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
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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 91 days on the market compared to the national average of 58 days. The median sale price for homes in San Marcos, TX over the last 12 months is $358,902, down 9% from the median home sale price over the previous 12 months.
No HOA! Escape to your own private piece of Texas with this beautifully upgraded home nestled on 2 manicured, tree-dotted acres in San Marcos. Perfect for those seeking a serene country lifestyle without sacrificing modern luxuries, this stunning property offers wide-open spaces, vibrant local wildlife, and unparalleled outdoor living. Inside, the spacious floor plan features 3 bedrooms and 2.5
Incredible Ownership Opportunity – Charming Cottage with no rear neighbor! Don’t miss this one! This delightful cottage sits on an excellent lot in close proximity to all that Kissing Tree has to offer - just a walk to the amenities, fitness center, community restaurant, neighborhood biergarten and social events! A true charmer, this home boasts a flexible and spacious floor plan — ideal for both
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
Positioned in the growing market of San Marcos, 202 Trestle Tree offers a rare opportunity to secure an entry-level home at a price point that is becoming increasingly difficult to find in Central Texas. Ideally located with convenient access to Interstate 35, the property allows for an easy commute to both Austin and San Antonio while being just minutes from Texas State University, a major
This exceptional Taylor Morrison home offers the perfect blend of luxury, functionality, and thoughtful design. Featuring 5 bedrooms, 4.5 bathrooms, and 3,528 sq ft, it’s ideal for both everyday living and entertaining.The desirable floor plan includes a main-level primary suite and a secondary bedroom with private ensuite—perfect for guests or multigenerational living. The open-concept
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
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
If higher elevation lots and rooftop views are what you’ve been searching for, this is the home you must see! Located on an elevated cul-de-sac lot in the highly desirable Fairpark section of Kissing Tree, this beautifully upgraded home offers 3 spacious bedrooms, 2.5 baths, a large flex space/study, and an open-concept living and dining area designed for comfortable everyday living and
No HOA! Escape to your own private piece of Texas with this beautifully upgraded home nestled on 2 manicured, tree-dotted acres in San Marcos. Perfect for those seeking a serene country lifestyle without sacrificing modern luxuries, this stunning property offers wide-open spaces, vibrant local wildlife, and unparalleled outdoor living. Inside, the spacious floor plan features 3 bedrooms and 2.5
Luxurious 2-story condo in the highly sought-after Kissing Tree Villas subdivision. This beautifully groomed homefeatures a cozy front porch, full gutters, and a newly installed (2025) one-car insulated garage. Step inside to enjoythe open layout, high ceilings, and abundant natural light pouring in through the windows. Wood tile flooringthroughout creates a seamless flow between
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. Located in an established community with specific residency guidelines and convenient access to shopping, dining, and everyday essentials. Private tours available by appointment.
** Assumable 3.75% 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
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
If you've been searching for the perfect home, your search ends here! This beautifully maintained home offers exceptional curb appeal with fully landscaped front and back yards, all situated on a desirable corner lot with no rear neighbors and serene greenspace views.Inside, you'll find 2 spacious bedrooms, 2 full bathrooms, and a generously sized study, providing the perfect balance of
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, a
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
Ranch at 1856 Apartments in San Marcos, Texas offers spacious 1 and 2 bedroom apartment homes in a convenient location near Texas State University, IH-35, downtown San Marcos, shopping, dining, and major employers. Our pet-friendly apartments blend comfort, convenience, and value with furnished and unfurnished options, community amenities, swimming pools, fitness features, outdoor gathering
Welcome to this charming 3-bedroom home located in a quiet, friendly neighborhood with a beautiful lake park, walking trails, playground, and fishing areas just around the corner! This well-maintained, 1-story home offers the perfect blend of comfort and convenience with easy access to I-35, making it ideal for students or commuters to San Antonio or Austin (both under an hour away!) and is only
Welcome to Arise San Marcos, your new home in San Marcos! Our multifamily apartment community offers spacious Studio,1 and 2-bedroom floor plans designed for comfort and convenience. Each apartment features modern interiors, fully equipped kitchens, and private patios or balconies. Residents enjoy access to a variety of amenities, including a sparkling swimming pool, fitness center, tennis court,
5 bed 2.5 bath plus study home offering approximately 2,522 sq ft of spacious two story living in the desirable Whisper community in San Marcos, TX, with convenient access to I-35, Austin and San Antonio. Built in 2023 by Lennar, this thoughtfully designed home provides an excellent combination of space, flexibility and modern living. This versatile floor plan features the owner’s suite on the
At FLATZ 512, thoughtful design meets everyday convenience. Each apartment features premium wood-style flooring, luxurious quartz countertops, and stainless-steel appliances, with key fob access for effortless living.Take advantage of community spaces designed to enhance your day-to-day life. Relax in the lush green spaces woven throughout the community, perfect for unwinding or connecting with
Available April 1, 2026, this well-maintained single-story home in the established Blanco Vista master-planned community offers a functional layout, privacy, and everyday convenience in a highly desirable San Marcos location. This 3-bedroom, 2-bath home features an open-concept living and dining area that flows seamlessly into the kitchen, creating an efficient space for daily living. A
The Social SMTX® is a student living community only minutes away from Texas State University. Conveniently located near various local dining and shopping destinations, our 1-, 2-, and 4-bedroom, fully furnished apartment homes offer premium amenities and community features. With state-of-the-art roommate matching services and individual leases for private rooms, you'll be enjoying student living
Introducing a remarkable opportunity for students and professionals alike—a spacious 3-bedroom, 2-bathroom duplex, 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. Immerse
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,
Comfortable and conveniently located, this 3-bedroom, 2-bath home offers a practical layout with plenty of space to spread out. Located just minutes from Texas State University, shopping, dining, and downtown San Marcos, this home is ideal for anyone looking for easy access to everything San Marcos has to offer. Enjoy roomy bedrooms, functional living space, and a location that makes commuting
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