The housing market in Schertz, TX requires about 103 days from listing to closing, including 36 days to get an offer and 35 days to complete the closing process. Buyers currently hold the advantage in this stable market, with properties selling at 2-4% below list price and reaching a median sale price of $380,000.
Key Takeaways
- Extended timeline: The total selling timeline in Schertz has increased from 76 to 103 days compared to last year
- Increased inventory: Available inventory stands at 241 homes, marking a 31% rise from the previous year
- Price trends: A small fraction (10.53%) of homes sell above list price, while most trade 2-4% below asking price
- Alternative options: Selling your house in Schertz to cash buyers can shorten the process to 7-14 days instead of the standard 30-60 days
- Special considerations: Properties in areas affected by flood risks and water quality concerns may need up to 45 extra days to sell
Current Market Conditions and Selling Timeline in Schertz
Timeline and Price Trends
I’ve analyzed recent market data showing homes in Schertz take approximately 103 days to sell from listing to closing – a notable increase from 76 days in the previous year. This timeline breaks down into 36 days to receive an offer, followed by a typical 35-day closing period.
The current market indicates reduced competition, with homes generally selling below their listed prices. Here are the key pricing trends I’ve observed:
- Homes sell between 2-4% below their initial list price
- The median sale-to-list price ratio stands at 95.5%, showing a 1-point improvement from last year
- 10.53% of properties sold above their list price, marking a 7.9-point increase
These figures suggest a market that’s stabilizing but still favors buyers. For sellers, this means setting realistic price expectations and preparing for a longer sales process than in recent years. While some properties do sell above list price, it’s not the norm in the current Schertz market. Pricing strategy becomes crucial – setting too high an initial price could extend the time your home spends on the market beyond the current average.
Recent Price Trends and Sales Volume
Market Performance Indicators
Schertz’s housing market shows significant price fluctuations across different timeframes. The current median sale price sits at $380,000, marking a 9.5% increase from the previous year. However, looking at the last 30 days reveals a different story, with the median dropping to $327,000 – a 6.3% decrease compared to the same period last year.
Price per square foot ranges between $164 and $168.59, offering buyers a clear benchmark for property valuations. Recent sales volume points to a slight market cooldown:
- Last 30 days: 38 homes sold (decrease of 1 home from previous period)
- February 2025: 35 homes sold (decrease of 7 homes from previous year)
These numbers suggest a moderately active market with some cooling trends. While prices remain strong overall, the recent dip in the 30-day median and decreased sales volume indicates buyers might have more negotiating power than in previous months. For sellers, this data highlights the importance of strategic pricing to attract serious buyers in the current market conditions.
Supply and Demand Analysis
Current Market Conditions
The Schertz housing market shows significant shifts in inventory levels. Currently, 241 homes are listed for sale, marking a 31% rise from last year. Fresh listings have surged too, with 69 new properties hitting the market in the past month – a 56.8% jump.
Here are the key market indicators:
- Total available homes: 241 (31% year-over-year increase)
- New listings in last 30 days: 69 (56.8% increase)
- Median days on market: 90 days (up from 70)
- Months of supply: 4.89 (up from 3.15)
These numbers point to a market that’s becoming more balanced between buyers and sellers. The increased time homes spend on the market, combined with rising inventory levels, suggests sellers need to adjust their expectations on timing. I’ve noticed homes are taking about 20 days longer to sell compared to previous periods.
Alternative Selling Options
Cash Home Buyers vs Traditional Sales
I’ve seen many homeowners speed up their selling timeline by working with cash buyers instead of listing traditionally. Cash buyers streamline the process by eliminating mortgage approvals, lengthy negotiations, and real estate agent involvement. You’ll save significantly on closing costs since there aren’t any agent commissions or fees, which typically run 5-6% of the sale price.
The Cash Buying Process
Cash buyers follow a straightforward three-step approach:
- Initial contact and basic property information sharing
- Quick property assessment through video or in-person walkthrough
- Same-day cash offer presentation
The closing timeline moves much faster with cash buyers – often within 7-14 days compared to 30-60 days for traditional sales. You won’t need to make repairs, stage your home, or host open houses. Cash buyers purchase properties as-is, handling all the paperwork and closing coordination.
The video/in-person walkthrough takes about 30 minutes, focusing on the property’s main features and current condition. After the walkthrough, you’ll receive a no-obligation cash offer. This direct approach removes the stress of multiple showings and uncertain closing dates that come with traditional sales.
Environmental Considerations for Sellers
Flood Risk Assessment
Flood risks directly affect property values and sale timelines in Schertz. I recommend checking the San Antonio River Authority’s flood maps before listing your home. Properties outside flood-prone areas typically sell 15-20 days faster than those in high-risk zones.
Water Quality Impact
The San Antonio River Authority’s water quality monitoring shows that homes near waterways with good water quality ratings sell for 5-8% more. Here are key factors that influence property values:
- Water table depth and groundwater quality
- Soil erosion patterns near the property
- Distance from major water bodies
- Historical sediment contamination levels
- Drainage system effectiveness
A property’s environmental status can significantly speed up or slow down the selling process. I suggest getting a professional environmental assessment before listing to identify and address any potential concerns that could delay your sale.
Local Risk Factors and Property Values
Environmental Considerations
I’ve found that Schertz’s position in the San Antonio metropolitan area creates specific environmental factors that can affect property values and sale timelines. The regional flood plan has identified several flood-prone zones within Schertz, particularly near Cibolo Creek. These areas require additional insurance considerations and can extend the selling process by 15-30 days.
Recent water quality challenges have emerged as key factors in property transactions:
- Fish kill incidents in local waterways have raised concerns about watershed health
- Water quality monitoring shows fluctuating contaminant levels in specific neighborhoods
- Properties near affected water systems often need supplemental documentation during sales
- Home values in areas with documented water issues typically sell 5-10% below market average
These environmental factors don’t just impact property values – they directly affect how long homes stay on the market. Properties in areas with documented water quality issues take an average of 45 additional days to sell compared to similar homes in unaffected neighborhoods. A thorough environmental disclosure during the listing process helps set realistic expectations and can actually speed up negotiations by addressing potential buyer concerns upfront.
Sellers near identified risk zones should plan for extended timelines and consider these factors when pricing their homes. Being transparent about environmental conditions while highlighting any mitigation measures or improvements can help maintain property marketability.
