San Marcos: Months of Inventory Signal a Balanced Market

Is the San Marcos market tipping toward buyers or sellers? The answer lies in the months of inventory metric, which measures how long it would take to sell all current listings at the current sales pace. In August 2026, there were 419 active homes and 55 closed sales over the trailing 12-month period, resulting in 6.28 months of inventory. This figure places San Marcos in a balanced market classification. A reading below 4 months typically indicates a seller's market where demand outstrips supply, while a figure above 6 months often signals a buyer's market with ample choice. At 6.28 months, the market is slightly tilted toward buyers but remains close to equilibrium. This balance means sellers may need to price competitively, while buyers have more time to evaluate options without immediate pressure. The data also shows that median days on market increased by 8.9% compared to the prior period, rising to 61 days across 55 closed sales. Meanwhile, the share of homes selling below original list price rose by 6.1 percentage points to 90.9%. These trends align with the inventory level, suggesting that while demand remains steady, the pace of transactions has slowed enough to give buyers more leverage in negotiations. ALEX Intelligence calculates this classification by dividing active listings by the average monthly sales volume. The result provides a clear gauge of market conditions without relying on subjective sentiment. For August 2026, the numbers confirm that San Marcos is neither overheated nor stagnant, offering a stable environment for both parties to proceed with confidence. Shopping in San Marcos? Tell us what you want and we'll send matching homes as they list. Data from Unlock MLS. Information deemed reliable but not guaranteed. Model outputs are ALEX Intelligence estimates, not appraisals. View and join any or all of our communities — AI, quantum, and real estate: https://alex-companies.com/reports/linkedin-groups If there's an AI, quantum, or real estate community you'd like to see us convene, tell us — this portfolio grows by request. MIT, Nvidia, Google & IBM-Trained. Cross Domain-Expert: Quantum, AI, Ethics, Sovereignty, Intelligence, Philanthropy. Solepoint Planning. VUI AI Cloud Architect. AI Certifications Development. Quant/AI Instructor. Castor Venture Club Member. Associate Broker. George Arnold Alexander III, MPA Director, ALEX Companies Associate Broker, Alexander Tiffany Southwest, LLC dba ALEX.realestate, et.al. Texas License #574878-B · Broker License #565194-BB Broker, ALEX Real Estate · North Carolina License #367733 Independent Broker, ALEX Real Estate · Colorado License #II.100112456 [email protected] · +1 713.918.9951