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San Marcos, Texas

Realtor Sep 2026 · ACS 2024

Market Read

A market with no active rental pool to price against. The sale-side figures below are the whole picture.

Demand is unremarkable. Hotness 16/100, supply score 15, homes go under contract 26.5% slower than the US median, at 85% of US prices. See the sale evidence ↓
Tenant economics are mixed. Median household income $55K, −1.3% YoY (ZIP); renters hold 61.9% of ZIP households. See the people evidence ↓

What would change this read: the median listing price is −4.4% YoY. inventory, +2.3% YoY, is the number to watch.

Gross Rental Yield

–

1% rule implies 12%/yr

Rent-to-Price

–

1% rule benchmark: 1.00%/mo

Gross Rent Multiplier

–

Price ÷ annual gross rent

Asking vs Voucher

–

No bedroom size has both a rent sample and a published FMR

Computed from this page's data: median listing $354,358 (Realtor). The listing and rental pools are separate samples, not the same homes priced two ways, so the ratios describe the market rather than any one property. Ratios with reasons, not a recommendation to buy.

2 ZIPs in this city:78666 78667

Market Hotness

16 / 100Realtor.com competitiveness composite

national · lower = hotter

0–100 · supply + demand

higher = tighter supply

higher = stronger demand

+26.5%

homes sell slower here

85%

of national median · below avg

Median Listing Price

$354K

Population

88,583

33,949

Median Days on Market

Active Listings

436

New Listings

Housing Market

The median listing price is down 4.4% YoY while the median home got up 2.8% bigger, so value per square foot is down 7.9%.

Pricing

Median Listing Price

$354K-4.4% YoY

Average Listing Price

$457K-6.5% YoY

Price per Sq Ft

$197-7.9% YoY

Median Sq Ft

1,826+2.8% YoY

Inventory

Active Listings

436+2.1% YoY

New Listings

96-23.8% YoY

Total Listings

540+2.3% YoY

Buyer Competition

Pending Listings

111+6.7% YoY

Pending Ratio

0.25+4.5% YoY

Median Days on Market

88-8.3% YoY

Price Reduced

30.3%+25.6% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 104,675

105Kunits

Occupied99,84995.4%

Vacant4,8264.6%

2024 Tenure ⓘ

U.S. Census ACS · n = 99,849

100Koccupied

Owner64,04264.1%

Renter35,80735.9%

Renter Share

35.9%-0.1% YoY

Total Housing Units

104,675+4.9% YoY

FY2026 Fair Market Rent

CountyHays County · HUD 40th-percentile estimate, not actual market asking rent

Studio

$1,474

/month

1 BR

$1,562

/month

2 BR

$1,852

/month

3 BR

$2,347

/month

4 BR

$2,760

/month

FMR trends · Hays County

HUD Fair Market Rents · FY1983–FY2026

ZIP Profile

U.S. Census ACS characteristics rolled up across the ZIP Code Tabulation Areas in this area, not the parent county.

Renters hold 61.9% of this ZIP's 33,949 occupied households, on a median household income of $55K.

Population & Age

Total Population

88,583+0.9% YoY

2024 Age Mix ⓘ

U.S. Census ACS · n = 88,583

89Kresidents

Under 1812,57514.2%

Adults 18–6465,35473.8%

65 & Over10,65412.0%

Age Composition Over Time

U.S. Census ACS · 2019–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Median Age

26.90-0.4% YoY

Population Under 18

12,575+4.2% YoY

Population 65 & Over

10,654-2.6% YoY

Households & Mobility

Total Households

33,949+0.3% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.36+0.4% YoY

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house71.2%

Moved (within US)27.8%

Other1.0%

Veterans

5.0%+4.2% YoY

Income & Poverty

Median Household Income

$55K-1.3% YoY

Per-Capita Income

$29K+2.3% YoY

Mean Household Income

$73K+1.5% YoY

Below Poverty Level

23.8%+2.1% YoY

Commuting

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone70.0%

Public transit1.2%

Worked from home10.7%

Other18.1%

Worked From Home

10.7%+13.8% YoY

Mean Commute

25.50+1.6% YoY

Units & Tenure

Total Housing Units

36,580+0.6% YoY

2024 Occupancy ⓘ

U.S. Census ACS · n = 36,580

37Kunits

Occupied33,94992.8%

Vacant2,6317.2%

2024 Tenure ⓘ

U.S. Census ACS · n = 33,949

34Khouseholds

Owner12,92738.1%

Renter21,02261.9%

Avg Household Size — Owner

2.52-1.2% YoY

Avg Household Size — Renter

2.27+2.3% YoY

County Demographics

County population is up 4.8% to 268,638: residents under 18 are up 3.9% and those 65 and over are up 7.0%.

Median Age

34.12024

Population

Hays County Population

292,029+3.7% YoY

Households

Total Households

99,849+5.7% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.61-0.8% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 268,638

269Kresidents

Under 1860,22022.4%

Adults 18–64175,75665.4%

65 & Over32,66212.2%

Age Composition Over Time

U.S. Census ACS · 2017–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Population Under 18

60,220+3.9% YoY

Population 65 & Over

32,662+7.0% YoY

Median Age

34.10+0.6% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house81.8%

Moved (within US)17.7%

Other0.5%

Veterans

6.8%+1.5% YoY

County Economy

County median household income is $89K, 12.1% of residents are below the poverty level, 18.1% work from home.

Income

Median Household Income

$89K+3.8% YoY

Per-Capita Income

$45K+6.3% YoY

Mean Household Income

$118K+4.6% YoY

Poverty

Below Poverty Level

12.1%+0.8% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone69.6%

Public transit0.5%

Worked from home18.1%

Other11.8%

Worked From Home

18.1%+11.7% YoY

Mean Commute

31.30+1.6% YoY

Done with San Marcos? Put it next to another market.

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San Marcos, Texas

Realtor Sep 2026 · ACS 2024

Market Read

A market with no active rental pool to price against. The sale-side figures below are the whole picture.

Demand is unremarkable. Hotness 16/100, supply score 15, homes go under contract 26.5% slower than the US median, at 85% of US prices. See the sale evidence ↓
Tenant economics are mixed. Median household income $55K, −1.3% YoY (ZIP); renters hold 61.9% of ZIP households. See the people evidence ↓

What would change this read: the median listing price is −4.4% YoY. inventory, +2.3% YoY, is the number to watch.

Gross Rental Yield

–

1% rule implies 12%/yr

Rent-to-Price

–

1% rule benchmark: 1.00%/mo

Gross Rent Multiplier

–

Price ÷ annual gross rent

Asking vs Voucher

–

No bedroom size has both a rent sample and a published FMR

2 ZIPs in this city:78666 78667

Market Hotness

16 / 100Realtor.com competitiveness composite

national · lower = hotter

0–100 · supply + demand

higher = tighter supply

higher = stronger demand

+26.5%

homes sell slower here

85%

of national median · below avg

Median Listing Price

$354K

Population

88,583

33,949

Median Days on Market

Active Listings

436

New Listings

Housing Market

The median listing price is down 4.4% YoY while the median home got up 2.8% bigger, so value per square foot is down 7.9%.

Pricing

Median Listing Price

$354K-4.4% YoY

Average Listing Price

$457K-6.5% YoY

Price per Sq Ft

$197-7.9% YoY

Median Sq Ft

1,826+2.8% YoY

Inventory

Active Listings

436+2.1% YoY

New Listings

96-23.8% YoY

Total Listings

540+2.3% YoY

Buyer Competition

Pending Listings

111+6.7% YoY

Pending Ratio

0.25+4.5% YoY

Median Days on Market

88-8.3% YoY

Price Reduced

30.3%+25.6% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 104,675

105Kunits

Occupied99,84995.4%

Vacant4,8264.6%

2024 Tenure ⓘ

U.S. Census ACS · n = 99,849

100Koccupied

Owner64,04264.1%

Renter35,80735.9%

Renter Share

35.9%-0.1% YoY

Total Housing Units

104,675+4.9% YoY

FY2026 Fair Market Rent

CountyHays County · HUD 40th-percentile estimate, not actual market asking rent

Studio

$1,474

/month

1 BR

$1,562

/month

2 BR

$1,852

/month

3 BR

$2,347

/month

4 BR

$2,760

/month

FMR trends · Hays County

HUD Fair Market Rents · FY1983–FY2026

ZIP Profile

U.S. Census ACS characteristics rolled up across the ZIP Code Tabulation Areas in this area, not the parent county.

Renters hold 61.9% of this ZIP's 33,949 occupied households, on a median household income of $55K.

Population & Age

Total Population

88,583+0.9% YoY

2024 Age Mix ⓘ

U.S. Census ACS · n = 88,583

89Kresidents

Under 1812,57514.2%

Adults 18–6465,35473.8%

65 & Over10,65412.0%

Age Composition Over Time

U.S. Census ACS · 2019–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Median Age

26.90-0.4% YoY

Population Under 18

12,575+4.2% YoY

Population 65 & Over

10,654-2.6% YoY

Households & Mobility

Total Households

33,949+0.3% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.36+0.4% YoY

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house71.2%

Moved (within US)27.8%

Other1.0%

Veterans

5.0%+4.2% YoY

Income & Poverty

Median Household Income

$55K-1.3% YoY

Per-Capita Income

$29K+2.3% YoY

Mean Household Income

$73K+1.5% YoY

Below Poverty Level

23.8%+2.1% YoY

Commuting

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone70.0%

Public transit1.2%

Worked from home10.7%

Other18.1%

Worked From Home

10.7%+13.8% YoY

Mean Commute

25.50+1.6% YoY

Units & Tenure

Total Housing Units

36,580+0.6% YoY

2024 Occupancy ⓘ

U.S. Census ACS · n = 36,580

37Kunits

Occupied33,94992.8%

Vacant2,6317.2%

2024 Tenure ⓘ

U.S. Census ACS · n = 33,949

34Khouseholds

Owner12,92738.1%

Renter21,02261.9%

Avg Household Size — Owner

2.52-1.2% YoY

Avg Household Size — Renter

2.27+2.3% YoY

County Demographics

County population is up 4.8% to 268,638: residents under 18 are up 3.9% and those 65 and over are up 7.0%.

Median Age

34.12024

Population

Hays County Population

292,029+3.7% YoY

Households

Total Households

99,849+5.7% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.61-0.8% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 268,638

269Kresidents

Under 1860,22022.4%

Adults 18–64175,75665.4%

65 & Over32,66212.2%

Age Composition Over Time

U.S. Census ACS · 2017–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Population Under 18

60,220+3.9% YoY

Population 65 & Over

32,662+7.0% YoY

Median Age

34.10+0.6% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house81.8%

Moved (within US)17.7%

Other0.5%

Veterans

6.8%+1.5% YoY

County Economy

County median household income is $89K, 12.1% of residents are below the poverty level, 18.1% work from home.

Income

Median Household Income

$89K+3.8% YoY

Per-Capita Income

$45K+6.3% YoY

Mean Household Income

$118K+4.6% YoY

Poverty

Below Poverty Level

12.1%+0.8% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone69.6%

Public transit0.5%

Worked from home18.1%

Other11.8%

Worked From Home

18.1%+11.7% YoY

Mean Commute

31.30+1.6% YoY

Done with San Marcos? Put it next to another market.