What has changed for San Marcos home sellers this year?
Quick answer
Mostly the price. The typical San Marcos home sold for $320,000 over the past year, against $347,000 the year before, and fewer homes sold. The town is a buyer’s market today, though at your price the market can read differently.
What we analyzed
- 171 homes sold in San Marcos in the 90 days ending October 6, 2026
- 416 homes for sale in San Marcos as of October 7, 2026, 179 of them builder listings
- 7.3 months of inventory in San Marcos, against 5.7 in the Austin metro
- San Marcos closings for the twelve months ending October 6, 2026, against the twelve months before
- Builder and resale listings in San Marcos as of October 7, 2026
Sources: Unlock MLS, pulled October 7, 2026.
Selling above $1M? Part of this market never goes online
The figures on this page describe the public side of this market, the sales that were listed in the MLS. Above $1M in the Austin area, a large share of sales are never listed there and never appear online.
Those sales trade on a broker-to-broker private network, and I am a participating broker. Only the agents and brokers who do most of the business at this price point use it, and a surprising number of agents do not know it exists because they do not sell in this range. It covers homes, lots, ranches and condos priced over $1M, and much of it is waterfront or in the Austin core, West Austin, Westlake and Rollingwood, where prices run past $1.5M.
Sellers and their brokers use it for privacy: no public photos or floor plans, and no showings to buyers who have not been qualified.
Contact me for off-market private luxury listings you will never see online
72 San Marcos homeowners have trusted my real estate team to sell their home in the MLS, and that count doesn’t include a single buyer we’ve represented. Everything on this page comes from the same MLS record we used to price those homes.
Every number on this page is also broken out in the tables on the 78666 housing market report.
Last updated October 7, 2026. Sales data covers the 90 days ending October 6, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of October 7, 2026.
Is San Marcos a buyer’s market or a seller’s market right now?
A buyer’s market, for the town overall. San Marcos homes closed at 91.9% of their original asking price over the last three months, so buyers had real room to negotiate. That reading is for the whole town, and two busy price ranges in the middle of it came out balanced.
Supply backs it up. There are a little over seven months of homes for sale at the current pace, more than the metro carries, and the chart below sets the two next to each other.
Prices are still moving down. Price per square foot was $179 over the past twelve months, against $188 the year before.
How far have San Marcos prices dropped from last year?
Enough to notice. The typical home sold for $320,000 over the past twelve months, down from $347,000 in the twelve months before.
Fewer homes changed hands too, 758 this year against 881 last year. Lower prices have not brought more buyers out, so the ones who are shopping can afford to be picky.
The last three months look the same against the same stretch last year, with 171 closings this year against 196.
How much of the San Marcos market belongs to builders?
A large share. Builders hold 43.0% of the homes for sale, and close to half of the homes that sold recently were brand new.
Lennar carries the most listings by a wide margin, ahead of Brookfield Residential, D.R. Horton, David Weekley Homes and Perry Homes. Their homes cluster in communities like River Bridge Ranch, La Cima, Kissing Tree and Blanco Vista. Which of them sit at your price is on How many new builds is your San Marcos home up against?
Does 78666 look different from San Marcos itself?
A little. The ZIP takes in homes beyond the city line, so it counts more sales at a slightly lower typical price and carries a bit less supply than the town. Every ZIP figure, overall and by period and price range, is on Is 78666 a buyer’s market for every San Marcos price range?
What could cost a San Marcos seller the most right now?
Pricing off last year. A neighbor’s 2025 sale was made in a stronger market, and a list price built on it starts above where buyers are now. What a buyer would pay for yours is on What is your San Marcos home worth when new builds sell for less?
Cutting late is the second risk. Of the 416 homes for sale today, 269 are below their original asking price, so a cut does not stand out in this town; it only catches you up. Why so many listings take months is on Why are San Marcos homes taking so long to sell?
The third is waiting for last year’s number to come back, which the record has not shown. Whether to list now is on Should you sell your San Marcos home now, or wait for a rebound?
Does this San Marcos report fit your home?
It describes the whole town, and your house is one sale inside it. Put in your address to see the part of San Marcos a buyer would compare yours with.
- It fits less well in the $350,000s and low $400,000s, where sellers kept more of their first price and those ranges ran balanced.
- It fits closely in the $200,000s and low $300,000s, where buyers bargained hardest and new builds are thickest.
- It fits closely if a builder community with homes for sale sits near you, since those listings set much of what a buyer will pay.
- It fits less well if your home is move-in ready and your asking price is based on this year’s closed sales, not last year’s, because that home tends to beat the town’s numbers.
Your situation
San Marcos buyers have plenty to choose from, the typical price is down from last year, and builders supply a big part of the choice. Most of the listings still waiting have already cut once.
The question for your home is narrow: at the price you would open with, which listings would a buyer tour beside it, and what would make yours the one they pick?
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you are not sure how your home would hold up in a San Marcos market this crowded, start with the listings a buyer would set beside it. Request my complimentary Home Competitor Analysis for your address. You get:
- The San Marcos listings, new and resale, a buyer would likely tour in the same week as yours
- How sales in your part of San Marcos compare with the town overall
- What we check when we walk through your home, and how that visit runs
No obligation. The report for your part of San Marcos arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 72 homes sold by Watters International Realty in San Marcos (Unlock MLS, all time).
Why are San Marcos buyers holding back?
Chris Watters’s position, stated September 9, 2026. Watters International Realty does not forecast prices; the figures on this page are one period’s measurements.
There is pent-up demand in the market. Tons of buyers on the sidelines not purchasing. This is because there is a lack of alignment between the sellers’ personal wants and what a buyer can afford. Affordability has been severely impacted because of interest rates. Interest rates and home prices move in opposite directions in most instances. However, unlike Wall Street, the market is not that fluid. But in reality, it should be.
San Marcos is a clear case. Prices came down over the past year and fewer homes sold anyway, which is what it looks like when sellers’ numbers and buyers’ budgets have not met yet.
About Watters International Realty in San Marcos
Watters International Realty is a Texas real estate brokerage, and I am its broker of record. This page is based on Unlock MLS data analyzed on October 7, 2026: every Residential closing in the MLS city of San Marcos for the last three months and the last twelve months, the same three months a year earlier, the twelve months before that, and every listing for sale on the analysis date, with builder listings identified from the MLS construction fields. 72 homes sold by Watters International Realty in San Marcos (Unlock MLS, all time). What this page cannot tell you: what any one builder will agree to on a specific home (the MLS does not carry it), the condition of any one home, and how your own street compares; there are no San Marcos neighborhood pages yet.
See the homes you’d be competing against
You get the new and resale listings a buyer would weigh against yours, how your part of San Marcos compares with the town, and a walkthrough before any pricing talk.
Contact me for off-market private luxury listings you will never see online.
No obligation. The report arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome.
Neighborhoods in San Marcos
These pages show closed sales, homes for sale and price direction for one neighborhood at a time.
More for San Marcos sellers
- 78666 housing market report: the numbers behind the San Marcos market
- Should you sell your San Marcos home now, or wait?
- What is your San Marcos home competing against right now?
- Why aren’t homes selling in San Marcos?
- What is your San Marcos home worth next to a brand-new house?
- The Austin seller hub
