Homes for Sale in San Marcos, TX
San Marcos sits along I-35 between Austin and San Antonio with a median sale price near $340,000 and roughly 85 days on market. The city of 70,897 is anchored by Texas State University and draws students, young professionals, and families attracted to the spring-fed San Marcos River and I-35 corridor affordability.
Talk to an LRG Agent About San Marcos →San Marcos Demographics
Population, income, and housing tenure for the city and surrounding Hays County.
- Population70,897 / 269,000
- Median household income$52,000 / $92,000
- Median home value$310,000
- Median age24.8 yrs
- Population growth3.8% (2019–24)
Source: U.S. Census Bureau, American Community Survey 5-Year Estimates (2019–2023).
San Marcos Commute Times
San Marcos is midway on I-35 between Austin and San Antonio, with access to both metros within 45–60 minutes.
| Destination | Distance | Off-Peak | Rush Hour |
|---|---|---|---|
| Downtown Austin | ~30 mi via I-35 | 35–40 min | 50–65 min |
| Texas State University | ~2 mi | 5 min | 5–10 min |
| Downtown San Antonio | ~48 mi via I-35 | 45–50 min | 60–75 min |
| New Braunfels | ~18 mi via I-35 | 18–20 min | 25–30 min |
Drive times are approximate estimates from San Marcos city center. Actual times vary by route and traffic conditions.
San Marcos at a Glance
- Affordability
- Median prices 30–40% below Austin, 15% below Round Rock.
- River lifestyle
- Spring-fed San Marcos River at 72°F year-round with tubing, kayaking at Rio Vista Park.
- University economy
- Texas State (38,000+ students) provides stability, culture, and rental market.
- I-35 position
- Midway between Austin and SA with access to both metros.
- 68% renter-occupied
- Highest renter rate on this list. Near-campus areas skew student rental.
- Flood risk
- San Marcos and Blanco rivers are Zone AE with major 2015 Memorial Day flood history.
- University traffic
- Game days and move-in weeks create heavy traffic near I-35 exits 200–207.
- Limited luxury inventory
- High end is thin compared to Georgetown, Boerne, or Cedar Park.
Flood data: FEMA Flood Map Service Center.
What It Costs to Buy in San Marcos
- Property taxes
- San Marcos’s effective property tax rate runs approximately 2.05%. On a $340000 home that’s roughly $6,970/year before the homestead exemption. For current rates and exemption forms, visit the Hays Central Appraisal District.
- Closing timeline
- Cash transactions close in 14 to 21 days. Financed purchases run 30 to 45 days depending on lender and appraisal turnaround.
- HOA presence
- HOA $30–$100/month in master-planned. Older near-campus areas typically no HOA.
Tax data: Hays Central Appraisal District, 2024 certified values.
Use our monthly payment stack checklist to estimate your all-in housing cost.
San Marcos Neighborhoods
For detailed neighborhood comparisons, see our San Marcos neighborhood guide.
Blanco River Village
Master-planned south of town. New construction from $300s. Hays CISD.
Spring Lake Hills
Established near river headwaters. Larger lots, mature trees.
Kissing Tree
55+ active-adult community by Brookfield. Resort amenities, homes from $300s.
Wonder World Estates
Affordable established along Wonder World Dr. Homes from $250s.
Willow Creek
Newer in east San Marcos. Homes from $280s. Hays CISD.
Downtown / University
Walkable core near Texas State. Bungalows, updated homes, investment properties.
San Marcos Schools
| School | Grades | Enrollment | District |
|---|---|---|---|
| Crockett Elementary | PK-5 | ~580 | San Marcos CISD |
| Bowie Elementary | PK-5 | ~520 | San Marcos CISD |
| Uhland Elementary | PK-5 | ~620 | Hays CISD |
| Negley Elementary | PK-5 | ~680 | Hays CISD |
| School | Grades | District |
|---|---|---|
| San Marcos Middle | 6-8 | San Marcos CISD |
| Simon Middle School | 6-8 | Hays CISD |
| School | Grades | District |
|---|---|---|
| San Marcos High School | 9-12 | San Marcos CISD |
| Hays High School | 9-12 | Hays CISD |
| Lehman High School | 9-12 | Hays CISD |
| District | Schools | Enrollment |
|---|---|---|
| San Marcos CISD | 13 | ~8,200 |
| Hays CISD | 24 | ~21,000 |
School data: GreatSchools.org & NCES Common Core of Data. Verify enrollment eligibility directly with the district.