What is a La Cima resale in San Marcos up against right now?
Quick answer
Six builders and a lot of price cuts. Most La Cima sales over the past twelve months were new builds, and builders hold most of the 62 homes for sale. Over the last three months homes closed at 93.2% of original asking, a buyer’s market for the neighborhood.
What we analyzed
- 18 homes sold in La Cima in the 90 days ending October 6, 2026, 89 in the twelve months ending the same day
- 62 La Cima homes for sale as of October 7, 2026, 47 of them below their original asking price
- 8.4 months of inventory in La Cima on the twelve-month pace, against 6.6 for San Marcos as a whole
Sources: Unlock MLS, pulled October 7, 2026. La Cima 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.
Homes I’ve sold in La Cima: 3.
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 are La Cima homes selling now?
Faster than a year ago, still below asking. The typical home that sold in the last three months went under contract in 57 days, against 205 in the same three months a year earlier. Those homes closed at 93.2% of their original asking price, just under the line that would make it a balanced market, so La Cima reads as a buyer’s market for the neighborhood as a whole. Your price point can put you in a different one.
Table 1 has each period side by side.
Table 1. La Cima sales in each period, from the MLS subdivision records for La Cima in San Marcos. Each row stands on its own. A median is left out when a period has fewer than 5 sales. 62 La Cima 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 | 18 | $451,375 | $195 | 57 days | 93.2% | 2,260 | 2026 |
| Same 90 days a year earlier (July 9, 2025 to October 6, 2025) | 26 | $466,390 | $193 | 205 days | 87.6% | 2,656 | 2025 |
| Twelve months ending October 6, 2026 | 89 | $449,990 | $193 | 79 days | 92.9% | 2,282 | 2025 |
| Prior twelve months (October 7, 2024 to October 6, 2025) | 138 | $461,435 | $192 | 166 days | 90.4% | 2,462 | 2024 |
Did La Cima prices drop?
The typical sale price slipped, but the value per foot held. A square foot sold for $193 over the past twelve months, against $192 the year before.
The middle sale fell from $461,435 to $449,990 over the same two years because the homes that sold got smaller. A median is the middle sale, so when the middle home gets smaller, the median price drops with it. Fewer homes sold this past year as well.
Who is building in La Cima?
Six builders, led by Perry Homes. Newmark Homes, Pulte Homes and Ashton Woods each have several listings too, and David Weekley Homes and Hakes Brothers have a few. New builds make up most of the homes for sale.
Table 2. Builders with new homes in La Cima, as of October 7, 2026: 44 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 |
|---|---|
| Perry Homes | 14 |
| Newmark Homes | 8 |
| Pulte Homes | 8 |
| Ashton Woods | 8 |
| David Weekley Homes | 4 |
| Hakes Brothers | 2 |
That is a lot of choice for one buyer, and most of the neighborhood’s listings, builder and resale together, have already cut their price. A La Cima resale needs to stand out on what a new build can’t offer yet: a finished yard, a settled street and no wait for construction. How builders across San Marcos line up is on How many new builds is your San Marcos home up against?
Which La Cima price ranges are toughest?
The upper ones. In the $500,000s, nearly every home for sale has cut its price, and the ranges from $450,000 up read as buyer’s markets over the past twelve months. The $300,000s were balanced. Homes are placed in a range by their first asking price, so a median sale price can sit below the range itself.
Table 3. La Cima 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 |
|---|---|---|---|---|---|---|---|
| $300,000 to $349,999 | 10 | $314,042 | 7 | 6 | 2 | 8.4 | balanced |
| $350,000 to $399,999 | 19 | $355,000 | 8 | 6 | 3 | 5.1 | balanced |
| $450,000 to $499,999 | 12 | $448,124 | 4 | 2 | 4 | 4.0 | buyer’s market |
| $500,000 to $549,999 | 10 | $462,500 | 10 | 9 | 10 | 12.0 | buyer’s market |
| $550,000 to $599,999 | 13 | $490,000 | 8 | 5 | 8 | 7.4 | buyer’s market |
| $600,000 to $649,999 | 10 | $578,745 | 2 | 1 | 1 | 2.4 | buyer’s market |
Each reading is for the whole range, and the house on your street can sit higher or lower inside it.
Sell now, or wait?
Sell now if your home is ready and you set the asking price based on this year’s closed sales, not last year’s. Homes here are reaching a contract months sooner than they did a year ago, and buyers are paying about the same per foot.
Wait if your plan depends on a price above the builder listings near you. With six builders still selling and most listings already cut, a resale that starts high has little chance to stand out. Timing for San Marcos as a whole is on Should you sell your San Marcos home now, or wait for a rebound?
Your situation
If you own in La Cima, your buyer has six builders to choose from before they get to your street. What matters is how your home’s price per foot and finish compare with the new homes and the resales they tour the same week.
We look at your address and walk the home to answer that.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
In La Cima six builders are selling beside the resales, and the neighborhood numbers can’t show which of them a buyer would set against yours. Request my complimentary Home Competitor Analysis for your address. You get:
- The La Cima builder and resale listings closest to your home
- Which of those have cut their price, and from where
- 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 La Cima?
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.
In La Cima most listings, builder and resale, have already gone through a reduction. My reading is that the resale sellers who priced from this year’s sales are the ones behind the quicker contracts this past quarter.
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 La Cima
How long do La Cima homes take to sell?
Over the last three months the typical home went under contract in 57 days, against 205 days in the same three months a year earlier.
Which builders are in La Cima?
Perry Homes, Newmark Homes, Pulte Homes, Ashton Woods, David Weekley Homes and Hakes Brothers have new homes for sale there today.
Are La Cima home prices falling?
Per square foot, they held: $193 over the past twelve months against $192 the year before. The typical sale price fell because smaller homes sold.
See the homes you’d be competing against
You get the La Cima homes a 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?
- Why are Kissing Tree homes in San Marcos taking so long to sell?
- 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
