Is it a good time to be selling a home in 78666 this year?
Quick answer
It depends. The ZIP as a whole is a buyer’s market, with homes closing at 92.7% of their original asking price. The $350,000 to low $400,000s price range ran balanced. So your home’s price range will dictate whether you or the buyer have the advantage, if you’re thinking of selling your home this fall.
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
- Price ranges for San Marcos: closings by sale price for the 90 days ending October 6, 2026, homes for sale by asking price as of October 7, 2026
- The same 90 days of 2025 and the twelve months ending October 6, 2026, each on its own row
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.
What these numbers mean if you are selling is on the San Marcos, TX 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.
How does San Marcos measure up against the Austin metro?
San Marcos sellers gave up more of their first price than metro sellers, at a lower typical price, with more supply on the market. Table 1 sets the town and the metro side by side.
Table 1. San Marcos compared with the Austin metro. Sales are from the 90 days ending October 6, 2026; homes for sale are as of October 7, 2026. “Failed to sell” means the listing expired or was withdrawn without selling. Source: Unlock MLS.
| Measure | San Marcos | Austin metro |
|---|---|---|
| Homes sold | 171 | 8,479 |
| Median sale price | $325,000 | $410,000 |
| Median days on market | 68 days | 54 days |
| What homes sold for relative to their initial asking price | 91.9% | 94.5% |
| Price per square foot (median) | $175 | $204 |
| Homes for sale | 416 | 16,109 |
| Months of supply | 7.3 | 5.7 |
| Buyer’s or seller’s market | buyer’s market | balanced |
| Listings that failed to sell | 92 | 5,438 |
| Share of listings that failed to sell | 35.0% | 39.1% |
| Active under contract | 18 | 1,438 |
| Pending | 58 | 2,117 |
| New listings in the last 90 days | 275 | 12,555 |
| Homes for sale priced below their original asking price | 269 (64.7%) | 59.1% |
Every row is explained for sellers on its own page. Value, and how new builds price against resales, is on What is your San Marcos home worth when new builds sell for less?
Time to contract and the listings that failed to sell are on Why are San Marcos homes taking so long to sell?
Pending sales and supply feed the timing question on Should you sell your San Marcos home now, or wait for a rebound?
Builder listings, new arrivals and price cuts are on How many new builds is your San Marcos home up against?
Does 78666 run differently from the city of San Marcos?
Somewhat. The ZIP reaches past the city limits, so Table 2 counts more sales than Table 1, at a lower typical price and with a little less supply.
Table 2. San Marcos by ZIP code, covering the whole ZIP, 90 days ending October 6, 2026. Your price range can put you in a different market than the ZIP as a whole. Source: Unlock MLS.
| ZIP | Sold | Median sale price | Median days on market | Share of original asking price | For sale | Months of supply | Market | Homes that cut their price | New builds for sale |
|---|---|---|---|---|---|---|---|---|---|
| 78666 | 193 | $310,999 | 64 days | 92.7% | 412 | 6.4 | buyer’s market | 267 (64.8%) | 178 of 412 |
Builders hold close to the same share of the ZIP’s homes for sale as the town’s. They are named on the competition page linked above.
Are San Marcos homes selling for less than last year?
Yes. The twelve-month median came in at $320,000, against $347,000 the year before.
Price per square foot fell across the same two years, and fewer homes sold. Table 3 gives each period its own row.
Table 3. San Marcos sales in each period. Each row stands on its own. Source: Unlock MLS.
| Period | Sold | Median sale price | Median days on market | Share of original asking price | Price per square foot |
|---|---|---|---|---|---|
| 90 days ending October 6, 2026 | 171 | $325,000 | 68 days | 91.9% | $175 |
| Same 90 days, 2025 (July 9, 2025 to October 6, 2025) | 196 | $344,450 | 75 days | 92.7% | $191 |
| Twelve months ending October 6, 2026 | 758 | $320,000 | 76 days | 92.0% | $179 |
| Prior twelve months (October 7, 2024 to October 6, 2025) | 881 | $347,000 | 85 days | 93.2% | $188 |
What the drop means for a seller is on What has changed for San Marcos home sellers this year?
Which market is my San Marcos price range in?
Table 4 answers that for your home. Each range gets its own call from what sellers got against their original asking price, and the call covers that range as a whole. Ranges with fewer than 10 sales in the past 90 days are not shown.
Table 4. San Marcos homes by price range. Sales are from the 90 days ending October 6, 2026; homes for sale are as of October 7, 2026. A range is a seller’s market when homes sell for at least 97% of their original asking price, balanced from 94% to 97%, and a buyer’s market below 94%. Only price ranges with at least 10 sales in the last 90 days are shown. Source: Unlock MLS.
| Price range | Sold | Median sale price | For sale | New builds for sale | Homes that cut their price | Months of supply | Market |
|---|---|---|---|---|---|---|---|
| $200,000 to $249,999 | 22 | $213,108 | 53 | 19 | 31 | 7.2 | buyer’s market |
| $250,000 to $299,999 | 35 | $250,000 | 56 | 23 | 36 | 4.8 | buyer’s market |
| $300,000 to $349,999 | 26 | $302,500 | 77 | 46 | 51 | 8.9 | buyer’s market |
| $350,000 to $399,999 | 23 | $350,500 | 51 | 26 | 28 | 6.7 | balanced |
| $400,000 to $449,999 | 15 | $402,500 | 32 | 17 | 20 | 6.4 | balanced |
| $450,000 to $499,999 | 10 | $417,185 | 25 | 9 | 19 | 7.5 | buyer’s market |
Most busy ranges here read as buyer’s markets for that range taken as a whole. The $350,000s and low $400,000s are the exceptions, where sellers held close to their first price, and a home’s street or condition can still move it off its range’s reading.
Do these 78666 numbers describe your house?
They describe the ZIP in total, and your home is a single sale in it. Fill in your address to see the part of 78666 a buyer would compare yours to.
- Closely, if you would list in the $200,000s, where new builds crowd the choices and buyers negotiated hard.
- Less closely in the $350,000s and low $400,000s, where those ranges ran balanced.
- Closely, if River Bridge Ranch, La Cima or another active builder community sits near you.
- Less closely, if your home is move-in ready and its asking price is based on this year’s closed sales, not last year’s.
Your situation
These tables total up 78666. They cannot say which new and resale listings a buyer would see in the same week as yours, or where your price would fall among them, and your address can.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you are unsure which of these 78666 numbers applies to your house, start with the listings a buyer would compare it to. 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 78666 compare with the ZIP 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 does months of supply matter to a San Marcos seller?
Chris’s position, approved September 9, 2026.
Months of supply is the number I watch. It means: if no more homes came on the market, how long would it take to sell everything listed at the pace homes are selling now.
The city of San Marcos sits at 7.3 months, more than the metro carries. I read it next to the share of first asking price buyers paid, because that is what decides which market a seller is in.
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. 72 homes sold by Watters International Realty in San Marcos (Unlock MLS, all time).
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 78666 compares with the ZIP, 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.
More for San Marcos sellers
- San Marcos, TX real estate market report: what homeowners need to know before selling
- 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
