Active Listing  ·  57 days on market

706 Irvin Dr

San Marcos, TX 78666
$399,000
4 Bed 3 Bath 2,907 sqft $137/sqft Built 2013 0.14 acres 2-Car Garage Pool Blanco Vista Tr I Sec A & School Tr

This spacious 2,906-square-foot home (per tax records) offers an open floor plan designed for comfortable living and entertaining. The home features a **primary bedroom downstairs, providing privacy and convenience, along with a beautiful gourmet kitchen with generous cabinet and counter space and a large island that opens to the main living area.

With two living areas, there is plenty of flexible space for family gatherings, movie nights, a home office, playroom, or game room. The open-concept design creates an inviting flow between the kitchen, dining area, and living spaces, making this home ideal for both everyday living and entertaining.

Living in Blanco Vista means enjoying an impressive collection of community amenities, including community swimming pool, a children's splash pad, playgrounds, hike-and-bike trails, a fishing pond, picnic areas, and open green spaces. Residents also have access to Five Mile Dam Park and the Blanco River, providing additional opportunities for outdoor recreation.

Located in San Marcos with convenient access to shopping, dining, schools, major highways, and the Austin–San Antonio corridor, offers space, flexibility, and the lifestyle many buyers are looking for in Central Texas.

At $137/sqft, this home is 39% below the San Marcos active market average of $223/sqft, potentially representing value relative to comparable properties currently on the market. View Austin market report →

Location

706 Irvin Dr, San Marcos, TX 78666

Property Details

Price $399,000
Status Active Listing
Beds 4
Full Baths 2
Half Baths 1
Living Area 2,907 sqft
Lot Size 0.14 acres (6,128.89 sqft)
Year Built 2013
Garage 2 spaces
Stories ,
Type Residential · Single Family Residence
Subdivision Blanco Vista Tr I Sec A & School Tr
County Hays
Zip Code 78666
$/sqft $137/sqft
Days on Market ,
HOA $165/Quarterly
Annual Tax Est. $10,102.93
Pool Yes
Waterfront ,
New Construction ,
MLS # ACT244851680
List Date August 27, 2026
Elementary School Blanco Vista Elem
Middle School Laura B Wallace
High School Jack C Hays
School District ,

Luke Allen (TREC #788149) has deep knowledge of San Marcos and surrounding markets. Whether you're buying, selling, or just researching comparable sales, reach out for a no-pressure conversation.

Schedule a Call →

Price History

How This Ask Has Moved

Original list price versus what this home is asking today. Straight from the ACTRIS MLS feed, no interpretation.

Original ask · August 27, 2026 $434,500
Current ask $399,000
▼ Reduced $35,500 (-8.2%) from original ask

Source: ACTRIS MLS. Price change timestamp reflects the most recent adjustment on record; the feed does not expose intermediate steps between the original ask and today's ask.

Similar Homes on the Market in San Marcos

Comparable Listings Right Now

Homes currently for sale in San Marcos with similar bedroom count, size, and price range, giving you real-time context for how this property's asking price compares to the active market.

AddressList Price$/sqftBeds/BathsSqftDOMListed
332 Ancient Oak Way
Blanco Vista Tr G-H
$400,000 $165 4 bd / 3 ba 2,420 sqft , 2026-06-02
373 LACEY OAK Loop
Blanco Vista
$389,707 $182 4 bd / 3 ba 2,143 sqft , 2026-05-15
310 Durata Dr
Blanco Vista Tr K-1
$410,000 $201 4 bd / 2 ba 2,041 sqft , 2026-01-20
507 Field Corn Ln
Blanco Vista Tr C Ph 1
$385,000 $171 3 bd / 2 ba 2,248 sqft , 2026-10-20
606 Irvin Dr
Blanco Vista Tr I Sec A & School Tr
$424,900 $170 3 bd / 3 ba 2,501 sqft , 2026-09-27

Source: ACTRIS MLS, live listings. Similar by ±1 bed, ±35% price, ±35% sqft. Contact Luke for a formal comparative market analysis.

Investment Analysis

Rental Income Potential

The numbers below use conservative Austin-market assumptions. They are estimates, not a guarantee. Actual rents vary by condition, timing, and management. Read our full Austin rental property guide →

Est. Monthly Rent
$1,915/mo
0.48% rule · conservative Austin est.
Gross Yield
5.76%
Annual rent ÷ purchase price
Cap Rate (est.)
3.46%
NOI after 40% vacancy + expenses
Down Payment
$79,800
20% conventional investment loan

Monthly Cash Flow Breakdown (20% down · 7.25% rate)

Estimated Gross Rent+$1,915
Principal + Interest−$2,178
Property Tax (~2.1% TX avg)−$698
Insurance (~0.5%)−$166
Est. Monthly Cash Flow $-1,127

At current rates and prices, many Austin luxury properties run neutral or slightly negative on pure cash flow, appreciation and equity paydown are the primary return drivers. BRRRR and off-market acquisitions can improve day-one cash flow. Learn about the BRRRR method in Austin →

Commute & Employment

Major Employers Near San Marcos, TX

San Marcos sits within commuting range of Austin's major tech, manufacturing, and corporate campuses. Approximate drive times from this area:

Tesla Gigafactory 15-25 min E
Apple Campus (Domain) 20-30 min N
Google / Meta / Indeed 10-15 min downtown
Dell Medical School / UT Austin 10-20 min
Samsung Austin Semiconductor 25 min N

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About the Author
Luke Allen, Austin TX Realtor, TREC #788149
Luke Allen
Licensed Austin TX Realtor · TREC #788149 · Full-time since 2019
★★★★★ 5.0 on Google · 30 Reviews

Luke Allen is a full-time Austin TX Realtor with the Austin Marketing + Development Group brokerage. He works with buyers, sellers, and investors across every Austin ISD and the surrounding neighborhoods, from Downtown and East Austin to Round Rock, Cedar Park, and the Hill Country. Every page on this site is written and maintained by Luke. This page was last updated on October 2, 2026.

📞 (254) 718-2567 [email protected] More about Luke →