Selling Your Seguin Home This Fall? 7 Moves That Actually Work

by Allen Corona

Seguin is growing fast. The latest Census estimates put the city at 38,789 people, up 7.4% in a single year, which ranked it 12th in Texas among cities with 20,000+ residents (Seguin EDC). More people moving in should mean an easy sale, right?

Not quite. Seguin homes are taking longer to sell, more than half of sellers are cutting their price, and buyers are staring down mortgage rates above 7%. You can still sell well this fall. You just can't list like it's 2021.

What the Seguin Market Looks Like Right Now

Here are the latest numbers from Redfin for August 2026:

Median sale price: $285,000, up 3.7% from last year
Homes sold: 219, down 4.8%
Median days on market: 90, a week longer than last year
Sale to list ratio: 97.3%
Sold above list: 13.7%
Had a price drop: 54.7%

On top of that, the 30 year fixed rate averaged 7.40% the week of October 8, up from 7.28% the week before (Freddie Mac).

So what does that mean in plain English? Prices are holding up. Buyers are not panicking. But they are slow, picky, and payment sensitive. More than half the sellers in town ended up cutting their price. Your job is to not be one of them.

Want the bigger picture across Central Texas? Check my market snapshot.

1. Price for the Market You Have, Not the One You Want

The first two weeks on the market are when you get the most showings. If you come out too high, buyers skip you, your days on market climb, and you end up cutting anyway. Now you're the house that "has been sitting."

Price off what actually closed near you in the last 90 days, not what your neighbor has listed. Active listings tell you what people are hoping for. Closed sales tell you what buyers are paying. Not sure where you land? Get a free home valuation and I'll pull the real comps for your street.

2. Know You're Competing With Builders

Seguin has a lot of new construction going up, and national builders like Centex are building here. Builders can throw rate buydowns and closing cost help at buyers to move inventory. That buyer touring your 2015 house is probably also touring a brand new one down the road.

You win that matchup by leaning into what a new build can't offer: mature trees, a bigger or established lot, no construction zone next door, finished landscaping, and a neighborhood that's already settled in. Then make sure your price and terms are close enough that the buyer doesn't have to choose between your house and a deal.

3. Offer Concessions Before You Cut the Price

With rates above 7%, buyers shop by monthly payment, not sticker price. A $5,000 price cut only lowers a buyer's principal and interest payment by about $35 a month at 7.40%. That same $5,000 offered as a seller credit toward closing costs or a rate buydown can do a lot more for their monthly number, depending on the lender's pricing.

Before you drop the price, have your agent get real buydown quotes from a lender. Then advertise the payment, not just the price. "Ask about a lower rate on this home" gets attention in a 7% market.

4. Fix What the Inspector Is Going to Find

With 90 days on market as the norm, buyers have time and leverage. They will use the inspection report to renegotiate. Get ahead of it:

Service the HVAC and keep the receipt. Every Texas buyer asks about the AC.
Look at the roof, especially after a few years of hail and storms.
Check doors that stick and cracks in drywall or brick. Central Texas clay soil moves, and buyers know it.
Fix the small stuff: leaky faucets, missing GFCI outlets, dead bulbs, worn caulk.

A pre-listing inspection costs a few hundred bucks and can save you thousands at the negotiating table.

5. Make the First Photo Do the Selling

Almost every buyer finds your house online first. That front exterior shot is your first showing. Fall is a great time to clean it up: mow, edge, fresh mulch, trim the trees off the roof, and power wash the driveway and siding. Then hire a real photographer. Phone pictures in a market where more than half of sellers cut their price is how you end up cutting yours.

6. Beat the Holiday Slowdown

Showing activity usually cools off between Thanksgiving and New Year's. If you list in the next few weeks, you catch the buyers still shopping before the holidays. And the people who are out looking in November and December are usually serious: job relocations, lease endings, folks who need to move, not just browse.

7. Plan Your Next Move Before You List

If you're buying your next home after this one, line up your financing now. Talk through options like a sale contingency or a short leaseback so you're not forced to move twice. A clear plan also helps you negotiate with confidence, because you know exactly what number works for you.

Why Seguin Sellers Still Have an Edge

Prices are still up year over year, and the city keeps adding people. That means steady buyer demand, even if those buyers are moving slower. The sellers who do well right now are the ones who price smart, prep the house, and use concessions the right way. The ones who list high and wait usually end up chasing the market down.

If you want a game plan for your house specifically, check out my home selling page or just reach out.