San Marcos Apartment Team · TREC #562021

Concessions

San Marcos apartments with a concession on the table

Each San Marcos community on our list that has an offer on file today, in the offer's own words, with labels and any part past its deadline taken out. Offers end without warning, so use this as a list to ask about, not a guarantee.

60
With an offer on file
71%
Share of what we track
$735
Cheapest with an offer
$1,025
Median with an offer

Prices come from rental data we buy and from our own reads of community websites, both refreshed daily. Specials come from that bought data or from older, undated notes on our community lists. Latest pull November 7, 2026.

Send Me Current RentsSee the Map

What is on the table

Each offer, in its own words

We keep each offer's own wording instead of boiling it down to a number. "Up to 6 weeks free on select homes" and "1 month free" are different offers, and one number for both would hide the words that matter most: up to, and select homes.

CommunityStarting rentThe offer
The Timbers$735100% off rent for 1 month(s) on a 12 mo lease
Ranch At 1856$779$0 Admin Fee
Aqua 16$795100% off rent for 0.5 month(s) on a 12 mo lease | Move in this October and enjoy 2 weeks…
Englebrook$7991 Month Free If Leased by End of December
Village on Telluride$799$769 1st mo. rent on a 12 mo lease
The Lanes at Oslo$800100% off rent for 1.5 month(s) on a 12 mo lease | 6 weeks free for all floor plans with a…
Pointe San Marcos$825$41 off rent for 12 month(s) on a 12 mo lease | F1 floor plans from $899
Savannah Club$8251 Month Free | 4 Weeks Free If Moved in By End of November on 12+ Month Leases (3beds…
Hillside Ranch$835100% off rent for 1 month(s) on 1 bedrooms on a 12 mo lease | Featured floor plan 1x1…
The Lynx$8496 Weeks Free on Select Units
Treehouse$850$100 off rent for 1 month(s) on a 12 mo lease | Reduced deposits | App Fee Waived
The Local Downtown$851$90 off rent for 12 month(s) on a 12 mo lease | $90 off on all floor plans
Union San Marcos$892100% off rent for 1 month(s) on a 12 mo lease | Sign now and get October base rent free
The Atlantic Palazzo$899Up to 8 Weeks Free
River Oaks Villas$9202 Months Free If Moved in By End of November (12+ Month Leases) (48 Hour Look and Lease)
Villas at Willow Springs$925100% off rent for 1 month(s) on a 12 mo lease
The Lantana$928100% off rent for 1.5 month(s) on a 13 mo lease | 6 weeks free on select units with a 13…
Clarewood$949$99 Total Move In
Village Green$959100% off rent for 1 month(s) on a 12 mo lease | 1 Month Free
Springmarc$9696 Weeks Free + $300 Gift Card If Moved in By November 28th

From the apartment data we buy, or from the undated notes on our community lists when that data has no offer. We tidy each one: a tagline, a resident referral bonus, a label or a part whose deadline has passed comes out, and the words left are the ones we got. Longer offers are cut short here; the full wording is on the community's page.

Two questions decide whether an offer is worth what it looks like. First: is the free time spread across the term or given as free months up front? Second: does it apply to the apartment you actually want, or only to select homes? Ask both before you sign.

Communities with an offer on file

See these on the map

From the same data the map reads, cheapest starting rent first.

Communities we work with

These are our picks, and we're paid a fee by many of them when someone leases. Everything below is ordered by the deal math, not by that.

Inside a home at The Lynx, Blanco Gardens, San Marcos, TXUp to 6 weeks free

Blanco Gardens

Class C

The Lynx

518 Linda Dr, San Marcos, TX

9 min to Texas State · 52 min to downtown Austin

Partner

$849 – $2,050/mo base rent

1 Bed – 4 Beds

Checked Nov 7

6 Weeks Free on Select Units

Up to 6 weeks free if your home and lease qualify. We haven't taken it off the price shown.

Inside a home at Englebrook, Blanco Gardens, San Marcos, TX4.3 weeks free

Blanco Gardens

Class C

Englebrook

200 Robbie Ln., San Marcos, TX

6 min to Texas State · 52 min to downtown Austin

Partner

$799/mo base rent

1 Bed

Checked Nov 7

1 Month Free If Leased by End of December

4.3 wks free applied: from $733/mo net effective

Inside a home at Savannah Club, Wonder World & South San Marcos, San Marcos, TX4 weeks free4.4 (92)

Wonder World & South San Marcos

Class A-

Savannah Club

250 S. Stagecoach Trail, San Marcos, TX

8 min to Texas State · 53 min to downtown Austin

PartnerAccepts Section 8

$825 – $1,370/mo base rent

1 Bed – 3 Beds

Checked Nov 7

1 Month Free | 4 Weeks Free If Moved in By End of November on 12+ Month Leases (3beds Only)

Aerial view of The TimbersAerial view · © Mapbox © Maxar

Texas State & Sewell Park

Class B-

The Timbers

900 Peques St., San Marcos, TX

4 min to Texas State · 53 min to downtown Austin

Partner

$735 – $869/mo base rent

Studio – 3 Beds

Checked Nov 7

100% off rent for 1 month(s) on a 12 mo lease

Up to 4.3 weeks free if your home and lease qualify. We haven't taken it off the price shown.

Inside a home at Ranch At 1856, Aquarena Springs & Post Road, San Marcos, TX

Aquarena Springs & Post Road

Class B-

Ranch At 1856

1805 IH-35 North, San Marcos, TX

8 min to Texas State · 51 min to downtown Austin

PartnerAccepts Section 8

$779 – $1,316/mo base rent

1 Bed – 2 Beds

Checked Nov 7

$0 Admin Fee

Street view outside Aqua 16Street view

Aquarena Springs & Post Road

Class B-

Aqua 16

1640 Aquarena Springs Dr., San Marcos, TX

9 min to Texas State · 51 min to downtown Austin

Price dropped $200

$795 – $1,300/mo base rent

1 Bed – 3 Beds

Checked Nov 7

100% off rent for 0.5 month(s) on a 12 mo lease | Move in this October and enjoy 2 weeks free

2 wks free applied: from $765/mo net effective

Street view outside Village on TellurideStreet view

Aquarena Springs & Post Road

Class A-

Village on Telluride

201 Telluride St, San Marcos, TX

10 min to Texas State · 52 min to downtown Austin

$799 – $925/mo base rent

2 Beds – 4 Beds

Checked Nov 7

$769 1st mo. rent on a 12 mo lease

Street view outside The Lanes at OsloStreet view

Wonder World & South San Marcos

Class A

The Lanes at Oslo

1560 S I-35 South Frontage Rd, San Marcos, TX

10 min to Texas State · 53 min to downtown Austin

$800 – $1,775/mo base rent

Studio – 1 Bed

Checked Nov 7

100% off rent for 1.5 month(s) on a 12 mo lease | 6 weeks free for all floor plans with a 12 month lease term

6 wks free applied: from $708/mo net effective

Street view outside Pointe San MarcosStreet view

Texas State & Sewell Park

Class A

Pointe San Marcos

417 N Comanche St., San Marcos, TX

1 min to Texas State · 54 min to downtown Austin

$825 – $1,692/mo base rent

Studio – 5 Beds

Checked Nov 7

$41 off rent for 12 month(s) on a 12 mo lease | F1 floor plans from $899

Inside a home at Hillside Ranch, Texas State & Sewell Park, San Marcos, TX4.3 weeks free

Texas State & Sewell Park

Class C

Hillside Ranch

1350 N. LBJ Dr., San Marcos, TX

4 min to Texas State · 54 min to downtown Austin

Partner

$835 – $1,229/mo base rent

Checked Nov 7

100% off rent for 1 month(s) on 1 bedrooms on a 12 mo lease | Featured floor plan 1x1 Blanco price reduction

Street view outside TreehouseStreet view

Texas State & Sewell Park

Class C

Treehouse

748 N LBJ Dr., San Marcos, TX

2 min to Texas State · 53 min to downtown Austin

Partner

$850 – $1,099/mo base rent

1 Bed – 2 Beds

Checked Nov 7

$100 off rent for 1 month(s) on a 12 mo lease | Reduced deposits | App Fee Waived

Street view outside The Local DowntownStreet view

Downtown & The Square

Class A

The Local Downtown

210 N Edward Gary St, San Marcos, TX

3 min to Texas State · 53 min to downtown Austin

$851 – $1,661/mo base rent

Studio – 4 Beds

Checked Nov 7

$90 off rent for 12 month(s) on a 12 mo lease | $90 off on all floor plans

The arithmetic

Turning a concession into a monthly number

The only figure worth comparing across communities is the net effective rent: what you actually pay per month once the concession is spread across the whole lease. A $1,400 apartment with six weeks free on a twelve month lease costs about $1,238 a month. A $1,300 apartment with nothing costs $1,300. The headline says the second is cheaper. The arithmetic says otherwise.

Our true cost calculator does this for you, and it adds the fees the headline leaves out.

Every community with an offer on file (60)

The full roster behind the numbers above.

Questions renters actually ask

How current are these offers?+

Some reach us in apartment data we buy, and we pull that fresh every day. The rest are older notes kept on our community lists. Those carry no date and we haven't rechecked them, so treat one as a lead to ask about, not a promise. Our latest pull was November 7, 2026. Concessions change faster than anything else we track, so check one with us before you count on it.

What does "one month free" actually save me?+

That turns on the lease length and on whether the free month is spread across the term or given up front. One month free on a twelve month lease spread evenly is about an eight percent discount on every payment. The same offer given as a free first month means eleven payments at full rent. Same headline, different budget.

Do I have to ask for the concession?+

Usually not, but you do have to have it written into the lease. A concession quoted on a website or over the phone and left out of the paperwork is not enforceable. Get it on the lease or on a signed concession addendum.

Can you get me a better deal than the posted one?+

Sometimes. Communities hold back offers for specific unit types, floors and move-in dates that never reach the website. That is worth a phone call, and the call is free either way.

No cost. No obligation. 60 seconds.

We will confirm the offer before you tour

Concessions expire quietly. A licensed local locator calls, confirms what is actually available, and tells you what it nets out to. Free to you.

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Keep reading

True cost calculator

Net effective rent, with the fees included.

Price log

Every rent change we have recorded, with dates.

Rent history

Whether a community discounts every year or rarely.

The university area

Campus rings, and what each one costs.

Under $1,000 near campus

Confirmed starting rents below a thousand.

The live map

Filter to communities with an offer yourself.

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