Market Overview for Zip Code 78666
There are 421 active listings in Zip Code 78666 with a median list price of $343K and a median sold price of $315K.
Homes average 86 days on market.
Most homes that closed in the last 90 days sold in the Under $300K range (53% of 197 closings), taking a median 65 days to go under contract; 10% of closings were $500K or more.
Over the past 30 days, 36 homes have sold, with 775 sales in the past 12 months.
The average price per square foot is $228.
About Zip Code 78666
Zip code 78666 covers San Marcos, the county seat of Hays County, located along Interstate 35 approximately 30 miles south of downtown Austin and 50 miles north of San Antonio. The city recorded 67,553 residents at the 2020 Census and estimates 91,082 as of January 1, 2026, heavily influenced by the presence of Texas State University, which enrolls approximately 44,596 students (fall 2025). San Marcos straddles the Balcones Escarpment where the Texas Hill Country meets the Blackland Prairie, and the San Marcos River — fed by San Marcos Springs, one of the largest artesian spring systems in the western United States — flows through the center of town.
Real estate in 78666 spans a wide range, from student-oriented apartments and condos near the Texas State campus to single-family homes in established neighborhoods like Blanco Vista, Kissing Tree (a 55+ community) and Willow Creek Estates. Rural properties west of town toward the Hill Country sit on 5- to 20-acre tracts. New construction has expanded rapidly along Wonder World Drive and RM 12. Current median price and active listing counts are shown on the Market Overview tab.
Students in 78666 attend San Marcos Consolidated ISD, which serves 8,144 students (2025-26) across 12 campuses — eight elementary schools, two middle schools (Goodnight and Miller) and two high school campuses. San Marcos High School competes in UIL 6A athletics and offers career and technical education pathways; Phoenix Academy serves the district's alternative programs. Texas State University, one of the largest public universities in Texas, provides higher education and is a major economic driver for the area.
San Marcos sits at the crossroads of I-35 and SH-123, placing it equidistant between Austin and San Antonio. Austin-Bergstrom International Airport is approximately 35 minutes north via SH-130. The San Marcos Municipal Airport handles general aviation. The city's outlet malls — Tanger Outlets San Marcos and San Marcos Premium Outlets — sit adjacent to each other on I-35 and together form one of the largest outlet shopping concentrations in Texas. Amazon operates a fulfillment center east of I-35, and the Texas State University campus generates significant economic activity with its more than 5,000 faculty and staff.
Living in Zip Code 78666
San Marcos has a large student population associated with Texas State University and a growing contingent of residents attracted by lower housing costs relative to Austin. Median household income is held down by the large student population, which makes citywide income figures a poor guide to non-student households. The city has a younger median age of about 24 years, again reflecting the university presence. Kissing Tree, west of I-35, is a 55+ community with over 1,000 planned homes, a clubhouse, pool, and on-site restaurant.
The San Marcos River is the recreational centerpiece of daily life, with tubing, kayaking, and swimming at Rio Vista Park and City Park drawing residents and visitors from March through October. Spring Lake at the headwaters is a glass-bottom boat destination managed by Texas State's Meadows Center. The historic downtown square along Hopkins Street has locally owned restaurants, breweries, and shops. Grocery options include H-E-B on Guadalupe Street and Walmart on I-35. Hays County Civic Center hosts the Texas Music Theater and seasonal events. Outdoor recreation extends to Purgatory Creek Natural Area, a 900-acre preserve with over 10 miles of hiking and mountain biking trails accessible from the western edge of town.
Things to Do in Zip Code 78666
- San Marcos River Tubing: Float the San Marcos River from City Park through Rio Vista Dam. Outfitters offer tube rentals from March through October. Water temperature stays near 72 degrees year-round.
- Purgatory Creek Natural Area: 900-acre preserve on the west side of town with over 10 miles of trails for hiking, trail running, and mountain biking.
- Tanger and Premium Outlets: Two adjacent outlet malls on I-35 with over 300 combined stores, together one of the largest outlet shopping concentrations in Texas.
- Meadows Center at Spring Lake: Glass-bottom boat tours over San Marcos Springs, one of the largest artesian spring systems in the western U.S. Operated by Texas State University.
- Downtown San Marcos Square: Historic square on Hopkins Street with local restaurants, craft breweries, vintage shops, and seasonal farmers' markets.
Major Employers in Zip Code 78666
- Texas State University (Education): One of the largest public universities in Texas with approximately 44,596 students (fall 2025) and more than 1,700 full-time faculty and 2,300 full-time staff across academic and support roles.
- Amazon Fulfillment Center (Logistics): Large fulfillment facility east of I-35 employing over 1,000 workers for package processing and distribution.
- San Marcos CISD (Education): Public school district operating 12 campuses serving 8,144 students (2025-26).
- Tanger Outlets / Premium Outlets (Retail): Two large outlet malls on I-35, among the largest retail employers in San Marcos.
- Christus Santa Rosa Hospital San Marcos (Healthcare): Full-service hospital on Wonderworld Drive with approximately 800 employees providing emergency and surgical care.
Zip Code 78666 Schools
San Marcos CISD serves 8,144 students (2025-26) across 12 campuses, with Texas State University providing higher education.
School District: San Marcos CISD
Public Schools
San Marcos Consolidated Independent School District
Hays Consolidated Independent School District
Wimberley Independent School District
Comal Independent School District
Pre-Schools
- San Marcos CISD Pre-K - Free public pre-K program for qualifying households at multiple campuses.
- Texas State University Child Development Center - Lab school on the Texas State campus serving children ages 2 through 5.
Private Schools
- San Marcos Academy - Co-ed boarding and day school for grades 6 through 12 on a 100-acre campus, founded in 1907.
- First Baptist Academy - Pre-K through 8th grade school affiliated with First Baptist Church San Marcos.
Higher Education
- Texas State University - Public university with approximately 44,596 students (fall 2025) and more than 1,700 full-time faculty and 2,300 full-time staff. Member of the Texas State University System.
Frequently Asked Questions
Where is zip code 78666?
78666 covers San Marcos, Texas, the county seat of Hays County on I-35. It is approximately 30 miles south of Austin and 50 miles north of San Antonio.
What do homes cost in 78666?
Current median price and active listing counts are shown on the Market Overview tab. The housing mix runs from student-oriented condos near the Texas State campus to established single-family neighborhoods and Hill Country acreage west of town.
Is San Marcos just a college town?
While Texas State University with approximately 44,596 students (fall 2025) is a major presence, San Marcos also has a growing residential population, the Kissing Tree 55+ community, and major employers like Amazon and the outlet malls.
What school district is 78666 in?
San Marcos CISD serves 78666 with 8,144 students (2025-26) across 12 campuses. San Marcos High School competes in UIL 6A. Texas State University provides higher education.
How far is San Marcos from Austin?
San Marcos is approximately 30 minutes from downtown Austin via I-35, or 25 minutes to Austin-Bergstrom Airport via SH-130. San Antonio is about 50 minutes south on I-35.
