●Mockingbird HillsHomes for Sale

Market Overview for Mockingbird Hills

There are 1 active listings in Mockingbird Hills with a median list price of $261K and a median sold price of $270K.

Homes average 45 days on market.

Over the past 30 days, 0 homes have sold, with 5 sales in the past 12 months.

The average price per square foot is $182.

About Mockingbird Hills

Mockingbird Hills is a residential neighborhood in San Marcos, Texas, located within the 78666 zip code in Hays County. The neighborhood sits on the east side of San Marcos, roughly east of I-35 and south of SH 123 (Seguin Avenue), approximately 30 miles south of downtown Austin. Mockingbird Hills was developed primarily in the 1970s and 1980s and consists of single-family homes on standard residential lots arranged along a grid of local streets. The terrain is relatively flat with scattered live oak trees and post oak, and the neighborhood is bordered by commercial development along I-35 to the west and additional residential areas to the east and south.

Homes in Mockingbird Hills typically range from $180,000 to $300,000 for single-family residences. The original housing stock consists primarily of single-story brick and wood-frame homes with three-bedroom, two-bathroom layouts ranging from 1,000 to 1,600 square feet. Lot sizes generally run from 6,000 to 8,500 square feet with chain-link or wood privacy fencing. Some properties have received updates including new roofing, siding, and interior renovations, while others retain original 1970s-era finishes. The neighborhood does not have a mandatory HOA, and property maintenance standards vary by individual owner.

Mockingbird Hills is served by San Marcos Consolidated Independent School District. Students in the area typically attend Crockett Elementary School, Miller Middle School, and San Marcos High School. Crockett Elementary serves grades pre-K through 5 with approximately 500 students. Miller Middle School enrolls roughly 896 students in grades 6 through 8. San Marcos High School serves grades 9 through 12 with approximately 2,371 students and offers AP courses, dual-credit programs through Austin Community College, and career and technical education pathways. San Marcos CISD operates 12 campuses serving 8,144 students (2025-26) across the district.

Commuters from Mockingbird Hills reach downtown Austin in approximately 40 to 50 minutes via I-35 north. The San Marcos employment base includes Texas State University, the San Marcos Premium Outlets, and the Amazon fulfillment center on Centerpoint Road. I-35 frontage road access is within 1 mile of the neighborhood, providing connectivity to commercial areas along both the north and south corridors. H-E-B on Thorpe Lane is approximately 2 miles west, and the Tanger Outlets (San Marcos Premium Outlets) cluster along I-35 provides a significant retail and employment hub about 3 miles south.

Living in Mockingbird Hills

Mockingbird Hills consists of single-story and occasional two-story homes with brick and wood-frame construction on flat, grid-pattern streets. Lots average between 6,000 and 8,500 square feet with varying levels of landscaping from maintained lawns to native grass. Street infrastructure includes curbed roadways with drainage ditches in some sections rather than underground storm drains. There is no mandatory HOA, and the neighborhood has a mix of owner-occupied and rental properties given its proximity to Texas State University. Property tax rates fall under Hays County and San Marcos CISD jurisdictions, with combined rates near $2.20 per $100 of assessed valuation. San Marcos utility services provide water, wastewater, and electric service.

Daily errands from Mockingbird Hills center on the commercial areas along I-35 and Hopkins Street. H-E-B on Thorpe Lane is the primary grocery option approximately 2 miles west. The San Marcos River, which flows through the center of the city, offers tubing and kayaking access at Rio Vista Park approximately 3 miles west, where a series of engineered rapids and chutes draw visitors year-round. The San Marcos Activity Center on Stagecoach Trail provides a gym, indoor pool, and community event space roughly 2 miles northwest. The downtown San Marcos square includes local restaurants, shops, and the Hays County Courthouse. The San Marcos Public Library at 625 East Hopkins Street is approximately 2 miles west of the neighborhood.

Things to Do in Mockingbird Hills

• Rio Vista Park: City park along the San Marcos River approximately 3 miles west with engineered rapids, swimming access, and picnic areas. Free admission for river access.
• San Marcos Premium Outlets: Over 140 outlet stores along I-35, approximately 3 miles south, with dining options and seasonal events. One of the largest outlet centers in Texas.
• Discovery Hall at the Meadows Center: Environmental education center at Spring Lake on the Texas State campus, approximately 4 miles west. Glass-bottom boat tours showcase the San Marcos Springs headwaters.
• Five Mile Dam Park: Hays County park along the San Marcos River approximately 5 miles south offering swimming, fishing, and picnic facilities with river access.
• Downtown San Marcos Square: Historic town square approximately 2 miles west with local restaurants, shops, and the Hays County Courthouse. Hosts seasonal markets and community events.

Major Employers in Mockingbird Hills

• Texas State University (Higher Education): Public university employing over 6,000 faculty and staff, approximately 3 miles west of Mockingbird Hills on the San Marcos campus.
• Amazon (Logistics/Technology): Fulfillment center on Centerpoint Road employing approximately 1,000 workers, roughly 5 miles south of the neighborhood.
• San Marcos Premium Outlets (Retail): Outlet shopping center with over 140 stores along I-35, employing approximately 3,000 workers, about 3 miles south.
• Christus Santa Rosa Hospital San Marcos (Healthcare): 161-bed hospital on Medical Drive employing approximately 800 staff, roughly 2 miles west of Mockingbird Hills.

Mockingbird Hills Schools

Mockingbird Hills is served by San Marcos ISD. Students typically attend Mendez Elementary or Dezavala Elementary for elementary school, Owen Goodnight Middle School or Miller Middle School for middle school, and San Marcos High School for high school.

School District: San Marcos ISD

Public Schools

Pre-Schools

• Creative World School San Marcos - Childcare and preschool center on Leah Avenue offering programs for ages 6 weeks through 12 years with STEAM-based curriculum.
• San Marcos Day Nursery - Nonprofit early childhood center on Belvin Street serving infants through pre-K, one of the oldest childcare centers in the city.

Private Schools

• San Marcos Academy - College-preparatory boarding and day school serving grades 6 through 12 on a 100-acre campus along the San Marcos River.
• Primera Iglesia Bautista Christian Academy - Faith-based school in San Marcos serving pre-K through elementary grades with small class sizes.

Higher Education

• Texas State University - Four-year public university enrolling approximately 44,596 students (fall 2025), located approximately 3 miles west of the neighborhood along the San Marcos River.

Frequently Asked Questions