Should you sell your San Marcos home now, or wait for a rebound?
Quick answer
Now, if the house is ready to show and your asking price is based on this year’s closed sales, not last year’s. The typical San Marcos home sold for $320,000 over the past twelve months, against $347,000 the year before, so the sellers who waited gave up ground. If the home needs repairs, getting them done matters more than the month you choose.
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
- Twelve-month median sale price $320,000 for the year ending October 6, 2026, against $347,000 the year before
- 18 homes active under contract and 58 pending 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.
What these numbers mean if you are selling is on the San Marcos, TX market report, and 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.
What happened to San Marcos sellers who waited a year?
They sold for less. The typical San Marcos home brought $320,000 over the past twelve months, down from $347,000 the twelve months before.
Per square foot the slide was smaller but real, $179 this year against $188 last year. The chart below puts this summer’s sales next to last summer’s.
Is anyone buying in San Marcos right now?
Yes, though fewer than a year ago. As of the latest count, 58 homes were pending and 18 more were under contract while still marked active.
Over the full year, 758 homes closed here, against 881 the year before. A smaller pool of buyers means each one carries more weight, and a home priced right on day one is the one they notice.
Does my price range change the answer in San Marcos?
Quite a bit. San Marcos as a whole is a buyer’s market, closing at 91.9% of original asking over the last three months, and that covers the town overall. Some ranges ran differently.
Table 1. 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 |
The table shows two ranges in the middle, the $350,000s and low $400,000s, running balanced for those ranges, with sellers keeping much more of their first price than the town did.
The high $400,000s went the hardest the other way, a buyer’s market for that range, and homes there took far longer to sell. The full scoreboard is on Is 78666 a buyer’s market for every San Marcos price range?
What does an optimistic first price cost in San Marcos?
Time, mostly, and then a cut. Of the 416 homes for sale today, 269 are already listed below where they started.
The homes that sold show how wide the gap runs. Of the homes that closed over the last three months, 45 found a buyer inside a month and 67 needed more than three. What the slow ones had in common is on Why are San Marcos homes taking so long to sell?
Should builder activity change when I list in San Marcos?
It changes how you price more than when you list. Builders hold a large share of what is for sale, led by Lennar, Brookfield Residential and D.R. Horton, and their homes are often the newest choice on a buyer’s tour.
Over the last three months new builds sold for less per square foot than resales, $157 against $183. A resale has to show why it is worth that difference. Which new homes sit near your price is on How many new builds is your San Marcos home up against?
Sell now, or wait?
The San Marcos figures point toward now, and the condition and price of your own house settle it. These are the questions I would go through with you in person. Add your address to the form to see the listings your home would face.
- Sell now if a buyer could move in without a list of fixes and you are ready to price off this year’s closed sales.
- Sell now if your home would list in the $350,000s or low $400,000s, the ranges where sellers held up best.
- Wait if an inspection would turn up repairs a buyer would price in. Dealing with them first does more than any month on the calendar, and the Watters Ready-Fund can put up to $50,000 toward repairs, upgrades, staging and moving as a pay-at-close line of credit with a monthly rate and an origination fee, repaid at closing or at 12 months; eligibility is on the program page.
- Wait if the move only works at last year’s price, since San Marcos sales this year have not reached it.
When a home is in its coming-soon stage, my own buyers see it before the public does. Among them are the 4,000 cash buyers in my black book, and that number leaves out every buyer financing the traditional way. You get every option laid out, and the decision stays yours. What your home would bring today is on What is your San Marcos home worth when new builds sell for less?, and the whole town picture is on What has changed for San Marcos home sellers this year?
Your situation
San Marcos buyers are fewer than last year and paying less, with new builds on nearly every tour. The resale sellers who priced to that market sold; many who did not are on their second price.
So for your home the question is simple to ask and hard to answer alone: at your opening price, which listings would a buyer weigh against yours, and would yours win?
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you are torn between listing this fall and waiting for a better San Marcos price, start by seeing which homes yours would be up against. 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 long homes like yours have taken to go under contract in your part of San Marcos
- 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).
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 long homes like yours have taken to sell, 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
- 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
