Ed Neuhaus 
San Marcos closed 66 homes in March 2026 at a $299,950 median sale price.
Before diving into what it means, lets look at the full picture.
March 2026 by the Numbers
66 homes closed in San Marcos last month. Here’s the snapshot:
- Median Sale Price: $299,950 (-23.1% year-over-year)
- Average Sale Price: $327,616 (-27.5% YoY)
- Price Per Square Foot: $174 (-16.3% YoY)
- Total Sales Volume: $21.6 million
- Homes Sold: 66 (+34.7% YoY)
- Average Home Size: 1,904 square feet
Reading the San Marcos Numbers
San Marcos is a dual-market city where the Texas State University rental economy coexists with permanent resident housing. Buyers need to know which market they are entering.
The Inventory Picture
San Marcos currently has 280 active listings and 4.2 months of supply at the March 2026 sales pace. Six months of supply is the generally accepted benchmark for a balanced market. Below that is a seller’s market; above it favors buyers.
That puts San Marcos in balanced territory leaning toward sellers. Well-priced homes are still moving with limited concessions.
Months of Supply by Price Range
Not every price range moves the same way. Here’s how supply breaks down across the market:
| Price Range | Active | Monthly Sales | Months of Supply |
|---|---|---|---|
| Under $300K | 102 | 33 | 3.1 |
| $300K-$500K | 113 | 26 | 4.3 |
| $500K-$750K | 40 | 7 | 5.7 |
How Fast Homes Are Selling
The median days on market in San Marcos was 104 days. That’s a buyer-leaning pace, where sellers need pricing discipline to avoid stale listings.
The average days on market was 133 days, which gives a sense of how the slower-moving inventory is performing.
Buyer Negotiating Power
Buyers in San Marcos are negotiating. Closings came in at 10.0% below asking price on average in March 2026. With a list-to-close ratio of 90.0%, sellers are giving up meaningful ground from their initial ask. That pattern benefits buyers who make offers below list.
The Bigger Picture: San Marcos Pricing Over Time
The 2024 full-year median was $383,990. The 2025 full-year median was $365,000. The 2026 year-to-date median is $305,000.
San Marcos has been on a steady price-correction path since 2024. The pace has slowed, but the trend is still down. March 2026 represents another data point in that pattern.
Frequently Asked Questions
What This Means for Buyers
San Marcos is balanced enough that you have time to compare options and negotiate. Don’t rush, but don’t drag your feet either; correctly-priced homes in good condition still move quickly.
What This Means for Sellers
Pricing discipline is everything. With buyers negotiating an average 10.0% below ask, plan for it. Homes priced at or slightly below comps move; homes priced above sit. Get a strong CMA before setting your number, and stage the home to compete with new construction in the market.
All data sourced from Unlock MLS via the Neuhaus VOW database, current as of April 11, 2026. San Marcos market data includes residential single-family, townhome, and manufactured home sales.
Thinking about buying or selling in San Marcos? Contact the Neuhaus Realty Group for a personalized market analysis based on the latest data.
See all 15 city reports: Austin Area Market Updates: March 2026 Data
