Neighborhood in San Marcos, Hays County

Living in Franklin Square, San Marcos

D+

10th of 15areas in San Marcos
Overall score 29 of 100 vs Texas neighborhoods
San Marcos overall: D-

Franklin Square is a neighborhood in San Marcos, TX, home to about 4,000 people. It gets a D+, in the bottom third of Texas neighborhoods, and ranks 10th of 15 areas we score in San Marcos. It does best on education levels and worst on jobs and income.

  • Lots of parks
  • Tornado risk is very high
  • Hail risk is very high

Closest everyday places

Grocery store1.2 mi
Pharmacy0.5 mi
Park0.4 mi
Cafe0.9 mi
Restaurant0.6 mi
Gym1.0 mi
Hospital or urgent care0.4 mi
Childcare1.1 mi
Library1.4 mi

Straight-line distance from the middle of where people live. Overture Maps.

Population
4,030
Median rent
$1,470
Median home value
$304,000
Household income
$67,400
Average commute
32 min
Homes owned
46%
Loading map

What it's like to live in Franklin Square

Franklin Square is a neighborhood in San Marcos with about 4,000 residents, homes built around 1987, a mix of owners and renters and 29% of households with children.

Our grade for Franklin Square is D+. That puts it 10th of 15 areas we grade in San Marcos, a city that gets a D- overall.

Pros of living in Franklin Square

  • Higher incomes. The median household earns $67,400, 31% higher than the San Marcos median.
  • Parks within walking distance. The closest park is about 0.4 miles away.

Cons of living in Franklin Square

  • Longer commutes. The average commute is 32 minutes, against 24 for San Marcos as a whole.
  • Natural hazard risk. FEMA rates the risk of tornadoes, hail and wildfires as very high in this part of town.

Franklin Square report card

Each grade compares Franklin Square with every neighborhood in Texas. Safety is not graded for single neighborhoods because police report crime for the whole city.

  • Cost of living: grade C-

    Median rent $1,470, homes cost 4.5x income.

    34 of 100 vs TX areas

  • Jobs and income: grade D+

    Median household income $67,400, 5.6% unemployed.

    26 of 100 vs TX areas

  • Schools: grade C+

    Nearby schools average 81 of 100 on the state rating.

    48 of 100 vs TX areas

  • Safety: no grade

    Citywide, 422 violent crimes per 100k, 1,940 property crimes per 100k.

    No score vs TX areas

  • Errands and things to do: grade C

    Some everyday stores and services within a mile of homes.

    41 of 100 vs TX areas

  • Getting around: grade C-

    Average commute 32 min, 17% work from home.

    33 of 100 vs TX areas

  • Education levels: grade B-

    38% have a bachelor’s degree.

    62 of 100 vs TX areas

  • Health: grade C

    14% of adults uninsured.

    41 of 100 vs TX areas

  • Home ownership: grade C-

    46% of homes owner-occupied.

    39 of 100 vs TX areas

  • Internet access: grade C

    91% of homes have broadband.

    40 of 100 vs TX areas

Franklin Square compared with San Marcos

Better than San Marcos

  • Homes owned by the people living in them: 46%15 points higher than San Marcos (31%)
  • Median household income: $67,40031% higher than San Marcos ($51,281)
  • People below the poverty line: 15%12 points lower than San Marcos (27%)

Worse than San Marcos

  • Average commute: 32 min35% higher than San Marcos (24 min)
  • Median rent: $1,47011% higher than San Marcos ($1,322)
  • Workers who walk, bike or take transit: 3.3%3 points lower than San Marcos (6.6%)

Closest public schools

Texas Education Agency 2025 ratings. Check the attendance zone for any address with the district.

  • BCrockett ElementaryElementary, San Marcos CISD0.6 mi
  • CMiller MiddleMiddle, San Marcos CISD1.8 mi
  • CSan Marcos High SchoolHigh, San Marcos CISD4.4 mi

Cost of living in Franklin Square

Median rent in Franklin Square is $1,470 a month, 11% higher than the San Marcos median. A household would need about $59,000 a year to keep that rent at 30% of income.

The median home is worth $304,000, about the same as the San Marcos median, which means a monthly payment of about $2,126 with property tax at today's mortgage rates.

MeasureHereSan MarcosTexas
Median rent11% higher than San Marcos$1,470$1,322$1,403
Median home valueAbout the same as San Marcos$304,000$310,400$283,800
Home value to income25% lower than San Marcos4.5x6.1x3.6x
Renters paying 30%+ of income on rent12 points lower than San Marcos55%67%52%
Homes owned by the people living in them15 points higher than San Marcos46%31%63%
Vacant homes4 points lower than San Marcos3.3%7.7%9.4%
Median year homes were builtAbout the same as San Marcos198720011992

Monthly cost to buy a median home

$2,126
Mortgage payment
$1,664
Property tax
$462
Median rent, for comparison
$1,470

Based on a $304,000 home in Franklin Square, 20% down and a 30-year loan at 7.28% (Freddie Mac average, week of 2026-10-01). Property tax is the median for the surrounding Census tract, or the county where that is not published. Insurance and fees are not included.

Work, income and getting around

MeasureHereSan MarcosTexas
Median household income31% higher than San Marcos$67,400$51,281$78,476
Unemployment rateAbout the same as San Marcos5.6%5.2%5.3%
People below the poverty line12 points lower than San Marcos15%27%14%
Adults with a bachelor's degree or higherAbout the same as San Marcos38%38%34%
Average commute35% higher than San Marcos32 min24 min27 min
Workers who work from home6 points higher than San Marcos17%11%14%
Workers who walk, bike or take transit3 points lower than San Marcos3.3%6.6%2.6%
Homes with broadband internet6 points higher than San Marcos91%85%91%

Natural hazard risk

FEMA National Risk Index for the Census tracts in this area.

  • River floodingModerate
  • HurricanesModerate
  • TornadoesVery high
  • HailVery high
  • Heat wavesHigh
  • WildfiresVery high
  • Winter stormsVery high
  • Strong windHigh

Who lives in Franklin Square

Under 1820%
18 to 3431%
35 to 6436%
65 and over13%
Race and ethnicity
White43%
Hispanic or Latino35%
Black11%
Asian1.4%
Other or more than one race9.8%

Shown for information only. It is never part of any grade.

Other neighborhoods in San Marcos

  1. 1CCentral San MarcosMedian rent $1,340
  2. 2CCastle ForestMedian rent $1,700
  3. 3CBlanco GardensMedian rent $1,160
  4. 4C-La VistaMedian rent $1,180
  5. 5C-Rio VistaMedian rent $1,220
  6. 6C-East GuadalupeMedian rent $1,200
  7. 7C-Millview WestMedian rent $1,180
  8. 8D+Millview EastMedian rent $1,080

Similar neighborhoods in other cities

Areas elsewhere in Texas with the closest mix of grades.

  1. C-South GeorgetownGeorgetown
  2. DCentral Cedar HillCedar Hill
  3. C+Central Harker HeightsHarker Heights

Questions about Franklin Square

Is Franklin Square a good place to live?

Franklin Square is a neighborhood in San Marcos, TX, home to about 4,000 people. It gets a D+, in the bottom third of Texas neighborhoods, and ranks 10th of 15 areas we score in San Marcos. It does best on education levels and worst on jobs and income.

How much does it cost to live in Franklin Square?

Renters in Franklin Square pay a median of $1,470 a month, 11% higher than the San Marcos median. The median home is worth $304,000, about the same as the San Marcos median. A median home costs 4.5x the median household income, compared with 6.1x across San Marcos.

What schools serve Franklin Square?

The closest rated public schools are Crockett Elementary (elementary, rated B), Miller Middle (middle, rated C) and San Marcos High School (high, rated C). School zones can differ from the closest school, so check with the district.

This area is built from 3 Census block groups closest to the Franklin Square name on the map, so its edges are approximate. Sources: US Census Bureau 2020-2024 ACS 5-year, CDC PLACES 2025, Texas Education Agency, FEMA National Risk Index, Overture Maps. How we grade.