New BuildPrice Drop −$1K
$233,990
235 Navidad River Dr
San Marcos, TX 78666
4 bd2 ba1,891 sqft$124/ft²
House
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San Marcos, TX Housing Market
Buyer's market-4.2% YoY
Zillow, August 2026 · Refreshes monthlyRedfin, through May 2026 · No longer updatingFreddie Mac via FRED, September 2026 · Refreshes weekly
The typical home in San Marcos, TX is worth $306,851, fell 4.2% over the past year (Zillow Home Value Index, August 2026). The last median sale price Redfin published was $316,543, -10.1% year over year (through May 2026). With 5.7 months of supply and homes going under contract in about 75 days, San Marcos is a buyer's market. At today's 7.03% 30-year fixed rate, 20% down on a $306,851 home is about $1,638/mo in principal and interest.
Key numbers for San Marcos, TX
Typical home value
$306,851
-4.2% in 12 months
Zillow, August 2026
Typical asking rent
$1,428/mo
Zillow Observed Rent Index
Zillow, August 2026
Median sale price
$316,543
-10.1% year over year
Redfin, through May 2026
Days on market
75
Slow-moving
Redfin, through May 2026
Active listings
420
5.7 months of supply
Redfin, through May 2026
30-yr fixed rate
7.03%
Freddie Mac weekly average
Freddie Mac via FRED, September 2026
Median household income
$51,030
Home costs 6.0x income
U.S. Census ACS, 2023
Sale-to-list ratio
96.2%
Selling below asking
Redfin, through May 2026
Zillow figures are as of August 2026 and refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is San Marcos a buyer's or seller's market?
Buyer's market5.7 months of supply75 days on market96.2% of asking
San Marcos, TX is a buyer's market, based on 5.7 months of supply and homes selling in about 75 days. Above 5 months of supply, homes start accumulating faster than they clear, which is where buyers gain leverage on price, repairs, and closing costs.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the San Marcos housing market data show?
Every row below is Redfin's final published month for San Marcos, TX. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $316,543 |
| Median list price | $320,995 |
| Year-over-year price change | -10.1% |
| Median price per sq ft | $174/sq ft |
| Median days on market | 75 days |
| Active inventory | 420 listings |
| Months of supply | 5.7 months |
| Sale-to-list price ratio | 96.2% |
| Homes sold (that month) | 74 |
| New listings (that month) | 104 |
| Listings with a price cut | 46.9% |
| Market condition | Buyer's market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for San Marcos is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in San Marcos is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have San Marcos home prices moved?
Over the last three years the median sale price in San Marcos, TX fell 12.3%, from $361,000 to $316,543. The live Zillow value series has fell 4.2% in the last 12 months, which is the more current read now that Redfin's series has stopped. 46.9% of San Marcos listings cut their asking price in the final Redfin month — a high share, and the clearest sign that list prices were running ahead of what buyers would pay. For prices to fall meaningfully from here, supply would have to keep building past 5.7 months while the sale-to-list ratio slips below its current 96.2%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in San Marcos?
Priced off the typical home value of $306,851 at the current 7.03% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $61,370 | $245,480 | $1,638/mo |
| 5% | $15,343 | $291,508 | $1,945/mo |
Zillow, August 2026 for the price · Freddie Mac via FRED, September 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $1,638, that implies roughly $70,206 a year before you add taxes and insurance. The median household in San Marcos earns $51,030, about $19,176 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the typical home value to fit the 28% rule. That puts the price-to-income ratio at 6.0x — well above the 3x that was historically considered affordable, which is why down payment size drives who can buy here.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in San Marcos in the next 12 months?
Tell us your timeline. We send the San Marcos market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in San Marcos?
Typical asking rent in San Marcos, TX is $1,428/mo, against a typical home value of $306,851. That is a price-to-rent ratio of 17.9x, which means buying and renting land close enough together that the decision turns on how long you stay and your down payment. Compared head to head, 20% down puts principal and interest at $1,638 a month — $210 more than renting before taxes and insurance, so the ownership case here rests on equity and appreciation rather than monthly cash flow.
Zillow, August 2026 for both value and rent
Add your own down payment, tax rate and time horizon in the rent vs. buy calculator.
Is inventory rising or falling in San Marcos?
Active listings in San Marcos, TX went from 489 in May 2025 to 420 in May 2026, a -14.1% change. Falling inventory tightens competition. When supply drops while demand holds, sale-to-list ratios rise before the median sale price does.
| Month | Active listings | New listings |
|---|---|---|
| June 2025 | 479 | 116 |
| July 2025 | 489 | 107 |
| August 2025 | 483 | 93 |
| September 2025 | 480 | 98 |
| October 2025 | 475 | 78 |
| November 2025 | 453 | 64 |
| December 2025 | 377 | 50 |
| January 2026 | 406 | 107 |
| February 2026 | 435 | 112 |
| March 2026 | 422 | 100 |
| April 2026 | 437 | 130 |
| May 2026 | 420 | 104 |
Redfin, through May 2026
How does San Marcos compare to Texas and the U.S.?
San Marcos homes sell for $316,543 — 11% below the Texas median of $356,100. Against the national median of $410,700, San Marcos runs 23% lower. Year-over-year, San Marcos moved -10.1% against Texas's +2.1% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| San Marcos, TX | $316,543 | -10.1% | 75 days |
| Texas statewide | $356,100 | +2.1% | 56 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in San Marcos
What buyers should watch
- Months of supply, currently 5.7. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 46.9%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $307 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 7.03%, every full point of rate change moves the payment on a $306,851 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median San Marcos listing goes under contract in 75 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 96.2% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month San Marcos added 104 new listings against 74 sales — more competition arriving than clearing, so early timing matters.
- Your equity moved -4.2% in the last 12 months on the Zillow value series. That, not the price you paid, is what sets your net proceeds.
- Comparable ZIP-level pricing inside San Marcos varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in San Marcos
There are currently 420 homes listed for sale in San Marcos, Texas. The median listing price is $321K. Featured listings range from $233,990 to $569,990.
New Build
25
$244,990
212 Navidad River Dr
San Marcos, TX 78666
4 bd2 ba1,802 sqft$136/ft²
House
View photos & details
New BuildPrice Drop −$1K
28
$280,990
129 Navidad River Dr
San Marcos, TX 78666
4 bd3 ba2,202 sqft$128/ft²
House
View photos & details
New Build
33
$294,990
129 Raymondville Path
San Marcos, TX 78666
3 bd2 ba1,396 sqft$211/ft²
House
View photos & details
New Listing
38
$371,000
900 Summit Pass
San Marcos, TX 78666
2 bd1 ba712 sqft$521/ft²
House5.59 acres
Coldwell Banker D'Ann Harper,
View photos & details
New Listing
39
$399,000
416 Stagecoach Trl
San Marcos, TX 78666
4 bd3 ba2,468 sqft$162/ft²
House6,970 sqft lot
Waterloo Realty, LLC
View photos & details
New Build
2
$425,711
116 Mountain Sorrel Ct
San Marcos, TX 78666
3 bd2 ba1,660 sqft$256/ft²
House
View photos & details
New Build
42
$459,998
420 Salamander St
San Marcos, TX 78666
5 bd4 ba3,081 sqft$149/ft²
House
View photos & details
New Listing
40
$460,000
907 Deertrail Dr
San Marcos, TX 78666
1 bd2 ba1,258 sqft$366/ft²
House6.03 acres
Real Broker, LLC
View photos & details
New Listing
11
$499,000
1492 Scull Rd
San Marcos, TX 78666
0 bd
Farm10.50 acres
Real Broker, LLC
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New Listing
11
$549,000
1550 Scull Rd
San Marcos, TX 78666
0 bd
Farm10.60 acres
Real Broker, LLC
View photos & details
New BuildPrice Drop −$14K
46
$569,990
212 Missouri Primrose Ln
San Marcos, TX 78666
4 bd3 ba2,147 sqft$265/ft²
House
View photos & details
Looking to buy in San Marcos?
Get connected with a local real estate expert — free, no obligation.
Active listings
420
Homes on market
Median list price
$321K
Avg. days on market
75
Days until sale
New this week
104
Newly listed
Price drops:46.9%of listings
Sale-to-list:96.2%
How much do homes cost in San Marcos by property type?
How the San Marcos, TX market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $322,543 | $176/sq ft | 70 | 75 days |
| Condo / co-op | $165,000 | $138/sq ft | 3 | 246 days |
| Townhouse | $270,000 | $193/sq ft | 3 | 141 days |
Who lives in San Marcos?
American Community Survey estimates for San Marcos. U.S. Census ACS, 2023
Population
68,920
Households
27,606
Median income
$51,030/yr
Median age
25.5 years
Owner-occupied
30.5%
Median home value
$269,700
Median gross rent
$1,299/mo
Mean commute
24.1 min
30.5% of occupied homes in San Marcos are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market. The Census self-reported median home value is $269,700 against Zillow's $306,851 typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions. Census median gross rent (all leases, including long-held ones) is $1,299/mo, below Zillow's $1,428/mo asking rent on new leases — the difference is roughly what a mover pays over a stayer.
Which public schools serve San Marcos?
15 schools tracked · 9,312 students
The largest public schools serving San Marcos, TX by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
SAN MARCOS H S
Grades 9-12 · 2,494 students
MILLER MIDDLE
Grades 6-8 · 908 students
GOODNIGHT MIDDLE
Grades 6-8 · 867 students
BLANCO VISTA EL
Grades PK-5 · 718 students
DEZAVALA EL
Grades K-5 · 591 students
BOWIE EL
Grades K-5 · 577 students
MENDEZ EL
Grades K-5 · 540 students
HERNANDEZ EL
Grades K-5 · 531 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near San Marcos, TX?
Ordered by distance from San Marcos, not by size. Compare San Marcos side by side with any of them.
Which ZIP codes are in San Marcos?
These are the ZIP codes we see on active San Marcos listings. Redfin did not publish a matching ZIP-level sale row for the same period, so we are not ranking them by price here — each ZIP page shows exactly what we hold for it.
San Marcos housing market FAQ
Is San Marcos a buyer's or seller's market?
San Marcos, TX is currently a buyer's market. That read comes from 5.7 months of supply, homes going under contract in about 75 days, and sellers getting 96.2% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in San Marcos?
The typical home in San Marcos, TX is worth $306,851 (Zillow Home Value Index, August 2026). The median sale price in the last month Redfin published was $316,543, about $174 per square foot.
Is San Marcos cheaper than the rest of Texas?
San Marcos's median sale price of $316,543 is 11% lower than the Texas statewide median of $356,100, and 23% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in San Marcos?
Homes in San Marcos, TX spent a median of 75 days on market before going under contract, versus 56 days statewide. Over two months means buyers have time to inspect, compare and negotiate. (Redfin, through May 2026.)
What income do you need to buy a home in San Marcos?
At the current 30-year fixed rate of 7.03%, 20% down on a $306,851 home is about $1,638 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $70,206 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $51,030.
Are home prices rising in San Marcos?
The typical home value in San Marcos, TX fell 4.2% over the last 12 months, from $320,293 to $306,851 (Zillow, August 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in San Marcos?
San Marcos ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in San Marcos?
That depends on your timeline, not on a headline. What the data says today: San Marcos, TX is a buyer's market with 5.7 months of supply, the 30-year fixed rate is 7.03%, and the price-to-rent ratio of 17.9x means buying and renting land close enough together that the decision turns on how long you stay and your down payment. Properties Incorporated publishes the data; it does not give financial advice.
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