move plan before you list

Let’s start 2026 with a clear strategy

Whether you’re thinking about buying in Garden Ridge, New Braunfels, Schertz/Cibolo, or anywhere in the SA–NB corridor, the best move is the one that fits your story and your numbers.

If you want a clear, personalized plan for buying or selling in 2026, schedule a strategy call with us—we’ll walk through your numbers, timing, and next best steps with clarity and confidence.