New Listings vs. Closings: The Supply Gap in New Braunfels

Deal of the Week

Deal of the Week · 411 S Live Oak Ave, New Braunfels TX 78130 · MLS #6954655 · Listed by D Lee Edwards Realty, Inc. ALEX valuation $174,000 is an ALEX Intelligence estimate, not an appraisal.

Deals of the Week by price quartile. The quartiles come from the last 12 months of closed sales here. Each pick has the top ALEX deal score in its price range. Lower quartile: under $323,000 411 S Live Oak Ave, New Braunfels TX 78130 · MLS #6954655 Listed at $168,750, 3 bed, 1 bath, 1,385 sq ft. Listed 3% below the ALEX valuation; 38% under the local price per sq ft. See it on alex.realestate: https://www.alex.realestate/listing-detail/1191833447/411-S-Live-Oak-Ave-New-Braunfels-TX Lower-middle quartile: $323,000 to $413,000 759 Bluegrass PT, New Braunfels TX 78130 · MLS #8293856 Listed at $329,000, 4 bed, 2.5 bath, 2,144 sq ft. Listed 1% below the ALEX valuation; 22% under the local price per sq ft; price reduced 3% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1190906686/759-Bluegrass-PT-New-Braunfels-TX Upper-middle quartile: $413,000 to $637,000 1624 Stone House DR, New Braunfels TX 78132 · MLS #1072826 Listed at $439,000, 4 bed, 3.5 bath, 2,989 sq ft. The top-scoring home for sale here this week on price per sq ft, price changes and time on market; 25% under the local price per sq ft; price reduced 2% from original. See it on alex.realestate: https://www.alex.realestate/listing-detail/1185229148/1624-Stone-House-DR-New-Braunfels-TX Upper quartile: $637,000 and up 2235 Deer Run RDG, New Braunfels TX 78132 · MLS #7274682 Listed at $1,680,000, 7 bed, 7.5 bath, 9,676 sq ft. Listed 2% below the ALEX valuation; 12% under the local price per sq ft. See it on alex.realestate: https://www.alex.realestate/listing-detail/1185456253/2235-Deer-Run-RDG-New-Braunfels-TX

Key figures · New Braunfels · October 2026

22 homes sold in New Braunfels in October 2026 (down 33.3% on a year earlier).

Median net sale price: $445,750 (up 10.1% on a year earlier).

Median price per square foot: $196.

Median days on market: 50.

Median sale price as a share of the original list price: 94.4%.

133 homes for sale now, about 5.0 months of supply at the pace of the last six months.

Source: Unlock MLS, ABOR-listed sales only, October 2026. Single-family homes; prices net of seller-paid concessions, the same figures as the ALEX market statistics pages. Information deemed reliable but not guaranteed.

How does a surge in new inventory affect a market where prices jumped 40% in a single month? In New Braunfels, the balance between fresh supply and buyer demand shifted noticeably in October. The city saw 33 new listings enter the market while 22 homes closed sales, creating a tighter supply gap than the previous month when only 13 sales occurred against 32 new listings. ALEX Intelligence analyzed the dual-axis trend of new supply versus closings to determine if this influx is stabilizing prices or fueling further growth. The data shows that while the number of new homes available increased, the volume of closed transactions also rose significantly, suggesting strong buyer activity absorbing the new inventory. Median close prices climbed to $445,750, up 40% from September's $318,500, even as the median days on market dropped 45% to 50 days. This dynamic indicates a market where sellers are listing more aggressively, yet buyers are moving faster than in prior months. The ratio of new listings to closings suggests that while supply is growing, demand remains robust enough to drive prices up and reduce time on market. For buyers, this means competition may intensify as fresh inventory hits the shelves, but for sellers, the current pace of sales validates the higher price points seen recently. The analysis relies on 22 closed sales in October compared to 13 in September and 33 in the same month last year. The data reflects single-family homes with prices net of seller-paid concessions. Want to see this home? Call or text George at 713.918.9951 for a private showing. Coverage: most home sales in New Braunfels are listed in another MLS, which ALEX does not receive yet. The figures in this post count only sales listed in Unlock MLS (ABOR), so they describe part of the local market, not all of it. Data from Unlock MLS. Information deemed reliable but not guaranteed. Model outputs are ALEX Intelligence estimates, not appraisals. Read more Central Texas market data on the ALEX blog: https://alex-companies.com/blog

George Arnold Alexander III, MPA

Partner, ALEX Companies

Associate Broker, Alexander Tiffany Southwest, LLC

Licensed Broker in TX, CO, NC, AL

[email protected] · +1 713.918.9951

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