Market Overview for San Marcos
There are 249 active listings in San Marcos with a median list price of $324K and a median sold price of $304K.
Homes average 94 days on market.
Most homes that closed in the last 90 days sold in the Under $300K range (54% of 134 closings), taking a median 66 days to go under contract; 9% of closings were $500K or more.
Over the past 30 days, 32 homes have sold, with 520 sales in the past 12 months.
The average price per square foot is $211.
About San Marcos
San Marcos is a city of approximately 74,300 residents (2024 American Community Survey) 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 are among the largest in Texas by discharge, feeding water clear enough to support the glass-bottom boat tours run at Spring Lake.
Housing in San Marcos includes a broad mix of options, from older bungalows and rental properties near the university to newer suburban homes in master-planned communities like Kissing Tree (a 55+ community south of town, age-restricted under the Housing for Older Persons Act), Blanco Vista, and Meadows at San Marcos. 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 12 campuses, including San Marcos High School. The district enrolled 8,144 students in 2025-26 and holds a "C" overall TEA accountability rating for 2024-25. Texas State University dominates the educational landscape, enrolling approximately 44,596 students (fall 2025) 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 the adjacent Tanger Outlets along I-35 together house more than 240 stores and are a significant source of city sales tax revenue. Other major employers include Christus Santa Rosa Hospital San Marcos, 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 of 24.9 (2024 American Community Survey), heavily influenced by the Texas State University student body. Median household income is approximately $48,100 (2024 American Community Survey), a figure held down by the large student population. About 37% of adults 25 and over hold a bachelor's degree or higher, reflecting both the university community and the manufacturing and service workforce.
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 and running shuttles along the river.
- The Meadows Center at Spring Lake: Nature center at the headwaters of the San Marcos River offering glass-bottom boat tours, 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.
Major Employers in San Marcos
- Texas State University (Higher Education): Texas State employs more than 1,700 full-time faculty and more than 2,300 full-time staff across its 693-acre San Marcos campus and its 101-acre Round Rock campus.
- San Marcos Premium Outlets / Tanger Outlets (Retail): The two adjacent outlet malls together contain more than 240 stores and are among the city's largest private-sector employers.
- 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.
- Christus Santa Rosa Hospital San Marcos (Healthcare): Acute-care hospital on Wonder World Drive operated by CHRISTUS Health, tracing its origins to the 1923 Hays County Memorial Hospital.
San Marcos Schools
San Marcos is served by San Marcos CISD. Based on MLS listing data, homes attend Hernandez Elementary, Crockett Elementary, Rodriguez Elementary (San Marcos ISD), Travis Elementary, Miller Middle School, Goodnight Middle School, Laura B Wallace Middle School, San Marcos High School, Jack C Hays High School.
School District: San Marcos CISD
Public Schools
San Marcos Consolidated Independent School District
Hays Consolidated Independent School District
Wimberley Independent School District
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?
San Marcos housing runs from older homes and condos near the university to newer construction in communities like Kissing Tree, Blanco Vista, and Whisper. Current median price, active listings, and days on market are shown on the Market Overview tab.
Is San Marcos a college town?
Yes, Texas State University enrolled 44,596 students in fall 2025 — a student body comparable in size to the city's roughly 74,300 residents, though many students commute or attend the Round Rock campus. 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 more than 240 brand-name stores.
