Why I Don't Think the New Braunfels Housing Market Has Hit Bottom Yet

Added: 2026-05-30

[00:00:00]A couple weeks ago, a client sent me this text. He just got off the phone with somebody who works with one of the largest home building supply companies in the country. And according to him, they're getting ready to lay off workers and shut down factories. Now, around the same time, I received this text that this graph, this data that basically says that the economy will slow down even more. The rest of 2026 will flatline. So, naturally, these two pieces of information caught my attention, which is why I'm doing this video today. Because when I look around New Bron Falls, this data, this information is playing out, not only playing out right now, but has been playing out the last two or three months in New Bron Falls. I see builders offering incentives that would have sounded crazy a few years ago. I see sellers who want to move, but but they can't. I see buyers getting incredible deals and I see homeowners finding out that they just don't have the equity they thought they had. So, today we're going beyond the numbers, behind the numbers, whatever you want to call it, because the numbers only tell part of the story. The real story is what buyers and sellers are experiencing right now this second in New Brownfields. And by the end of this video, I'm going to tell you why I don't think that the New Bronuls housing market has hit bottom yet. If you are new here to my channel, thank you so much for coming aboard because every week we're giving you timely and relevant information just like this about what it's like to live in New Bron Falls. Before we talk about inventory, before we talk about pricing, let's talk about incentives. I am working with a buyer right now. One of the national builders building in New Bron Falls wanted this guy's business real badly. How badly? Well, they're willing to pay all of his closing costs, not just some, but all and buy down his rate, of course, and hand him a check for $10,000 so that he can leave his apartment lease early. I mean, think about that. $10,000. Just a few years ago, buyers were waving appraisals. They were waving inspections. They were overpaying for homes in New Bron Falls.

[00:01:48]Builders didn't need to offer incentives, but today they're writing checks. That's a completely different market here in New Browns. And that made me ask a simple question. If the New Bron Falls housing market already hit rock bottom, then why are builders here trying this hard for buyers? We'll get to that in just a little bit. But first, let's get the numbers out of the way because right now they're just all over the place. In New Bronville City limits, inventory is rising. Homes are taking longer to sell. Builders are discounting heavily. In the Hill Country, existing homes are actually holding up pretty well, but new construction continues to struggle. Some prices are up, some prices are down, some sales are up, some sales are down. There isn't just one unified New Bronals housing market right now. There are multiple. And depending on where you buy or sell in New Bronals, you live in a completely different reality, which brings us to our stories.

[00:02:36]I went on two listing appointments recently. Beautiful homes. One in Hill Country, the other in city limits. A former model home. I was excited about these homes. Great houses, great locations. the kind of houses you could market easily with video, eye candy here, drone footage, the whole thing. I walked through both homes thinking, "Hey, these should be strong listings."

[00:02:54]But then we we pulled the comps and then everything changed. The sellers weren't asking for anything unreasonable. They just needed the market to support a certain number. And the problem was that the market wasn't supporting their number. So now one family is staying at least another year. The other family is going to lease out their home. but even leasing out their home, they're still coming up $1,000 short every month. And this is something unfortunately I'm seeing more often in New Bron Falls.

[00:03:19]People who bought here 2, three, four years ago are finding out they just don't have the equity they thought they had. If you don't want to hear the truth, just turn down the volume on this video for the next 20 seconds. Look, the market doesn't care what you paid for the house, when you bought it, or what your life changes may be right now. The market only cares about what you're willing to negotiate with the buyer.

[00:03:39]That's a tough lesson to learn, but it's the reality of today's market in New Brownfields. The biggest mistake I'm seeing right now is that people are making decisions based on yesterday's market. Sellers want to price their home according to what happened in 2021 and buyers want 2021 rates. Homeowners want equity that simply isn't there. The market has moved. Unfortunately, many people have not. And that's creating a lot of frustrations right now.

[00:04:04]Expectations and reality are just colliding in New Bronville every day. We had another seller recently. Beautiful property, good location, good lot, and the house could still make money, but sellers wanted to make more money, but the comps were the comps. That's it. End of conversation. It's not what we wish the house was worth. It's not what Zillow says. It's not what the neighbor down the street sold their house for two years ago. It's what today's market is willing to pay for it. One prospective seller in New Bronals actually asked if a drainage area across the street from their house counted as a water view. To which we said, of course, it does not.

[00:04:40]River Lake, that's a water view, not somewhere where rain water runs off after a storm. Look, don't we don't say this to be funny or cute, but we tell you this because this is where some sellers are mentally right now, New Bronals, in the New Bronul housing market. They're trying to grasp anything that would justify a higher value.

[00:05:00]Unfortunately, buyers aren't aren't buying it. Now, here's the interesting part. Not every home is struggling in New Bron Falls. We recently listed and sold the house in New Bronals. Nice house, great condition, and more importantly, it fit the buyer's specific need. Their daughter is heavily involved in athletics. They wanted a certain school. That location worked for them.

[00:05:20]It checked all the boxes off and it moved quickly. And that's another important lesson from today's market.

[00:05:25]Buyers are still buying homes in New Bronals. They're just being more selective. Then you have the the polar opposite. We have another listing in New Bronuls. Lots of showings, plenty of interest in a good location, but no offers. Why? Because the home started above where I knew the market would respond. And the seller understood that he's stubborn. He would tell you the same thing. We had that hard conversation and reality eventually catches up in these situations. So, we adjusted the price of the home to become more competitive and all of a sudden activity, lots more activity, and more importantly, an acceptable offer. So right now we're under contract on that home in New Bronals. But that's today's market in New Bronals. Price aggressively. You're going to get activity and offers price emotionally and you're going to wait. Now let's talk about the buyers who are winning in New Bronals right now. We have a family coming in from Seattle in a couple weeks. And can they afford a larger home? Absolutely. But that's not the question. The question is, do they want to? Absolutely not. They say they want to visit family. They want to travel.

[00:06:22]They want to enjoy life. They don't want to be house poor. And that's smart because we're hearing the a different question from buyers these days. It's not what's the biggest house I can buy.

[00:06:32]It's what's the smartest house I can buy in New Bronals. And that's a that's a major shift. We recently helped a buyer go under contract in our newest master plan community, Mayfair. And the reason wasn't just the house, it was everything around the house. Schools, trails, parks, neighborly neighbors, future development, retail, Costco. So proximity matters. What's around your house matters. That's what creates long-term value. So, his parents are moving to the same neighborhood. In fact, close to him. They're going to buy a a smaller cottage style 1,200 foot home. So, it's not a big home. It's not their dream home. It's the right home for them. Plus, they're going to be right next to their son. And that's value, too. So, has the housing market in New Bron Falls hit rock bottom yet?

[00:07:14]Maybe, maybe not. Could rates come down?

[00:07:17]Absolutely. But I can sprout wings, too.

[00:07:19]Could could demand increase? Sure. Could could inventory tighten up? Why not?

[00:07:25]Nobody knows exactly where the bottom is in New Bronals right now. But when I look at what's happening in New Bronals right now, builders of New Bronals are throwing bigger incentives at buyers.

[00:07:36]Inventory is still high and higher in some areas of New Bronals. Some sellers are just stuck. Recent buyers are struggling with equity. Inflation remains stubborn. And I'm hearing stories about home suppliers preparing for slower demand. this year. So, when I put all this information together and all of the actual real life stories we told today together, all that stuff together, I don't think that every segment of the New Bronals housing market has hit rock bottom yet. The people winning in New Bron Falls right now are not the most optimistic sellers and they're not the buyers waiting forever either. The people winning in New Bronals right now are basing their decisions on today's market. Today's market, not yesterday's market, not what they hope New Bronals housing market will be a few weeks, few months or next year, today's market. What's winning in New Bronals right now is reality. And once you understand that, you will have the biggest advantage in New Bronals. I want to hear from you. What kind of situations have you been through? If you bought or sold the new Bronals, let me know in the comments section below. And if you do choose to buy or sell a new Bronvil, of course, either one of those, I would love to be your real estate resource of choice. You can email me, you can call me, or you can shoot me a text. As always, thank you so much for coming to and watching our videos every week.