Why Kendall County's Median Home Price Keeps Moving and What Boerne Buyers Should Watch Instead

If Kendall County's median home price fell more than $24,000 in a single quarter, did Boerne homes get cheaper this summer?

The San Antonio Board of REALTORS® reports that the county median was $612,383 in Q2 2026 and $587,483 in Q3 2026. That is a drop of about 4%. Price per square foot moved the other way over the same two quarters. It rose from $248 to $269, about 8.5%. Both sets of figures come from the same county, the same two quarterly reports and the same closed sales.

A buyer can't treat both of those as the price trend. In Kendall County, the one to rely on is the steadier one, and the reason starts with how few homes actually sell here.

Eighty-Two Closings Make a Small Sample

SABOR's Q3 2026 county report counts 82 single-family home sales in Kendall County for July through September. Bexar County had 2,035 sales in the same quarter. Spread across three months, Kendall's count works out to about 27 closings a month.

How SABOR builds the quarterly median matters here. The disclaimer at the bottom of each county report says averages are calculated across all three months, "while median prices reflect the median of monthly medians." So Kendall's quarterly median is the middle of three numbers, and each of those numbers comes from a couple dozen sales. A few large ranch-style homes in one month, or a run of smaller in-town houses in another, can move that middle value by tens of thousands of dollars. Underlying values don't have to change at all.

Here is what that looks like across the five quarters SABOR has published for Kendall County going back to mid-2025:

From Q4 2025 through Q3 2026, the median went down, then up, then down again, across a range of roughly $40,000. Over the same four quarters, price per square foot stayed between $248 and $269. The average price barely moved, staying between about $731,000 and $750,000. The median is the most-quoted figure in the table, and it moved the most.

That pattern fits a market where the mix of homes that closed changed from one quarter to the next. SABOR doesn't publish home sizes or sale-level detail, though, and individual sale prices aren't disclosed under Texas law and MLS policy. The numbers can't prove that Q3 buyers bought smaller homes. They do show that the median and the per-square-foot figure disagree, and with a sample this small, the one that adjusts for size is the more reliable read on value.

The Same 85 Sales, a Year Apart

The cleanest comparison in the series happens to have identical sales counts. Kendall County had 85 sales in Q2 2025 and 85 again in Q2 2026. The Q3 2025 report is no longer posted on SABOR's county reports page, so a same-season comparison has to use the second quarter.

Between those two quarters:

• The median rose from $559,950 to $612,383, about 9.4%.
• Price per square foot rose from $245 to $248, about 1.2%.
• Days on market went from 89 to 92.

A seller who read only the median would conclude that Kendall County homes gained close to 10% in a year. On a per-square-foot basis, they gained about 1%. Most of that median jump looks like the mix of homes that closed in spring 2026, not a jump in what comparable homes were worth. In the other direction, the same arithmetic makes this summer's 4% median dip a weak sign of falling prices.

Bexar County Is Where the Softening Shows

Price per square foot means more when the same county's figure is set against Bexar's. Over the same year, the two counties went in different directions.

In Bexar County, price per square foot was $168 in Q2 2025, $161 in Q2 2026 and $160 in Q3 2026. From Q2 to Q2, that is a decline of a little over 4%. Bexar's median also slipped over the year, from $295,000 to $293,832, and then to $286,497 in Q3 2026.

Kendall County's price per square foot went from $245 to $248 over the same Q2-to-Q2 span, and then to $269 in Q3 2026. By Q3 2026, a square foot of house in Kendall County sold for about 1.7 times as much as one in Bexar County.

SABOR's September 2026 market release, published October 9, gives the wider regional picture. For the San Antonio area in September 2026:

• Inventory reached 5.95 months.
• Homes averaged 88 days on market, up 11% from a year earlier.
• Active listings rose 4% to 17,155.
• Pending sales fell 16% to 2,091.
• Homes closed at an average of 92.4% of their original list price.
• Bexar County's single-family median fell 4.8% year over year to $282,680, with 5.4 months of inventory.

Those are San Antonio-area and Bexar County figures, not Kendall County figures. They still shape a Boerne purchase, because many people shopping Boerne are also looking at homes in north Bexar County, and many are selling a home there to buy here.

Where a Boerne Buyer's Leverage Comes From

Taken together, the data says Kendall County values have held up on a per-square-foot basis while the larger metro around them has softened. That changes how a buyer should plan negotiations.

A buyer who expects a Boerne seller to accept less because "the county median fell" is leaning on a number that mostly reflects which homes closed. A seller can answer with the per-square-foot trend. The leverage that does show up in the data comes from somewhere else.

Time on market. Kendall County's days on market came down from 115 in Q1 2026 to 80 in Q3 2026. Eighty days is still a long time for a seller to carry a house. A listing that has sat well past that mark gives the buyer an opening that the county median doesn't show.

The home you're selling. For a move-up buyer leaving San Antonio, the softness is in their own sale. Homes across the area closed at an average of 92.4% of original list price in September 2026. If that buyer's Bexar home is in that market while they're buying in a county where per-square-foot values held, the gap between the two prices may be wider than they planned for. That gap belongs in the budget before the offer goes in.

Builder competition across the region. Builders around San Antonio are competing on payment and closing costs. M/I Homes, for example, is running a Greater San Antonio promotion from October 12 through November 8, 2026. On quick-move-in homes that close by November 30, it advertises a 4.25% first-year rate through a 1/0 FHA buydown and up to $10,000 toward closing costs. That offer is regional, not specific to Boerne. It does set the alternative a resale seller is up against when a buyer compares monthly payments. Rate offers and buydown terms depend on the lender and the buyer, so treat this as general market information rather than financial advice, and confirm any terms with your own lender.

Reading a Boerne Listing With the Right Number

When a specific Boerne home comes up, the county median is the least useful number in the conversation. In this market, these hold up better:

1. Price per square foot against recent nearby sales of similar size and age. Kendall County's $248 to $269 range over the past four quarters is a reasonable starting point. The comparison that counts is the street and the subdivision.
2. Days on market for the specific listing, against the county's 80 days in Q3 2026. A home well past that number has a seller who has been waiting.
3. Comparable sales from the past few months, not the past year. The year-over-year median here can swing almost 10% while per-square-foot values barely move.
4. Your own sale price, if you're selling in Bexar County. That is the part of the move most exposed to the metro's softening.

There is one more limit worth keeping in mind. SABOR's report covers single-family sales it records in its jurisdiction, which includes Kendall County. The report doesn't say whether it captures Kendall sales listed only through other MLS systems. The Texas A&M Texas Real Estate Research Center does not offer Kendall County in its public county selector. The SABOR figures are a good signal of direction for Boerne-area pricing, but they aren't a full count of every sale in the county.

A Few Questions We Hear Often

Did Boerne home prices drop in Q3 2026? SABOR's Kendall County median fell about 4% from Q2 to Q3 2026, while price per square foot rose about 8.5%. With 82 sales in the quarter, the per-square-foot figure is the better guide, and it doesn't point to falling values.

Why does SABOR's Kendall median differ from the average so much? The quarterly average covers every sale across all three months. The quarterly median is the median of the three monthly medians. In Q3 2026, the average was $731,013 and the median was $587,483, which suggests a smaller number of high-priced sales pulled the average up.

Is the San Antonio slowdown reaching Kendall County? It shows up in Bexar County's falling price per square foot and in the metro's 5.95 months of inventory in September 2026. Kendall's per-square-foot figures through Q3 2026 haven't followed that trend, though Kendall homes still averaged 80 days on market in Q3 2026.

At Summers Real Estate, we price Boerne homes from the sales on your street, not the county headline. If you're weighing a Boerne purchase against a sale in San Antonio, talk with Quince or Kate before you write an offer, and sign up to receive new listings first so you can check them against recent per-square-foot sales.