Glass-bottom boats, mermaids and a famous pig have one thing in common, and that's San Marcos. For nearly 40 years, billboards along Interstate 35 advertised the Aquarena Springs Resort and its submarine theater, where Ralph the Swimming Pig performed his signature "swine dive." Aquarena Springs closed in 1996 and is now a facility for water research and glass boat tours. However, Ralph's legacy remains, and fans can buy nostalgic merchandise at local shops downtown.
San Marcos is not only the seat of Hays County; it's considered to be one of the oldest continuously occupied areas in the country, with artifacts suggesting humans have lived along the San Marcos River for more than 12,000 years. As of 2024, the city's population is a little over 71,000, drawing homeowners seeking a small, college-town feel within 50 miles of San Antonio and Austin. “The main thing is Texas State University — it brings jobs, programs and collaboration – but it’s not the whole story,” says Annie Flink, a Realtor with Kelly Right Real Estate. “What makes San Marcos special is this sense of connection. Some students end up staying, but there are a lot of young families putting down roots and grandparents moving to be close to their kids and grandkids.”
San Marcos offers a small-town feel near Austin and San Antonio.
San Marcos, also called San Marvelous, boasts scenic outdoor views.
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Home to two school districts and Texas State University
San Marcos Consolidated Independent School District earns a C-plus from Niche. It covers 210 miles and offers dual enrollment programs and technology courses to almost 8,500 students. Hays Consolidated ISD has a B-plus ranking on Niche, with over 22,000 students enrolled on 26 campuses. Students have their pick of athletics, arts and STEM programs. “The high school and university mariachi bands are huge here; they’re winning national awards,” Flink says. “Everyone hires a mariachi band around Mother’s Day to sing to their abuela.” Texas State University (TXST) was founded in 1899 and in 1930, became the alma mater of Lyndon B. Johnson, the only U.S. president to have attended college in Texas.
San Marcos CISD covers 210 miles and serves 8,500 students.
Texas State University is a key part of San Marcos’ economy and culture.
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Accessible trails and fun on the San Marcos River
San Marcos, also known as "San Marvelous," is surrounded by scenic views. The city has eight parks that cover 2,100 acres and 22 miles of hiking and biking trails, many of which are ADA accessible for the first half to full mile. Purgatory Creek Natural Area occupies 570 acres of canyon bluffs and meadows filled with juniper and oak trees. Tubing, fly fishing and canoeing are popular pastimes on the San Marcos River. “We are pretty spoiled,” Flink says, stating that the river, which is fed by natural springs, remains a cool 72 degrees year round. Residents can hit the river at night aboard an illuminated, glass-bottom boat. Along the shoreline is Rio Vista Park, a large swath of green space that connects to Jacees Lions Park near the university. The park is a popular starting point for kayakers who paddle upstream and those looking to cool off at the community pool or watering hole. A large park on TXST's campus, Sewell Park, gives students direct access to the water. San Marcos Discovery Center contains information on local plants and animals, themed gardens and a long list of educational programs. The center hosts events celebrating Texas wildlife, including festivals for seasonally migrating birds, monarch butterflies and snakes. The only authentic earthquake-made cave that offers guided tours is at Wonder World Cave and Adventure Park. It is also home to the Texas Wildlife Petting Zoo and an anti-gravity facility.
The San Marcos River stays a cool 72°F year-round from natural springs.
San Marcos has over 2,100 acres of parks and 22 miles of trails.
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Community events, historic districts and an American president
Locals share the city with a collection of seven-foot-tall mermaid statues, all with different themes. In the heart of downtown San Marcos is Kissing Alley, an unassuming lane offering a series of murals under twinkling lights, views of the Hays County Courthouse and art markets. Art Squared is an outdoor market on the courthouse lawn every second Saturday of the month. The city is home to the Lyndon B. Johnson Museum of San Marcos. Various annual events celebrate the city's history, including the Mermaid Festival and the Sacred Springs Powwow, honoring thousands of years of indigenous people living in the San Marcos area. Participants dance and show off their traditional regalia. “We have some unique events here,” Flink says. “There’s the New Year’s Eve Plunge. At noon, everyone jumps in the water and then immediately goes home.” She adds that residents also have what’s called the "Just for Fun Parade." “You dress as crazy as possible," Flink says. "You decorate your bike, golf cart or your unicycle – a lot of people know how to ride those here. No one really stands and watches the parade. You kind of just get scooped up along the way.” The city also hosts the Texas Water Safari. Labeled the “World’s Toughest Boat Race,” the contest is by canoe, floating downstream for two days before reaching the Gulf of Mexico.
San Marcos features seven-foot-tall mermaid statues with unique themes.
Kissing Alley in San Marcos has murals, lights, and art markets.
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Home of the Manske Roll and San Marcos Premium Outlets
With more than 200 days of sunshine a year, San Marcos embraces dining outdoors. Many restaurants and breweries along Hopkins Street have patios or decks where patrons can enjoy their meals and the weather. San Marcos' downtown, locally called "The Square," is on the National Register of Historic Places and is a hub for shopping, dining, a growing bar scene, and a Saturday farmer's market. The city is known for its coffeehouse culture, pizza joints, taco stands and local institutions that have withstood the test of time. The city’s oldest restaurant is Gil’s. The local legend is famous for the Manske roll, which was President Lyndon B. Johnson’s favorite dessert. There are also plenty of shopping options in town. San Marcos Premium Outlets is half of the largest outlet center in the country, with over 140 brand-name and luxury stores. Tanger Outlets has more than 100 shops and forms the other half of the outlet mall. Thrift shopping is also popular among locals.
Gil’s in San Marcos is famous for its legendary Manske roll.
Downtown San Marcos, or "The Square," is a historic shopping hub.
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Five decades of housing in the Texas Hill Country
San Marcos' history and outdoor recreation are just as likely to draw homeowners as its below-average cost of living. According to the Council for Community and Economic Research, the city's cost of living is 10% lower than the national average and 2% below the Texas average, making it an affordable option in Texas Hill Country. San Marcos has over 28,000 housing units, including detached single-family homes, condos, apartments and townhouses. Architecture varies across the city. Flink says the oldest homes in the city are in the Historic District, just west of the Square. “I want to give credit to the city planners here – their hearts are in the right place, and they love their work,” Flink says. “We have a lot of historic homes here, and they really want to preserve the nature of our town.” Residents are a mix of renters and homeowners. Renters are often college students, and rent varies from $890 to $1,500. Still, almost a third of all properties are owner-occupied. According to Flink, housing prices have dropped 13% from 2023 to 2024, with the median price of a single-family home falling to $295,000 and condos at about $285,000. In general, prices range from $90,000 for a one-bedroom condo to as high as $1.5 million for a five-bedroom French Provincial estate on 2.5 acres.
The cost of living in San Marcos is 2% lower than the Texas average.
San Marcos homes range from $90K condos to $1.5M estates.
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Expanding sidewalks and public transit in San Marcos
The Capital Area Rural Transportation System works with San Marcos Transit to provide fixed bus routes, on-demand paratransit and a bus service for people commuting to Austin. Commuters have a variety of transportation options and direct access to Interstates 35 and 10, Texas State Highway 130 and U.S. Highway 183. The city plans to add additional bicycle, sidewalk, and trail systems. Parking, especially near TXST, can sometimes be a pain. “It’s so nice in the spring and summer,” Flink says. “There are so many parking spots again when the kids go home.” The Bobcat Shuttle offers a free on- and off-campus bus service for TXST employees and students. According to the 2023 City of San Marcos Strategic Plan, the town is also working to expand and diversify its public transit system with new buses, vans and shuttles. For those wanting to travel farther, commercial flights from Austin-Bergstrom and San Antonio Airports take off for domestic and international destinations daily. Residents who work in nearby Austin or San Antonio have 30 and 50-mile commutes, respectively. Healthcare is available through the San Marcos Medical Center and CHRISTUS Santa Rosa Hospital.
San Marcos' environmental factors and public safety
According to statistics released by the FBI in September 2023, San Marcos' crime rate is 40% higher than the national average. Property crimes occur at a rate of one in 38 people in the city but are slightly lower elsewhere in the state, with a one in 43 chance of theft or burglary. The weather in San Marcos is often warm and dry. Daily temperatures rarely exceed 96 degrees Fahrenheit, though summers can be muggy. Thirty-two percent of all properties in San Marcos have a significant risk of flooding over the next 30 years, while 91% have a moderate risk of wildfires during the same period.
Written By
Corrine Fizer
Photography Contributed By
Saeid Zare
Video By
Antoine Allen
Interested in learning more about homes in this area?
Reach out to
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GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
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On average, homes in San Marcos, TX sell after 97 days on the market compared to the national average of 55 days. The median sale price for homes in San Marcos, TX over the last 12 months is $370,000, down 8% from the median home sale price over the previous 12 months.
Immaculate Pioneer-phase home in Kissing Tree, beautifully upgraded and thoughtfully priced for today’s market. This pristine, pet-free residence features premium hardwood and tile flooring throughout (no carpet), elegant OmegaStone countertops, a designer tile backsplash, and a built-in Sonos audio system—perfect for effortless everyday living and entertaining.Enjoy two inviting covered
Here's a fabulous opportunity to own a golf course home on a GREAT lot location in the prestigious Kissing Tree community! This is a very popular Trevino floor plan that offers two full bedrooms, with 2 full bathrooms and a study....this is an open living/dining/kitchen concept - making it a perfect space for gathering with friends and family. This home offers a full two car garage with the golf
Imagine coming home to a bright, welcoming space where everything feels fresh and ready for your next chapter. Welcome to Cottonwood Creek! With fresh whole house interior paint and a brand-new garage door, this well-maintained home offers the perfect blend of comfort and peace of mind. Natural light fills the inviting living spaces, while the functional kitchen makes everyday living and
Immaculate Pioneer-phase home in Kissing Tree, beautifully upgraded and thoughtfully priced for today’s market. This pristine, pet-free residence features premium hardwood and tile flooring throughout (no carpet), elegant OmegaStone countertops, a designer tile backsplash, and a built-in Sonos audio system—perfect for effortless everyday living and entertaining.Enjoy two inviting covered
Welcome to 1409 Highland Drive—fully renovated and truly turnkey, on the hill, in the heart of San Marcos on a generous .55-acre lot. Located near Texas State University, you can walk downhill to campus or catch the shuttle just two blocks away, with easy access to Schulle Canyon Natural Area and the LBJ Drive Trailhead for hiking and fresh air.Rebuilt the right way, this home offers 3
Here's a fabulous opportunity to own a golf course home on a GREAT lot location in the prestigious Kissing Tree community! This is a very popular Trevino floor plan that offers two full bedrooms, with 2 full bathrooms and a study....this is an open living/dining/kitchen concept - making it a perfect space for gathering with friends and family. This home offers a full two car garage with the golf
Nestled in the heart of San Marcos, Texas, at 904 Conway DR, this single-family residence offers an inviting home, ready for you to make it your own. The cozy galley kitchen has space to prepare meals using the granite countertops; the cabinets offer plenty of storage, and the backsplash adds a stylish touch. The tiled walk-in shower with seating provides a spa-like experience. The fenced
Stately curb appeal meets modern functionality in this stunning home on a HUGE 70' corner lot with no neighbors behind. Enjoy a spacious 3-car tandem garage with side access, double-wide gated side yard, and beautifully landscaped exterior. Inside, the thoughtful floor plan offers 4 bedrooms, a private study, versatile flex/entertainment room, and 3 full baths. The primary suite boasts soaring
Fall in love with modern living in the highly sought-after Trace community! This stunning single-story residence at 425 Spiny Lizard Ln offers the perfect blend of style and functionality. Step inside to find an expansive open-concept layout featuring high ceilings and durable luxury vinyl plank flooring that flows through the main living areas. The chef-inspired kitchen serves as the heart of
Welcome to resort-style living in the heart of San Marcos! This beautifully designed home in the highly sought-after Kissing Tree 55+ community offers the perfect blend of comfort, convenience, and vibrant lifestyle amenities. This open 1 bed 2 bath home is ready to host your next gathering in Kissing Tree.Step inside and you’ll find an open-concept layout filled with natural light, ideal for
Welcome to your dream retirement in the vibrant, guarded, and gated 55+ community of Kissing Tree! This gorgeous corner-lot home makes a stately first impression with its four-sided brick facade, solid wood front door, and a welcoming front porch. Meticulously maintained and recently upgraded, the residence boasts a brand-new roof, a new garage door, a Culligan water softener, and a fully
Imagine coming home to a bright, welcoming space where everything feels fresh and ready for your next chapter. Welcome to Cottonwood Creek! With fresh whole house interior paint and a brand-new garage door, this well-maintained home offers the perfect blend of comfort and peace of mind. Natural light fills the inviting living spaces, while the functional kitchen makes everyday living and
WINNER! This beautiful one-story home on an east-facing backyard golf course lot is truly a real prize! The perfect blend of comfort, modern touches, and classic style creates an inviting retreat you’ll love coming home to every day. Imagine enjoying the vibrant lifestyle of an active adult community filled with endless social and fitness opportunities — then returning to this dream home designed
Welcome to this exceptional, better-than-new single-story Perry Home in the highly sought-after La Cima neighborhood. Thoughtfully designed and meticulously maintained, this stunning residence offers 2,895 square feet of beautifully curated living space with soaring ceilings and an open, airy feel throughout. Featuring 4 bedrooms and 4 bathrooms, the layout is ideal for both everyday living and
FABULOUS LOT location! Right next to a beautifully treed park setting within this prestigious 55 plus guard gated community of Kissing Tree. This is a true gem with all the comforts of living. Including beautiful stucco and stone combo exterior and tile roof, wood floors in main living areas, island kitchen with beautiful designer selections. A ton of upgrades and extras, including built in
Experience comfortable Hill Country living at 425 Spiny Lizard in San Marcos, a well-maintained home designed for renters who want space, convenience, and a peaceful neighborhood setting. Step inside to an open-concept living area filled with natural light, creating a warm and inviting atmosphere for relaxing, entertaining, or working from home. The kitchen offers generous counter space, modern
Nestled on a spacious corner lot shaded by mature trees, this charming mid-century gem at 620 Barbara Drive offers a seamless blend of vintage character and modern comfort in the heart of San Marcos. The inviting interior features three serene bedrooms, one and a half well-appointed baths, and original hardwood floors that flow through the spacious living and dining areas. You’ll find refined
Welcome to your next home in beautiful San Marcos! This almost-new 3-bedroom, 2-bathroom home offers modern comfort and a fresh, clean feel throughout. Recently painted and well maintained, it feels like new the moment you walk in. Enjoy a spacious layout with plenty of natural light, comfortable bedrooms, and a functional floor plan perfect for relaxing or entertaining. The kitchen and living
What a perfect find this is!!! This better than new home - has all you need in your beautiful bungalow home! This home offers 3 bedrooms and 2 full bathrooms - and an awesome open kitchen/dining/living concept. Location, location, location matters - and this home with great street appeal, large front covered patio is located on a corner lot and offers wood privacy fencing. This home offers great
A super cute 1 story home in the popular San Marcos community, Trace. Open floorplan with 3 bed 2 bath 2 car garage, No carpet, Tile floor throughout, Plantation shutters throughout, upgraded kitchen with breakfast bar, granite countertop, 4 side brick exterior, corner lot, Super amenity includes trails, playground, basketball and volleyball courts, the resort style pool with pavilion, picnic
Introducing a remarkable opportunity for students and professionals alike—a spacious 2-bedroom conveniently situated in close proximity to the campus and on the bus route. This exceptional residence combines the perfect blend of comfort, convenience, and accessibility. With its prime location, you'll enjoy easy access to campus facilities and a hassle-free commute. Pet friendly with a fenced in
Cozy home in Trace Community in San Marcos - Enjoy Great Community Amenities! Welcome to this beautiful new home located in the desirable community of San Marcos, TX. This spacious single story house features 3 bedrooms and 2 bathrooms, providing ample space for comfortable living. The open floorplan creates a seamless flow between the living, dining, and kitchen areas, perfect for entertaining
Charming 2/1 home in the heart of San Marcos! Located minutes from Texas State and the river, this property offers a bright layout, spacious kitchen, and large backyard perfect for outdoor living. Easy access to downtown, dining, and local transit. Ideal for students or anyone seeking walkable convenience and comfortable living.
** 500 $ rebate on lease signing before Aug 15th **This BRAND NEW single-story home is perfect for those who value space and comfort featuring 4 bed and 2 bath in a corner lot. There are three bedrooms at the front of the home and an owner's suite in the back with a full bathroom. Large covered patio with fresh new paint smell in this open concept floor plan. Whisper is a masterplan
4 bed 2 bath single story home in the Stonebridge Crossing community in Jarrell, TX offering comfortable living with convenient access to I-35 and nearby Georgetown and Austin.This well designed home features an open concept layout where the kitchen, dining and family room flow together seamlessly, creating a bright space ideal for everyday living. The kitchen includes modern appliances,
3 bed 2 bath plus study 1966 sqft .. Designed with the way families live in mind, this single-level home boasts an open floorplan shared between the living and dining space that works to maximize the footprint of the interior. There are three bedrooms in total – two secondary bedrooms off the foyer and the owner’s suite situated privately near the family room – making it ideal for small and
Mission Trail is a stunning apartment community in San Marcos, Texas, developed and professionally managed by The Michaels Organization. With a wide variety of stylish one, two, three, and four bedroom floor plans and an array of thoughtfully curated community amenities, we have something for everyone! NO ONE in our area can offer the quality of living we provide at the prices we do. At Mission
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