$357,256Average Value$678Average Price per Sq Ft0Homes For Sale
Westover is a family-friendly neighborhood next to Prospect Park
The natural beauty of the Texas Hill Country serves as Westover’s backyard. About 2 miles west of downtown San Marcos, this established neighborhood abuts a popular public park, putting residents within walking distance of scenic hiking trails without sacrificing proximity to the city center. Its secluded feel, coupled with having an elementary school nearby, attracts families looking for homes at a comparatively accessible price point. And while the proximity to schools and lower home prices attract people, it’s the community feel that keeps them there long-term. Annie Flink, a longtime resident of San Marcos and a Realtor with Kelly Right Real Estate, says Westover neighbors are known to throw block parties. “The people along Franklin Drive shut down the street and they do something every year.” She adds that the neighborhood’s proximity to Texas State University also makes it convenient for students looking for rental properties.
Single-family homes and custom designs near downtown San Marcos
Most of Westover’s single-family homes line wide, gridded streets that form small blocks. Midcentury ranch-style homes and Craftsman bungalows are most common, resting on quarter-acre lots individually landscaped with garden beds and shade trees. Living space averages around 1,500 square feet, smaller than the national average of about 1,900 square feet. Home prices fall between $300,000 and $500,000.
Greenpointe, a small, gated HOA-controlled subdivision at the end of Brown Street, features spacious custom designs from the early 2000s that range from contemporary to Spanish Eclectic. Lot sizes here can exceed an acre. “Those are fancy houses. They have full views because it overlooks the park,” says Flink, who adds that these properties rarely go on the market and are typically priced between $700,000 and $800,000.
Potential buyers should note that Westover has an active rental market that includes a community of rentable manufactured homes, as well as rentable detached homes and multifamily duplexes.
Natural spaces, city parks and cave exploration near Westover
Residents interested in exploring the Texas Hill Country can start at Prospect Park. Located in the neighborhood, the park’s dirt trails take hikers and mountain bikers through 9 acres of meadows and woodland. The trails lead into Purgatory Creek Natural Area, where the terrain shifts in elevation, offering visitors a challenging trek to a limestone grotto and scenic overlooks. Wonder World Cave & Adventure Park is nearby, allowing for an escape from the Texas heat by exploring the nation’s only earthquake-formed cave. “You can see the Balcones Fault Line. It’s a unique geographical feature here. You can actually see where the two plates come together,” Flink says of the geologic formation that marks the eastern border of the Hill Country. Dunbar Park offers the nearest playground and a concrete walking path that loops around a multipurpose field and connects to a lighted basketball court. The refreshing water of the San Marcos River is a short drive away at Rio Vista Park, a bustling spot for tubing and kayaking, as well as pickleball and tennis.
Public and private education options in San Marcos
The San Marcos Consolidated Independent School District serves Westover and receives a C-plus overall rating from Niche. Crockett Elementary is close to the neighborhood and earns a B rating. Doris Miller Middle receives a C rating. San Marcos High earns a B-minus and offers over a dozen career-focused pathways, including agricultural technology and mechanical systems, cosmetology and culinary arts. Advent Ridge Academy, a private Adventist school, is a nearby alternative for prekindergarten through 10th grade. Texas State University is less than 2 miles away and offers more than 200 programs, from general psychology to business administration.
Residents utilize San Marcos’ Neighborhood Block Party Trailer
While no major events happen in Westover, the community does take advantage of the city’s free Neighborhood Block Party Trailer. “You can get a permit, shut down the street and reserve the trailer from the city, which has tables, chairs, a pop-up movie screen and yard games,” Flink says.
A live music venue, the Square and outlet malls are nearby
Grocery shopping at H-E-B, browsing local boutiques or meeting friends out for a bite to eat are all options in downtown San Marcos, roughly 2 miles from Westover. This bustling city center is known as the Square, a name given to the area for its central courthouse. Surrounding it are bars, businesses and institutions like the Lyndon Baines Johnson Museum of San Marcos, featuring exhibits about the president’s years as a college student at what’s now Texas State University. Restaurants include relaxed pubs like Sean Patrick’s and elevated spots like Blue Dahlia Bistro, where diners enjoy European-style café fare in their secret garden.
On the outskirts of Westover, Jack’s Roadhouse offers a rustic atmosphere for live music and drinks, and M&M Taco Corner is a no-frills walk-up spot for tacos. National retailers fill shopping centers off Interstate 35. The San Marcos Premium Outlets and the Tanger Outlets are next to each other and offer more than 200 name-brand and designer stores 5 miles from Westover.
Driving, catching a train and riding a bus are all options in San Marcos
Daily commutes to Austin are common here, with Interstate 35 nearby for the 35-mile drive north. Amtrak and the Capital Area Rural Transportation System provide train and bus service to the capital city from San Marcos Station. San Marcos Transit buses offer fixed routes around town. The nearest stops line North Bishop and Hopkins streets. San Antonio is around 50 miles south. Interstate 10 head east to Houston, roughly 165 miles away.
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 neighborhood?
Reach out to
David Bouthot,
an experienced agent in this area.
Parks in this Area
Prospect Park
Transit
Airport
Austin-Bergstrom International
51 min drive
Crime and Safety
1 - Low Crime, 10 - High Crime
Westover
US
Homicide
3
4
Sexual Assault
4
4
Assault with Weapon
4
4
Robbery
3
4
Burglary
4
4
Motor Vehicle Theft
4
4
Larceny
4
4
Crime Score
4
4
Source: WhatIsMyCrimeRisk.com
Westover Demographics and Home Trends
On average, homes in Westover, San Marcos sell after 160 days on the market compared to the national average of 70 days. The median sale price for homes in Westover, San Marcos over the last 12 months is $1,580,000, up 479% from the median home sale price over the previous 12 months.
This picturesque Cottage-style home offers the perfect blend of charm and functionality. It is nestled in a desirable location, just blocks from Texas State University and historic downtown San Marcos. The expansive shaded backyard features a spacious workshop/storage building (w/ Electricity) and covered carport, providing ample space for outdoor activities. Additional parking is available via a
Welcome to a rare find in the quiet and established Cedar Plateau neighborhood—a spacious 2,805 sq ft single-story home with a detached apartment on a generous 0.5-acre lot and no HOA restrictions. This property offers a unique blend of space, flexibility, and potential for those looking to create their dream home. With a three-car detached garage perfect for a workshop, studio, or future
Spacious 2 bed, 1.5 bath home with private fenced in back yard located in a quiet neighborhood. Tile flooring throughout. Pets welcome, just no aggressive breeds.
Charming Garage Apartment – 1 Bed / 1 Bath – Quiet NeighborhoodThis inviting second-story garage apartment is perfect for someone seeking comfort and charm in a peaceful setting. Located in a quiet, well-maintained neighborhood, this unit features:Spacious bedroom with generous closet spaceKitchen with ample storage, perfect for those who love to cookOpen and airy layout
Very nice 1 story duplex. 3 bright bedroom's with walk in closets and each bedroom has own bath. Fenced backyard. Separate laundry room with full size washer/dryer. Large pantry. Large Living Area. No carpet all stained concrete flooring. Granite counter tops. All appliances. Available for August 5th move in.
Interested in learning more about homes in this neighborhood?
Reach out to
David Bouthot,
an experienced agent in this area.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
1,316
Median Age
32
Population under 18
22.8%
On par with the national average
23.8%
Population over 65
9.7%
Below the national average
19.1%
Finances
Median Household Income
$82,271
Above the national average
$71,702
Average Household Income
$94,081
Education and Workforce
High School Graduates
99.1%
Above the national average
89.1%
College Graduates
71.7%
Significantly above the national average
34.1%
Advanced Degrees
15.6%
% Population in Labor Force
58.4%
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®
17/ 100
Car-Dependent
Walk Score®
11/ 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.
