Commercial Real Estate Market in San Marcos, TX
Updated monthly: sale, lease, property records, location trend, and more… · Last update: August 31
263 active listings and 1,232 off-market properties in San Marcos, TX. Commercial property asks $412/SF to buy and $13.08/SF/Yr to lease.
Market Trends
San Marcos, TX spans 192.4 square miles in Hays County, Texas. Figures below refresh monthly; last updated 31 August 2026.
Office
Office space in San Marcos, TX asks $284/SF to buy. Vacancy runs 20.2% across the South region in 2025, up from 14.4% in 2019.
Average Sale Price $/SF
Listings
Vacancy Rate % in South region
Retail
Retail vacancy in San Marcos, TX runs 5.4% across the South region in 2025, down from 7% in 2020.
Vacancy Rate % in South region
Industrial
Industrial vacancy in San Marcos, TX runs 7.9% across the South region in 2025, up from 6% in 2019. Nearly 2.3x the 2022 low of 3.5%.
Vacancy Rate % in South region
Multifamily
Multifamily space in San Marcos, TX asks $179/SF to buy. Vacancy runs 11.3% across the South region in 2025, up from 8.5% in 2022.
Average Sale Price $/SF
Listings
Vacancy Rate % in South region
Market overview
Demographics & Economy
San Marcos, TX has 86,584 residents in 36,354 households. Density runs 450 people per square mile. Median household income here is $55,478 and median gross rent $1,294 a month.
86,584
Population
36,354
Households
2.4
Avg Household Size
27
Median Age
35%
College-Educated
89%
High-School Grad
192.4 sq mi
ZIP Area
450
Density / Sq Mi
$55,478
Median Household Income
$25,890
Median Earnings
$1,294
Median Rent
$271,900
Median Home Value
Tools
Lease vs Buy Breakeven
At $13.08/SF/Yr lease vs $412/SF buy → leasing stays cheaper across the full 30-year hold modeled here.
At a 3.2% gross asking yield the payback reads short relative to leasing. Assumes 30% down at 6.5% fixed, 2% a year in taxes and upkeep, 3% appreciation, 5% opportunity cost, 2% closing plus 5% selling costs, and a 3% annual rent escalator.
Nearby Markets
| Market | Average Sale Price, $/SF | Average Lease Price, $/SF/Yr |
|---|---|---|
| Reedville | — | — |
| Martindale | — | — |
| Maxwell | — | — |
| Kyle | — | $17.86 |
Commercial property in San Marcos, TX asks $412/SF.
Frequently Asked Questions
What is the average price per square foot for commercial property in San Marcos?
Commercial property in San Marcos, TX asks an average of $412 per square foot. Office carries the highest asking price at $284/SF.
How much does it cost to lease commercial space in San Marcos?
Asking lease rates in San Marcos, TX average $13.08 per square foot per year.
Is it cheaper to lease or buy commercial space in San Marcos?
In San Marcos, TX, leasing stays cheaper across the modelled hold period. The model assumes 30% down at 6.5% fixed, 2% of value per year in taxes and upkeep, 3% appreciation, 5% opportunity cost on the cash and a 3% annual rent escalator.
Where does Realmo's San Marcos market data come from?
Realmo compiles San Marcos, TX figures from 203 active sale listings, 60 active lease listings, 1,232 tracked off-market properties. Sale and lease figures refresh monthly; vacancy annually. Last updated 31 August 2026.
Methodology & data sources
- Asking prices and averages
- Computed from 203 active for-sale and 60 active for-lease listings in San Marcos, TX. These are ASKING figures from live listings, not closed-transaction prices, and a segment carried by a handful of listings reads as indicative rather than an average.
- Vacancy rates
- Published per-sector market series, taken at the metro level where one exists and otherwise at the Census-region level — a chart reading "in <region> region" is a regional number, not this city's.
- Refresh
- The monthly aggregates close at the end of the previous month, so 31 August 2026 — not today — is the honest last update.
- Known limitations
- office vacancy is reported at South region level, retail vacancy is reported at South region level and industrial vacancy is reported at South region level.
- Coverage
- Metrics below the 10-observation threshold fall back one geographic level. The geography used is named on each figure.
Compiled by the Realmo Data team · reviewed 31 August 2026 · report a data issue
