$330,309Average Value$219Average Price per Sq Ft5Homes 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.
Located within walking distance of parks and only two miles from downtown, Westover offers convenience and charm.
Nature lovers can take in wildlife and wildflowers at Prospect Park, right next door to Westover.
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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.
The most common homes to be found in Westover are midcentury ranches and Craftsman style bungalows.
Most homes in Westover are located on shaded streets, making for a perfect place to hammock on a nice day.
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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.
The San Marcos River flows to the east of the Westover neighborhood, and is a popular place to swim or go tubing.
At Wonder World Cave & Adventure Park visitors can explore the only known earthquake-formed cave in America.
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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 C-plus 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.
The closest school to Westover, Crockett Elementary earns a B from Niche.
Offering room for growth and learning, Doris Miller Middle School is rated C by Niche.
Earning a B-minus on Niche, San Marcos High School provides diverse career pathways, including agriculture, mechanical systems, cosmetology, and culinary arts.
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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.
A quick drive from Westover leads to San Marcos’ eclectic mix of small businesses and local dining.
For groceries and fresh food, Westover residents can shop at H-E-B.
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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 heads 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
Are you familiar with the Westover neighborhood?
to let others know what life in this neighborhood is like.
Crime and Safety
1 - Low Crime, 10 - High Crime
Westover
US
Homicide
4
4
Sexual Assault
3
4
Assault with Weapon
4
4
Robbery
4
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 113 days on the market compared to the national average of 56 days. The median sale price for homes in Westover, San Marcos over the last 12 months is $325,000, up 7% from the median home sale price over the previous 12 months.
Double lot property in the heart of San Marcos! Whether you're looking to rent it out or live in it yourself, this one delivers, just three minutes from Texas State University. Relax on the Texas sized front porch and enjoy the near constant breeze. Lovely and well maintained, this home is drop your bags, move in ready. Inside, you'll find 3 bedrooms and 2.5 baths, perfect for guests, with walk
Established Airbnb. Minutes from Texas State University. Fully furnished and ready for its next chapter. This 1930s San Marcos home has operated as a successful short-term rental for approximately 10 years under the name "Hidden Gem Near Historic Downtown," with a history of bookings throughout every season of the year. Offering nearly 1,300 square feet, 3 bedrooms, 2 full baths and multiple
223 N Bishop St has been holding history in its bones for 125 years -and it wears every decade beautifully. This three-unit Victorian era compound sits in one of San Marcos's most beloved walkable neighborhoods: fantastic tacos wait across the street, great restaurants are a short stroll or bike ride away, as is Texas State University, the spring-fed San Marcos River, the most charming downtown,
Price Improvement! NO HOA. Located on the corner lot of a well established neighborhood of San Marcos, this unique house offers a massive yard with an additional fenced in lot attached. With gated access from the side, this lot is a great space for a large trailer or even an accessory dwelling unit. The property is also minutes from downtown, making grocery shopping or fanciful night life. This
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Set near the heart of San Marcos, 1412 Hopkins Street offers a cleared homesite with mature trees, open green space, and excellent potential for a new build. The lot is already open and usable, creating a strong starting point for a custom residence, investment property, or future development opportunity.The property combines a peaceful, tree-shaded setting with close proximity to downtown
This cozy 2-bedroom, 1-bath unit in San Marcos, TX offers hardwood floors and tile throughout for easy upkeep. A covered back porch and fenced-in yard provide outdoor space, while off-street parking adds convenience. Clean, well-maintained finishes create a comfortable living environment close to local amenities.Security Deposit - One Months RentUtility Activation Fee - $50Move In
Charming 2-bedroom, 1-bathroom duplex featuring an open floor plan with vaulted ceilings and ceramic tile flooring throughout. The kitchen offers modern cabinetry and granite countertops, perfect for everyday living and entertaining. Enjoy the convenience of an in-unit washer and dryer, private driveway parking, and a spacious fenced backyard.
This one-of-a-kind duplex will be available for immediate move-in! The home features 3 bedrooms and 3 bathrooms with a great, functional layout. Enjoy an open-concept design with a spacious kitchen and living area perfect for entertaining or relaxing. The unit includes stained concrete floors throughout (no carpet!), a large laundry room with washer and dryer, and generous walk-in closets. Step
Efficiency unit. Short lease. Available now Cozy one-bedroom, one-bathroom unit tucked in the back of a house. It features a private entrance and a small backyard, perfect for relaxing and a bit of gardening, Plus, there is a carport for covered parking.
Unique 11 unit apartment community with a fantastic westside location. Beautifully remodeled home with clean modern finishes to include granite counters, hard surface floors and open concept living. Well maintained property with good parking and lighting, central heat and air and well-equipped laundry. Located within a short 5 minute drive to downtown, Texas State University and the San Marcos
Home with Accessibility features at $1650 per month for 3-bedroom, 3.5-bath with an office!! The open kitchen and dining area includes ample cabinet and counter space, pantry storage, refrigerator, range and dishwasher. With 3.5 bathrooms, the home provides added convenience for occupants and guests. Accessibility features include a ramp leading to the home and a walk-in/roll-in style shower with
Located on the corner lot of a well established neighborhood of San Marcos, this unique house offers a massive yard with an additional fenced in lot attached. With gated access from the side, this lot is a great space for a large trailer or even an accessory dwelling unit. The property is also minutes from downtown, making grocery shopping or fanciful night life. This property also boasts a
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