San Marcos, located between Austin and San Antonio along I-35, is a growing hotspot for homebuyers in 2025. With affordable housing compared to Austin, diverse new home communities, and support programs like zero-interest loans of up to $12,000, this city caters to a range of budgets and lifestyles. Key attractions include the San Marcos River, Texas State University, and the largest outlet mall in the U.S., making it ideal for families, commuters, and investors alike.
Key Highlights:
- Home Prices: Entry-level homes start around $320,000, mid-range options go up to $500,000, and luxury homes begin at $550,000.
- Popular Communities: Blanco Vista (family-focused amenities), TRACE (affordable for first-time buyers), and Kissing Tree (luxury living).
- Top Builders: D.R. Horton, KB Home, Lennar, and Highland Homes offer a mix of affordability, customization, and premium features.
- Commuter-Friendly: Easy access to Austin and San Antonio job markets.
- Lifestyle Perks: Outdoor activities, university-driven culture, and diverse shopping/dining options.
San Marcos offers a mix of affordability, location convenience, and community amenities, making it a standout option for homebuyers in 2025.
What Makes San Marcos Popular
San Marcos draws in new homebuyers thanks to its prime location and lifestyle perks that appeal to a wide range of buyers.
Location Between Austin and San Antonio
Nestled along the I-35 corridor, San Marcos offers convenient access to both Austin and San Antonio. This ideal positioning allows residents to enjoy career opportunities in two major cities while embracing the charm and sense of community that comes with living in a smaller town. Its location also supports steady local growth and continuous improvements to infrastructure.
Lifestyle and Community Features
San Marcos isn’t just about location – it’s a city packed with amenities that cater to a variety of interests. It combines outdoor adventures, a vibrant university scene, and plenty of shopping and dining options.
The San Marcos River stands out as a key attraction, offering unique activities like glass-bottom boat tours, wetland boardwalks, and river exhibits at the Aquarena Center. Residents and visitors can also explore the scenic biking and hiking trails nearby. Texas State University adds another layer of richness to the city, with cultural gems like The Wittliff Collection and Galleries I & II, which showcase regional history and contemporary art.
For those who love shopping, San Marcos boasts the largest outlet mall in the U.S., featuring over 100 brands and luxury stores. The lively downtown area, filled with local shops and eateries, adds even more charm. Whether it’s river adventures, cultural experiences, or retail therapy, San Marcos offers a well-rounded and dynamic lifestyle.
San Marcos New Home Price Ranges in 2025
Getting a clear picture of San Marcos new home communities is key for buyers looking to set realistic budgets and focus their search. The market offers a variety of price points, which can shift depending on economic factors. These ranges provide a starting point for exploring the standout communities and builders in San Marcos.
Entry-Level Homes: Starting in the Low-to-Mid $300,000s
For those looking at new construction homes in San Marcos, TX, entry-level options typically range from $320,000 to $350,000. These homes are ideal for first-time buyers, young professionals, or anyone prioritizing affordability while still enjoying the perks of a newly built home.
Entry-level homes often feature three to four bedrooms and open layouts. Builders like D.R. Horton and KB Home focus on practical designs, offering standard finishes, energy-efficient appliances, and durable materials.
Communities in this price bracket usually include basic amenities such as playgrounds and walking trails, but you won’t typically find high-end features like resort-style pools or clubhouses. These homes provide a cost-effective way to step into modern construction, complete with warranty coverage and updated standards.
Mid-Range Communities: $325,000–$500,000
The $325,000 to $500,000 range hits the sweet spot for many buyers in San Marcos, offering a balance of space, upgraded features, and appealing community amenities. This range includes a large portion of the new homes currently under construction in the area.
In this price bracket, builders deliver homes with enhanced finishes and flexible designs. Expect four to five bedrooms, multiple living spaces, and options for home offices or bonus rooms. Standard features often include stainless steel appliances, upgraded lighting, and premium flooring.
Communities in this range frequently offer amenities like pools, fitness centers, and shared community spaces. Some even include HOA-maintained landscaping and bundled services like community-wide internet or cable. HOA fees typically fall between $50 and $150 per month, depending on the amenities offered.
Homes in this category often cater to families, with layouts that separate the master suite from secondary bedrooms and include dedicated spaces for homework or play. Builders may also offer optional upgrades, such as enhanced kitchen packages, additional storage, or covered outdoor patios, for an extra cost.
Luxury and Larger Builds: $550,000–$650,000+
For buyers seeking luxury new home communities in San Marcos, prices start around $550,000 and can go well beyond $650,000 for expansive floor plans and high-end finishes. This tier is designed for those who want custom-level details and resort-style amenities.
Builders like Highland Homes and Century Communities lead this market segment, offering five to six bedrooms, three-car garages, and premium lots. Upscale finishes include hardwood floors, quartz countertops, and designer lighting, with many homes featuring outdoor kitchens and extended patios.
Luxury communities often include resort-style pools with cabanas, fully equipped fitness centers, and event spaces. Some even offer unique perks like golf course access, private parks, or boat ramps for river activities. HOA fees in this range typically run between $150 and $300 per month, reflecting the higher level of services and amenities.
These homes are often situated on larger lots with mature landscaping and scenic views, frequently found in master-planned communities near the San Marcos River. Buyers in this tier can explore extensive customization options, from wine cellars and home theaters to guest casitas and workshop spaces, making these homes a perfect fit for those seeking personalization and luxury.
The market remains fluid across all price ranges. Factors like economic conditions, interest rates, and demand can shift prices by $20,000 to $50,000 in either direction within a year. Buyers should confirm current pricing with builders and consider potential lot premiums for highly desirable locations within each community.
Top New Home Communities in San Marcos
San Marcos offers a variety of new home communities designed to cater to different lifestyles and budgets. Whether you’re looking for a spacious master-planned development or a more budget-friendly neighborhood, there’s something for everyone. Here’s a closer look at what these communities have to offer.
Blanco Vista
Blanco Vista stands out as a master-planned community made up of nine distinct neighborhoods. It’s a favorite among families and outdoor enthusiasts, thanks to its impressive amenities. Residents enjoy a Junior Olympic-sized pool, a splash pad, a fishing pond, and miles of trails. Plus, it provides direct access to Five Mile Dam Park, complete with BBQ areas, picnic spots, and a sprawling 43-acre soccer complex.
Education is another major perk here. The community is home to Blanco Vista Elementary School, recognized by the Texas Education Agency (TEA). Located within the Hays CISD district, the school features a STEM magnet program, making it a convenient and appealing choice for families. Homes in Blanco Vista are designed with modern touches and energy-efficient features. Standard finishes often include granite countertops and smart home systems. Prices typically start in the high $200,000s, with many homes priced between $280,000 and $300,000. For those seeking more upscale options, luxury homes are available in the $400,000s. With its mix of amenities and accessibility, Blanco Vista continues to attract a wide range of home buyers.
TRACE
TRACE is becoming a go-to option for first-time buyers and young families, thanks to its affordability and rapid growth. Homes in this community start at $357,900, making it an appealing choice for those looking to enter the housing market. TRACE also offers family-friendly features like a children’s playground, green spaces, and picnic areas. Its location near shopping and dining options adds to its convenience and charm, making it a popular choice for growing families.
Millbrook Park
Millbrook Park is one of the newer communities in San Marcos and appeals to buyers who value the latest design trends. This development represents the modern direction of home construction in the area, offering stylish and contemporary options for today’s buyers.
Other Communities to Consider
Beyond these flagship neighborhoods, other developments in San Marcos are worth exploring:
- La Cima: Known for its hillside lots, stunning views, and custom home options, this community caters to buyers in higher price ranges.
- Cottonwood Creek: Offers traditional family-friendly layouts along with community pools and walking trails.
- Kissing Tree: A luxury development with resort-style amenities, golf course access, and larger lots, ideal for those seeking a more upscale lifestyle.
With such a variety of options, San Marcos ensures that buyers can find a community that suits their budget and lifestyle preferences. From affordable family neighborhoods to luxurious retreats, there’s something here for everyone.
Active Builders in San Marcos
The new construction scene in San Marcos is bustling with activity, featuring a range of builders that cater to different styles, budgets, and priorities. Knowing what each builder brings to the table can help you make a confident choice when exploring new home communities.
Main Builders in the Area
Pulte Homes focuses on energy-efficient designs and smart home technology. Their homes typically feature open layouts, modern finishes, granite countertops, and stainless steel appliances as standard. Pulte is often found in master-planned communities, showcasing their commitment to creating homes that fit a lifestyle-focused vision.
Lennar is known for its "Everything’s Included" approach, bundling features like upgraded flooring, smart home systems, and premium appliances into the base price. This philosophy simplifies the buying process by including items that many other builders charge extra for, making the move-in process smoother.
Meritage Homes prioritizes energy efficiency through their ENERGY STAR certified construction. Their homes include enhanced insulation, high-performance windows, and advanced HVAC systems, all designed to help lower utility bills while maintaining comfort.
D.R. Horton, one of the nation’s largest homebuilders, offers a variety of price points in San Marcos. Their homes are known for solid construction and competitive pricing, making them a popular choice for first-time buyers. Their Express Homes division focuses on affordable options without compromising quality.
KB Home stands out with its emphasis on customization. Buyers can personalize their homes by selecting finishes, fixtures, and even layout adjustments at the builder’s design centers. This option is ideal for those who want their home to reflect their personal style without opting for a fully custom build.
Century Communities has been making a mark in San Marcos with neighborhoods that combine affordability with appealing amenities. Their communities often include parks, trails, and gathering spaces, while their homes feature modern designs with flexible layouts.
Highland Homes brings a distinctly Texas-inspired approach to homebuilding, tailoring designs to reflect local preferences and weather conditions. They’re recognized for their attention to detail, both in construction quality and customer service, earning praise for their communication throughout the building process.
How to Choose a Builder
Once you’ve reviewed the builders, it’s time to weigh your options and find the right fit for your needs.
Start by comparing floor plans, pricing, warranty coverage, and construction timelines. Warranty terms can vary widely – some builders offer comprehensive 10-year structural warranties, while others may provide more limited coverage. Be sure to ask about warranties for major systems like HVAC, plumbing, and electrical.
Timelines for construction can range from 90 days to six months or more, so if you’re working with a specific move-in deadline, confirm realistic completion dates before committing.
Look into the builder’s customer service reputation. Visit active communities and talk to recent buyers to get a sense of how responsive the builder is during the sales process and after closing. A builder’s ability to address concerns quickly often reflects how they’ll handle issues down the road.
Pay close attention to what’s included in the base price versus what’s offered as upgrades. Some builders include features as standard that others charge extra for, so creating a detailed comparison can help you understand the true cost of your home.
Lastly, consider the builder’s level of community involvement. Some builders go beyond construction, taking an active role in creating and maintaining neighborhood amenities or organizing events. Decide whether you prefer a builder who stays engaged with the community or one who focuses solely on the construction process.
Finding the right builder is a key step in securing your perfect home in San Marcos. By evaluating these factors, you’ll be better prepared to choose a builder that aligns with your needs and lifestyle.
Who Should Consider Moving to San Marcos
San Marcos has something to offer for a variety of people, thanks to its growing appeal and unique features. Whether you’re looking for a family-friendly environment, a commuter-friendly location, or investment opportunities, this city might just be the right fit for you.
Families and First-Time Buyers
With entry-level homes starting in the low-to-mid $300,000s, San Marcos offers families and first-time buyers the chance to own modern homes at prices that are hard to find in nearby larger cities. Many of these homes are located in master-planned communities, which provide a safe and welcoming environment. Instead of spending on pricey country club memberships, residents enjoy affordable HOA fees and spaces where kids can play and neighbors can connect.
The San Marcos CISD serves the area, and the city benefits from its proximity to Texas State University. Families gain access to educational opportunities, cultural events, and sports that go beyond the standard K-12 offerings.
First-time buyers also have a wide range of options, with builders like D.R. Horton offering budget-friendly Express Homes and KB Home providing more flexible, customizable designs. Plus, new construction means energy-efficient features and modern amenities, making these homes a smart choice for those entering the housing market.
Commuters Between Austin and San Antonio
San Marcos is perfectly situated for professionals who work in Austin or San Antonio but want to live in a more affordable, smaller-town setting. Located along the I-35 corridor, the city offers convenient access to both metropolitan areas, with each roughly 30 miles away. This makes it an ideal spot for those looking to balance job opportunities with lower housing costs.
For Austin commuters, San Marcos provides access to the city’s thriving job market while avoiding the sky-high housing prices. Similarly, San Antonio commuters can enjoy the same affordability while benefiting from direct access to downtown and major employment hubs via I-35.
Another perk? Living in San Marcos allows professionals to tap into job markets in both cities. This dual-market access offers flexibility and job security, making it easier to switch between opportunities without the hassle of relocating. Beyond its commuter appeal, San Marcos also presents solid investment opportunities and a stable employment base.
Investors and University Employees
San Marcos’ growth, paired with the influence of Texas State University, creates strong demand among both investors and university employees. With over 38,000 students enrolled, the university continuously fuels the need for housing, both on-campus and in surrounding neighborhoods.
For investors, this steady demand – driven by students, faculty, and staff – makes San Marcos an attractive market. Graduate students, young professionals, and university employees often prefer modern amenities, which new home communities readily provide. This creates a rental market that’s more predictable than those reliant solely on general population growth.
The city’s location between Austin and San Antonio adds another layer of appeal for investors. San Marcos has earned national recognition as one of "America’s Best Small Cities to Move To" and "One of the 25 Coolest Towns in America", showcasing its broader draw beyond the university crowd.
University employees, on the other hand, benefit from living close to campus while enjoying the perks of modern housing. New construction homes offer updated features and energy efficiency, and their proximity to the university eliminates long commutes. Faculty and staff also find a sense of community among neighbors who share similar academic schedules and experiences.
With the university’s stability anchoring the area, both employees and investors can feel confident in San Marcos’ long-term growth, avoiding the risks tied to single-industry towns or volatile markets.
Living in San Marcos
San Marcos blends outdoor adventure, a lively college atmosphere, and modern conveniences into an inviting lifestyle. Nestled along the San Marcos River, the city thrives with the energy of Texas State University and offers a wide array of shopping and dining options. These elements combine to create a community that feels both dynamic and welcoming.
Outdoor Activities Along the San Marcos River
The San Marcos River, fed by natural springs, remains at a consistent temperature year-round, making it a favorite spot for activities like floating. Just a short drive west, La Cima showcases thoughtful outdoor design with 800 acres of open space, over 10 miles of trails, and a sprawling 45-acre "Central Park" perfect for recreation. Many of the newer neighborhoods in San Marcos incorporate similar features, offering parks, walking paths, and green spaces that tie into the area’s outdoor lifestyle. These amenities not only enhance daily living but also highlight San Marcos as a vibrant hub in Central Texas.
Texas State University Influence
Texas State University shapes much of San Marcos’ cultural and social identity. Beyond its role as an educational institution, the university enriches the city with a blend of traditions, events, and artistic contributions. The Wittliff Collection stands out with exhibitions that celebrate the region’s heritage, while Galleries I & II feature works by notable contemporary artists, appealing to art lovers in the community. This cultural connection extends into local events and spaces, making the university a cornerstone of life in San Marcos.
Shopping and Dining Options
San Marcos has earned a reputation as a premier shopping destination, thanks to its massive outlet malls. The San Marcos Premium Outlets and Tanger Outlets, featuring over 100 brands and luxury stores, attract shoppers from across Texas. For residents, these outlets offer easy access to name-brand items at discounted prices. The city’s dining scene is just as diverse, ranging from classic Texas BBQ at spots like Fuschak’s Pit BBQ to international flavors and local favorites like Root Cellar Café & Brewery. Food trucks add even more variety, while downtown San Marcos buzzes with energy, featuring unique shops like Paper Bear, a beloved gift store frequented by locals and visitors alike. Together, these shopping and dining options enhance the appeal of living in San Marcos, complementing the city’s affordable and modern housing options.
Tips for Home Buyers in San Marcos
If you’re considering buying a home in San Marcos, it’s important to go beyond just browsing listings. Here are some key tips to help you make informed decisions and navigate the local market effectively.
HOA Fees and Community Perks
Many of San Marcos’ master-planned communities come with perks like pools, gated entrances, and even golf course access. But these amenities come with HOA fees, so it’s crucial to evaluate what you’re paying for. Ask for a breakdown of the fees and check the status of the HOA’s reserve fund. This will give you an idea of how prepared the association is for future maintenance or improvements.
Traffic and Commute Insights
San Marcos sits conveniently along I-35, placing it between Austin and San Antonio – a big draw for commuters. Before committing to a home, try driving your potential commute during peak traffic times. Also, consider ongoing or upcoming road projects and how weather conditions might impact your travel. Factoring in these details can help you plan more realistically and avoid surprises.
Thinking Ahead About Resale Value
San Marcos’ location in the thriving Austin–San Antonio corridor makes it a promising spot for long-term property appreciation. Homes near major employers, shopping centers, and top-notch amenities tend to attract buyers down the road. To assess future resale potential, look into the reputation of the builder, nearby development plans, and the quality of the local school districts. Keep in mind that newer communities might take a while to reach their full potential, which could affect short-term resale appeal but offer strong growth opportunities in the future.
Next Steps for Home Buyers
San Marcos is buzzing with opportunities for new home buyers, featuring 336 communities and 56 active builders as of October 2025. Whether you’re drawn by its affordability compared to Austin, the convenience of the I-35 corridor, or perks like river access and the university vibe, here’s how to stay ahead in this competitive market.
Get Weekly Market Updates
With 1,660 move-in-ready homes and 1,054 still under construction, the market shifts fast. Staying informed about new releases, price updates, and inventory changes is key to making smart decisions.
Sign up for Taco Street Locating’s weekly San Marcos new-home inventory list to get curated updates on communities like Blanco Vista, TRACE, and Millbrook Park. These updates highlight new floor plans, quick move-in options, and special pricing that could be just what you’re looking for.
You can also connect directly with builders. For example, Highland Homes offers a "MyHighland" account, giving you easy access to your favorite floor plans and move-in-ready homes from any device. Builders like Newmark Homes provide newsletter subscriptions that keep you in the loop on home releases and future updates. With this data at your fingertips, you’ll be ready to refine your search and act quickly.
Use Local Knowledge
Once you’re up to date on market trends, local expertise can help you navigate San Marcos’ diverse neighborhoods. With 4,001 floor plans available and prices ranging from $179,999 to over $650,000, having someone who knows the area can make all the difference.
Local professionals bring insights you won’t find online. For instance, they can explain HOA structures in master-planned communities, assess commute patterns, and highlight long-term growth tied to the Austin–San Antonio corridor. They can also help you evaluate factors like school districts, future development plans, and resale potential – details that are easy to overlook but crucial when choosing a home.
Take advantage of personal tours with builder sales teams to learn about upcoming phases, lot premiums, and upgrade options. With 98 communities offering homes under $300,000, local insights can point you toward the best value, whether it’s a specific floor plan or a builder known for efficient design.
Last updated: October 2025.
FAQs
What makes San Marcos a better choice for new homebuyers compared to Austin or San Antonio?
San Marcos is a standout choice when it comes to affordable housing. Compared to Austin and San Antonio, it offers options that are easier on the wallet, making it appealing to families, first-time buyers, and investors alike. With entry-level homes starting in the low $300,000s, buyers can find more bang for their buck here.
Its location is another big plus. Positioned right between Austin and San Antonio, San Marcos gives residents quick access to major job hubs while preserving its laid-back, small-town charm. Beyond convenience, the area boasts natural perks like the San Marcos River, plenty of outdoor activities, and the lively energy brought by Texas State University. Whether you’re commuting to work, growing your family, or hunting for investment opportunities, San Marcos strikes a balance between affordability, accessibility, and a great quality of life.
What amenities and HOA fees can buyers expect in San Marcos’ new home communities?
San Marcos’ new home communities come packed with perks. Many neighborhoods feature amenities like pools, scenic walking trails, parks, and, in some cases, direct access to the San Marcos River – Blanco Vista is a prime example. However, keep in mind that HOA fees can vary widely depending on the community and its offerings. Larger master-planned developments with more amenities often come with higher fees, while smaller or more budget-friendly neighborhoods may have lower costs.
If you’re in the market for a home, make sure to dig into the specifics of the HOA guidelines and fees. These costs play a vital role in keeping the community’s shared spaces and overall environment well-maintained.
What should I look for when choosing a home builder in San Marcos, TX?
When you’re selecting a home builder in San Marcos, it’s essential to evaluate a few key factors: their reputation, the quality of their construction, and the range of floor plans they provide. You’ll also want to think about the location of the community, nearby amenities, and whether the builder’s offerings match your budget and lifestyle.
San Marcos is home to several well-known builders, such as Pulte, Meritage, Lennar, D.R. Horton, KB Home, Century Communities, and Highland Homes. Each builder brings its own style and features to the table. Take the time to tour their model homes and review past projects to find the perfect match for your dream home.