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First-time home buyer programs in San Marcos, TX

Quick answer

First-time buyers in San Marcos, TX can use 3%-down conventional loans (up to the $832,750 Hays County conforming limit), 3.5%-down FHA, or VA and USDA where eligible. On the $269,700 median home, 3% down is about $8,091 and the estimated payment is $2,475/month at 7.18%.

By Purchase Mortgage Loan Editorial Team Checked against official sources per our editorial standardsData last updated

Median household income: $51,030; value-to-income ratio 5.29. San Marcos ranks 114 by home value and 59 by population among 267 places in our TX dataset.

What does a first-time buyer loan cost on a typical San Marcos home?

ItemSan Marcos
Median home value (Census ACS)$269,700
Texas median home value$260,400
Down payment (3%)$8,091
Loan amount$261,609
Estimated monthly payment (PITI + MI)$2,475
Income needed (28% / 36%)$107,000 / $83,000
Hays County 2026 conforming limit (1 unit)$832,750
Max purchase price at the limit$858,000

Rate assumption: 7.18% (Freddie Mac PMMS 30-year fixed average, week of November 5, 2026). Change it in the payment calculator.

Payment includes Texas's 1.58% effective property tax rate (Census ACS), $2,864/yr homeowners insurance (NAIC state average) and an estimated 0.5% PMI.

What is the 2026 conforming loan limit in San Marcos?

San Marcos is in Hays County. Conventional 3%-down loans go up to the $832,750 conforming limit (price ≈ $858,000); FHA loans go up to $571,550.

The San Marcos median home value of $269,700 is 4% above the Texas median, and within what the county limit supports.

Which down payment assistance programs can San Marcos buyers use?

No applicable programs have been verified for this city yet. Check the state housing finance agency for current assistance.

First-time buyer loans in nearby cities

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First-time buyer loan FAQs for San Marcos

On the $269,700 median: 3% conventional ≈ $8,091, 3.5% FHA ≈ $9,440, and 0% for eligible VA or USDA buyers. Conventional loans above $832,750 in Hays County become jumbo loans.

At the $269,700 median value (close to the Texas median of $260,400), the estimated payment of $2,475/month at 7.18% needs about $107,000 a year under the 28% housing guideline, or $83,000 if your total debts stay under 36%.

0 city-level, 0 county-level and 0 statewide programs are verified for this city (0 total). Check each official administrator's eligibility rules and available funds.

Sources

Data last updated October 23, 2026.

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Figures on this page are estimates for educational purposes only and are not a loan offer or commitment to lend. Rates, loan limits, fees and assistance programs change frequently and vary by lender, location and borrower profile. Confirm current terms with a licensed loan officer.