In San Marcos, a typical home is worth $310,400 and typical rent is $1,322 a month. Compared with all of Hays County, typical household income is 42% lower, the typical home value is 22% lower, and the share of households that own their home is 33 points lower.
Typical home value from Zillow, September 2021 to September 2026: from $328,880 to $305,061.
Typical rent
$1,433a month
▲ 0.9% more than 12 months ago
Typical rent from Zillow, September 2021 to September 2026: from $1,361 to $1,433.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
San Marcos is in Hays County. The FHA loan limit ($571,550 for a one-unit home), the fair market rents and the help on this page are those of all of Hays County. See the county
What this place has that others do not, from public data, most unusual first.
1
31% of households in San Marcos own their home, against 64% in Hays County.
2
The typical household income in San Marcos is $51,281,42% less than in Hays County as a whole ($89,097).
3
Nearby, in Lockhart, the typical home value is $251,600: 19% less than in San Marcos ($310,400).
4
The typical home in San Marcos is worth $310,400,22% less than in Hays County as a whole ($399,800).
5
San Marcos has the 25th largest share of rent-burdened renters of the 356 cities in Texas with more than 5,000 people (67%).
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
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
San Marcos
Hays County
Texas
United States
Kind of home: San Marcos and its comparisons
Measure
San Marcos
Hays County
Texas
United States
Detached house
35%
66%
64%
61%
Attached house
5%
3%
3%
6%
Building of 2 to 4
11%
4%
5%
8%
Apartments (5 or more)
47%
21%
21%
19%
Mobile home
3%
6%
6%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
In San Marcos, the apartment is the most common kind of home: 47%, against 21% in Hays County.
Year built
Before 19601960–19791980–19992000–20092010 or later
San Marcos
Hays County
Texas
United States
Year built: San Marcos and its comparisons
Measure
San Marcos
Hays County
Texas
United States
Before 1960
9%
4%
12%
26%
1960–1979
14%
8%
21%
24%
1980–1999
25%
22%
28%
25%
2000–2009
19%
24%
18%
14%
2010 or later
33%
43%
21%
11%
In San Marcos, half of the homes were built before 2001; in Hays County, before 2007.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Under the limitOver the limitUnreliable estimate
Under $100K12%
$100K–$200K15%
$200K–$300K21%
$300K–$500K36%
$500K–$750K13%
FHA limit: $571,550
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: San Marcos and its comparisons
Measure
San Marcos
Under $100K
12%
$100K–$200K
15%
$200K–$300K
21%
$300K–$500K
36%
$500K–$750K
13%
$750K–$1M
Unreliable estimate
$1M or more
Unreliable estimate
The FHA loan limit for Hays County is $571,550, and about 87% of owner-occupied homes in San Marcos are worth less than that.
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$99920%
$1,000–$1,49943%
$1,500–$1,99924%
$2,000–$2,4999%
$2,500–$2,9991%
$3,000 or moreUnreliable
Monthly rent with utilities: San Marcos and its comparisons
Measure
San Marcos
Under $500
Unreliable estimate
$500–$999
20%
$1,000–$1,499
43%
$1,500–$1,999
24%
$2,000–$2,499
9%
$2,500–$2,999
1%
$3,000 or more
Unreliable estimate
With a mortgage
$1,899 a month
Hays County: $2,289 a month
Without a mortgage
$706 a month
Hays County: $855 a month
Owners with a mortgage
58%
Hays County: 68%
The typical cost for an owner with a mortgage in San Marcos is $1,899 a month, less than in Hays County ($2,289); without one, $706.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
San Marcos+81%
Hays County+68%
Texas+65%
United States+53%
Typical rent
San Marcos+24%
Hays County+30%
Texas+34%
United States+33%
Typical household income
San Marcos+27%
Hays County+30%
Texas+27%
United States+29%
Change since 2015–2019: San Marcos and its comparisons
Measure
San Marcos
Hays County
Texas
United States
Typical home value
+81%
+68%
+65%
+53%
Typical rent
+24%
+30%
+34%
+33%
Typical household income
+27%
+30%
+27%
+29%
From 2015–2019 to 2020–2024, the typical home value in San Marcos rose 81%; in Hays County, it rose 68%.
Rents in San Marcos rose more slowly than in Hays County: 24% since 2015–2019, against 30%.
The typical household income in San Marcos rose 27% over that time; home values changed +81% and rent +24%.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: San Marcos and its comparisons
Measure
San Marcos
Hays County
Texas
United States
Rental vacancy
4.9%
3.5%
7.7%
5.5%
Homeowner vacancy
Unreliable estimate
Unreliable estimate
1.1%
0.9%
More than one person per room
5.3%
3.6%
4.8%
3.4%
People per household
2.28
2.61
2.69
2.53
Drive alone
68%
70%
71%
69%
Carpool
11%
9%
10%
9%
Public transit
1%
1%
1%
3%
Walk or bike
5%
2%
2%
3%
Work from home
11%
18%
14%
15%
Other means
2%
1%
2%
2%
Typical commute
Unreliable estimate
Unreliable estimate
20 to 29 minutes
20 to 29 minutes
In San Marcos, the rental vacancy rate is 4.9%; in Hays County, 3.5%.
More households are short on space in San Marcos: 5.3% have more than one person per room; in Hays County, 3.6%.
Fewer people live in each home here: 2.28 on average, against 2.61 in Hays County.
In San Marcos, 5% of workers walk or bike to work; in Hays County, 2%.
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 $310,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 64% of the typical household income in San Marcos, which is $51,281 a year. For that payment to be 28% of income, a household would need to earn about $116,985 a year.
The calculator's FHA and conventional loan limits are those of all of Hays County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in San Marcos. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $10,864 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$2,730
at 7.18% · 30 years
Loan amount
$304,778
Total interest
$438,504
Paid off in
November 2056
Includes $5,242 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,197 a month
Tight
$1,197 to $1,538 a month
Hard
more than $1,538 a month
Your payment · 64%
Compared with the typical household income in San Marcos ($51,281 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$2,065
Property tax
$398
Home insurance
$129
FHA mortgage insurance (MIP)
$137
You need at least $10,864 for the down payment, plus closing costs.
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.
Total monthly payment $2,730; principal and interest $2,065.
The city and its county
San Marcos and Hays County
San Marcos is in Hays County, Texas. 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
Map of Hays County, Texas, with San Marcos marked. Around it, the neighboring counties.
San Marcos
Hays County
Other cities with a page
San Marcos's own numbers
Typical home value
$310,400
Typical monthly rent
$1,322
Typical yearly household income
$51,281
Households that own their home
31%
Effective property tax rate
1.54%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Hays County
FHA limit, one-unit home
$571,550
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,817
Price change over 5 years (FHFA)
+44%
Homes in a high flood-risk zone
2.9%
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 Hays County.
A typical home in San Marcos is worth $310,400: 22% below the county and 9% above Texas. With the typical household income in San Marcos ($51,281 a year), a typical home costs 6.1 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 Marcos6.1 years
Hays4.5 years
Texas3.6 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Hays County
According to FHFA’s house price index, home prices in Hays County rose 95% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Hays County.
Yearly change in FHFA’s price index in Hays County, 2016 to 2025
2016: +8.0% +8.0% 2016
2017: +7.8% +7.8% 2017
2018: +4.5% +4.5% 2018
2019: +5.8% +5.8% 2019
2020: +5.2% +5.2% 2020
2021: +20.4% +20.4% 2021
2022: +26.4% +26.4% 2022
2023: −1.7% −1.7% 2023
2024: −3.4% −3.4% 2024
2025: −0.1% −0.1% 2025
Change in FHFA’s price index in Hays County, Texas and the United States
Period
County
Texas
U.S.
Last year (2025)
−0.1%
+0.8%
+2.9%
5 years (2020–2025)
+44%
+44%
+47%
10 years (2015–2025)
+95%
+88%
+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 Hays County, Texas 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$310,400
Hays$399,800
Texas$283,800
United States$332,700
Typical monthly rent
San Marcos$1,322
Hays$1,495
Texas$1,403
United States$1,413
Typical yearly household income
San Marcos$51,281
Hays$89,097
Texas$78,476
United States$80,734
See the full table
San Marcos next to Hays County and Texas
Measure
San Marcos
Hays County
Texas
U.S.
Typical home value
$310,400 ▼22% below the county
$399,800
$283,800
$332,700
Typical monthly rent
$1,322 ▼12% below the county
$1,495
$1,403
$1,413
Typical yearly household income
$51,281 ▼42% below the county
$89,097
$78,476
$80,734
Households that own their home
31% ▼33 points below the county
64%
63%
65%
Typical yearly property tax
$4,774 ▼28% below the county
$6,649
$4,232
$3,119
Effective property tax rate
1.54% ▼0.12 points below the county
1.66%
1.49%
0.94%
Renters with high rent for their income
67% ▲7 points above the county
60%
52%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Hays 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 $310,400 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$2,730a month
Least cash to close
Down payment
$10,864
Cash to close
$20,176
Rate
7.18%
Mortgage insurance
FHA MIP · $137
Conventional, 5% down$2,673a month
Down payment
$15,520
Cash to close
$24,832
Rate
7.18%
Mortgage insurance
PMI · $147
Conventional, 20% down, no PMI$2,210a month
Down payment
$62,080
Cash to close
$71,392
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$2,497a month
Down payment
$46,560
Cash to close
$55,872
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in San Marcos
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$2,730
$10,864
$304,778
7.18%
FHA MIP · $137
$20,176
580
Conventional, 5% down
$2,673
$15,520
$294,880
7.18%
PMI · $147
$24,832
620*
Conventional, 20% down, no PMI
$2,210
$62,080
$248,320
7.18%
None
$71,392
620*
ITIN, 15% down (example)
$2,497
$46,560
$263,840
8.18%
None
$55,872
Set by the lender
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.
Typical rent in San Marcos is $1,322 a month: 12% below the county. In San Marcos, 67% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Hays County, by unit size. To pay the 2-bedroom one ($1,817 a month) without spending more than 30% of your income, you would need to earn $34.94 an hour working full time.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Hays County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$1,447
$27.83
$57,880
1 bedroom
$1,530
$29.42
$61,200
2 bedrooms
$1,817
$34.94
$72,680
3 bedrooms
$2,292
$44.08
$91,680
4 bedrooms
$2,689
$51.71
$107,560
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 is in ZIP code 78666.
For 2 bedrooms it is $1,410: $407 less than the fair market rent for Hays County ($1,817).
Fair market rent by ZIP code and size in San Marcos, fiscal year 2027.
ZIP code
Studio
1 bd
2 bd
3 bd
4 bd
78666
$1,120
$1,190
$1,410
$1,780
$2,090
ZIP code2 bd3 bd
78666 $1,410$1,780
1 of these ZIP codes crosses 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 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
HUD lists 16 buildings with rents for lower incomes in San Marcos. These are the largest.
Reserves at San MarcosSWC of Hwy 123 & Monterrey Oak, San Marcos 78666376 homes, 320 low-income · 1 bd: 124 · 2 bd: 180 · 3 bd: 52 · 4 bd: 20 · For older adults, people with disabilities, families, people experiencing homelessness
Redwood15.51 Acres, Redwood Road, San Marcos 78666296 low-income homes · For older adults, people with disabilities, families, people experiencing homelessness
Allen Woods Homes701 S Lbj Dr, San Marcos 78666289 homes, 287 low-income · Run by San Marcos Housing Authority · Average payment: $557 a month · Average wait: 15 months(512) 353-5058
Mission Trails at Camino RealNec of TX 123 and Clovis Barker RD., San Marcos 78666352 homes, 283 low-income · For older adults, people with disabilities, families, people experiencing homelessness
Encino Pointe1800 Post Rd, San Marcos 78666252 low-income homes · 1 bd: 12 · 2 bd: 132 · 3 bd: 96 · 4 bd: 12 · In service since 2010
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.
We found no HUD-approved agencies with an office in Hays County. The nearest ones are below; many serve by phone or online.
No down payment, repair or rent-help program on our list is for San Marcos or Hays County. The ones below are statewide in Texas: they work in San Marcos the same as in the rest of the state.
Texas state program for first-time buyers: a 30-year mortgage with down payment assistance.Offered by Texas Department of Housing and Community Affairs (TDHCA).
Texas state program with down payment assistance for any buyer, not only first-time buyers.Offered by Texas Department of Housing and Community Affairs (TDHCA).
Texas state certificate that turns part of your mortgage interest into a credit on your federal tax return.Offered by Texas Department of Housing and Community Affairs (TDHCA).
No legal help resource on our list is for San Marcos or Hays County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for San Marcos and all of Hays 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 $310,400, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Hays County it is $399,800.
How much does it cost to rent in San Marcos?
Typical rent in San Marcos is $1,322 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Hays County is $1,817.
What is the FHA loan limit in San Marcos?
San Marcos uses the FHA limit for all of Hays County (2026): $571,550 for a one-unit home and $1,099,150 for a four-unit home.
How much property tax do owners pay in San Marcos?
The typical homeowner in San Marcos pays $4,774 a year, according to the U.S. Census Bureau. That is 1.54% of the home’s value; in Hays County, the rate is 1.66%.
Where can I find free help to buy or rent in San Marcos?
We found no HUD-approved counseling agencies with an office in Hays County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.
