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
Rebecca Gindele,
an experienced agent in this area.
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.
View GreatSchools Rating Methodology
On average, homes in San Marcos, TX sell after 94 days on the market compared to the national average of 57 days. The median sale price for homes in San Marcos, TX over the last 12 months is $362,500, down 9% from the median home sale price over the previous 12 months.
This is the one you’ve been waiting for! An extremely rare opportunity to own the largest square-footage home in Kissing Tree, perfectly positioned on a hard-to-find lot backing to the putting green of Hole #8. Enjoy serene golf course views with the added bonus of a treed buffer—offering the best of both privacy and scenery.The curb appeal is undeniable, featuring extensive landscaped beds,
David Weekley Homes is excited to offer their sought-after MODEL HOME in the beautiful Hill Country Community of La Cima. This stunning home is filled with upgrades and built-ins, including a Whole Home Gas Generator for added convenience and peace of mind. The open dining and living areas are perfect for hosting memorable meals and evenings with loved ones. Step out onto the extended covered
Welcome to this beautifully maintained 4-bedroom, 3-bath home located on a desirable corner lot in San Marcos. This home offers a spacious and open-concept layout, perfect for both everyday living and entertaining. The kitchen is a true centerpiece, featuring a large island with a breakfast bar, sleek countertops, stainless steel appliances, and gas cooking. It opens seamlessly to the expansive
Welcome to 326 Singing Sumac Way in the highly sought-after Kissing Tree community of San Marcos, where comfort, flexibility, and lifestyle come together in this beautifully designed single-story home. This thoughtfully laid-out residence features a private in-law suite, perfect for guests, multi-generational living, or a secluded home office setup. The spacious primary suite offers a large
This is the one you’ve been waiting for! An extremely rare opportunity to own the largest square-footage home in Kissing Tree, perfectly positioned on a hard-to-find lot backing to the putting green of Hole #8. Enjoy serene golf course views with the added bonus of a treed buffer—offering the best of both privacy and scenery.The curb appeal is undeniable, featuring extensive landscaped beds,
Unique home - Unique location - Start living your best life in this beautiful 55 plus community - at Kissing Tree in San Marcos. This house has all you can possibly want! The open kitchen/living/dining space has plenty of natural light - and offers a spacious gathering spot for friends and family. Beautiful finish outs with granite counters, warm brown stained cabinetry and built in appliance.
Thoughtfully designed home offering a functional layout, bright living spaces, and low-maintenance comfort. Enjoy an inviting kitchen, a private primary suite, and a peaceful outdoor area with easy upkeep. Ideally located just steps from Kissing Tree’s premier amenities, IT'S A LIFESTYLE. You have a full resort style amenity center, fitness center, swimming, pickleball and bocce ball courts and
WELCOME HOME! Fabulous classy home - perfectly appointed with designer finish outs make this a home you will be proud to come home to. Located right next door to a beautifully treed park setting - you get all the benefits of a large park like yard without the cost of actually maintaining it. Quite private as the angled entry faces this lovely treed space and it is located within a quiet section
** Assumable loan! Built in 2024, this beautiful single-story home is located in the sought-after La Cima community. Offering 3 bedrooms and 2 bathrooms, the open-concept layout features a stylish kitchen with stainless steel appliances, ample cabinetry, and a large island overlooking the spacious living area, perfect for entertaining or everyday living. The private primary suite provides a
This is a rare opportunity to own a piece of Texas history! Historic circa-1870 home featuring original windows and wood floors, relocated to its current site around 1969, and set on a picturesque 2.9-acre gated property. This 3-bedroom, 3-bath residence offers generous living spaces, including a separate dining room, a large office that could serve as a fourth bedroom, and an expansive family
Step into this beautifully updated 1960 home that blends timeless charm with modern comfort. Completely turnkey and ready for its new owner, this property is currently operating as a successful short-term rental—offering flexibility whether you're looking for a primary residence, vacation home, or investment opportunity. Featuring 4 spacious bedrooms and 2.5 bathrooms, the open floor plan is
Conveniently located in San Marcos, this 2 bedroom, 2 bathroom second-floor condo offers easy living near everyday essentials and campus life. The interior has been refreshed with updated flooring, interior paint, appliances, and window coverings, creating a clean and move-in ready space. Natural light fills the main living areas, giving the home a bright and welcoming feel. A private balcony
WOW! $20,000 price reduction! Superior to new construction with all that this home has to offer! Home has an extensive list of features including: white quartz countertops, white cabinets, built in appliances, rounded corners, bay window in master bedroom, oversized extended and screened in back patio! Owner upgrades include custom blinds/shutters, custom flooring at patio and front entry, crown
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
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
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
Welcome to Arba San Marcos - off-campus apartments just minutes from Texas State University. We offer fully-furnished 2, 3, and 4 bedroom apartments; all featuring private bedrooms, private bathrooms, full-size washer and dryer, and flat screen TVs in each living room. Our pet-friendly apartments include a modern furniture package featuring open floor plan kitchens with granite countertops,
3 bed 2 bath home offering approximately 1,645 sq ft of comfortable single story living in San Marcos, TX, with convenient access to I-35, shopping, dining and nearby Texas State University. This well planned home features a functional layout with a central living area that connects naturally to the kitchen and dining space, creating a practical setting for everyday living. The design allows for
From the moment you walk through the front door you'll feel the comfort and security that makes our residents happy to call us home. Cutting edge amenities, meticulously-groomed grounds, and a dedicated staff contributes to a higher standard of living.
4 bed 3 bath home offering approximately 2,150 sq ft of modern single story living in San Marcos, TX, located in the desirable Whisper community with convenient access to I-35, Austin and San Antonio. Built in 2023, this well designed home features an open concept layout where the kitchen, dining and living areas flow seamlessly together, creating a bright and functional space for everyday living
Discover your next home at Leah Avenue Townhomes in San Marcos, TX, located minutes away from Texas State University. Our welcoming community boasts incredibly spacious, modern, and updated townhomes with four bedrooms and private bathrooms that are ideal for a variety of lifestyles. Whether you're looking for off-campus housing for a group, or want to take advantage of individual lease options,
Must see !! Beautiful family retreat features 3 bedrooms and 2 bathrooms with plenty of space for family activities and for entertainment. Located in a quiet neighborhood the home provides all the opportunities to relax and refuel. The home comes with refrigerator, washer and dryer.
Tucked away, just west of San Marcos, is a place as rich in history as any Texas ranch you may or may not find on a map. Its name pays homage to the Pyland family, who started a blacksmith shop in 1865 — the hub of activity back in its day. Pyland Ranch is for those looking for life experiences reserved mostly for campfire tales. It’s where community is sparked as you explore the distinct and
Welcome to 104 Pin Cherry in the desirable La Cima community of San Marcos! This beautiful single-story, 3 bedroom, 2 bath home offers 1,653 square feet of modern living and was built in 2022. Situated on a corner lot, the home is filled with natural light thanks to its abundance of windows and open layout. The landlord has added a custom fireplace, creating a warm and inviting focal point in the
Welcome to The 1856 Apartments where laid-back Texas living meets fresh, modern style in the heart of San Marcos. This is more than an apartment its a place to settle in, stretch out, and feel right at home.Big things are happening here.New courts. Fresh looks. Better living.Were rolling out exciting upgrades, including:Brand-new pickleball courtsA newly paved parking lotUpdated siding and
5 bed 2.5 bath home offering approximately 2,522 sq ft of spacious two story living in San Marcos, TX, located in the desirable Whisper community with convenient access to I-35, shopping, dining and nearby Austin or San Antonio. Built in 2024, this modern home features an open concept layout where the kitchen, dining and living areas flow seamlessly together, creating a bright and functional
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