What is your San Marcos home worth when new builds sell for less?
Quick answer
About what similar San Marcos resales closed for this year, adjusted for size. Over the last three months the typical resale sold for $350,000, at $183 a square foot, and new builds closed for less per foot. Your own figure depends on your home’s size, condition and price range.
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 resale and new-build closings for the 90 days ending October 6, 2026
- Builder and resale asking prices per square foot 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.
Do new builds pull down what a San Marcos resale is worth?
They set a lower bar per foot. In the last three months, a new build in San Marcos closed at a median $157 a square foot, while resales closed at $183.
In my experience a resale earns that higher figure with what a new spec home lacks: a settled street, a bigger lot, finished upgrades. A resale that cannot show a buyer those reasons gets measured against the cheaper new home. The chart below sets sold price per square foot beside today’s asking prices.
What are San Marcos sellers and builders asking now?
Close on the whole price, apart on the foot. Builder listings ask a median $339,990 and resale listings $345,000.
Per square foot the resale sellers ask more, $198 against $182 for builders. That is also above the $183 resales actually sold for over the last three months. That gap is where many San Marcos resale listings stall. Which builders list near your price is on How many new builds is your San Marcos home up against?
Is my San Marcos home worth less than a year ago?
If it is like the typical home, yes. San Marcos sales over the past twelve months had a median of $320,000, down from $347,000 in the twelve months before.
By the square foot the change is smaller, $179 this year against $188. A house the size of a neighbor’s 2025 sale is being priced into a lower market than that neighbor had.
How far below asking do San Marcos buyers pay?
Further than across most of the metro. San Marcos homes sold at 91.9% of their original asking price over the last three months, a buyer’s market for the town overall.
The middle of the market held up better. The $350,000s and low $400,000s closed much nearer first asking. The high end of the $400,000s gave up the most. The timing question is taken up on Should you sell your San Marcos home now, or wait for a rebound?
Is my San Marcos appraised value what a buyer will pay?
The two are separate numbers. The appraisal district sets yours once a year for property tax, and a homestead cap can hold it under market, while a buyer settles the price at the sale itself. I do not predict appraisals.
Watters International Realty is a real estate brokerage and not a tax or legal adviser. Questions about your own appraised value, your homestead cap, whether to protest, a PID or MUD assessment on your lot, or what a bond election would do to your own tax bill belong with a tax professional, and the record for your specific parcel is held by the Hays Central Appraisal District (https://hayscad.com). What Watters International Realty can tell you is what a buyer would pay.
What raises or lowers a San Marcos home’s value?
How it compares with the new and resale homes a buyer tours that week. Add your address to the form to see the listings a buyer would rank yours against.
- It holds up when the lot, the trees, the street or the finishes give a buyer something a new home in River Bridge Ranch or La Cima does not.
- It holds up when nothing needs fixing and the asking price is based on this year’s closed sales, not last year’s.
- It slips when a builder nearby lists a similar plan for less per square foot.
- It slips when an inspector turns up deferred repairs and the buyer takes them off the price.
Why some San Marcos homes take months is on Why are San Marcos homes taking so long to sell?, and each price range is laid out on Is 78666 a buyer’s market for every San Marcos price range?
Your situation
San Marcos buyers are paying less than last year, new builds are closing for less per foot than resales, and many resale sellers are still asking above what resales sell for. Your home’s worth is set by how it stacks up against that mix on a buyer’s tour.
So the question worth answering is which of those listings match yours on size and price, and what would make a buyer pay more for yours.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you are not sure what a buyer would pay for your San Marcos home with new builds nearby, start with the listings they 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
- What recent resales and new builds in your part of San Marcos sold for against asking
- 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).
What do your appraised value and recent sales tell you in San Marcos?
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.
Your appraised value and recent sold comparable sales is where the market was yesterday. Tomorrow, the market is where your competition stands on price and features.
In San Marcos that competition is 179 builder listings and 237 resales for sale today, and most of the resales have already cut once.
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, what similar homes nearby sold for against asking, 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?
- The Austin seller hub
