San Marcos: How List Prices Compare to Final Sells in October

In San Marcos, homes sold for 90.4% of their original list price on average during October 2026. This figure, known as the list-to-sale price ratio, comes from 49 closed sales and shows that buyers and sellers are negotiating below the initial asking price in most transactions. The median close-to-original-list ratio stood at 0.904, meaning for every dollar listed, the final sale price was roughly $0.90. This metric tracks how closely the final agreed price matches the original list price. In October, 89.8% of homes sold below their original list price, a slight decrease from the 92.2% seen in September. Compared to October 2025, when the ratio was 0.909, the current figure is down by 0.6 percentage points. The median close price for these sales was $264,719, down 25.0% from the same month last year. While the list-to-sale ratio has remained relatively stable compared to the prior month (a 0.0% change), the overall market value has shifted significantly lower. ALEX Intelligence analyzed this pricing dynamic across the city's closed transactions. The data indicates that while negotiation below list price remains common, the gap between asking and selling prices has not widened further in October despite the drop in median home values. This suggests a consistent buyer leverage point rather than a sudden shift in pricing behavior. Want a closer look? Reply or call George at 713.918.9951 and we'll set up a showing. Data from Unlock MLS. Information deemed reliable but not guaranteed. Model outputs are ALEX Intelligence estimates, not appraisals. Read more Central Texas market data on the ALEX blog: https://alex-companies.com/blog