●Downtown

Market Overview for Downtown

There are 251 active listings in Downtown with a median list price of $715K and a median sold price of $614K.

Homes average 121 days on market.

Over the past 30 days, 22 homes have sold, with 223 sales in the past 12 months.

The average price per square foot is $788.

About Downtown

Downtown San Marcos is the historic center of San Marcos, Texas — not to be confused with downtown Austin. San Marcos is a city of approximately 68,000 residents in Hays County, located along Interstate 35 roughly 30 miles south of Austin and 50 miles north of San Antonio. The town center, known locally as "the square," was laid out in 1851 and is listed on the National Register of Historic Places. The restored 1909 Hays County Courthouse sits at the center of the square, surrounded by independent shops, restaurants, and small businesses occupying historic commercial buildings that date from the late 19th and early 20th centuries. A portion of downtown falls within the locally designated Downtown Historic District, which received its National Register listing in 1993 and provides formal preservation standards for the area's architecture. The district's designation means exterior modifications to contributing structures require review, helping maintain the built environment that defines the neighborhood's character.

Texas State University, the fifth-largest university in the state with enrollment exceeding 39,000 students and over 3,000 faculty and staff, is located adjacent to downtown San Marcos. The university's campus borders the downtown area on its southern edge and shapes much of the neighborhood's economy, housing market, and daily activity. Student and faculty foot traffic supports downtown businesses during the academic year, and the university's performing arts programs, galleries, and public lectures contribute regular cultural programming to the area. San Marcos CISD serves K-12 students in the downtown area, with Travis Elementary serving younger students, Miller Middle School serving grades 6 through 8, and San Marcos High School providing secondary education. The downtown residential mix includes historic single-family homes on tree-lined streets, apartments and duplexes catering to university students, and renovated commercial-to-residential conversions in and near the square.

The San Marcos River originates from hundreds of springs in the center of the city, maintaining a constant 72-degree water temperature year-round because it is fed by the Edwards Aquifer. The spring-fed river flows directly through the downtown area, providing swimming, tubing, kayaking, snorkeling, and fishing within walking distance of the square. Three outfitters — Lions Club Tube Rental, Don's Fish Camp, and Texas State Tubes — operate along the river during tubing season, and the clear spring water allows visibility to the riverbed for snorkeling and underwater viewing. Rio Vista Park, a city park along the river near downtown, includes dam-controlled swimming areas, walking paths, and bank access for wading and fishing. The Meadows Center for Water and the Environment at Spring Lake, operated by Texas State University, offers glass-bottom boat tours over the San Marcos Springs — one of the largest spring systems in the western United States — and serves as a research and education facility focused on the Edwards Aquifer ecosystem and endangered aquatic species native to the springs.

Downtown San Marcos functions as a walkable commercial and cultural district with restaurants, bars, live music venues, four breweries, art galleries, and retail establishments concentrated around the square and along adjacent blocks. San Marcos Premium Outlets and Tanger Outlets, located along I-35 south of downtown, together house over 250 retail stores and employ approximately 3,600 people, drawing regional shoppers from Austin, San Antonio, and the surrounding Hill Country. Hunter Industries, one of the world's largest irrigation manufacturers, employs 650 workers at its San Marcos facility, and Central Texas Medical Center operates a 140-bed hospital with more than 650 employees. The combination of the university, the river, the outlet malls, the manufacturing sector, and the historic downtown creates a diversified economic base that supports year-round commercial activity rather than depending on a single industry or employer.

Living in Downtown

Living in downtown San Marcos means proximity to the San Marcos River, Texas State University, and the historic square — all within walking distance. This is downtown San Marcos in Hays County, a separate city from Austin located 30 miles to the south along I-35. The 72-degree spring-fed river is accessible year-round for swimming, tubing, and kayaking without needing to drive to a separate recreation area. Housing in and near downtown includes a mix of older single-family homes, duplexes, and apartment complexes, with a significant share of rental units reflecting the university's influence on the local housing market. San Marcos CISD operates the public schools serving downtown families, with Travis Elementary, Miller Middle School, and San Marcos High School providing K-12 education. The walkable downtown core puts restaurants, coffee shops, and retail within a few blocks of most residential areas, and the four local breweries and live music venues provide evening options without the need to drive to Austin or San Antonio.

The downtown location places residents on the I-35 corridor, allowing 30-minute commutes north to Austin or 50-minute commutes south to San Antonio for workers employed outside San Marcos. Central Texas Medical Center, a 140-bed hospital, provides local healthcare and employs over 650 people. Texas State University is the area's largest employer with over 3,000 faculty and staff, and the outlet malls along I-35 together employ roughly 3,600 workers across 250+ stores. Hunter Industries adds another 650 manufacturing jobs to the local economy. San Marcos's position between two major metro areas, combined with the university, the river, and the outlet shopping centers, creates a local economy with multiple employment sectors rather than dependence on a single employer. For families with young children, preschool options in San Marcos include Kids of the Kingdom at First Lutheran Church, First Step School on Hunter Road (a four-star Texas Rising Star center), and Presbyterian Parent Cooperative Preschool on Mary Street.

Things to Do in Downtown

• San Marcos River Tubing and Swimming: The spring-fed river maintains 72 degrees year-round. Three outfitters operate along the river: Lions Club Tube Rental, Don's Fish Camp, and Texas State Tubes. Tube rentals typically $15-$20 per person. Open seasonally for tubing, year-round for swimming.
• The Meadows Center at Spring Lake: Operated by Texas State University, offers glass-bottom boat tours over San Marcos Springs, one of the largest spring systems in the western U.S. Tours run daily; tickets $9 adults, $6 children. Also features nature trails and educational exhibits.
• Downtown San Marcos Square: The 1851 town square features the restored 1909 Hays County Courthouse, independent shops, restaurants, galleries, and live music venues. Listed on the National Register of Historic Places. Free to walk and explore.
• Rio Vista Park: City park along the San Marcos River near downtown with dam-controlled swimming areas, walking paths, and bank access for wading and fishing. Free admission. Open daily.
• San Marcos Premium Outlets and Tanger Outlets: Two adjacent outlet shopping centers along I-35 with 250+ stores including major brand retailers. Open daily with extended weekend hours.
• San Marcos Breweries: Four breweries operate in San Marcos offering locally produced craft beer, food, and live music. Located in and around the downtown area.

Major Employers in Downtown

• Texas State University (Higher Education): Enrollment exceeding 39,000 students with over 3,000 faculty and staff, making it the largest employer in San Marcos.
• San Marcos Premium Outlets / Tanger Outlets (Retail): Two outlet shopping centers along I-35 together employing approximately 3,600 people across 250+ stores.
• Central Texas Medical Center (Healthcare): A 140-bed general medical and surgical hospital employing more than 650 people.
• City of San Marcos (Government): Municipal government with approximately 500 employees across 25 departments providing city services.
• Hunter Industries (Manufacturing): One of the world's largest irrigation manufacturers, employing 650 workers at its San Marcos facility.

Downtown Schools

Downtown San Marcos is served by San Marcos Consolidated Independent School District (San Marcos CISD). The district operates elementary, middle, and high school campuses throughout the city. Texas State University, adjacent to downtown, is the fifth-largest university in Texas with enrollment exceeding 39,000.

School District: San Marcos CISD

Public Schools

• Travis Elementary School - San Marcos CISD elementary campus serving the downtown area.
• Miller Middle School - San Marcos CISD middle school serving grades 6-8 for downtown San Marcos students.
• San Marcos High School - The primary high school for San Marcos CISD, serving grades 9-12.

Pre-Schools

• Kids of the Kingdom - Preschool ministry of First Lutheran Church at 130 W. Holland St., San Marcos. Serves ages 6 weeks through 5 years. Open 7 AM to 6 PM weekdays.
• First Step School - Four-star Texas Rising Star accredited center at 4003 Hunter Road, San Marcos. Programs for infants through age 12. Open Monday-Friday 7:15 AM to 5:45 PM.
• Presbyterian Parent Cooperative Preschool - Located at 323 Mary St., San Marcos. Offers research-based learning with Spanish enrichment, music, and chapel programming.

Higher Education

• Texas State University - Fifth-largest university in Texas with 39,000+ students and 3,000+ faculty and staff. Campus is adjacent to downtown San Marcos.

Frequently Asked Questions