Gillespie County Market Heat Score: A Cooling Trend in August

What does the current market heat score indicate for buyers and sellers in Gillespie County? This composite index, ranging from 0 to 100, combines four key metrics: days on market, list-to-sale price ratio, inventory levels, and price reduction frequency. A lower score indicates a cooling environment where buyer leverage is increasing. ALEX Intelligence calculated this score using data from the rolling six-month period ending August 31, 2026. The current median home price of $560,000 represents a 27.3% decline compared to the prior six-month period and a 23.3% drop year-over-year. Simultaneously, homes are spending an average of 60 days on market, which is 33.3% longer than the same time last year. Inventory has expanded significantly, with 73 active listings creating a 10.19-month supply. This abundance of choice, combined with 86% of sales closing below the original list price, confirms that sellers are facing more competition. The median close-to-original list ratio stands at 0.941, indicating buyers are successfully negotiating discounts. While the region's average score is higher, Gillespie County's specific dynamics show a distinct cooling trend. Buyers today have more time to evaluate properties and negotiate terms compared to the tighter market conditions seen in previous years. This data reflects a balanced-to-buyer market where patience and strategic offers are key. This week's 5 best values under $1,000,000, ranked by the ALEX deal score: 1. 202 Loring ST, Stonewall TX 78671 · MLS #5359010 Listed at $400,000, 5 bed, 2 bath, 2,800 sq ft. Listed 22% below the ALEX valuation; 50% under the local price per sq ft. See it on alex.realestate: https://www.alex.realestate/listing-detail/1190136926/202-Loring-ST-Stonewall-TX 2. 107 Ellendale PL, Fredericksburg TX 78624 · MLS #3746489 Listed at $280,000, 4 bed, 2 bath, 1,667 sq ft. Listed 8% below the ALEX valuation; 50% under the local price per sq ft. See it on alex.realestate: https://www.alex.realestate/listing-detail/1182517092/107-Ellendale-PL-Fredericksburg-TX 3. 702 E Schubert ST, Fredericksburg TX 78624 · MLS #2381460 Listed at $699,000, 3 bed, 2.5 bath, 2,184 sq ft. Listed 6% below the ALEX valuation; 5% under the local price per sq ft; price reduced 12% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1183420131/702-E-Schubert-ST-Fredericksburg-TX 4. 112 Ellendale PL, Fredericksburg TX 78624 · MLS #5696221 Listed at $280,000, 4 bed, 2 bath, 1,667 sq ft. Listed 8% below the ALEX valuation; 50% under the local price per sq ft. See it on alex.realestate: https://www.alex.realestate/listing-detail/1182517029/112-Ellendale-PL-Fredericksburg-TX 5. 207 S Creek ST, Fredericksburg TX 78624 · MLS #6554143 Listed at $399,900, 3 bed, 2 bath, 1,659 sq ft. Listed 7% below the ALEX valuation; 60% under the local price per sq ft; price reduced 9% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1186610736/207-S-Creek-ST-Fredericksburg-TX Want a closer look? Reply or call George at 713.918.9951 and we'll set up a showing. Data from Unlock MLS. Information deemed reliable but not guaranteed. Model outputs are ALEX Intelligence estimates, not appraisals. View and join any or all of our communities — AI, quantum, and real estate: https://alex-companies.com/reports/linkedin-groups If there's an AI, quantum, or real estate community you'd like to see us convene, tell us — this portfolio grows by request. MIT, Nvidia, Google & IBM-Trained. Cross Domain-Expert: Quantum, AI, Ethics, Sovereignty, Intelligence, Philanthropy. Solepoint Planning. VUI AI Cloud Architect. AI Certifications Development. Quant/AI Instructor. Castor Venture Club Member. Associate Broker. George Arnold Alexander III, MPA Director, ALEX Companies Associate Broker, Alexander Tiffany Southwest, LLC dba ALEX.realestate, et.al. Texas License #574878-B · Broker License #565194-BB Broker, ALEX Real Estate · North Carolina License #367733 Independent Broker, ALEX Real Estate · Colorado License #II.100112456 [email protected] · +1 713.918.9951