$273,300Average Value$335Average Price per Sq Ft0Homes For Sale
Victory Gardens is a neighborhood that honors veterans
Resting along the bustling Interstate 35 corridor, a little over a mile south of downtown San Marcos, is the neighborhood of Victory Gardens. This community, also called El Barrio de La Victoria, is known for being home to many veterans, as it was established following World War II. Its name, in fact, invokes the image of those gardens planted during World Wars I and II that were aimed at supplementing wartime rations and boosting morale. Street names like Patton and Eisenhower also nod to this history, as do its street signs, which feature the iconic image of U.S. Marines raising the American flag during the Battle of Iwo Jima. This walkable neighborhood attracts homebuyers for its commuter-friendly location and accessibly priced homes, often eyed by renovators with a vision. “This is likely going to be the next hip place,” says Annie Flink, a Realtor with Kelly Right Real Estate who moved to San Marcos 25 years ago. “The homes are a little more historic. They have a little more character.” Along with hosting a handful of popular restaurants and auto-focused businesses, Victory Gardens is home to San Marcos Station, a transit center that supports bus and train services providing transportation to destinations throughout Texas and across the United States.
Victory Gardens is a peaceful neighborhood known for its clean environment and convenient freeway access.
Victory Gardens namesake is a memorial to veterans who served in the area, much like local hero P.F.C Porter Odoms.
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Victory Garden’s small post-war homes rest close to train tracks
Most single-family homes in Victory Gardens are concentrated on the neighborhood’s northern end, where wide streets form short, irregular blocks. Mature trees tower over rows of post-war bungalows and ranch-style homes. “Victory Gardens has very small homes,” Flink says. “People are buying them sometimes to completely rebuild or to expand them by putting in a second story.” Living space averages under 1,000 square feet, significantly below the national average of around 1,900 square feet.
Homes don’t go on the market often. The most recent sales include an 860-square-foot ranch-style home that sold for $173,000 in May 2024 and three tiny homes a month later that ranged from $112,000 to $168,000. Current home values are estimated to be between $125,000 and $385,000.
Victory Gardens also includes the Villas at Willow Springs, a large apartment complex in the neighborhood’s southern end, which partially accounts for the neighborhood’s large percentage of renters. Potential buyers should note that train tracks run along the neighborhood’s west side, so it’s common to hear trains passing by.
Many homes in Victory Gardens take pride in gardens and green spaces.
A colorful and fun craftsman home located in Victory Gardens.
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Shopping and dining options along Interstate 35
Victory Gardens is blocks from both local and chain restaurants sitting off Interstate 35 and along South Guadalupe Street. Mexican cuisine reigns supreme in this area with restaurants like Taqueria Mazatlan, a casual spot known for its hot bowls of menudo, and Casa Maria, which serves traditional Mexican dishes as well as Tex-Mex in its upscale digs that includes a bakery. Nearby, the Original Black's Barbecue draws customers for its Texas-style barbecue. The regional staple, dating to 1932, has been in San Marcos since 2014. It’s also a nightlife spot offering live music and a full bar. Flink says H-E-B is the popular choice for groceries. It has two locations in the city, with the closest downtown near the Square. Victory Gardens is less than 5 miles from the San Marcos Premium Outlets and the Tanger Outlets, which offer over 200 designer and name-brand retailers.
Black's Barbecue San Marcos in Victory Gardens is one of the best joints in Texas for mouthwatering briskets and sausage.
Locals in the area can dine in at Casa Maria's in Victory Garden.
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San Marcos schools cultivate a love for Mariachi
Scoring a C-plus overall rating from Niche, the San Marcos Consolidated Independent School District serves Victory Gardens. The neighborhood’s assigned schools include Hernandez Elementary, which earns a B rating, and Doris Miller Middle, which receives a C. The B-minus-rated San Marcos High offers a Mariachi band. “It’s a big deal at the high school level,” says Flink, who adds that some students continue the craft at Texas State University. Its Mariachi Nueva Generacion and Mariachi Lince de Oro host performances throughout the year. “The Feria happens every spring. I go with my family. It’s right on campus. It’s a cultural thing we get to experience,” Flink says. The university is a major employer for the city and is less than 2 miles away.
Texas State's main campus consists of 259 buildings on a beautiful hill along the San Marcos River.
Victory Gardens is home to a vibrant and diverse culture, fueled by the student body of Texas State University.
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Neighborhood green spaces, nearby parks and Hill Country trails
Victory Gardens is home to several green spaces. Its namesake pocket park features a colorful playground and basketball court. Two concrete sidewalks run parallel to the neighborhood’s central stormwater channel, offering dog walkers and runners a half mile of smooth path that ends at Willow Springs Park. This nearly 5-acre park features a bridge adorned with a mini mural that leads to an umbrella-shaded playground. Several parks dot the San Marcos River nearby, including Rio Vista Park, which Flink says was developed with kayakers in mind. “It has three different falls. They’re not natural, but they’ve made them so you can practice your ascends and descends.” The park is a popular swimming spot and also offers tennis and pickleball courts. Scenic hiking trails through the Texas Hill Country are a short drive away at Purgatory Creek Natural Area, which features meadows, woods and a grotto.
Locals in San Marcos can swim and kayak down the scenic San Marcos River at Rio Vista Park.
A fisherman enjoy a calm day on the San Marcos River at Rio Vista Park.
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Getting around San Marcos and Central Texas
Victory Gardens has direct access to Interstate 35 for commutes to Austin, about 32 miles away, and San Antonio, roughly 50 miles south. The San Marcos Highway is nearby and connects to Interstate 10, which heads to Houston, about 165 miles to the east. San Marcos Station is in the neighborhood, offering Amtrak service as well as fixed route and commuter bus service through San Marcos Transit and the Capital Area Rural Transportation System.
Important to know
Victory Gardens receives a Cap Index Crime Score of 8 out of 10, significantly above the national average of 4 out of 10. According to the Cap Index, the neighborhood has a higher-than-average risk of both violent and property crimes.
Parts of San Marcos have historically experienced flooding when heavy rains overwhelm the city’s two rivers, causing flash floods. FEMA flood maps indicate Victory Gardens has a notable risk, as a stormwater channel flows through the center of the neighborhood. The City of San Marcos completed the construction of a new storm sewer system in early 2025, a project sparked by devastating floods in 2015.
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
Interested in learning more about homes in this area?
Reach out to
Monica Malorgio Katz,
an experienced agent in this neighborhood.
Parks in this Area
Sewell Park
Victory Gardens Park
Rio Vista Park
Prospect Park
Transit
Airport
Austin-Bergstrom International
49 min drive
Bus
San Marcos (Carts)
Crime and Safety
1 - Low Crime, 10 - High Crime
Victory Gardens
US
Homicide
5
4
Sexual Assault
8
4
Assault with Weapon
7
4
Robbery
6
4
Burglary
9
4
Motor Vehicle Theft
9
4
Larceny
9
4
Crime Score
8
4
Source: WhatIsMyCrimeRisk.com
Victory Gardens Demographics and Home Trends
On average, homes in Victory Gardens, San Marcos sell after 66 days on the market compared to the national average of 70 days. The median sale price for homes in Victory Gardens, San Marcos over the last 12 months is $390,000, down 51% from the median home sale price over the previous 12 months.
Discover a rare opportunity to own a versatile property in one of San Marcos' most dynamic growth corridors. Located less than a mile from IH-35 and within walking distance to downtown, restaurants, and shops, this property offers both commercial and residential potential under the flexible CD-5 zoning designation in the City’s Character District. Currently used as a legal office, the
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Charming reimagined 1950s gem in the heart of San Marcos! This renovated 3-bedroom, 2-bathroom home perfectly blends vintage character with modern comfort, offering the best of both worlds for today's lifestyle.Step inside to discover a beautifully updated interior where classic elements meet stylish design. The home's renovation preserves its mid-century appeal while incorporating fresh,
Interested in learning more about homes in this area?
Reach out to
Monica Malorgio Katz,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
1,878
Median Age
31
Population under 18
29.8%
Above the national average
23.8%
Population over 65
12.3%
Below the national average
19.1%
Finances
Median Household Income
$32,999
Significantly below the national average
$71,702
Average Household Income
$51,892
Education and Workforce
High School Graduates
88%
College Graduates
21%
Below the national average
34.1%
Advanced Degrees
2.8%
% Population in Labor Force
81.9%
Above 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
Somewhat Bikeable
Bike Score®
40/ 100
Car-Dependent
Walk Score®
44/ 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.
