Top Neighborhoods to Live in San Marcos, TX
San Marcos, TX, nestled between Austin and San Antonio, blends college-town energy with Texas charm—perfect if you’re hunting for a new home.
With median home prices at $312,000 (below Texas’s $334,000), it’s affordable yet growing fast. Want the top neighborhoods to live in San Marcos, TX?
Here’s your list: Willow Creek, Blanco River Village, Franklin Square, Cottonwood Creek, and Sunset Acres—each with a vibe for you.
Why San Marcos Stands Out for Homebuyers
San Marcos, Texas, is located along Interstate 35, about 30 minutes south of Austin and 45 minutes northeast of San Antonio. This prime location makes it a great home base for commuters, families, and students alike. With a population of around 70,000, San Marcos blends a welcoming small-town feel with the buzz of Texas State University. You’ll find green spaces, hiking trails, and scenic riverfronts—a perfect setting for outdoor lovers.
For first-time homebuyers, a major draw is affordability. According to Redfin (2025 data), the median home price in San Marcos is about $312,000, which is below the Texas median of $334,000. Nearby cities such as Kyle can be pricier (around $349,000). You’ll also benefit from San Marcos ISD schools and relatively low crime rates compared to larger urban areas.
1. Willow Creek: Upscale Living with Space
Willow Creek offers spacious, custom-built homes on large lots, ideal for buyers seeking an upscale environment and proximity to nature trails.
Overview
Price Range: $400,000–$800,000
Home Size: About 2,000–3,500 sq. ft.
School District: San Marcos ISD
Who It’s For: Families, retirees, or anyone looking for a bit more space and a quiet setting.
Located on the edge of San Marcos, Willow Creek stands out for its large lot sizes and Hill Country views. Many homes here are custom-built, so you’ll find unique layouts, modern kitchens, and spacious yards. The neighborhood is near Purgatory Creek, a popular area for hiking and birdwatching—perfect if you love the outdoors.
Another appeal is the lack of homeowners’ association (HOA) fees in some parts of Willow Creek, which helps keep monthly expenses more predictable. Schools in San Marcos ISD serve the community, and many parents appreciate the close-knit feel.
2. Blanco River Village: Riverside Charm
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Blanco River Village offers mid-range homes close to the river, ideal for nature enthusiasts and families wanting a strong community vibe.
Overview
Price Range: $350,000–$550,000
Home Size: Approximately 1,800–2,500 sq. ft.
School District: San Marcos ISD
Who It’s For: Families, water sports fans, and those who love social activities.
Tucked along the Blanco River, Blanco River Village provides a peaceful, scenic backdrop for fishing, kayaking, and weekend family picnics. If you have children, you’ll find San Marcos ISD schools close by and a friendly, supportive atmosphere. Neighbors often host block parties or community gatherings, which can be a big plus if you’re new in town and looking to meet people.
Because of its proximity to downtown San Marcos, Blanco River Village makes it easy to enjoy local restaurants, nightlife, and the university’s cultural events—without having to drive far.
3. Franklin Square: Central and Family-Friendly
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Franklin Square is a centrally located neighborhood with access to Texas State University, downtown amenities, and local parks, perfect for families and professionals alike.
Overview
Price Range: $300,000–$450,000
Home Size: Around 1,600–2,200 sq. ft.
School District: San Marcos ISD
Who It’s For: Young professionals, students, and families wanting the convenience of downtown living.
Franklin Square sits right in the heart of San Marcos. With Texas State University nearby, you’ll have a steady rhythm of cultural events, sports games, and community festivals. If you prefer a car-free lifestyle, this area offers walkable access to coffee shops, restaurants, and City Park—a local favorite for outdoor activities.
Home prices in Franklin Square are generally in the mid-range for San Marcos. If you’re looking for a blend of urban convenience and family-friendly living, Franklin Square could be your perfect fit.
4. Cottonwood Creek: Affordable and Growing
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Cottonwood Creek attracts first-time homebuyers with its budget-friendly options, new-build homes, and easy access to I-35.
Overview
Price Range: $280,000–$400,000
Home Size: Typically 1,500–2,000 sq. ft.
School District: San Marcos ISD
Who It’s For: First-time buyers, commuters, and families looking for newer homes.
If affordability is at the top of your wish list, Cottonwood Creek may check all the boxes. You’ll find recently built homes with modern layouts, energy-efficient appliances, and open-concept living spaces—perfect if you want a move-in-ready option.
With no HOA in many parts, your monthly costs stay lower, and the neighborhood is minutes from I-35, making commuting to Austin or San Antonio fairly simple.
5. Sunset Acres: Quiet and Budget-Friendly
Sunset Acres features older, more affordable homes in a peaceful environment, perfect for retirees or anyone seeking a relaxed pace.
Overview
Price Range: $250,000–$350,000
Home Size: Around 1,400–1,800 sq. ft.
School District: San Marcos ISD
Who It’s For: Retirees, first-time buyers on a smaller budget, and those seeking a slower pace.
Sunset Acres is known for its quiet streets and small-town charm. Many homes are older, which means you can often find good deals if you don’t mind doing minor renovations or updates over time.
The neighborhood is close to the San Marcos River, offering lovely scenery and opportunities for weekend activities like tubing or fishing.
Top Neighborhoods in San Marcos Compared
| Neighborhood | Price Range | Home Size | School District | Key Perk |
|---|---|---|---|---|
| Willow Creek | $400K–$800K | 2,000–3,500 sq. ft. | San Marcos ISD | Big lots, upscale vibes |
| Blanco River Village | $350K–$550K | 1,800–2,500 sq. ft. | San Marcos ISD | Riverside setting |
| Franklin Square | $300K–$450K | 1,600–2,200 sq. ft. | San Marcos ISD | Central, walkable |
| Cottonwood Creek | $280K–$400K | 1,500–2,000 sq. ft. | San Marcos ISD | Affordable, new builds |
| Sunset Acres | $250K–$350K | 1,400–1,800 sq. ft. | San Marcos ISD | Budget-friendly, peaceful |
This quick comparison can help first-time homebuyers match their price range and lifestyle with the right neighborhood.
What Makes These Neighborhoods the Best?
Affordability: All five neighborhoods offer homes at or below the Texas median of $334,000, with Sunset Acres providing the lowest entry point.
School Quality: San Marcos ISD has shown above-average performance in certain areas. For instance, according to GreatSchools.org, many San Marcos ISD schools have competitive proficiency scores compared to the state average.
Lifestyle Perks: Whether you want a riverside community (Blanco River Village), an upscale retreat (Willow Creek), or a central hub with restaurants and shops (Franklin Square), there’s something for everyone.
How to Choose Your San Marcos Neighborhood
Buying your first home can feel overwhelming, but breaking down the process into steps makes it more manageable. Here’s a simple roadmap to finding your ideal neighborhood in San Marcos.
Step 1: Nail Down Your Budget
Mortgage and Down Payment: Meet with a lender or use online calculators to figure out how much mortgage you can afford. In San Marcos, you can find homes from around $250K (Sunset Acres) up to $800K (Willow Creek).
Closing Costs and Extras: Don’t forget about closing costs, which can range from $5,000 to $10,000 (or more). If you’re planning to buy furniture or make updates, factor those in too.
Helpful Tip: The Texas Department of Housing and Community Affairs offers resources and down payment assistance programs for first-time homebuyers. Consider looking into these if you need financial support.
Step 2: Pinpoint Your Needs
Family-Friendly Amenities: If you have kids (or plan to), Blanco River Village and Franklin Square have plenty of outdoor and community-focused spaces.
Commute Considerations: Working in Austin or San Antonio? Look at Cottonwood Creek or Franklin Square for quick I-35 access.
Quiet vs. Buzzing: If you want tranquility, Sunset Acres or Willow Creek might be best. For a busier scene near restaurants, bars, and university life, Franklin Square could suit you more.
Step 3: Test the Commute
Even a short distance can become a major inconvenience if traffic is heavy during rush hour. If you’ll be driving to Austin, check the commute from each neighborhood at different times. Willow Creek is a bit further out, while Franklin Square is closer to the interstate.
Step 4: Visit and Feel It
Walk around potential neighborhoods at different times of day. Notice the noise level, chat with neighbors, and envision yourself living there. One buyer who skipped visiting ahead of time regretted ending up near a street that got too loud on weekends.
Step 5: Tap a Local Expert
A knowledgeable real estate agent in San Marcos can guide you to deals, highlight up-and-coming areas, and help you negotiate better prices. For instance, one buyer saved $10,000 in closing costs at Cottonwood Creek because their agent knew about specific incentives from local builders.
Cost Breakdown by Neighborhood
| Neighborhood | Median Home Price | Avg. Rent (2BR) | Avg. Utilities | Commute to Austin |
|---|---|---|---|---|
| Willow Creek | $550,000 | $2,000 | $160 | ~35 min |
| Blanco River Village | $420,000 | $1,700 | $150 | ~32 min |
| Franklin Square | $375,000 | $1,600 | $140 | ~30 min |
| Cottonwood Creek | $340,000 | $1,500 | $135 | ~28 min |
| Sunset Acres | $300,000 | $1,400 | $130 | ~33 min |
These approximate figures help you see how each neighborhood’s cost of living and commute times compare.
Frequently Asked Questions
1. What’s the most affordable neighborhood in San Marcos?
Sunset Acres typically has the lowest price range ($250K–$350K). It’s a quiet area near the river and has older, budget-friendly homes.
2. Which San Marcos neighborhood is best for families?
Blanco River Village is popular for its community gatherings and easy river access. Parents often choose it for the family-friendly environment and San Marcos ISD schools.
3. Where should commuters live in San Marcos?
Cottonwood Creek is a good option for commuters, thanks to its close proximity to I-35 and reasonably priced homes ($280K–$400K). Franklin Square also offers a convenient location for those who work in Austin or San Antonio.
4. What’s the safest neighborhood in San Marcos?
Willow Creek is often considered very safe, with some areas being more upscale and closely monitored. The bigger lots also give homeowners extra privacy.
5. Which neighborhood has the best schools?
Franklin Square and Blanco River Village are both served by San Marcos ISD, which has schools that perform above state averages in certain areas, based on data from GreatSchools.org. Parents in both neighborhoods report a supportive school community.
6. Are these neighborhoods good for retirees?
Willow Creek and Sunset Acres are top choices for retirees. Willow Creek offers more upscale amenities and larger homes, while Sunset Acres provides a quieter, budget-friendly option near the river.
7. How walkable are San Marcos’s top neighborhoods?
Franklin Square is the most walkable, with easy access to downtown shops, cafes, and parks. Blanco River Village also offers decent walkability, though other neighborhoods might require a car for most errands.
8. Can Veterans use VA loans in San Marcos?
Absolutely. Many first-time homebuyers in Cottonwood Creek and Sunset Acres use VA loans to purchase homes with zero down payment. Look for lenders familiar with VA benefits for the best experience.
Looking Ahead: Finding Your San Marcos Home
Choosing your first home is both exciting and challenging. By focusing on your budget, daily commute, family needs, and the lifestyle you want, you’ll narrow down which of these top neighborhoods in San Marcos, TX best fits your situation.
Once you’ve done your homework, consider scheduling tours, chatting with a local real estate agent, and talking to neighbors who already live in the areas you love.
