Rio Vista offers outdoor recreation, highway access and relative affordability in San Marcos
The neighborhood of Rio Vista sits on the east side of San Marcos, perched on the edge of the Texas Hill Country. Many homes are within walking distance of the San Marcos River, where locals flock to go tubing and exercise at the riverside parks, and that proximity to natural recreation opportunities is one of the draws of the neighborhood. Another facet of the neighborhood that appeals to residents is that Rio Vista is situated about a mile from downtown and Texas State University, a public research university with a growing student population. The Strahan Arena is also close by, where the university’s basketball and volleyball teams play. Commuters here appreciate the fact that the neighborhood conveniently borders Interstate 35, which connects to both San Antonio and Austin, drawing those who want to live close to those cities without having to pay the bigger-city price tags. “San Marcos is definitely a mixture of San Antonio and Austin, but it’s more affordable here. People commute in both directions,” says Emily Garza, a Realtor at Schaible Realty and Texas State University alum.
Rio Vista in San Marcos offers a great central location to the University, San Marcos River, and Interstate 35.
Interstate 35 connects San Marcos directly between Austin and San Antonio.
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A hub for recreation along the San Marcos River
Rio Vista borders several interconnected parks along the San Marcos River. “The Children’s Park is definitely the most popular,” Garza says of the nearby green space that features a collection of aquatic murals, a colorful sculpture of a mermaid and play areas designed for all ages. Picnic pavilions and tennis courts are a few steps away. “All in the same area, there’s pickleball, a swimming pool and access to the river,” Garza says. Along the San Marcos River, tubing and kayaking are popular activities for locals and visitors alike. “People enjoy the river all year; you’ll see random floaters even in the winter, but that’s not the most popular time. Locals normally own their own tubes, too,” Garza adds. The neighborhood also includes several more specialized land-based recreation areas, including a skatepark, a dog park and the San Marcos Activity Center, which offers indoor athletic facilities for members.
Locals in Rio Vista can enjoy endless summer days on the San Marcos River.
A fisherman enjoy a calm day on the San Marcos River at Rio Vista Park.
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Rio Vista’s single-level homes on enclosed streets
Most residential streets here are lined with sidewalks and Texas live oaks, although many of the front lawns along Sycamore Street contain mature sycamore trees. Architectural styles in Rio Vista are predominantly midcentury bungalows with compact yards; some homes have carports, while others have street or driveway parking. Prices typically range from about $200,000 to $550,000, and Rio Vista is split evenly between renters and owners. The neighborhood is situated between I-35 and a railroad, so residents may hear transportation noise from either source.
A colorful and renovated craftsman home located in the Rio Vista neighborhood.
A couple of picturesque ranch homes on the quiet streets of Rio Vista.
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Highways and public transport in San Marcos
Interstate 35 borders the neighborhood, taking commuters 30 miles north to Austin or 50 miles south to San Antonio. Capital Area Rural Transportation System (CARTS) buses take passengers throughout San Marcos; the nearest stop is outside City Hall. San Marcos Station, which serves as a terminal for CARTS as well as Amtrak trains and Greyhound buses, is about 1 mile west of the neighborhood. Austin-Bergstrom International Airport is 38 miles north and San Antonio International Airport is 43 miles south. Emergency care at CHRISTUS Santa Rosa Hospital is about 3 miles away.
Dining by the San Marcos River and nearby shopping hubs
Residents can walk to Ivar’s River Pub, which offers patio dining under twinkle lights by the river. Nearby, Herbert’s Taco Hut has been serving Mexican dishes since the 1970s; its generous portions and convenient proximity to the river keep this longstanding establishment busy. Groceries are available at H-E-B and Walmart Supercenter. More shopping, restaurants and bars are about a mile away in downtown San Marcos. Springtown Center borders the neighborhood, home to a movie theater, two steakhouses and more dining options.
Locals can grab lunch on the river at Ivar's River Pub in Rio Vista.
Herbert's Taco Hut is one of the top rated restaurants in San Marcos, and is a Rio Vista favorite.
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The public school pipeline for Rio Vista
San Marcos Consolidated Independent School District is rated C-plus on Niche. Students may attend Crockett Elementary, rated B, Miller Middle, rated C, and San Marcos High, rated B-minus. The high school has a robust fine arts department, which includes a marching band, orchestra and choir, among other programs. The Texas Art Education Association recognized SMCISD with the District of Distinction Award. Many area high school graduates elect to attend college close to home at Texas State University, which offers higher education a mile from the neighborhood. Some scenes from the television series “Friday Night Lights” were filmed on the campus, which spans over 500 acres.
Creativity at its best: art programs at Crockett Elementary.
Students have the space to grow and learn at Doris Miller Middle School.
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Crime and environmental awareness in Rio Vista
The neighborhood’s CAP Index Crime Score is 7 out of 10, higher than the national average of 4. “The east side, closer to downtown, has higher crime rates,” Garza confirms. Additionally, weather hazards in the region include triple-digit summer temperatures and a chance of hurricanes during warmer months. And because homes sit close to the San Marcos River, Rio Vista is classified as having a severe flood risk.
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936 Cheatham Street for Asking Price for Sale of $315,000 OR for Lease asking $1,825. San Marcos Texas Rio Vista neighborhood, 7866 Zip Code. Located in the Center of Town. Flat Huge over 10,000 sq. ft LOT. Big Wooden Fenced Backyard. Rear Lot Storage Shed. Hardwood Floors. Blocks the from the Recreational Fun, San Marcos Float River. Blocks from the Lively San Marcos City Square.
3 blocks from the San Marcos River / Rio Vista is the sweetest little central San Marcos home! This property has been lovingly filled, through out the years, with native and medicinal plants, fruiting trees and flowering vines! Make your walkable San Marcos dreams a reality with this centrally located home which includes two out buildings, She Shed and The Cabin, for the use of your choosing!
Rare opportunity to own 1 of 4 duplexes for sale - 8 total units - centrally located in San Marcos and just a half mile walk from the spring fed San Marcos River. PURCHASE 1 OR ALL 4! These duplexes have all been recently renovated including interior an exterior paint, countertops, floors & fixtures + new HVAC and an exterior storage building. All units enjoy a large fenced back yard, very
Rare Opportunity to own 1 of 4 duplexes for sale - 8 total units - centrally located in San Marcos and just a half mile walk from the spring fed San Marcos River. PURCHASE 1 OR ALL 4!! These duplexes have all been recently renovated including interior and exterior paint, countertops, floors and fixtures + new HVAC and an exterior storage building. All units enjoy a fenced back yard, very
Property Id: 1213906Welcome to 1101 Sycamore Street - a beautifully 3-bedroom, 2-bath home nestled in a quiet, tree-lined neighborhood just minutes from Texas State University, downtown San Marcos, and I-35. This bright and inviting home features an open-concept living and dining area, spacious bedrooms with ample closet space, and two full bathrooms for maximum comfort and
Available Immediately! Additional Showing options available!Discover your charming retreat at 939 Field Street, nestled in the heart of vibrant San Marcos. This delightful 2-bedroom home invites you into a world of comfort and convenience, perfectly sized at 1079 square feet to offer spacious living while maintaining a cozy atmosphere. Step inside to find a well-designed layout that
936 Cheatham Street for Lease $1,825 or For Sale $315,000. San Marcos Texas Rio Vista neighborhood. 7866 Zip Code. Located in the Center of Town. New Tenant Move in Date of September 1st, 2025 time range. Flat Huge over 10,000 sq. ft LOT. Big Fenced Backyard. Hardwood Floors. Blocks the from the Recreational Fun, San Marcos Float River. Central Texas based landlords. Broker/Owner. Asking price of
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Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
803
Median Age
38
Population under 18
19.3%
On par with the national average
23.8%
Population over 65
15.6%
On par with the national average
19.1%
Finances
Median Household Income
$64,904
Below the national average
$71,702
Average Household Income
$84,415
Education and Workforce
High School Graduates
91.8%
On par with the national average
89.1%
College Graduates
36.7%
Advanced Degrees
10.7%
% Population in Labor Force
57.1%
Below the national average
65.1%
Weather
Annual Precipitation
36''
Average Winter Low Temperature
39°F
Average Summer High Temperature
95°F
Annual Snowfall
0''
Area Factors
Very Bikeable
Bike Score®
70/ 100
Somewhat Walkable
Walk Score®
62/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
