Market Overview for San Marcos
There are 297 active listings in San Marcos with a median list price of $330K and a median sold price of $330K.
Homes average 89 days on market.
Over the past 30 days, 41 homes have sold, with 616 sales in the past 12 months.
The average price per square foot is $202.
About San Marcos
San Marcos is a city of approximately 70,000 residents and the county seat of Hays County, located along the Interstate 35 corridor about 30 miles south of downtown Austin and 50 miles north of San Antonio. The city sits at the intersection of the Texas Hill Country and the Blackland Prairie, bisected by the San Marcos River, which originates from a cluster of artesian springs in Spring Lake at the edge of the Texas State University campus. The springs maintain a constant water temperature near 72 degrees year-round and produce roughly 200 million gallons of water daily, making the San Marcos one of the clearest rivers in the state.
Housing in San Marcos includes a broad mix of options, from older bungalows and rental properties near the university in the $180,000 to $250,000 range to newer suburban homes in master-planned communities like Kissing Tree (an active-adult community south of town), Blanco Vista, and Meadows at San Marcos in the $300,000 to $500,000 range. The median home price is approximately $290,000. The large student population at Texas State University creates a substantial rental market, with apartment complexes concentrated along Sessom Drive, Aquarena Springs Drive, and along the I-35 corridor toward Kyle.
San Marcos CISD serves the city's K-12 students across approximately 14 campuses, including San Marcos High School. The district enrolls around 8,500 students. Texas State University dominates the educational landscape, enrolling approximately 38,000 students and operating as the city's largest employer. The university offers programs across more than 200 undergraduate and graduate degree options and has a significant economic impact on the surrounding area, supporting restaurants, retail, and housing.
San Marcos sits at the junction of I-35, SH-123, and SH-80, providing direct highway access to both Austin and San Antonio. The San Marcos Premium Outlets and Tanger Outlets along I-35 are among the most-visited shopping destinations in Texas and generate significant sales tax revenue. Other major employers include Central Texas Medical Center, Hays County government, and distribution and manufacturing operations in the San Marcos Business Park east of I-35. The San Marcos River corridor serves as both a recreational draw for tubing and kayaking and as critical habitat for several federally protected species, including the Texas blind salamander.
Living in San Marcos
San Marcos has a young population, with a median age around 24, heavily influenced by the Texas State University student body. Median household income for permanent residents is approximately $45,000, though this figure is lowered by the large student population. The city is notably diverse, with a demographic mix of roughly 45% Hispanic, 40% White, 7% Black, and 3% Asian residents. About 30% of adults over 25 hold a bachelor's degree or higher, a figure that reflects both the university community and the blue-collar workforce in manufacturing and service industries.
Daily life in San Marcos is shaped by the university calendar and the river. Tubing and kayaking on the San Marcos River from Rio Vista Park and City Park run from March through October. The Lions Club Tube Rental and Texas State Tubes operate seasonal concessions. Grocery shopping is handled by H-E-B on Thorpe Lane and Walmart on SH-123. The historic downtown square along Hopkins Street and LBJ Drive hosts a mix of restaurants, bars, and shops catering to both students and residents. The Thursday night Farmers Market at the Hays County Courthouse runs through the warmer months. Meadows Center at Spring Lake offers glass-bottom boat tours over the artesian springs, and the San Marcos Public Library on Hopkins Street provides community programming and workspace.
Things to Do in San Marcos
- San Marcos River Tubing: Clear, spring-fed river (constant 72 degrees) running through town with free public access at Rio Vista Park, City Park, and multiple outfitters renting tubes for $15-$25 per trip.
- The Meadows Center at Spring Lake: Nature center at the headwaters of the San Marcos River offering glass-bottom boat tours ($10-$15), an aquatic biology exhibit, and wetlands boardwalk on the Texas State campus.
- San Marcos Premium Outlets: Outdoor outlet mall on I-35 with 140+ stores including Nike, Coach, and Nordstrom Rack, plus the adjacent Tanger Outlets with 100+ additional shops.
- Five Mile Dam Park: Riverside park along the Blanco River five miles west of town with picnic areas, swimming access, a low-water dam, and a campground with 20 sites.
- Wonder World Cave: Cave formed by a fault line (not water erosion) with guided tours through the Balcones Fault Zone, plus an observation tower and wildlife park. Admission is approximately $25 for adults.
Major Employers in San Marcos
- Texas State University (Higher Education): The fifth-largest university in Texas employs approximately 5,500 faculty and staff across its 492-acre main campus and Round Rock campus.
- San Marcos Premium Outlets / Tanger Outlets (Retail): The two adjacent outlet malls together contain 300+ stores and employ approximately 3,000 retail workers, drawing over 12 million visitors annually.
- Hays CISD / San Marcos CISD (Education): The two school districts together employ approximately 4,000 staff across their combined campuses in the San Marcos and Kyle area.
- Central Texas Medical Center (Healthcare): 111-bed community hospital on Wonderworld Drive employing approximately 600 medical professionals and support staff.
San Marcos Schools
San Marcos is served by San Marcos CISD. Students typically attend Hernandez Elementary or Crockett Elementary or Rodriguez Elementary (San Marcos ISD) or Blanco Vista Elem Elementary or Travis Elementary for elementary school, Miller Middle School or Goodnight Middle School or Laura B Wallace Middle School for middle school, and San Marcos High School or Jack C Hays High School for high school.
School District: San Marcos CISD
Public Schools
- Hernandez Elementary - Elementary school serving the San Marcos area in San Marcos CISD.
- Crockett Elementary - Elementary school serving the San Marcos area in San Marcos CISD.
- Rodriguez Elementary (San Marcos ISD) - Elementary school serving the San Marcos area in San Marcos CISD.
- Blanco Vista Elem Elementary - Elementary school serving the San Marcos area in San Marcos CISD.
- Travis Elementary - Elementary school serving the San Marcos area in San Marcos CISD.
- Miller Middle School - Middle school serving the San Marcos area in San Marcos CISD.
- Goodnight Middle School - Middle school serving the San Marcos area in San Marcos CISD.
- Laura B Wallace Middle School - Middle school serving the San Marcos area in San Marcos CISD.
- San Marcos High School - High school serving the San Marcos area in San Marcos CISD.
- Jack C Hays High School - High school serving the San Marcos area in San Marcos CISD.
- San Marcos High School - San Marcos CISD high school enrolling about 2,100 students with dual-credit partnerships with Texas State University and Austin Community College.
- Goodnight Middle School - San Marcos CISD middle school serving approximately 800 students in grades 6-8 with a STEM pathway and competitive UIL academics.
- Crockett Elementary - San Marcos CISD elementary serving 500 students in grades pre-K through 5 with a dual-language English-Spanish program.
Pre-Schools
- Texas State University Children's Center - University-operated child care center serving children of students and staff, with a developmental curriculum supervised by education faculty.
- San Marcos Montessori - Montessori preschool on Aquarena Springs Drive serving ages 3-6 with mixed-age classrooms and hands-on learning materials.
Private Schools
- San Marcos Academy - Baptist boarding and day school on a 110-acre campus established in 1907, enrolling approximately 250 students with a military-style leadership program for upper grades.
- Hill Country Montessori School - Montessori school serving approximately 80 students with multi-age classrooms and an emphasis on outdoor education and experiential learning.
Frequently Asked Questions
What is the average home price in San Marcos TX?
The median home price in San Marcos is approximately $320K. Older homes and condos near the university start around $200K, while newer construction in communities like Kissing Tree and Whisper lists from $300K to $500K.
Is San Marcos a college town?
Yes, Texas State University enrolls approximately 38,000 students, making up about half the city's population. The university drives much of the local economy, culture, and rental market along with the outlet malls on I-35.
How far is San Marcos from Austin?
San Marcos is 30 miles south of downtown Austin via I-35. The drive takes 35-45 minutes depending on traffic. Austin-Bergstrom International Airport is approximately 40 minutes northeast of San Marcos.
Can you swim in the San Marcos River?
Yes, the San Marcos River is spring-fed from the Edwards Aquifer and stays a constant 72 degrees year-round. Rio Vista Park and City Park offer free public swimming access. Tube, kayak, and paddleboard rentals are available from multiple outfitters.
What are the outlet malls in San Marcos?
San Marcos has two adjacent outlet malls on I-35: San Marcos Premium Outlets (140+ stores) and Tanger Outlets (100+ stores). Together they house 300+ brand-name stores and attract over 12 million visitors per year.
