Neighborhood
Victory Gardens
San Marcos, Texas US
Victory Gardens in San Marcos, Texas has a mixed investment profile, with gross yield of 5.2 and a Red Flag score of 72. Pricing is in line with San Marcos and about 8% above Texas, while values are down 5.4 over the past year. Walkability is 69 and education is in the 25th percentile, pointing to stronger access than school-test performance.
AI Summary•Updated May 2026
Area
5.57 mi²
ZIP Code
78666
County
Hays County
State
Texas
Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024
Verified Price · Median Sale
$320,611
YoY-5.4%
Gross Rental Yield
5.2%
Listed rent · ZORI annualized
Red Flag Index
High
72 / 100
Walkability Score
69
OpenStreetMap POI density · national percentile
Education Score
25 / 100
Pre-pandemic SEDA (2018/19) · district proxy
AI Score
49
DistrictScore attractiveness · national model
Victory Gardens Property Prices & Rental Yield
Verified Redfin sale data and Zillow ZORI asking rent for Victory Gardens, San Marcos.
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Sign in to view — freeMarket Economics Snapshot
May 2026| Metric | Value | YoY |
|---|---|---|
| Median Sale Price | $320,611 | -5.4% |
| Price / Sq Ft (Verified) | $182/sqft | -6.1% |
| Asking Rent (Median) | $1,399/mo | -0.9% |
| Gross Rental Yield | 5.2% | — |
| Liquidity Score | 53 / 100 | Moderate |
| Homes Sold (Period) | 272 | +11.0% |
Is Victory Gardens Safe? Natural-Hazard Risk
FEMA National Risk Index composite across eight hazards, plus inherited Texas crime context.
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Sign in to view — free What Stands Out AI Insight
Above-average gross rental yield at 5.2%
Liquid resale market — liquidity 53/100
Active transaction volume — 272 homes sold last period
Dense amenities — 62 dining & 14 grocery options nearby
Tornado risk is Very High (100/100)
Hail risk is Very High (100/100)
Insights are generated from Victory Gardens's live DistrictScore metrics.
Victory Gardens Environment & Safety
Satellite PM2.5 air-quality history, FBI UCR crime trend (Texas-level, the finest official aggregation), EPA radon potential and point-source hazard screening.
Air Quality — PM2.5
2015–20247.4 µg/m³ Meets EPA, above WHO guideline+31.1% since 2015
EPA 9WHO 5
20152024
Annual mean fine-particle (PM2.5) concentration at the Victory Gardens centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 89% of U.S. neighborhoods.
Texas Crime Trend
FBI UCR20132024
All crimes / 1k
Violent / 1k
| Year | Crimes / 1k | Violent / 1k | YoY |
|---|---|---|---|
| 2024 | 24.3 | 3.9 | -6.2% |
| 2023 | 26.4 | 4.1 | -1.7% |
| 2022 | 27.4 | 4.4 | +6.3% |
| 2021 | 26.3 | 4.5 | -1.8% |
| 2020 | 26.9 | 4.5 | -3.6% |
| 2019 | 28.3 | 4.2 | — |
Reported at the state level — the finest official US crime aggregation; Victory Gardens inherits the Texas figures.
Radon Potential
EPAZone 3
Zone 3 — Lowest potential · Victory Gardens
EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.
Environmental Hazards
EPA / BTSIndustrial odor8 nearbyVery High
Point-source screening near Victory Gardens: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.
Walkability & Amenities in Victory Gardens
Amenity density and pedestrian access from OpenStreetMap points of interest.
Walkability & Amenities
OpenStreetMap POI69
Somewhat Walkable
Walkability Score
14
Grocery
62
Dining
5
Schools
3
Universities
0
Hospitals
4
Pharmacies
19
Parks
1
Rail Transit
0
Coworking
POI counts are amenities within Victory Gardens's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.
Victory Gardens vs San Marcos vs Texas
How Victory Gardens benchmarks against its city and state medians.
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Compare Victory Gardens against San Marcos and Texas medians — free with a DistrictScore account.
Sign in to view — freeBuying Property in the US as a Foreigner
Federal & Texas tax facts for non-resident buyers, plus the latest local market news.
Buying as a Foreigner
US Tax & OwnershipApplies to everyone7
Capital Gains (Federal)
Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).
Property Tax
Property tax: ~1.25% average effective rate (statewide average; set and collected locally).
State Income Tax
No state income tax — rental income is not taxed at the state level.
State Capital Gains
No state capital gains tax.
Transfer Tax
Real estate transfer tax: none statewide (local tax may apply).
Assessment Cap
Homestead assessed value capped at +10%/yr (20% for some non-homestead property, through 2026).
Mansion Tax / Rent Control
No statewide mansion tax or statewide rent control.
US citizens & tax residents8
Primary-Home Exclusion
Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.
1031 Like-Kind Exchange
A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.
Depreciation Recapture
Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).
Mortgage Interest Deduction
Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).
Opportunity Zones
Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.
Rental Income (Resident)
Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.
Homestead Exemption
Homestead: unlimited protection from most creditors (acreage-limited) and a large school-tax exemption.
Senior & Veteran Exemptions
Full property-tax exemption for 100%-disabled veterans; a school-tax freeze for seniors aged 65+.
Foreign buyers (non-residents)6
FIRPTA (Foreign Sellers)
FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.
Non-Resident Capital Gains
Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.
Non-Resident Rental Tax
Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).
Estate Tax (Non-Resident)
Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.
ITIN Requirement
Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.
Foreign Ownership Restrictions
SB 17 (Sept 2025) bars buyers tied to China, Russia, Iran, or North Korea from acquiring any real property. Verify first.
Talk to a US real-estate tax advisor
FIRPTA, ITIN & Texas property-tax guidance for foreign buyers
Victory Gardens Real Estate FAQ
Victory Gardens in San Marcos, Texas shows a mixed profile. Gross yield is 5.2, pricing is in line with San Marcos and about 8% above Texas, and values are down 5.4 over the past year. The Red Flag score is 72, while walkability is 69 and education is in the 25th percentile.
Neighborhoods near Victory Gardens
Compare Victory Gardens with nearby neighborhoods in San Marcos.
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