Frontier Listings
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Sell in Texas

Sell Your House Fast For Cash In Boerne

Sell a Boerne house fast for cash in Kendall County, Texas, skipping commissions, showings and repairs along Cibolo Creek and historic Main Street.

Prefer to talk first? Ring 401-219-4207 and ask for a figure on your address.

Boerne rooftops along Cibolo Creek, the Hill Country Mile and Kendall County hills from above

Frontier Listings sources houses in Boerne privately for builders, so an owner on a historic Main Street block, in an early subdivision or out on an acreage lot in Kendall County can sell without staging for photographs, hosting months of showings or competing listing by listing against the master planned communities still opening along Interstate 10. Call 401-219-4207, describe the foundation, the roof and any Cibolo Creek water history plainly, and a written offer follows grounded in county closings. The firm works only for owners who are selling, and its role is wholesale: it sources houses for builders while never building or brokering itself.

Five commitments run underneath each Boerne offer, and privacy leads them: the transaction is never advertised, no sign is planted and no photographs circulate. Closing lands inside 7 to 21 days when a deadline presses, or on a later date you pick when a San Antonio move needs sequencing. Your proceeds lose nothing to commission, no seller closing costs are pushed onto your side, and the house is taken exactly as it stands, so no repair list and no contractor organising sit between you and a closing date.

What a private offer looks like

Two cards cover what selling this way actually involves, and what the arrangement can leave in your hands.

Selling to Frontier Listings

Sell without preparing the house for strangers

A recently completed house standing on a residential lotBought in its present condition
Close date7 to 21 days, or later when you need longer
Repairs and prepNone, the house passes over as it stands
ShowingsNone, no sign and no open days
PrivacyNothing about the sale is published
CommissionsNone charged to you
Seller closing costsNone under the terms we offer
The private figure

One figure, agreed before the clock starts

A direct purchase by Frontier Listings takes the commission and the seller closing costs off your side entirely.

Example sale price$450,000
Mortgage owed in the example$180,000
Commission a listed sale would take$24,750
Owner title policy allowance$2,900
Estimated net proceeds$242,350

Worked from the March 2026 Boerne median, at a 5.5 percent commission. The full cost breakdown sits further down this page.

Seller experiences

What sellers say about the process

Three homeowners, in their own words, on selling without a listing.

Man in a navy polo shirt, garden and house behind him

I needed to sell my house quickly and didn’t want to deal with repairs or listing it. The entire process was straightforward, and the team kept me updated throughout. We closed on the date we agreed on. Highly recommend!

John Williams
Man in a light blue shirt on a porch

I spoke with a few companies before deciding to work with them. They gave me a fair offer, explained everything clearly, and never pressured me. The whole experience was much easier than I expected.

Alex Lintz
Older man with gray hair in a dark sweater, garden behind him

My property needed quite a bit of work, and I didn’t want to spend money fixing it up. They bought it as-is and handled the process professionally. No surprises, no unnecessary delays. I would definitely work with them again.

Mike Schwarzrock
The process

How it works in Boerne

Three stages sit between a first conversation and money in hand. The route starts on the contact page or with a call to 401-219-4207.

1

The process opens with one phone call where the home is described in plain terms

That first call records your neighbourhood or acreage, foundation and roof condition, any creek flooding history, and the completion date your onward plans genuinely require.

2

The team then builds the evidence, comparing the house against closed Boerne sales and renovated values with construction spending taken back out

3

What comes back is a written offer, and every figure inside it is shown with the arithmetic that produced it

Settle inside 7 to 21 days where a transfer or school deadline presses, hold for a later date that suits a Hill Country move, or decline and keep the research free.

Start on the contact page

Ask for a private figure

Tell the team the address and the date you are working toward, and the reply carries a written figure with the local evidence underneath it, together with the completion terms set out in plain language.

Contact us for a figure

Talk it through first

Plenty of sellers ring before they have decided anything at all. The conversation costs nothing and carries no obligation, and it covers what a builder would likely pay for the lot and what the listed route would leave behind.

Contact the team
What is a Boerne house worth once a builder prices the lot?
The honest answer comes from evidence around your own street, and the team will walk you through that evidence.
Ask for that figure

Selling to Frontier Listings:

  • A direct two party deal with no listing paperwork, no sign in the yard and no showing schedule running through your street
  • Completion within 7 to 21 days when a relocation date is fixed, or a slower timetable arranged deliberately around your next address
  • The home accepted exactly as it stands, ending contractor bids, cleanout hire and pre listing renovation programmes
  • Cash standing behind the agreement, removing buyer loan approval and appraisal risk from the transaction
  • No commissions deducted from your proceeds, and no seller closing costs applied under the terms offered
  • Privacy from first call to recording, with no portal photographs, no marketing campaign and no neighbourhood announcement
  • Flexibility following closing where a short documented holdover lets a Kendall County move run in sequence
  • Net proceeds committed in writing before any clock starts, so you plan around a figure instead of a projection

A traditional listing:

Boerne asks patience of a listed seller even at Hill Country prices. Houzeo printed a median sale price of 450,000 dollars for March 2026, down 0.09 percent on the year, with a median 122 days on market, 3.9 months of supply, a 96.88 percent sale to list ratio and 27 homes sold (Houzeo, 2026). Because Texas charges no transfer tax, a listed Boerne sale concentrates its costs in commission and the seller paid title policy, and both are priced in the section below.

Request a private offer

Selling another Texas home, or just over the state line?

Hill Country and San Antonio corridor owners elsewhere in the programme can read the pages for San Antonio down Interstate 10, New Braunfels to the east and Kerrville deeper into the hills, while the earlier corridor page at Kyle covers Hays County to the northeast.

See every city guide

More cities in Texas

Every guide in this programme is written for one city alone. These are the other Texas guides published on this site.

The detail behind a Boerne sale

Steps to selling a house in Boerne, Texas

  1. Build your timetable around the printed pace rather than optimism. One hundred twenty two median days in the Houzeo frame means a listed Boerne sale should be planned as a five month project from launch to recording.
  2. Price against the right Boerne. A historic in town cottage, a master planned house and a ranch style estate on acreage draw different buyers.
  3. Deliver the Seller Disclosure Notice on or before the contract effective date, covering foundation movement, roof condition and any Cibolo Creek water history, because a late notice hands the buyer a seven day termination right after receipt.
  4. Close through a title company escrow office, settle taxes and any association balances, and record the deed with the Kendall County clerk.

Documents you need to sell a house in Texas

A Boerne sale file turns on the Seller Disclosure Notice that Property Code section 5.008 requires for residential property carrying a single dwelling unit. You complete the notice to the best of your belief and knowledge and deliver it on or before the contract effective date; a buyer who first receives it after signing holds a seven day right to terminate from receipt. Eleven categories of transfer are exempt from the notice, including foreclosure sales, fiduciary transfers within estate administration, transfers between co owners or between spouses, and homes built and never occupied. Assemble the deed, the payoff statement and any association, well, septic or flood records that apply. Where the seller is an estate, the file gains the probate letters that evidence the executor power to convey the property.

Cost to sell a house in Boerne, Texas

One familiar cost is simply absent in Texas, because the state imposes no real estate transfer tax and county recording fees are small nominal charges. What remains is commission plus the title policy that Texas custom places on the seller in most contracts, at premium rates promulgated by the Texas Department of Insurance, allowed here at 2,900 dollars at this price point. Commission at 5 to 6 percent of the 450,000 dollar Houzeo median spans 22,500 to 27,000 dollars, and 24,750 dollars at the 5.5 percent midpoint (Houzeo, 2026).

Net proceeds = sale price minus mortgage payoff minus closing costs minus commissions minus repairs and concessions

Take a Boerne house selling at the 450,000 dollar median while owing 180,000 dollars on its mortgage. Subtracting 24,750 dollars of commission at 5.5 percent and a 2,900 dollar owner title policy allowance, with no transfer tax line to deduct, leaves estimated net proceeds of 242,350 dollars before tax advice.

Historic limestone homes and oak shaded streets in Boerne

Current market conditions in Boerne

Median sale price 450,000 dollars, down 0.09 percent on a year earlier  |  Median days on market 122  |  Months of supply 3.9  |  Sale to list ratio 96.88 percent  |  Homes sold 27

Readings drawn from Houzeo, March 2026; Homes.com, June 2026; Realtor.com via Texas Providence Real Estate, May 2026.

MeasureReadingSource
Median sale price, city450,000 dollars, down 0.09 percent on a year earlierHouzeo, March 2026
Median days on market, city122Houzeo, March 2026
Months of supply, city3.9Houzeo, March 2026
Sale to list ratio, city96.88 percentHouzeo, March 2026
Homes sold, city27, with 106 active listingsHouzeo, March 2026
Median sale price, trailing frame589,000 dollars, up 18 percent, 103 days on market, 8.10 months supplyHomes.com, June 2026
Median listing price, wider areaAbout 647,990 dollars, 49 days on marketRealtor.com via Texas Providence Real Estate, May 2026

The primary frame is the Houzeo city set for March 2026: a 450,000 dollar median across 27 sales, 122 median days on market and 3.9 months of supply, a slow and balanced picture (Houzeo, 2026). The trailing frame reads the same city richer and slower still on supply. Homes.com, across the twelve months to about June 2026, put the median at 589,000 dollars, up 18 percent, with homes selling after 103 days, 754 sales in the year and 8.10 months of supply on its own inventory basis (Homes.com, 2026).

Economic drivers in Boerne

Stock ranges from historic limestone cottages and early subdivisions in town to master planned communities and large lot ranch style estates scattered across the county edges.

Flash flooding is the hazard with a record here, because Cibolo Creek and the Hill Country drainages around Boerne sit inside the most flood prone corridor in Texas, joined by extreme heat, hail, drought and wildfire risk toward the western hills. Sellers who can document how their own lot handled past flood events answer the first question Kendall County buyers now ask.

What this means for sellers in Boerne

Boerne counted 22,712 residents in the July 1, 2024 Census estimate, the Kendall County seat on Interstate 10 in the Texas Hill Country northwest of San Antonio (U.S. Census Bureau, 2024). Its German founded Main Street, the Hill Country Mile, Cibolo Creek trails, Boerne ISD schools, tourism and San Antonio commuting support the economy.

A third reading, Realtor.com figures quoted in a May 2026 Boerne market article, set the wider area median listing price near 647,990 dollars with a 49 day median pace, a listing frame rather than a closing frame (Realtor.com, 2026). No verified ZIP level closing series was assembled for Boerne, so no ZIP price table appears on this page.

Frequently asked questions

How long does a Boerne house take to sell?
On the published evidence, plan for a long season. Houzeo measured a median 122 days on market for March 2026 and Homes.com put the trailing average at 103 days, with new construction and acreage competition explaining much of the pace (Houzeo, 2026). A private completion through Frontier Listings runs 7 to 21 days, or lands on a later date you pick and the house never sits through a four month listed season while buyers run that comparison themselves.
What closing costs face a Boerne seller?
Commission carries the argument, about 24,750 dollars at the Houzeo median under a 5.5 percent assumption, with the owner title policy, roughly 2,900 dollars at this price on Texas custom, behind it and no state transfer tax to pay at all (Houzeo, 2026). When Frontier Listings is the buyer it absorbs commission and seller closing costs itself, leaving one honest comparison: the agreed price, reduced only by the mortgage balance you still owe.
Do I need an attorney to close in Boerne?
No. Closings in Texas are handled by title company escrow offices, no attorney need sit at the table for an ordinary sale, and the one legal boundary is that certain documents may be drafted for others only by attorneys. Legal counsel earns its fee where an estate, a survey problem, a title defect or a contract dispute complicates an otherwise routine file. A standard Boerne sale, listed or direct, finishes at the title office without a lawyer conducting the closing.
What must a Texas seller disclose in Boerne?
Property Code section 5.008 frames the duty. Under section 5.008 the seller of a home with a single dwelling unit must hand the buyer a written Seller Disclosure Notice, answered to the best of the seller belief and knowledge, no later than the contract effective date, and late delivery gives the buyer seven days from receipt to walk away. In Boerne the entries buyers weigh most are foundation performance on Hill Country soils and rock, roof condition after hail seasons and any Cibolo Creek drainage or water history.
Can I sell a Boerne house without an agent?
Yes. Nothing in Texas law forces an owner to list, and a direct sale still uses the same title company closing, the same Kendall County recording and the same disclosure notice a listed sale would use. What disappears is the four month marketing season and the commission funding it, worth roughly 24,750 dollars at the Boerne median. Frontier Listings buys through that direct channel, testing the property against closed Kendall County sales rather than builder asking prices, issuing a written offer with the workings visible and closing on the date you set.
How does Frontier Listings compare with listing or a We Buy Houses firm?
Listing in Boerne means competing with master planned new construction offering incentives and warranties. The typical We Buy Houses operation prices its speed so deeply that the seller surrenders a substantial share of resale value for a fast date. Frontier Listings sources the house onward to builders, shows the Boerne closing evidence beneath its figure and charges no commission, so compare all three routes on net proceeds and total calendar together.
Can I sell a Boerne house as it stands?
Yes, provided everything you know about the house is carried into its disclosure notice. Selling as is in Texas shifts repair responsibility to the buyer, but the section 5.008 duty to state known foundation, roof and water facts remains in full. Frontier Listings prices visible condition into its first written offer and asks for no repair list, which is the straightforward way to sell a Boerne house that needs work in a market full of new alternatives.
What should Boerne sellers know about Cibolo Creek flooding?
Cibolo Creek is not an abstract map line here, because the creek runs through the heart of town and Hill Country storms have repeatedly sent fast water through low crossings and creek side ground across Kendall County. How water behaves changes from one lot to the next, which is precisely why buyers interrogate your street rather than the town average. Owners who can show, through photographs, drainage work records or elevation data, how their ground coped in earlier floods give buyers a confidence that shows up in the price, whereas saying nothing about water draws the deepest caution discount in the deal.
Can I sell before a Texas foreclosure sale?
Yes, though the calendar deserves to be treated as an emergency, because few states foreclose as quickly as Texas does. Foreclosure on a Texas deed of trust never reaches a courtroom: after 21 days of posted and mailed notice the property is sold at the courthouse on the first Tuesday of the month under Property Code section 51.002, and ordinary home loans carry no right to redeem after that sale. A private sale therefore has to be completed before that Tuesday arrives, and an owner behind on payments should act on the first notice, since the remaining runway is measured in weeks.
Can I sell an inherited house in Boerne?
Yes. Texas probate is, by national standards, a notably streamlined system. Most estates here proceed by independent administration, under which an appointed executor may sell real property with only limited court supervision, and qualifying files can move faster still through small estate or muniment of title procedures. The title company will want the filed will and the probate letters in hand before it agrees to insure the transfer. Frontier Listings works to probate calendars, including patient ones, and can hold an offer open while a Kendall County estate completes its steps.
Does lead paint matter in Boerne?
It matters in the historic core, where limestone cottages and early homes along and near Main Street can predate the federal 1978 line. Where a home predates 1978 the federal duties engage in full: known lead hazards must be disclosed, reports in your hands must be passed across, the official pamphlet must be included, and the buyer receives a 10 day inspection opportunity unless it is waived in writing. A master planned house built in the 2000s sits outside the requirement entirely, which describes a large share of Boerne sales.
Can I sell a Boerne rental property with tenants in place?
Yes, tenanted homes sell in Boerne, and a Texas lease survives a sale for its full term, leaving the buyer to take subject to it. Chapter 92 of the Property Code requires deposits to move to the buyer and the tenant to be told who now holds them for refund purposes. Tenancy therefore shapes the price a buyer offers, not whether a direct sale can happen on your schedule.

Sources

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