Central Texas · Texas County

Hays County

Hays County (county seat: San Marcos) sits south of Austin within the Austin-Round Rock MSA. Population approximately 280,000. San Marcos + Kyle + Buda + Wimberley anchor the urban core. Verified May 19, 2026.

Last verified May 19, 2026

Quick Facts

County seat San Marcos
Region Central Texas
Population 280,000
100% AMI (4-person) $137,000 Source: huduser.gov
FHA loan limit $614,600 Source: hud.gov
FIPS code 48209

What Buyers Should Know

Hays County’s 2026 HUD area median income (AMI) for a 4-person household is approximately $137,000, with the TSAHC Heroes 115% AMI ceiling reaching ~$157,550. Most Hays County buyers qualify for at least one TSAHC or TDHCA program; the county is not designated a HUD targeted area, so the standard income limits and first-time-buyer rules apply.

FHA loan limits in Hays mirror the Austin-Round Rock baseline. Conforming limits run $806,500 for 1-unit. VA loans are uncapped above conforming limits for full-entitlement veterans.

Property tax in Hays County averages around 1.97% effective (verify current year at the county appraisal district). The Texas residence homestead exemption shaves $100,000 off school-district appraised value and caps appraised value growth at 10% per year — the single highest-return paperwork move a new homeowner makes. File on or before April 30 of the year following purchase.

South Austin + Texas State University

Hays County is anchored by San Marcos (county seat, ~67,000) — home of Texas State University (the second-largest university in the Texas State University System). Kyle (Hays County’s largest city, ~57,000), Buda, Wimberley (Hill Country gateway), and Dripping Springs anchor the broader county. San Marcos CISD, Hays CISD, and Dripping Springs ISD serve the county. The Austin-MSA AMI ceiling applies (highest in Texas) — meaning Hays County buyers have access to the TSAHC Heroes 115% ceiling around $157,550 for a 4-person household. See Travis County guide for adjacent Austin metro context.