The story of this market
The typical home in San Marcos, Texas sells for about $318,000, or $177 per square foot.
Prices are down 7.8% from a year ago, which gives buyers more room to negotiate. Homes take about 82 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,322 a month.
Monthly price momentum
Home values since 2015
+1.1%
TX · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
San Marcos, Texas
The San Marcos housing market is currently experiencing a period of adjustment, characterized by rising inventory levels and a year-over-year decline in median sale prices. While the market remains supported by the consistent demand from the university population, buyers are finding more options and increased negotiation leverage compared to previous periods. The city's rapid population growth continues to drive long-term development, though current market conditions reflect a more balanced, cautious environment.
1 verified foreclosure posting(s) on the ARED county ledger attributed to San Marcos across its county. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Deterministic aggregate of 2 researched ZIP reports — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Median prices moved down 11.0% year over year.
Homes spend a median of 83 days on market with 0.0 months of supply — a fast-moving market.
0% of listings have cut prices · homes sell at 1.32% of asking — demand is holding steady.
1 foreclosure-ledger notice — 0.1 per 10,000 residents · unemployment 0.0% · poverty 26.9% — a stable, low-distress profile.
The amenity base that shapes daily life and property demand in this city — what residents actually live with, and what the pipeline is adding.
A spring-fed river that serves as a primary recreational hub for tubing, swimming, and kayaking, significantly impacting local quality of life.
The city's largest anchor, providing a steady stream of economic activity, cultural events, and a large student population that shapes the local housing market.
San Marcos is ideal for students, university faculty, and young professionals drawn to the vibrant, youthful atmosphere and outdoor recreation, though it also attracts investors looking for rental opportunities near the campus.
The city is served primarily by the San Marcos Consolidated Independent School District, which provides a range of public education options for the local community.
The city is positioned along the I-35 corridor, providing critical highway access for commuters traveling to the larger Austin and San Antonio employment centers.
San Marcos is renowned for its natural amenities, including the San Marcos River, numerous city parks, and proximity to the Texas Hill Country, which drive significant local tourism and resident demand.
The rental market is heavily influenced by the student population of Texas State University, resulting in high renter turnover and consistent demand for multi-family and student-oriented housing.
The economy is anchored by Texas State University and a growing retail sector, with the city benefiting from its strategic location between Austin and San Antonio.
San Marcos serves as a regional hub anchored by Texas State University, with ongoing development focused on mixed-use projects and infrastructure to support its rapid population growth.
Development efforts are currently focused on the 'SMTX 4 All' housing plan, which aims to expand housing opportunities and preserve existing stock amidst rapid growth.
Parcels in San Marcos are subject to various taxing entities, including the San Marcos Consolidated Independent School District and municipal utility districts.
The area faces typical Central Texas environmental risks, including potential for flash flooding and seasonal wildfire concerns, necessitating standard property insurance coverage.
The City of San Marcos maintains an ad valorem tax rate of 65.15 cents per $100 of valuation for the 2025-2026 fiscal year, covering municipal maintenance and operations.
Data retrieved from US Census Bureau QuickFacts and American Community Survey profiles.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.