Frontier Estates
Estate Sales, Privately Agreed
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Sell in Texas

Sell Your House Fast For Cash In Cibolo

Cibolo listings wait 93 days with 6.9 months of supply at a 350,999 dollar median. Sell for cash on Interstate 35 instead, closing in 7 to 21 days or later.

Prefer to talk first? Ring 401-219-4207 and ask for a figure on your address.

Interstate 35 rooftops and Cibolo Creek greenways across Cibolo

Frontier Estates sources Cibolo houses through private sourcing for builders, so an owner in Turning Stone, Falcon Ridge or the older blocks near Main Street can sell without funding a refresh for San Antonio commuters, hosting months of showings or competing with fresh builder phases along FM 1103. Dial 401-219-4207, set out the roof age, slab condition and any Cibolo Creek water history straight, and a written cash figure returns built on Guadalupe County closings. Sellers are the only clients the firm accepts, and it works strictly as a wholesaler sourcing houses for builders, never as a builder itself and never as a brokerage.

Privacy leads the five promises standing behind every Cibolo offer, because the sale is never advertised, no sign is posted and no listing photographs go public. Completion can fall inside 7 to 21 days when a military move or job transfer presses, or on a later date you choose when an onward purchase needs to line up first. No commission comes out of your proceeds, no seller closing costs are loaded onto you under the terms offered, and the house transfers as it sits, with no inspection repair list and no trades to schedule.

What a private offer looks like

Two cards cover what selling this way actually involves, and what the arrangement can leave in your hands.

Selling to Frontier Estates

Sell without preparing the house for strangers

A recently completed house standing on a residential lotBought in its present condition
Close date7 to 21 days, or later when you need longer
Repairs and prepNone, the house passes over as it stands
ShowingsNone, no sign and no open days
PrivacyNothing about the sale is published
CommissionsNone charged to you
Seller closing costsNone under the terms we offer
The private figure

One figure, agreed before the clock starts

Buying directly, Frontier Estates takes the commission and seller closing costs off the table and shortens the carrying period of a long Cibolo season.

Example sale price$350,999
Mortgage owed in the example$150,000
Commission a listed sale would take$19,305
Owner title policy allowance$2,150
Estimated net proceeds$179,544

Worked from the Cibolo median used on this page, at a 5.5 percent commission. The full cost breakdown sits further down this page.

Seller experiences

What sellers say about the process

Three homeowners, in their own words, on selling without a listing.

Man in a navy polo shirt, garden and house behind him

I needed to sell my house quickly and didn’t want to deal with repairs or listing it. The entire process was straightforward, and the team kept me updated throughout. We closed on the date we agreed on. Highly recommend!

John Williams
Man in a light blue shirt on a porch

I spoke with a few companies before deciding to work with them. They gave me a fair offer, explained everything clearly, and never pressured me. The whole experience was much easier than I expected.

Alex Lintz
Older man with gray hair in a dark sweater, garden behind him

My property needed quite a bit of work, and I didn’t want to spend money fixing it up. They bought it as-is and handled the process professionally. No surprises, no unnecessary delays. I would definitely work with them again.

Mike Schwarzrock
The process

How it works in Cibolo

Three stages sit between a first conversation and money in hand. The route starts on the contact page or with a call to 401-219-4207.

1

One call starts the whole file, and on it you describe the property in everyday words

That opening conversation notes your subdivision or street, roof and slab condition, any creek water history, and the completion date your onward plans actually require.

2

Evidence work comes next, as the team weighs the house against closed Cibolo sales, amounts builders have paid across Guadalupe County for homes on workable lots, and renovated values with construction spend stripped back out

3

What comes back is a written figure with its supporting numbers set out openly

Finish inside 7 to 21 days where a transfer deadline bites, hold for a later date fitting a San Antonio move, or walk away and keep the research at no charge.

Start on the contact page

Ask for a private figure

Tell the team the address and the date you are working toward, and the reply carries a written figure with the local evidence underneath it, together with the completion terms set out in plain language.

Contact us for a figure

Talk it through first

Plenty of sellers ring before they have decided anything at all. The conversation costs nothing and carries no obligation, and it covers what a builder would likely pay for the lot and what the listed route would leave behind.

Contact the team
What is a Cibolo house worth once a builder prices the lot?
The honest answer comes from evidence around your own street, and the team will walk you through that evidence.
Ask for that figure

Selling to Frontier Estates:

  • One private agreement between two parties, with no listing contract, no yard sign and no showing diary on your street
  • A finish inside 7 to 21 days when a moving date is fixed, or a slower timetable built around your next purchase
  • The property taken in its current condition, closing off contractor quotes, cleanout hire and pre sale renovation projects
  • Money already committed behind the contract, removing buyer mortgage approval and valuation risk
  • Nothing taken from your proceeds for commission, and no seller closing costs charged under the offer terms
  • Quiet handling from the first call through recording, with no portal photographs, no marketing push and no announcement to neighbours
  • Room after completion, where a short written holdover period lets a move happen in stages
  • A net figure promised in writing before any timetable starts, so you plan around a certainty

A traditional listing:

Cibolo carries the deepest supply in this slice, and listed sellers feel it in the calendar. Homes.com recorded a median sale price of 350,999 dollars across the trailing twelve months, level with a year earlier, with homes selling in 93 days on average and 6.90 months of supply (Homes.com, 2026). Listed costs gather around commission and the seller paid title policy, both worked through below.

Request a private offer

Selling another Texas home, or just over the state line?

Guadalupe County and corridor owners elsewhere in the programme can read the pages for San Antonio to the southwest, New Braunfels up Interstate 35 and Seguin east along the same corridor in this expansion batch. Readers there will find each market priced from its own county closings.

See every city guide

More cities in Texas

Every guide in this programme is written for one city alone. These are the other Texas guides published on this site.

The detail behind a Cibolo sale

Steps to selling a house in Cibolo, Texas

  1. Plan the calendar around the published pace, not corridor optimism. Ninety three average days in the Homes.com frame means a listed Cibolo sale deserves a four month plan from launch to the title office.
  2. Fix the asking figure from two directions at once, closed Guadalupe County resales on one side and builder lot money on the other. Buyers touring Cibolo compare your street with new phases along FM 1103 offering incentives.
  3. Deliver the Seller Disclosure Notice by the contract effective date, covering slab, roof and any Cibolo Creek water history, because a buyer who first receives it after signing may terminate within seven days of receipt.
  4. Close through a title company escrow office, settle taxes and association balances, and record the deed with the county clerk.

Documents you need to sell a house in Texas

Start the Cibolo calendar at the title office rather than at a courthouse, because Texas settlements run through title company escrow, where the officer holds funds, orders the title search and prepares the closing packet, with an attorney optional on a routine file. The disclosure clock still governs the paperwork: the Seller Disclosure Notice under Property Code section 5.008, completed to the best of the seller belief and knowledge, is due by the contract effective date for a one dwelling home, and eleven transfer types are exempt, among them foreclosure sales, estate administration sales, transfers between co owners or spouses, and never occupied new construction. Gather the deed, the mortgage payoff statement, association documents from the master planned subdivisions, and flood records for creek side lots. Where the home sits in an estate, the file adds probate letters evidencing the executor power to convey.

Cost to sell a house in Cibolo, Texas

One line never appears on a Texas closing statement: the state transfer tax, because Texas levies none and county recording charges stay nominal. What remains is commission plus the title policy Texas custom places on the seller, at promulgated Texas Department of Insurance rates, allowed here at 2,150 dollars. Commission at 5 to 6 percent of the 350,999 dollar median spans 17,550 to 21,060 dollars, and 19,305 dollars at the 5.5 percent midpoint (Homes.com, 2026).

Net proceeds = sale price minus mortgage payoff minus closing costs minus commissions minus repairs and concessions

Picture a Cibolo house changing hands at the 350,999 dollar median while 150,000 dollars remains on its mortgage. Deducting 19,305 dollars of commission at 5.5 percent and a 2,150 dollar owner title policy allowance, with no transfer tax line to deduct, leaves estimated net proceeds of 179,544 dollars before tax advice.

Recent subdivision homes and greenbelt trails in Cibolo

Current market conditions in Cibolo

Median sale price 350,999 dollars, level with a year earlier  |  Median days on market 93  |  Months of supply 6.90  |  Sale to list ratio 97 percent on the September MLS frame  |  Homes sold 881 in 12 months

Readings drawn from Homes.com, trailing 12 months 2026; LERA MLS via local report, September 2026; FastExpert, October 2026.

MeasureReadingSource
Median sale price, city350,999 dollars, level with a year earlierHomes.com, trailing 12 months 2026
Median days on market, city93Homes.com, trailing 12 months 2026
Months of supply, city6.90Homes.com, trailing 12 months 2026
Sale to list ratio, city97 percent on the September MLS frameLERA MLS via local report, September 2026
Homes sold, city881 in 12 months, with 508 homes for saleHomes.com, trailing 12 months 2026
Closed sales, September frame39, average sale price 380,707 dollars, 95 average cumulative daysLERA MLS via local report, September 2026
Median listing price, listing frame347,000 dollars, 69 median days, 361 active listingsFastExpert, October 2026

The anchor reading is the Homes.com trailing set across twelve months, which put the median at 350,999 dollars with homes selling in 93 days on average and 6.90 months of supply (Homes.com, 2026). No Houzeo city page was verified for Cibolo, so this frame leads, with the substitution recorded in the data file.

Economic drivers in Cibolo

Turning Stone, Falcon Ridge and a ring of recent subdivisions supply most homes, an older small town core survives around Main Street, and ranch houses mark the edges.

Flash flooding is the local hazard with a record, because Cibolo Creek and its tributaries run through the growth corridor and Hill Country rain events have pushed serious water across low crossings and creek side lots, joined by extreme heat, hail and tornado risk.

What this means for sellers in Cibolo

Cibolo counted 37,816 residents in the July 1, 2024 Census estimate, one of the faster growing cities on Interstate 35 in Guadalupe County between San Antonio and New Braunfels (U.S. Census Bureau, 2024). Growth rests on San Antonio commuting, Randolph Air Force Base households, school demand, corridor logistics, and subdivisions converting ranch land into rooftops.

A second lens comes from the LERA MLS figures for September 2026, which counted 39 closed sales at an average price of 380,707 dollars, an average cumulative 95 days on market and a 97 percent sale to list ratio (LERA MLS, 2026). FastExpert in October 2026 printed a 347,000 dollar median listing price, 69 median days and 361 active listings, a listing frame describing asking behaviour rather than completed sales (FastExpert, 2026).

Frequently asked questions

How long does a Cibolo house take to sell?
The Homes.com trailing frame put Cibolo homes at 93 days on average before sale, and the September MLS reading counted an average cumulative 95 days for that month closings, so a listed Cibolo seller should plan on a full season once escrow time is added (Homes.com, 2026). Supply at 6.90 months is the deepest in this slice and rewards patience or sharp pricing. A private deal with Frontier Estates closes in 7 to 21 days, or on a later date you choose, with none of that exposure.
What closing costs face a Cibolo seller?
Commission carries the argument, about 19,305 dollars at the median under a 5.5 percent assumption, with the owner title policy, roughly 2,150 dollars at this price on Texas custom, behind it and no state transfer tax to pay at all (Homes.com, 2026). Recording fees are nominal. Since a Frontier Estates offer leaves commission and seller closing costs with the firm, compare its agreed figure, after your mortgage balance, with any listed projection.
Do I need an attorney to close in Cibolo?
No, and the Cibolo file illustrates why the title office matters more than a courtroom here. Texas closings run through title company escrow offices, an attorney is not required at the table for a routine sale, and only attorneys may draft certain legal documents for other people. The title company holds escrow, runs the title search, issues the policy and records the deed with the Guadalupe County clerk. Counsel earns a place on estates, survey or title defects and contract disputes, not on a standard Cibolo closing.
What must a Texas seller disclose in Cibolo?
Property Code section 5.008 frames the duty for a home with one dwelling unit. The written Seller Disclosure Notice, completed to the best of the seller belief and knowledge, falls due on or before the effective date of the contract, and a buyer receiving it late may terminate within seven days of receipt. In Cibolo the entries buyers weigh most are slab performance on local clays, roof condition after hail seasons and any Cibolo Creek drainage or water history, so answer those plainly and keep any reports with the file.
Can I sell a Cibolo house without an agent?
Yes, nothing in Texas law requires a listing first, and the title company closing, the Guadalupe County recording and the seller disclosure notice all proceed exactly as they would after a listing. What disappears is the long marketing season and the commission funding it, worth roughly 19,305 dollars at the Cibolo median. Frontier Estates buys on that direct route, pricing from closed Guadalupe County resales, putting the offer in writing with its workings shown and closing on your date.
How does Frontier Estates compare with listing or a We Buy Houses firm?
Listing in Cibolo means competing head on with new subdivisions offering rate incentives and warranties, which suits a nearly new, well priced home and punishes an ordinary one across a long season. The typical We Buy Houses pitch prices speed by taking a thick margin out of the seller end of the deal. Frontier Estates places the Cibolo house with builders, shows the Guadalupe County sold prices behind its figure openly and charges the seller no commission, so weigh all three routes by net proceeds and total weeks.
Can I sell a Cibolo house as it stands?
Yes, provided what you know about the house is written honestly into its disclosure notice. Selling as it stands in Texas shifts repair responsibility to the buyer, but the section 5.008 duty to state known slab, roof and water facts remains in full, and Guadalupe County buyers test foundations and drainage as a matter of routine. Frontier Estates prices visible condition into its first written offer and asks for no repair list, which is the straightforward way to sell a Cibolo house that needs work in a market full of new alternatives.
What should Cibolo sellers know about Cibolo Creek flooding?
Cibolo Creek is not an abstract map line here, because the creek and its tributaries run through the growth corridor itself and Hill Country storm events have delivered serious flash flooding across low crossings and creek side streets. Two lots on the same creek can behave completely differently in a storm, which is why buyers ask about your address rather than the subdivision generally. Photographs, drainage work records or an elevation note from a past event turn a worry into a priced fact, while silence about water usually costs the seller money.
Can I sell before a Texas foreclosure sale?
Yes, although the Texas clock is among the fastest anywhere and deserves immediate respect. Foreclosure on a Texas deed of trust happens outside court: notice is posted and mailed for 21 days, the sale follows at the courthouse on the first Tuesday of the month under Property Code section 51.002, and ordinary home loans carry no right to redeem the property afterwards. Any private Cibolo sale has to be finished before that first Tuesday lands. Anyone behind on payments should move at the first notice, because the remaining time is counted in weeks.
Can I sell an inherited house in Cibolo?
Yes, and Texas keeps probate comparatively simple for most families. Most estates run through independent administration, where an appointed executor can sell real estate with limited court supervision, and muniment of title or small estate procedures shorten the files that qualify for them. The title company will ask for the probate letters and the filed will before it insures the transfer. Frontier Estates works to probate calendars, including patient ones, and can hold an offer open while an estate in Guadalupe County completes its steps.
Does lead paint matter in Cibolo?
Barely, because Cibolo is a young city and almost none of its subdivisions predate the federal 1978 line. The duty attaches to the small older core around Main Street and scattered early ranch houses at the edges. For any pre 1978 Cibolo property the federal requirements are to disclose known lead hazards, pass across reports, supply the official pamphlet and allow a 10 day inspection window unless the buyer waives it in writing. A Turning Stone house built in 2012 sits outside the requirement entirely, which describes most Cibolo sales.
Can I sell a Cibolo rental property with tenants in place?
Yes, tenanted homes sell in Cibolo, and a Texas lease survives a sale for its full term, leaving the buyer to take subject to it. Under Property Code chapter 92 the deposits move to the buyer and the tenant must be told who now holds them for refund purposes, association rules in the subdivisions can add paperwork, and buyers will ask early for leases and payment records. Occupancy influences the figure offered, not the ability to sell directly on your dates.

Sources

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