How many new builds is your San Marcos home up against?
Quick answer
A lot of them. Builder listings make up 43.0% of the homes for sale in San Marcos, from 19 builder names. They also sold for less per square foot than resales over the last three months, so a resale has to show a buyer what the extra money gets them.
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
- Builder and resale listings in San Marcos by builder name as of October 7, 2026
- San Marcos subdivisions by closings over the twelve months ending October 6, 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.
Which builders are selling homes in San Marcos?
Lennar leads by a long way, with Brookfield Residential and D.R. Horton next and David Weekley Homes and Perry Homes close behind. Table 1 lists each builder’s count and asking range.
Table 1. Builder listings in San Marcos by builder name on the MLS record, as of October 7, 2026; 179 builder listings of 416 homes for sale. Source: Unlock MLS.
| Builder | Listings | Asking range | Median asking |
|---|---|---|---|
| Lennar | 49 | $177,999 to $351,999 | $246,999 |
| Brookfield Residential | 18 | $372,654 to $629,990 | $439,990 |
| D.R. Horton | 17 | $279,000 to $365,000 | $319,000 |
| David Weekley Homes | 15 | $380,000 to $680,167 | $525,916 |
| Perry Homes | 14 | $464,900 to $774,900 | $574,900 |
| Drb Homes | 12 | $294,990 to $379,990 | $342,490 |
| Centex Homes | 9 | $258,890 to $328,529 | $281,464 |
| Newmark Homes | 8 | $394,990 to $659,990 | $464,990 |
| Ashton Woods | 8 | $319,540 to $678,431 | $457,458 |
| Pulte Homes | 8 | $299,247 to $374,708 | $335,179 |
The names split by price. Lennar, Centex Homes and Starlight Homes mostly list in the $200,000s, while Brookfield Residential, David Weekley Homes, Perry Homes and Newmark Homes ask well above the town’s typical sale. Drb Homes, Pulte Homes and M/I Homes fill much of the space between.
Where are San Marcos buyers closing?
Mostly in new communities. River Bridge Ranch and Kissing Tree led the past twelve months, with La Cima a clear third, and Table 2 shows most of the busy subdivisions are recent builds.
Table 2. San Marcos subdivisions by closings in the twelve months ending October 6, 2026, with the median build year of what sold and the count for sale as of October 7, 2026. Source: Unlock MLS.
| Subdivision (MLS name) | Sold, twelve months | Median sale price | Median build year | For sale |
|---|---|---|---|---|
| River Bridge Ranch | 119 | $233,990 | 2026 | 48 |
| Kissing Tree | 107 | $475,000 | 2024 | 55 |
| La Cima | 66 | $443,124 | 2025 | 39 |
| Blanco Vista | 22 | $350,000 | 2025 | 10 |
| Pinnacle at Cottonwood Creek | 15 | $277,000 | 2025 | 0 |
| Trace Sub Pa 2B Sec D | 14 | $338,500 | 2025 | 1 |
| Cottonwood Creek | 10 | $272,495 | 2025 | 6 |
| Trace | 10 | $294,400 | 2025 | 2 |
| Sky Ridge | 10 | $312,495 | 2025 | 4 |
| Cottonwood Crk Ph 4 Un 1 | 9 | $255,000 | 2025 | 1 |
River Bridge Ranch trades at the low end of the market and Kissing Tree and La Cima well above it, so a San Marcos resale meets a different new-home community depending on its price.
Is a new build priced against my San Marcos home?
In the low $300,000s, very likely. That is where builder listings are thickest, and Table 3 shows how many new homes sit in each range.
Table 3. 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 |
Measured by the square foot, builder listings ask a median $182 and resale listings $198. Each range’s market call in the table describes that range as a whole, and a home’s street or condition can move it.
What are the other San Marcos resale sellers doing?
Cutting, for the most part. Of the 237 resale listings, 146 now ask less than they started at.
Those reduced prices are the first thing a buyer compares yours with. A resale that opens above its cut neighbors, with a new build nearby at a lower price per foot, starts the race behind.
Where does a San Marcos resale still win?
On speed and on what a buyer gets for the money. Over the last three months the typical resale went under contract in 55 days, against 82 for a typical new build.
Resales also kept more of their asking price. A larger lot, mature trees, an established street or finished upgrades are the reasons a buyer pays more per foot for a resale here, and the price has to stay within reach of what those are worth. Whether your range favors listing now is on Should you sell your San Marcos home now, or wait for a rebound?
Will your buyer tour new builds or other resales?
That turns on your location and your price. Add your address to the form to see the listings a buyer would put beside yours.
- Mostly new builds, if you live near River Bridge Ranch, La Cima, Kissing Tree or Whisper South.
- Mostly new builds, if you would ask in the low $300,000s, where builders list the most homes.
- Mostly other resales, if your home is in an older part of town such as Castle Forest with little building nearby.
- Either way you hold your ground when the home is move-in ready and the asking price is based on this year’s closed sales, not last year’s.
Why so many San Marcos listings take months is on Why are San Marcos homes taking so long to sell?, and what yours is worth beside a new home is on What is your San Marcos home worth when new builds sell for less?
Your situation
A San Marcos buyer will very likely see a brand-new home on the same tour as yours, often at a lower price per foot. The resale that sells is the one that gives that buyer a reason to pay more.
So the question for your home is which builder listings sit at your size and price, and what yours offers that they do not.
Before You Put Your Home on the Market, See the Homes You’ll Have to Beat
If you are not sure which new homes a buyer would compare to yours, start with the listings at your price. Request my complimentary Home Competitor Analysis for your address. You get:
- The builder and resale listings a buyer would likely tour in the same week as yours
- Which San Marcos communities near you are adding new homes at your price
- 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 should you know the exact house your buyer tours next?
Chris’s position, approved September 9, 2026.
Know the exact house your buyer will tour the same afternoon as yours, by community, by price. Most sellers price against the neighbor’s resale. In this ZIP the neighbor’s resale is not the competition.
In San Marcos close to half of what is for sale is a builder listing, so the house your buyer sees after yours is often brand new and priced lower per foot.
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 builder and resale listings a buyer would weigh against yours, which communities are adding homes at your price, 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?
- 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
