Market Update: Golden Corridor Real Estate Analysis — I‑10 from 1604 to Hwy 46 (Dec 2025)
By Mark Stillings, Associate Broker, M.B.A.
210.772.3123 • mark@markstillings.com
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What’s happening in the real estate market along the Golden Corridor — that fast-growing stretch of I‑10 from Loop 1604 to Hwy 46? If you’re a buyer, seller, or investor eyeing this prime San Antonio-to-Boerne real estate zone, the latest data reveals some key trends worth knowing.
Inventory Snapshot & Absorption Rate
Let’s start with a simple but powerful stat: the absorption rate, calculated by dividing the number of active listings by the number of homes sold in the past 30 days.
- Active Listings: 377
- Homes Sold in Last 30 Days: 69
- Absorption Rate = 377 ÷ 69 = 5.46 months of inventory
What does this mean? A balanced market typically has 5–6 months of inventory. At 5.5 months, this section of the Golden Corridor is technically balanced, but trending toward a buyer’s market due to rising inventory and seasonal slowing.
Price Per Square Foot
- Average Price per Sq Ft (Sold): $214.57
- Range (Sold Properties): $116.46 to $355.45
With a mix of starter homes, new construction, and luxury estates, this average offers a useful benchmark — but pricing varies significantly based on location, upgrades, and condition.
List-to-Sale Price Ratio (LP:SP)
- Average LP:SP Ratio: 94.6%
This means homes are selling for an average of 5.4% below list price, providing negotiation room for buyers. In many cases, this comes on top of price reductions or extended time on market, giving savvy buyers even more leverage.
Seller Concessions Are Climbing
Here’s a key trend worth noting: the average seller concession to buyers’ closing costs now exceeds $13,000 in this corridor.
This is a major financial advantage for buyers. These concessions:
- Help reduce the cash-to-close at signing
- Can offset lender fees, title costs, and even prepaid taxes or insurance
- Make it easier for buyers to retain savings for moving, upgrades, or furniture
Many buyers who may not qualify for a price reduction can still benefit from seller-paid closing costs — and that’s where an experienced negotiator makes all the difference.
Negotiability Depends on Days on Market
One of the clearest indicators of negotiation room is how long a home has been listed:
- Properties on the market 90+ days are statistically more likely to accept:
- Below-asking offers
- Closing cost assistance
- Flexible terms or repairs
As a Realtor with 18 years of experience, I help buyers read between the lines of a listing — DOM, price history, and presentation — to build a strong, data-backed offer that maximizes your opportunity.
Bonus Insight: 26 Pending Sales Over the Holidays
Even during December — typically one of the slowest times of year — 26 homes went under contract. That’s proof that buyers are still active, and well-positioned listings are moving.
Sellers should take note: serious buyers are out there, but only sharp pricing and smart strategy will attract them.
Days on Market Trends
- Average DOM: 109
- Median DOM: 78
- Longest DOM (Sold): 417 days
- Fastest Sale: 1 day
Homes that are priced right and show well are still moving quickly — but as the market shifts, more listings are lingering. That’s good news for buyers, and a wake-up call for sellers.
What This Means for Buyers & Sellers
Buyers:
- The market is leaning in your favor — expect price flexibility and closing cost support
- DOM matters: the longer it’s listed, the more negotiation power you have
- Let me help you structure an offer that balances price, timing, and concessions
Sellers:
- You can still get top dollar — but only with smart pricing and proven marketing
- Expect offers that include requests for closing cost assistance or repairs
- Work with a professional who knows how to market, price, and negotiate in today’s market
Final Takeaway
With 5.5 months of inventory, rising concessions, and increasing days on market, the Golden Corridor is shifting to a more buyer-friendly market. Sellers need to be competitive — and buyers, if you’re prepared, you can make a move that maximizes your budget and minimizes your out-of-pocket costs.
Looking to buy smart or sell with strategy in the San Antonio–Boerne corridor?
Call or text Mark Stillings at 210.772.3123 or email mark@markstillings.com
Let’s turn the market in your favor.
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