San Marcos: How Rates and Prices Shape Buying Power in November

What does a 7.11% mortgage rate mean for a buyer in San Marcos today? With the median sale price at $267,354 across 48 closed sales in October, the monthly principal and interest payment on a standard 20% down, 30-year fixed loan is about $1,439. That figure sets the baseline for affordability before any lender credits or buydowns are applied. ALEX Intelligence modeled two common buydown scenarios to show how rate reductions affect cash flow. A 3-2-1 temporary buydown would cost $9,852 (3.69% of the median price) and lower the first-year payment to $1,035, saving $404 per month compared with the standard rate. A 2-1 buydown costs $5,004 (1.87% of the median price), reducing the first-year payment to $1,163 and saving $276 monthly. These estimates assume a 20% down payment on the median sale price and principal-and-interest only; they do not include taxes, insurance, or HOA fees. The market context matters for timing. Median days on market rose 23.3% versus the prior month to 90 days, while the median close-to-original list ratio held near 90.4%. Prices fell 20.0% from the prior month and 24.6% year over year, suggesting that rate sensitivity is influencing negotiation leverage. Buyers who can secure a buydown may stretch their monthly budget further, but the cost of the buydown must be weighed against the expected time to sell or refinance. ALEX Intelligence estimate, not an appraisal. Data source: Unlock MLS closed sales, October 2026, n=48; mortgage rate from Freddie Mac Primary Mortgage Market Survey, 30-year fixed, week of Nov 12, 2026. 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