Why are Kissing Tree homes in San Marcos taking so long to sell?
Quick answer
Price, against a lot of new construction. Over the last three months the typical Kissing Tree home took 190 days to reach a contract and closed at 87.0% of its original asking price, a buyer’s market for the neighborhood. Builders still hold about half the homes for sale.
What we analyzed
- 25 homes sold in Kissing Tree in the 90 days ending October 6, 2026, 107 in the twelve months ending the same day
- 55 Kissing Tree homes for sale as of October 7, 2026, 26 of them below their original asking price
- 6.2 months of inventory in Kissing Tree on the twelve-month pace, against 6.6 for San Marcos as a whole
Sources: Unlock MLS, pulled October 7, 2026. Kissing Tree is the MLS subdivision name, with its recorded spellings counted as one.
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 homes sold by Watters International Realty in San Marcos. That count is every home we listed and closed in San Marcos, and it 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.
How San Marcos as a whole is doing is on the San Marcos, TX market report, and the town and ZIP code tables are 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.
How long are Kissing Tree homes taking to sell?
Over six months. The typical home that sold in Kissing Tree in the last three months took 190 days to go under contract, and the same three months a year earlier took 76. Those recent sales closed at 87.0% of the original asking price, a buyer’s market for the neighborhood as a whole; a home at a different price can be in a different market.
Table 1 shows each period beside the one a year before.
Table 1. Kissing Tree sales in each period, from the MLS subdivision records for Kissing Tree in San Marcos. Each row stands on its own. A median is left out when a period has fewer than 5 sales. 55 Kissing Tree homes were for sale as of October 7, 2026. Source: Unlock MLS.
| Period | Sold | Median sale price | Price per square foot (median) | Median days on market | Share of original asking price | Median living area (square feet) | Median build year |
|---|---|---|---|---|---|---|---|
| 90 days ending October 6, 2026 | 25 | $475,000 | $240 | 190 days | 87.0% | 1,797 | 2025 |
| Same 90 days a year earlier (July 9, 2025 to October 6, 2025) | 16 | $470,000 | $251 | 76 days | 89.0% | 1,890 | 2024 |
| Twelve months ending October 6, 2026 | 107 | $475,000 | $242 | 190 days | 88.2% | 1,881 | 2024 |
| Prior twelve months (October 7, 2024 to October 6, 2025) | 92 | $446,000 | $254 | 104 days | 89.3% | 1,827 | 2024 |
Are Kissing Tree prices going up or down?
Down, per square foot. A square foot sold for $242 over the past twelve months, against $254 the year before.
The typical sale price rose anyway, from $446,000 to $475,000, because the homes that sold were bigger. A seller who reads the higher median as a raise is reading the wrong number.
At the same time, more homes are selling this year than last. More buyers are coming out of the woodwork, and prices are still going down.
Which builders are selling in Kissing Tree?
Brookfield Residential and David Weekley Homes, with 29 new homes between them. That is about half of everything for sale in the neighborhood, and new builds made up most of the sales over the past twelve months as well.
Table 2. Builders with new homes in Kissing Tree, as of October 7, 2026: 29 new-build listings for sale. Builder names come from the MLS record and our builder inventory; presence only. Source: Unlock MLS.
| Builder | New homes for sale |
|---|---|
| Brookfield Residential | 18 |
| David Weekley Homes | 11 |
A Kissing Tree resale is shown beside those homes, often the same day. Your house wins on what it already has, finished landscaping, blinds already up and a move-in date this month, and on a price per foot that makes those things count.
Table 3 lays out each price range. Homes are placed in a range by their first asking price, so a range’s median sale price can sit below it, which says a lot about how far prices came down before a sale here.
Table 3. Kissing Tree homes by price range, twelve months ending October 6, 2026; homes for sale as of October 7, 2026. A range is a seller’s market when homes sold 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 twelve months 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 |
|---|---|---|---|---|---|---|---|
| $400,000 to $449,999 | 17 | $365,000 | 13 | 11 | 6 | 9.2 | buyer’s market |
| $450,000 to $499,999 | 17 | $415,000 | 6 | 6 | 5 | 4.2 | buyer’s market |
| $500,000 to $549,999 | 11 | $497,400 | 6 | 5 | 2 | 6.5 | balanced |
| $550,000 to $599,999 | 13 | $494,795 | 6 | 3 | 2 | 5.5 | buyer’s market |
| $600,000 to $649,999 | 20 | $535,316 | 2 | 0 | 2 | 1.2 | buyer’s market |
Sell now, or wait?
Sell now if you can set the asking price based on this year’s closed sales, not last year’s, and plan for a long marketing period. The buyers are here; the count of sales rose this past year.
Wait if you need last year’s price per foot. Over the past twelve months 32 Kissing Tree listings failed to sell, meaning they expired or were withdrawn before a buyer closed, and a listing that starts high here can spend half a year finding out. Why that happens across San Marcos is covered on Why are San Marcos homes taking so long to sell?
Your situation
If you own in Kissing Tree, your buyer will likely tour a builder’s new home in the same neighborhood before they see yours. What decides how long you wait is where your price per foot lands against those homes and the resales that already cut.
We start with your address and a walkthrough.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
In Kissing Tree the builders hold about half the listings and sales take months; the neighborhood figures can’t say where your home would fall. Request my complimentary Home Competitor Analysis for your address. You get:
- The builder and resale listings in Kissing Tree a buyer would tour with yours
- Which of those have cut, and how far
- How the walkthrough works and what we look at in your home
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).
What am I seeing in Kissing Tree?
Chris Watters’s prior position, stated September 27, 2026; not confirmed for this page. I do not forecast prices; the figures on this page are one period’s measurements.
After price reductions, homes sell close to the reduced price; sellers lose the money in the time spent at the first price.
Kissing Tree shows how expensive the time can be: the typical sale here took six months to reach a contract and still closed well below its first price. My reading is that the sellers who start at this year’s price per foot spare themselves most of that wait, and the coming-soon stage puts the home in front of 4,000 cash buyers in my black book, not counting buyers using traditional financing.
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).
Questions San Marcos sellers ask about selling in Kissing Tree
How long does it take to sell in Kissing Tree?
Over the last three months the typical home took 190 days to go under contract, against 76 days in the same three months a year earlier.
Are Kissing Tree home values going up?
The typical sale price rose because bigger homes sold, but price per square foot fell from $254 to $242 on the twelve-month figures.
Which builders are building in Kissing Tree?
Brookfield Residential and David Weekley Homes have new homes for sale in the neighborhood today.
How many Kissing Tree listings failed to sell?
Over the past twelve months, 32 listings expired or were withdrawn before a sale, against 107 that sold.
See the homes you’d be competing against
You get the Kissing Tree homes your buyer would compare with yours 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
- 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?
- Selling in River Bridge Ranch, San Marcos, while the builder keeps listing?
- What is a La Cima resale in San Marcos up against right now?
- Is it getting harder to sell a Cottonwood Creek home in San Marcos?
- Why do so many Blanco Vista listings in San Marcos take months to sell?
- The Austin seller hub
