106 Preston Trl · San Marcos, TX 78666

$229,000

2 bd · 2.5 ba · 1,510 sqft · SingleFamily public records · 140 Days on market

Built 2014 4,181 sqft lot $152/sqft · 31% below area Est $333k · 31% under $55/mo HOA · 3% of rent

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +6.6/30.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfectly positioned in the Blanco Vista community, this well-maintained two-story home offers a functional layout, thoughtful updates, and a location that’s hard to beat. The main level features an open-concept living, dining, and kitchen space, ideal for everyday living and entertaining. Wood-look vinyl flooring downstairs provides durability and warmth, while natural light fills the space. The kitchen is equipped with brand-new dishwasher and microwave installed January 2026, ample cabinetry, and a layout that flows seamlessly into the living area. A convenient half bath completes the first floor. Upstairs, you’ll find two generously sized bedrooms and two full bathrooms, offering privacy and separation from the main living space. New carpet replaced January 2026 adds a fresh, clean feel throughout the upper level. The primary suite features large windows, an en-suite bathroom, and comfortable proportions, while the secondary bedroom provides flexibility for guests, a home office, or roommate living. Additional highlights include a whole-house water softener and a full two-car garage for storage and convenience. Located within Blanco Vista, residents enjoy access to a community pool, neighborhood elementary school, and walking trails, all while being conveniently situated between Austin and San Antonio. Whether you’re looking for a primary residence, an investment opportunity, or a home base for students attending Texas State University, this property offers versatility, value, and location.

Key facts

• Brand-new microwave
• Community pool
• Brand-new dishwasher

Tags

• WOOD-LOOK VINYL FLOORING
• BRAND-NEW DISHWASHER
• BRAND-NEW MICROWAVE
• WHOLE-HOUSE WATER SOFTENER
• COMMUNITY POOL
• WALKING TRAILS

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-380 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (29.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (19.5% below list).
• Recommended offer: $162k (29.3% below list) — sets the bar for cash-flow.
• Cap rate 4.3% vs local median 3.2% in San Marcos — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#30 in TX, #1,601 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime D+, employment F.
• Hays CISD (rural): math 35% / reading 41% proficiency, ranked #390 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blanco Vista El (math 33% / reading 42%, grade F, #1,744 of 4,322 statewide, top 41%, 731 students, 58% FRL); Laura B Wallace Middle (math 31% / reading 34%, grade F, #947 of 1,662 statewide, top 58%, 789 students, 53% FRL); Lehman H S (math 20% / reading 32%, grade F, #1,234 of 1,632 statewide, top 76%, 2,120 students, 59% FRL).
• Market conditions: Rents rising (+2.0%/yr); 1146 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 5,270 units permitted in Hays County in 2024 (1,464 in 5+ unit buildings).
• This rent runs 40% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Hays County population projected at +93% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,867 (29.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.80% ✗
• Cap rate: 4.30%
• Cash-on-cash: -7.11%
• DSCR: 0.68
• GRM: 10.4

CMA / ARV

• ARV (median comp): $333,261
• List price: $229,000
• Delta: -31.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
234 Rock Bluff Ln	0.12mi	3/2.0 (+1)	1,565 (+4%)	5mo	$300,000	$192	77
344 Witchhazel Way	0.48mi	3/2.5 (+1)	1,537 (+2%)	3mo	$299,900	$195	67
2924 Brand Iron Dr	0.29mi	3/2.5 (+1)	1,383 (-8%)	0mo	$245,000	$177	67
118 Alford St	0.39mi	3/2.0 (+1)	1,438 (-5%)	2mo	$299,999	$209	65
203 Mossycup Dr	0.38mi	3/2.0 (+1)	1,424 (-6%)	2mo	$269,999	$190	64
3308 Jacob Ln	0.22mi	3/2.0 (+1)	1,669 (+10%)	1mo	$325,000	$195	64
106 Mossycup Dr	0.41mi	2/2.0	1,395 (-8%)	5mo	$280,000	$201	62
340 Witchhazel Way	0.47mi	3/2.5 (+1)	1,623 (+8%)	3mo	$305,900	$188	58
150 Silo St	0.50mi	3/2.0 (+1)	1,410 (-7%)	2mo	$280,000	$199	56
2752 Brand Iron Dr	0.46mi	3/2.5 (+1)	1,369 (-9%)	3mo	$279,900	$204	55
102 Silo St	0.56mi	3/2.0 (+1)	1,420 (-6%)	7mo	$274,000	$193	51
432 Lacey Oak Loop	0.67mi	3/2.0 (+1)	1,598 (+6%)	8mo	$308,000	$193	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.98% rent growth · sell at horizon

5-year hold

• IRR: -29.9%
• Equity multiple: 0.02×
• Total profit: $-63,001
• Equity at exit: $34,145

10-year hold

• IRR: -36.9%
• Equity multiple: -0.45×
• Total profit: $-92,809
• Equity at exit: $19,800

Cash invested: $64,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78666

• Rents YoY: 2.0%
• Active inventory: 1146
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,843 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$485 /mo · $5,817/yr
• Insurance: −$95
• HOA: −$55
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-380

Break-even live

Break-even rent $2,324

Max offer price $161,867

Occupancy floor —

Sensitivity live

Price	-10% $-250	-5% $-315	+0% $-380	+5% $-445	+10% $-510
Rent	-10% $-526	-5% $-453	+0% $-380	+5% $-307	+10% $-234
Rate	-1.0pp $-265	-0.5pp $-322	base $-380	+0.5pp $-439	+1.0pp $-500

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Durata San Marcos, TX	3.0	2.0	1862	$2,250	$1.21	45d	1	0.13mi
207 Wainscot Oak Way San Marcos, TX	2.0	2.5	1262	$1,665	$1.32	4d	1	0.30mi
207 Wainscot Oak Way San Marcos, TX	2.0	2.5	1262	$1,665	$1.32	19d	1	0.30mi
718 Stampede Rd San Marcos, TX	2.0	2.5	1262	$1,795	$1.42	6d	1	0.32mi
514 Silo St San Marcos, TX	3.0	2.0	1368	$2,045	$1.49	6d	1	0.42mi
126 Split Rail Dr San Marcos, TX	3.0	2.0	1357	$1,900	$1.40	16d	1	0.47mi
428 Ivory St San Marcos, TX	1.0–3.0	1.0–2.0	937	$1,849	$1.97	11d	2	1.03mi
364 Kenai Dr Kyle, TX	3.0	2.0	1157	$2,000	$1.73	6d	1	1.30mi
121 Yellowstone Dr Kyle, TX	3.0	2.0	1723	$2,200	$1.28	25d	1	1.35mi
265 Garner Dr Kyle, TX	3.0	2.0	1551	$2,250	$1.45	45d	1	1.40mi
141 Everglades Dr Kyle, TX	3.0	2.5	2179	$2,000	$0.92	45d	1	1.44mi
141 Opal Ln Kyle, TX	3.0	1.0–2.0	886	$1,650	$1.86	0d	92	1.46mi
157 Mammoth Dr Kyle, TX	3.0	2.0	1607	$1,895	$1.18	25d	1	1.48mi

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: waterpool

Listing history 44 events

1. 2026-06-21
   days on market $229,000 Active 140 DOM
2. 2026-06-18
   days on market $229,000 Active 137 DOM
3. 2026-06-17
   days on market $229,000 Active 136 DOM
4. 2026-06-16
   days on market $229,000 Active 135 DOM
5. 2026-06-15
   days on market $229,000 Active 134 DOM
6. 2026-06-13
   days on market $229,000 Active 132 DOM
7. 2026-06-09
   days on market $229,000 Active 128 DOM
8. 2026-06-08
   days on market $229,000 Active 127 DOM
9. 2026-06-07
   days on market $229,000 Active 126 DOM
10. 2026-06-05
    days on market $229,000 Active 123 DOM
11. 2026-06-03
    days on market $229,000 Active 122 DOM
12. 2026-06-02
    days on market $229,000 Active 121 DOM
13. 2026-06-01
    days on market $229,000 Active 120 DOM
14. 2026-05-31
    days on market $229,000 Active 119 DOM
15. 2026-05-19
    historical Active Under Contract 1537-char remark

    Show marketing remark (1537 chars)

    Perfectly positioned in the Blanco Vista community, this well-maintained two-story home offers a functional layout, thoughtful updates, and a location that’s hard to beat. The main level features an open-concept living, dining, and kitchen space, ideal for everyday living and entertaining. Wood-look vinyl flooring downstairs provides durability and warmth, while natural light fills the space. The kitchen is equipped with brand-new dishwasher and microwave installed January 2026, ample cabinetry, and a layout that flows seamlessly into the living area. A convenient half bath completes the first floor. Upstairs, you’ll find two generously sized bedrooms and two full bathrooms, offering privacy and separation from the main living space. New carpet replaced January 2026 adds a fresh, clean feel throughout the upper level. The primary suite features large windows, an en-suite bathroom, and comfortable proportions, while the secondary bedroom provides flexibility for guests, a home office, or roommate living. Additional highlights include a whole-house water softener and a full two-car garage for storage and convenience. Located within Blanco Vista, residents enjoy access to a community pool, neighborhood elementary school, and walking trails, all while being conveniently situated between Austin and San Antonio. Whether you’re looking for a primary residence, an investment opportunity, or a home base for students attending Texas State University, this property offers versatility, value, and location.

16. 2026-04-16
    price $249,000 1537-char remark

    Show marketing remark (1537 chars)

    Perfectly positioned in the Blanco Vista community, this well-maintained two-story home offers a functional layout, thoughtful updates, and a location that’s hard to beat. The main level features an open-concept living, dining, and kitchen space, ideal for everyday living and entertaining. Wood-look vinyl flooring downstairs provides durability and warmth, while natural light fills the space. The kitchen is equipped with brand-new dishwasher and microwave installed January 2026, ample cabinetry, and a layout that flows seamlessly into the living area. A convenient half bath completes the first floor. Upstairs, you’ll find two generously sized bedrooms and two full bathrooms, offering privacy and separation from the main living space. New carpet replaced January 2026 adds a fresh, clean feel throughout the upper level. The primary suite features large windows, an en-suite bathroom, and comfortable proportions, while the secondary bedroom provides flexibility for guests, a home office, or roommate living. Additional highlights include a whole-house water softener and a full two-car garage for storage and convenience. Located within Blanco Vista, residents enjoy access to a community pool, neighborhood elementary school, and walking trails, all while being conveniently situated between Austin and San Antonio. Whether you’re looking for a primary residence, an investment opportunity, or a home base for students attending Texas State University, this property offers versatility, value, and location.

17. 2026-04-16
    price $249,000 1537-char remark

    Show marketing remark (1537 chars)

    Perfectly positioned in the Blanco Vista community, this well-maintained two-story home offers a functional layout, thoughtful updates, and a location that’s hard to beat. The main level features an open-concept living, dining, and kitchen space, ideal for everyday living and entertaining. Wood-look vinyl flooring downstairs provides durability and warmth, while natural light fills the space. The kitchen is equipped with brand-new dishwasher and microwave installed January 2026, ample cabinetry, and a layout that flows seamlessly into the living area. A convenient half bath completes the first floor. Upstairs, you’ll find two generously sized bedrooms and two full bathrooms, offering privacy and separation from the main living space. New carpet replaced January 2026 adds a fresh, clean feel throughout the upper level. The primary suite features large windows, an en-suite bathroom, and comfortable proportions, while the secondary bedroom provides flexibility for guests, a home office, or roommate living. Additional highlights include a whole-house water softener and a full two-car garage for storage and convenience. Located within Blanco Vista, residents enjoy access to a community pool, neighborhood elementary school, and walking trails, all while being conveniently situated between Austin and San Antonio. Whether you’re looking for a primary residence, an investment opportunity, or a home base for students attending Texas State University, this property offers versatility, value, and location.

18. 2026-02-16
    price $254,000 1537-char remark

    Show marketing remark (1537 chars)

    Perfectly positioned in the Blanco Vista community, this well-maintained two-story home offers a functional layout, thoughtful updates, and a location that’s hard to beat. The main level features an open-concept living, dining, and kitchen space, ideal for everyday living and entertaining. Wood-look vinyl flooring downstairs provides durability and warmth, while natural light fills the space. The kitchen is equipped with brand-new dishwasher and microwave installed January 2026, ample cabinetry, and a layout that flows seamlessly into the living area. A convenient half bath completes the first floor. Upstairs, you’ll find two generously sized bedrooms and two full bathrooms, offering privacy and separation from the main living space. New carpet replaced January 2026 adds a fresh, clean feel throughout the upper level. The primary suite features large windows, an en-suite bathroom, and comfortable proportions, while the secondary bedroom provides flexibility for guests, a home office, or roommate living. Additional highlights include a whole-house water softener and a full two-car garage for storage and convenience. Located within Blanco Vista, residents enjoy access to a community pool, neighborhood elementary school, and walking trails, all while being conveniently situated between Austin and San Antonio. Whether you’re looking for a primary residence, an investment opportunity, or a home base for students attending Texas State University, this property offers versatility, value, and location.

19. 2026-02-16
    price $254,000 1537-char remark

    Show marketing remark (1537 chars)

    Perfectly positioned in the Blanco Vista community, this well-maintained two-story home offers a functional layout, thoughtful updates, and a location that’s hard to beat. The main level features an open-concept living, dining, and kitchen space, ideal for everyday living and entertaining. Wood-look vinyl flooring downstairs provides durability and warmth, while natural light fills the space. The kitchen is equipped with brand-new dishwasher and microwave installed January 2026, ample cabinetry, and a layout that flows seamlessly into the living area. A convenient half bath completes the first floor. Upstairs, you’ll find two generously sized bedrooms and two full bathrooms, offering privacy and separation from the main living space. New carpet replaced January 2026 adds a fresh, clean feel throughout the upper level. The primary suite features large windows, an en-suite bathroom, and comfortable proportions, while the secondary bedroom provides flexibility for guests, a home office, or roommate living. Additional highlights include a whole-house water softener and a full two-car garage for storage and convenience. Located within Blanco Vista, residents enjoy access to a community pool, neighborhood elementary school, and walking trails, all while being conveniently situated between Austin and San Antonio. Whether you’re looking for a primary residence, an investment opportunity, or a home base for students attending Texas State University, this property offers versatility, value, and location.

20. 2026-02-01
    listed $259,000 Active 1537-char remark

    Show marketing remark (1537 chars)

    Perfectly positioned in the Blanco Vista community, this well-maintained two-story home offers a functional layout, thoughtful updates, and a location that’s hard to beat. The main level features an open-concept living, dining, and kitchen space, ideal for everyday living and entertaining. Wood-look vinyl flooring downstairs provides durability and warmth, while natural light fills the space. The kitchen is equipped with brand-new dishwasher and microwave installed January 2026, ample cabinetry, and a layout that flows seamlessly into the living area. A convenient half bath completes the first floor. Upstairs, you’ll find two generously sized bedrooms and two full bathrooms, offering privacy and separation from the main living space. New carpet replaced January 2026 adds a fresh, clean feel throughout the upper level. The primary suite features large windows, an en-suite bathroom, and comfortable proportions, while the secondary bedroom provides flexibility for guests, a home office, or roommate living. Additional highlights include a whole-house water softener and a full two-car garage for storage and convenience. Located within Blanco Vista, residents enjoy access to a community pool, neighborhood elementary school, and walking trails, all while being conveniently situated between Austin and San Antonio. Whether you’re looking for a primary residence, an investment opportunity, or a home base for students attending Texas State University, this property offers versatility, value, and location.

21. 2026-02-01
    listed $259,000 Active 1537-char remark

    Show marketing remark (1537 chars)

    Perfectly positioned in the Blanco Vista community, this well-maintained two-story home offers a functional layout, thoughtful updates, and a location that’s hard to beat. The main level features an open-concept living, dining, and kitchen space, ideal for everyday living and entertaining. Wood-look vinyl flooring downstairs provides durability and warmth, while natural light fills the space. The kitchen is equipped with brand-new dishwasher and microwave installed January 2026, ample cabinetry, and a layout that flows seamlessly into the living area. A convenient half bath completes the first floor. Upstairs, you’ll find two generously sized bedrooms and two full bathrooms, offering privacy and separation from the main living space. New carpet replaced January 2026 adds a fresh, clean feel throughout the upper level. The primary suite features large windows, an en-suite bathroom, and comfortable proportions, while the secondary bedroom provides flexibility for guests, a home office, or roommate living. Additional highlights include a whole-house water softener and a full two-car garage for storage and convenience. Located within Blanco Vista, residents enjoy access to a community pool, neighborhood elementary school, and walking trails, all while being conveniently situated between Austin and San Antonio. Whether you’re looking for a primary residence, an investment opportunity, or a home base for students attending Texas State University, this property offers versatility, value, and location.

22. 2024-06-21
    soldstatus
23. 2024-06-20
    soldstatus Sold
24. 2024-06-20
    soldstatus Closed
25. 2024-06-12
    historical $1,799
26. 2024-06-05
    price $1,799
27. 2024-05-14
    historical Active Option
28. 2024-05-14
    status Pending
29. 2024-05-14
    status Pending
30. 2024-05-08
    listed $1,850
31. 2024-04-20
    price $252,900
32. 2024-04-20
    price $252,900
33. 2024-04-20
    listed $252,900 New
34. 2024-04-04
    price $259,900
35. 2024-04-04
    price $259,900
36. 2024-03-13
    listed $269,900 Active
37. 2024-03-13
    listed $269,900 Active
38. 2022-10-19
    price
39. 2022-09-16
    listed Active
40. 2014-08-22
    soldstatus Sold
41. 2014-06-03
    price $166,075
42. 2014-06-03
    status Pending
43. 2014-05-11
    price $153,250
44. 2014-03-26
    listed $152,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $5,817 · $485/mo
• Projected year-2 tax: $5,817 · $485/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,118
• − Mortgage interest: −$12,828
• − Property taxes: −$5,817
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − HOA: −$660
• − Depreciation: −$6,662
• Taxable loss: −$8,533
• Est. tax savings @ 24.0%: +$2,048
• After-tax cash flow: $-2,512/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Hays CISD
• NCES district ID: 4800010
• Math proficiency: 35% ▼ -15.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $70,570
• Composite: 34.78/100
• National rank: #5118
• State rank: #390 of 826 in TX

Livability — San Marcos

• Score: 81/100
• State rank: #30
• US rank: #1601

Category grades

Amenities A+ Commute A- Cost of living A+ Crime D+ Employment F Housing A Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Marcos, TX
• County: Hays County · 280,138 people
• City population: 88,583
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 88,583
• Household income: $54,737
• Rent vs Own: 61.9% rent · 38.1% own
• Severe rent burden: 6504.0

Population outlook (Hays County) Hauer SSP2

• Today (2025): 286,948 people
• By 2030: 336,923 · +17.4%
• By 2040: 441,894 · +54.0%
• By 2050: 553,462 · +92.9%
• By 2075: 838,261 · +192.1%
• By 2100: 1,063,658 · +270.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 45% Hispanic / Latino 44% Two or more races 20% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 73% English-only · Spanish 24% Other Indo-European 1%

Political lean MEDSL · Hays

• 2024 margin: Lean D (+5.7) · D 52.1% · R 46.5% · Other 1.4%
• 2008→2024 swing: +7.7pp toward D · 2008: -2.0pp · 2024: 5.7pp
• All cycles: 2024: D+5.7 2020: D+10.8 2016: R+0.9 2012: R+10.4 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.27%
• Current HPI: 187.6679
• Rent YoY: ▲ 1.98%
• Metro: Austin-Round Rock-Georgetown, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+63.3% since first listed

30 events — show timeline

• 2026-05-19 Contingent — Unlock MLS
• 2026-04-16 Price Changed $249,000 CTXMLS
• 2026-04-16 Price Changed $249,000 Unlock MLS
• 2026-02-16 Price Changed $254,000 Unlock MLS
• 2026-02-16 Price Changed $254,000 CTXMLS
• 2026-02-01 Listed $259,000 CTXMLS
• 2026-02-01 Listed $259,000 Unlock MLS
• 2024-06-21 Sold (Public Records) — Public Records
• 2024-06-20 Sold (MLS) — LERA
• 2024-06-20 Sold (MLS) — Unlock MLS
• 2024-06-12 Rental Removed $1,799 sunrentals
• 2024-06-05 Price Changed $1,799 sunrentals
• 2024-05-14 Contingent — LERA
• 2024-05-14 Pending — Unlock MLS
• 2024-05-14 Pending — CTXMLS
• 2024-05-08 Listed for Rent $1,850 sunrentals
• 2024-04-20 Price Changed $252,900 CTXMLS
• 2024-04-20 Price Changed $252,900 Unlock MLS
• 2024-04-20 Listed $252,900 LERA
• 2024-04-04 Price Changed $259,900 CTXMLS
• 2024-04-04 Price Changed $259,900 Unlock MLS
• 2024-03-13 Listed $269,900 CTXMLS
• 2024-03-13 Listed $269,900 Unlock MLS
• 2022-10-19 Price Changed — Unlock MLS
• 2022-09-16 Listed — Unlock MLS
• 2014-08-22 Sold (MLS) — Unlock MLS
• 2014-06-03 Price Changed $166,075 Unlock MLS
• 2014-06-03 Pending — Unlock MLS
• 2014-05-11 Price Changed $153,250 Unlock MLS
• 2014-03-26 Listed $152,500 Unlock MLS

Property tax history

+2.2%/yr

Latest (2025): $5,817 · -18.5% YoY. Source: county tax records.