San Marcos is a Hays County city on the San Marcos River, about halfway between Austin and San Antonio along I-35. It is the home of Texas State University and is known for river parks, a historic downtown square, and a lively college-town feel.
A quick look at the area:
Location - San Marcos, Hays County
Population - about 68,600, according to the Hays Caldwell Partnership
Anchor - Texas State University
Access - I-35 and the Austin and San Antonio job markets
San Marcos offers a wide mix of homes, from older houses near the university and downtown to newer subdivisions and townhomes on the edges of town.
What buyers commonly look for:
Value - prices that are often lower than in Austin or Buda
Variety - historic homes, newer builds, townhomes, and condos
Rental potential - steady demand from students and staff
River access - parks and recreation along the San Marcos River
Price figures are left out here. Ask your agent for recent sales in the neighborhoods you like. For nearby comparisons, see San Marcos CISD, Hays CISD, Wimberley ISD, and the wider Hays County market. If you are weighing new builds, our guide to new construction homes in Austin may help.
Most of the city is served by San Marcos CISD, which kept an overall C in the 2026 state ratings. Community Impact reported on Aug. 21, 2026 that four campuses earned an A, one a B, two a C, and five a D, so results vary a lot by campus. Some addresses on the edge of the city fall in Hays CISD, so confirm the zoned district for any address.
Check current results on TXschools.gov, and visit the campuses before you buy. For a wider comparison, see our best school districts in Austin guide and our tips for buying a home near a school.
River and parks - Sewell Park, Rio Vista Park, and the San Marcos River for tubing and paddling
Downtown - the square, music venues, and local restaurants
Shopping - outlet malls and retail along I-35
Events - university and community events throughout the year
San Marcos is roughly 30 miles south of downtown Austin, and most drives take about 35 to 45 minutes depending on I-35 traffic. San Antonio is about 50 miles to the southwest. Our Austin traffic and commute guide covers rush hour patterns.
Downtown and the Square - the historic center near the courthouse, with restaurants and music venues
Neighborhoods near Texas State - older homes and rentals close to campus
Kissing Tree - an active-adult (55+) community
Blanco Vista - a newer community on the north side
Newer subdivisions - ongoing development along I-35 and Wonder World Drive
Older homes near campus - popular with investors and faculty
Newer family homes - in master-planned communities
Active-adult homes - in age-restricted neighborhoods
Townhomes and condos - lower-maintenance options
San Marcos suits students' families, investors, retirees, and commuters who want a river-town setting.
I-35 is the main route, with SH-80, SH-21, and RM 12 connecting nearby communities. Traffic on I-35 can be heavy toward Austin and San Antonio. Our Austin traffic and commute guide explains the corridors.
Meadows Center for Water and the Environment - glass-bottom boat tours of Spring Lake
San Marcos River - tubing and paddling
Outlet shopping - along I-35
Texas State events - athletics, concerts, and lectures
Confirm the school district for the exact address, since San Marcos CISD and Hays CISD both serve the area.
Investors should ask about rental rules, zoning, and HOA limits.
Sellers can start with a free home value estimate.
Where is San Marcos, Texas? San Marcos is in Hays County on I-35, roughly halfway between Austin and San Antonio.
What kinds of homes are in San Marcos? You will find historic homes, newer subdivisions, townhomes, and condos.
What school district serves San Marcos? Most of the city is in San Marcos CISD, which earned an overall C in 2026. Some edge addresses are in Hays CISD.
Is San Marcos a good place for investors? Texas State creates steady rental demand, and many buyers look at homes near campus. Your agent can help you compare areas.
What is there to do in San Marcos? Tubing and paddling on the river, parks, a historic downtown square, outlet shopping, and live music are popular.
How far is San Marcos from downtown Austin? San Marcos is roughly 30 miles south of downtown Austin, and most drives take about 35 to 45 minutes.
What are the best neighborhoods in San Marcos? Downtown, areas near Texas State, Kissing Tree, and Blanco Vista are well known. The best fit depends on budget and lifestyle.
Is San Marcos good for retirees? Some retirees choose active-adult communities such as Kissing Tree. Ask about HOA rules and amenities.
What is there to do in San Marcos? The Meadows Center, the San Marcos River, outlet shopping, and Texas State events are popular.
Is the commute from San Marcos difficult? I-35 traffic can be heavy, so test the commute at your hours.
San Marcos blends college-town energy with growing neighborhoods, and school zoning matters. A Spyglass Realty agent can help you compare neighborhoods, confirm campus assignments, and time your move.
Thinking of selling? Get your home value
Buying in San Marcos? Start your search here
Have questions either way? Speak with a Spyglass Realty consultant
Prefer to talk it through first? Call us at 512-640-2077, and a Spyglass Realty agent can help you figure out the right next step in San Marcos.
