Prices, inventory, and demand — distilled every month into one clear verdict: buyer’s market or seller’s. The investor’s read, before you make an offer.
Yes, if you negotiate. Buyers have the upper hand in San Marcos right now.
You have the upper hand in San Marcos. Most homes for sale still have no buyer. Many sellers have already dropped their price once. Sellers are competing for you. Use it.
Only 31 out of every 100 homes for sale have found a buyer. The other 69 are still waiting. Your offer may be the only one on the table. About 1 in 4 sellers has already dropped their price. Each one has learned their first price was too high. Start below their new price, not their old one.
A typical San Marcos home takes 73 days to find a buyer. Half of them take even longer. That is 40% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 90+ days ago. There are 430 homes for sale in San Marcos. That is 7.0 times the tightest month on record, but below the peak of 461. Supply is shrinking against last year.
Asking prices are 32.4% below their Nov 2021 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. San Marcos prices rose in only 70 of the last 108 months. This market goes up and down. Timing matters here. Growth will not rescue a bad price.
There is no rush. Prices are still coming down. Watch the homes you like. Come back after they cut. Let the seller move first.
Most San Marcos households rent. 62 out of every 100 households are renters. The renter share is growing. Five years ago it was 61 in 100. San Marcos added about 3,300 renter households in five years. Renter households average 2.3 people. Two and three bedrooms fit the typical renter.
Households grew 17% in five years. The housing stock grew 16%. Demand is outrunning supply. 7.2% of homes sit empty. That is normal for a healthy market.
The median San Marcos household earns $54,737 a year. Incomes here have grown 4.4% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 6.5 times the median income. Most locals cannot buy. That keeps rental demand deep. It also caps the rent they can pay. A tenant on the median income can pay about $1,368 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast.
That is the market, not your address. Run an address through the app to see its rent estimate and cash flow.
Yes, if you negotiate. Buyers have the upper hand in San Marcos right now. 31 out of every 100 homes for sale have a buyer, 24% of sellers have cut their price, and a typical home takes 73 days to sell.
Asking prices are 32.4% below their Nov 2021 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.
Assume +1.0% a year. San Marcos grew 4.0% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, San Marcos grows about 1.0% a year. That is the number to type in. Prices fell 6.5% over the last year. That is a timing signal, not a trend.
A typical San Marcos home takes 73 days to find a buyer. Half of them take even longer. That is 40% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 90+ days ago.
Most San Marcos households rent. 62 out of every 100 households are renters. The renter share is growing. Five years ago it was 61 in 100. 7.2% of homes sit empty. That is normal for a healthy market.
A tenant on the median income can pay about $1,368 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast. The median San Marcos household earns $54,737 a year.
Closest matches on asking price, price per square foot, days to sell, buyer demand, and price cuts.
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