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City · 94,882 residents · San Diego County, California

San Marcos , California

In San Marcos, a typical home is worth $868,000 and typical rent is $2,348 a month. Compared with all of San Diego County, the share of households that own their home is 9 points higher.

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  • Typical home value

    $868,000

    About the same as the county

    18% above California

    • San Marcos
    • San Diego
    • California

  • Typical rent

    $2,348a month

    5% above the county

    15% above California

    • San Marcos
    • San Diego
    • California

  • Typical household income

    $109,377a year

    3% above the county

    10% above California

    • San Marcos
    • San Diego
    • California

  • Households that own their home

    64%

    9 points above the county

    8 points above California

    • San Marcos
    • San Diego
    • California

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$953,656
0.8% more than 12 months ago
Typical rent
$3,311 a month
2.8% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

San Marcos is in San Diego County. The FHA loan limit ($1,104,000 for a one-unit home), the fair market rents and the help on this page are those of all of San Diego County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets San Marcos apart

What this place has that others do not, from public data, most unusual first.

  1. Nearby, in Escondido, the typical home value is $714,500: 18% less than in San Marcos ($868,000).

  2. 64% of households in San Marcos own their home, against 55% in San Diego County.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in San Marcos

What homes there are in San Marcos, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In San Marcos, 5 in 10 homes are single-family detached houses, about the same as in San Diego County.

Mobile homes are 10% of homes in San Marcos, more than in San Diego County (3%).

Year built

Here half of the homes date from 1996 or later; in San Diego County, from 1980 or later.

Homes in San Marcos are bigger: 63% have 3 bedrooms or more; in San Diego County, 52%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

With an FHA limit of $1,104,000, at least 65% of owner-occupied homes in San Marcos sit below it: they are worth less than $1,000,000.

Monthly rent with utilities

With a mortgage

$3,357 a month

San Diego County: $3,184 a month

Without a mortgage

$903 a month

San Diego County: $871 a month

Owners with a mortgage

75%

San Diego County: 70%

Owning costs more in San Marcos: with a mortgage, the typical cost is $3,357 a month; in San Diego County, $3,184. Without one, $903.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in San Marcos rose 61% since 2015–2019, more than in San Diego County (52%).

The typical rent in San Marcos rose 38% since 2015–2019, about the same as in San Diego County (36%).

To compare: typical income in San Marcos rose 39%; the home, +61%; the rent, +38%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureSan MarcosSan Diego CountyCaliforniaUnited States
Rental vacancy 4.8%3.9%4.2%5.5%
Homeowner vacancy Unreliable estimate0.7%0.8%0.9%
More than one person per room 6.4%6.5%8.2%3.4%
People per household 2.962.722.842.53
Drive alone 68%66%66%69%
Carpool 8%8%10%9%
Public transit 1%2%3%3%
Walk or bike 2%4%3%3%
Work from home 21%19%17%15%
Other means 1%2%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

In San Marcos, the rental vacancy rate is 4.8%, about the same as in San Diego County.

Much as in San Diego County, 6.4% of households in San Marcos have more than one person per room.

More people live in each home here: 2.96 on average, against 2.72 in San Diego County.

In San Marcos, 68% of workers drive alone to work; in San Diego County, 66%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in San Marcos?

A typical home costs more than the typical income allows

We start with a typical home in San Marcos, worth $868,000, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 79% of the typical household income in San Marcos, which is $109,377 a year. For that payment to be 28% of income, a household would need to earn about $308,938 a year.

The calculator's FHA and conventional loan limits are those of all of San Diego County.

Your numbers

Local data
$

Starts at the typical home value in San Marcos. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $30,380 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$7,209

at 7.18% · 30 years

Loan amount
$852,278
Total interest
$1,226,229
Paid off in
November 2056

Includes $14,658 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,552 a month

  • Tight

    $2,552 to $3,281 a month

  • Hard

    more than $3,281 a month

    Your payment · 79%

Compared with the typical household income in San Marcos ($109,377 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$7,209
Principal & interest$5,774
Property tax$550
Home insurance$362
FHA mortgage insurance (MIP)$524

You need at least $30,380 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

San Marcos and San Diego County

San Marcos is in San Diego County, California. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

San Marcos's own numbers

Typical home value
$868,000
Typical monthly rent
$2,348
Typical yearly household income
$109,377
Households that own their home
64%
Effective property tax rate
0.76%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of San Diego County

FHA limit, one-unit home
$1,104,000
Conventional limit, one unit
$1,104,000
HUD fair market rent, 2 bedrooms
$2,823
Price change over 5 years (FHFA)
+54%
Homes in a high flood-risk zone
1.5%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of San Diego County.

Everything about San Diego County

Buying

Buying a home in San Marcos

A typical home in San Marcos is worth $868,000: about the same as the county and 18% above California. With the typical household income in San Marcos ($109,377 a year), a typical home costs 7.9 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • San Marcos 7.9 years
  • San Diego 8.0 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in San Diego County

According to FHFA’s house price index, home prices in San Diego County rose 99% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of San Diego County.

Period County California U.S.
Last year (2025) +0.7% +0.8% +2.9%
5 years (2020–2025) +54% +40% +47%
10 years (2015–2025) +99% +80% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

San Marcos next to San Diego County, California and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • San Marcos $868,000
  • San Diego $854,700
  • California $734,700
  • United States $332,700
Typical monthly rent
  • San Marcos $2,348
  • San Diego $2,246
  • California $2,036
  • United States $1,413
Typical yearly household income
  • San Marcos $109,377
  • San Diego $106,268
  • California $99,122
  • United States $80,734
See the full table
San Marcos next to San Diego County and California
Measure San Marcos San Diego County California U.S.
Typical home value $868,000 $854,700 $734,700 $332,700
Typical monthly rent $2,348 $2,246 $2,036 $1,413
Typical yearly household income $109,377 $106,268 $99,122 $80,734
Households that own their home 64% 55% 56% 65%
Typical yearly property tax $6,608 $5,774 $5,124 $3,119
Effective property tax rate 0.76% 0.68% 0.7% 0.94%
Renters with high rent for their income 63% 58% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below San Diego County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in San Marcos

For a typical $868,000 home in San Marcos, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, San Marcos's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $7,209a month

    Least cash to close
    Down payment
    $30,380
    Cash to close
    $56,420
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $524

  • Conventional, 5% down $6,910a month

    Down payment
    $43,400
    Cash to close
    $69,440
    Rate
    7.18%
    Mortgage insurance
    PMI · $412

  • Conventional, 20% down, no PMI $5,616a month

    Down payment
    $173,600
    Cash to close
    $199,640
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $6,418a month

    Down payment
    $130,200
    Cash to close
    $156,240
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for San Marcos and for San Diego County.

Property tax

Effective rate in San Marcos

0.76%of the home’s value each year

$6,608 a year for the typical owner in San Marcos.

  • San Marcos 0.76%
  • San Diego 0.68%
  • California 0.7%

What California publishes Homeowners' exemption (California State Board of Equalization (BOE))

Exemptions and deadlines in California

Flood risk in San Diego County

FEMA does not publish these numbers by city: they are for all of San Diego County.

Homes in the high-risk zone
1.5%
12,953
Of those, with NFIP insurance
24%
County California U.S.
Homes in the high-risk zone 1.5% 2.8% 3.5%
Of those, with NFIP insurance 24% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in San Marcos

Typical rent in San Marcos is $2,348 a month: 5% above the county. In San Marcos, 63% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of San Diego County, by unit size. To pay the 2-bedroom one ($2,823 a month) without spending more than 30% of your income, you would need to earn $54.29 an hour working full time.

HUD fair market rent for all of San Diego County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $2,192 $42.15 $87,680
1 bedroom $2,335 $44.90 $93,400
2 bedrooms $2,823 $54.29 $112,920
3 bedrooms $3,743 $71.98 $149,720
4 bedrooms $4,526 $87.04 $181,040

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in San Marcos

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). San Marcos has 3 ZIP codes with their own.

For 2 bedrooms it runs from $2,820 in 92069 to $3,190 in 92078.

1 of the 3 is above the fair market rent for San Diego County ($2,823).

  • 92069 $2,820$3,740
  • 92078 $3,190$4,230
  • 92096 $2,820$3,740

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for San Marcos when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in San Marcos

HUD lists 22 buildings with rents for lower incomes in San Marcos. These are the largest.

  • Sierra Vista Apts 435 Autumn Dr, San Marcos 92069 192 homes, 190 low-income · 2 bd: 96 · 3 bd: 96 · In service since 2000 · For families
  • Terra Cotta Apts 523 Rush Dr, San Marcos 92078 168 homes, 167 low-income · 1 bd: 16 · 2 bd: 96 · 3 bd: 56 · In service since 2000 · For families
  • Grandon Village Apts 1605 Grandon Ave, San Marcos 92078 161 homes, 160 low-income · 1 bd: 53 · 2 bd: 108 · In service since 2004 · For older adults
  • Copper Creek Apts 4 Percent 1730 Elfin Forest Rd, San Marcos 92078 156 homes, 155 low-income · 1 bd: 32 · 2 bd: 62 · 3 bd: 62 · In service since 2004 · For families
  • Villa Serena Apts 339 Marcos St, San Marcos 92069 136 low-income homes · 1 bd: 36 · 2 bd: 99 · 3 bd: 2 · In service since 1999

See all 365 buildings in San Diego County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in San Marcos

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There are 4 HUD-approved agencies with an office in San Diego County; 4 say they serve in Spanish.

An older woman smiles in front of her apartment building.

HUD counseling is free or low-cost

Assistance programs in San Marcos

No down payment, repair or rent-help program on our list is for San Marcos or San Diego County. The ones below are statewide in California: they work in San Marcos the same as in the rest of the state.

Which programs do I qualify for? All programs in California

  • MyHome Assistance Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers in California. Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

  • California Dream For All Shared Appreciation Loan

    Statewide in California

    Closed, per the source

    CalHFA down payment loan for first-generation buyers in California; when you sell, you repay the loan plus a share of the home's appreciation. Offered by California Housing Finance Agency (CalHFA).

    Shared appreciation

    See the program Official page

  • MyAccess Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers who use the CalPLUS Access mortgage (FHA or conventional). Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

Housing counselors near San Marcos

The HUD-approved agencies closest to the center of San Marcos, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Money Management International - San Diego

    3111 Camino Del Rio N Ste 400, San Diego · 25 miles away · Spanish

    • Mortgage delinquency and default
    • Workshops for new owners
    • and 3 more
    (866) 232-9080

  • Urban League of San Diego County

    4305 University Ave Ste 360, San Diego · 27 miles away · Spanish

    Also serves in other languages.

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 5 more
    (619) 266-6237

  • Navicore Solutions- San Diego, CA

    1111 6th Ave, San Diego · 29 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 3 more
    (866) 472-4557

Every agency in San Diego County All counseling agencies in California

Help in Spanish near San Marcos

3 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of San Marcos

HUD’s record names them for San Marcos or San Diego County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of the County of San Diego Public housing and Section 8 vouchers (858) 694-4801

5 other authorities have an office in San Diego County: see the list Source: HUD

Cities

Other cities in San Diego County

These cities are also in San Diego County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about San Diego County Housing in California
See 21 more cities in San Diego County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to San Marcos, with the typical home value.

Neighboring counties

If San Diego County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in San Marcos.

All guides
A mother holds her laughing daughter on a grey sofa.

Questions

Housing questions about San Marcos

Short answers with the numbers for San Marcos and all of San Diego County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in San Marcos?

The typical home value in San Marcos is $868,000, according to the U.S. Census Bureau (average 2020–2024). For comparison, in San Diego County it is $854,700.

How much does it cost to rent in San Marcos?

Typical rent in San Marcos is $2,348 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in San Diego County is $2,823.

What is the FHA loan limit in San Marcos?

San Marcos uses the FHA limit for all of San Diego County (2026): $1,104,000 for a one-unit home and $2,123,100 for a four-unit home.

How much property tax do owners pay in San Marcos?

The typical homeowner in San Marcos pays $6,608 a year, according to the U.S. Census Bureau. That is 0.76% of the home’s value; in San Diego County, the rate is 0.68%.

Where can I find free help to buy or rent in San Marcos?

There are 4 HUD-approved counseling agencies with an office in San Diego County. 4 say they serve in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).