Realtors in San Marcos

Six of the city's historic districts are residential and one is the commercial center; downtown and part of Belvin Street are also on the National Register. Ask the city before you plan new windows, siding or a roof on a home in a district.

The city says floods can cover many blocks three or four feet deep, and it provides elevation certificates and flood map information. Ask the seller for an elevation certificate, and check the lot on the city's flood maps.

Then confirm the utilities. SMTX Utilities supplies city water, wastewater and electric service, PEC also lists San Marcos among its primary cities, and neither area has retail electric choice. As of October 22, 2026, city water customers were under Stage 3 watering rules, which matters if you plan new landscaping.

Run any San Marcos agent's name through TREC's License Holder Lookup to see license status, any discipline and the sponsoring broker. Agents must give you TREC's Information About Brokerage Services notice at the first substantive talk about a property, and the Consumer Protection Notice, now version CN 1-5.

A buyer's agent now needs your signed written agreement before showing homes, under a state rule in force since January 1, 2026. It must state the broker's pay and say conspicuously that pay isn't set by law and is fully negotiable. TREC doesn't regulate commissions, and it can't force a broker to release you from a buyer agreement.

San Marcos contracts and the option period

Most resale deals use TREC's One to Four Family Residential Contract, form 20-19, effective July 1, 2026. Within 3 days of the effective date you deliver earnest money and an option fee to escrow. If you end the contract inside the option period, you lose the option fee but get the earnest money back.

The Hays Central Appraisal District values San Marcos property and takes protests online. The deadline is generally May 15 or 30 days after your notice is delivered, whichever is later. Under Tax Code amendments effective November 4, 2025, school districts exempt $140,000 of a homestead's value, plus $60,000 more for owners 65 or older or disabled; apply at Hays CAD, generally before May 1, and confirm the current amounts there. These rules change, so confirm with a licensed real estate broker or tax adviser.

Statewide, the Texas Real Estate Research Center put the median sale price at $339,000 in July 2026. Ask an agent for San Marcos figures and where they come from.

Book a San Marcos termite inspection during the option period. The Texas real estate guide explains contracts in depth, the San Marcos hub has local rules, and Kyle real estate agents work just north.