# Villas at Willow Springs

> Villas at Willow Springs, San Marcos, TX: 37 units from $925/mo. See this building's full price history, tracked daily for every unit. 2BR $925, 3BR $1,165.

Canonical: https://average-rent.com/city/san-marcos-tx/villas-at-willow-springs-san-marcos-tx/

![Villas at Willow Springs apartments in San Marcos, TX](https://average-rent.com/api/photo/p/15036?w=1200)

Updated November 7, 2026 at 10:01 a.m. CT

3.1 (123 reviews) [Official Website](https://villasatwillowspringsapts.com/)

Live pricing, refreshed November 7, 2026 at 10:01 a.m. CT

37

Units Listed

$925

Starting at

$1,087

Average

$1,199

Highest

$0.91

Per Sq Ft

[PRO](https://whop.com/work4coins-llc/average-rent-pro/): Avg Days Listed

How does this compare? [View San Marcos 78666 rent trends](https://average-rent.com/city/san-marcos-tx/trends/78666/)

Beds

## Pricing by Bedroom

2 Bed

$980

from $925 · 18 units

~1,093 sqft avg

3 Bed

$1,188

from $1,165 · 19 units

~1,296 sqft avg

### Rent Distribution

The final bar groups units at that price or more when the range is wide.

### Price by Bedroom

## Price Breakdown

### Rent by Unit

### Price vs. Square Footage

## Price History

Lines hold the last known price between updates. Diamond markers show changes in quote terms.

Timeframe

### Property Price Trend

### Recorded building rent history

| Date or category | Average monthly rent (USD) |
| --- | --- |
| 2026-06-21 | 1,077 |
| 2026-06-28 | 1,077 |
| 2026-06-29 | 1,077 |
| 2026-06-30 | 1,077 |
| 2026-07-01 | 1,077 |
| 2026-07-02 | 1,077 |
| 2026-07-03 | 1,077 |
| 2026-07-04 | 1,077 |
| 2026-07-05 | 1,077 |
| 2026-07-06 | 1,077 |
| 2026-07-07 | 1,077 |
| 2026-07-10 | 1,077 |
| 2026-07-11 | 1,084 |
| 2026-07-12 | 1,084 |
| 2026-07-13 | 1,084 |
| 2026-07-14 | 1,084 |
| 2026-07-15 | 1,084 |
| 2026-07-16 | 1,084 |
| 2026-07-17 | 1,084 |
| 2026-07-18 | 1,084 |
| 2026-07-19 | 1,084 |
| 2026-07-29 | 1,084 |
| 2026-07-30 | 1,086 |
| 2026-08-02 | 1,086 |
| 2026-08-03 | 1,086 |
| 2026-08-06 | 1,080 |
| 2026-08-07 | 1,080 |
| 2026-08-08 | 1,080 |
| 2026-08-09 | 1,080 |
| 2026-08-10 | 1,081 |
| 2026-08-11 | 1,081 |
| 2026-08-12 | 1,081 |
| 2026-08-13 | 1,081 |
| 2026-08-14 | 1,081 |
| 2026-08-15 | 1,081 |
| 2026-08-16 | 1,081 |
| 2026-08-17 | 1,081 |
| 2026-08-18 | 1,081 |
| 2026-08-19 | 1,079 |
| 2026-08-20 | 1,079 |
| 2026-08-21 | 1,079 |
| 2026-08-22 | 1,079 |
| 2026-08-23 | 1,076 |
| 2026-08-24 | 1,076 |
| 2026-08-25 | 1,076 |
| 2026-08-26 | 1,076 |
| 2026-08-27 | 1,078 |
| 2026-08-28 | 1,078 |
| 2026-08-30 | 1,076 |
| 2026-08-31 | 1,076 |
| 2026-09-01 | 1,075 |
| 2026-09-02 | 1,075 |
| 2026-09-03 | 1,076 |
| 2026-09-04 | 1,076 |
| 2026-09-05 | 1,076 |
| 2026-09-06 | 1,077 |
| 2026-09-07 | 1,077 |
| 2026-09-08 | 1,077 |
| 2026-09-09 | 1,077 |
| 2026-09-10 | 1,077 |
| 2026-09-11 | 1,077 |
| 2026-09-12 | 1,077 |
| 2026-09-13 | 1,077 |
| 2026-09-14 | 1,077 |
| 2026-09-15 | 1,077 |
| 2026-09-16 | 1,079 |
| 2026-09-19 | 1,076 |
| 2026-09-22 | 1,078 |
| 2026-09-23 | 1,075 |
| 2026-09-24 | 1,071 |
| 2026-09-25 | 1,071 |
| 2026-09-26 | 1,075 |
| 2026-09-27 | 1,075 |
| 2026-09-29 | 1,070 |
| 2026-09-30 | 1,079 |
| 2026-10-01 | 1,085 |
| 2026-10-02 | 1,085 |
| 2026-10-03 | 1,085 |
| 2026-10-04 | 1,085 |
| 2026-10-13 | 1,088 |
| 2026-10-16 | 1,093 |
| 2026-10-17 | 1,093 |
| 2026-10-19 | 1,090 |
| 2026-10-22 | 1,087 |
| 2026-10-23 | 1,084 |
| 2026-10-26 | 1,084 |
| 2026-10-28 | 1,078 |
| 2026-11-01 | 1,078 |
| 2026-11-04 | 1,083 |
| 2026-11-06 | 1,084 |
| 2026-11-07 | 1,087 |
| 2026-11-08 | 1,087 |

## Estimated Building Revenue

Est. Monthly Revenue

$82K

$981K annual run rate

Modeled estimate

Est. Occupancy

68%

of about 114 units (modeled from leasing activity)

Effective Rent on New Leases

$1,062

vs $1,087 current asking ($25 negotiation gap)

### Recent Lease Activity

114 units tracked; 77 assumed leased, 37 listed now

See which units leased, when they left the market, and the rent they leased at.

[Unlock with Pro](https://whop.com/work4coins-llc/average-rent-pro/)

## Property Intelligence

How is this calculated?

Negotiation Leverage Score (0-100)

Based on 5 observable signals from the property's listing data:

- +30 pts: 15+ units currently listed

- +25 pts: Active move-in specials

- +20 pts: Deep discounts (>$150/mo off)

- +15 pts: 5+ distinct floor plans

- +10 pts: 25+ units listed

All signals come directly from the property's own listings. Occupancy and building size appear only in the Estimated Building Revenue section, and only when the building size is stated by the property or our unit-level observation history is deep enough to model it.

Listed Units

37

Very high availability

6 floor plans

Move-in Specials

0

No active promotions

Negotiation Leverage

Moderate leverage

Some signals suggest room to negotiate, especially if you can be flexible on move-in date.

### Price vs. San Marcos 78666

Neighborhood

[Millennium on Post](https://average-rent.com/city/san-marcos-tx/millennium-on-post-san-marcos-tx/): $599

[Cottages at San Marcos](https://average-rent.com/city/san-marcos-tx/cottages-at-san-marcos-san-marcos-tx/): $765

[The Lanes at Oslo Apartments](https://average-rent.com/city/san-marcos-tx/the-lanes-at-oslo-apartments-san-marcos-tx/): $800

[Savannah Club Apartments](https://average-rent.com/city/san-marcos-tx/savannah-club-apartments-san-marcos-tx/): $825

[The Ranch](https://average-rent.com/city/san-marcos-tx/the-ranch-san-marcos-tx/): $850

[Treehouse](https://average-rent.com/city/san-marcos-tx/treehouse-san-marcos-tx/): $865

[The Parlor](https://average-rent.com/city/san-marcos-tx/the-parlor-san-marcos-tx/): $869

[Encino Pointe](https://average-rent.com/city/san-marcos-tx/encino-pointe-san-marcos-tx/): $899

Villas at Willow Springs

$925

[Florencia Villas](https://average-rent.com/city/san-marcos-tx/florencia-villas-san-marcos-tx/): $1,000

[Park Hill Apartment Homes](https://average-rent.com/city/san-marcos-tx/park-hill-apartment-homes-san-marcos-tx/): $1,015

Comparing 11 apartments in San Marcos 78666. Click any bar to view that building.

[See San Marcos 78666 rent trends on the San Marcos, TX map](https://average-rent.com/city/san-marcos-tx/rent-map/) [Explore San Marcos, TX on the interactive map](https://average-rent.com/search/#city=san-marcos-tx)

## Available Units

Sort

37 units

Select a unit to see its price history and link to the rental site.

2 Bed / 2 Bath Unit 2412

$925/mo

1,025 ft² · $0.90/ft²

Published monthly total

Available: Now

2 Bed / 2.5 Bath Unit 3613

$975/mo

1,059 ft² · $0.92/ft²

Published monthly total

Available: Now

2 Bed / 2.5 Bath Unit 2911

$975/mo

1,059 ft² · $0.92/ft²

Published monthly total

Available: Now

2 Bed / 2.5 Bath Unit 5514

$975/mo

1,059 ft² · $0.92/ft²

Published monthly total

Available: Now

2 Bed / 2.5 Bath Unit 5512

$975/mo

1,059 ft² · $0.92/ft²

Published monthly total

Available: Now

| Unit | Floor Plan | Bed/Bath | Sqft | Price | $/Sqft | Available | Listed | Details |
| --- | --- | --- | --- | --- | --- | --- | --- | --- |
| 2412 | | 2bd / 2ba | 1,025 | $925 Published monthly total | $0.90 | Now | [Pro](https://whop.com/work4coins-llc/average-rent-pro/) | |
| 3613 | | 2bd / 2.5ba | 1,059 | $975 Published monthly total | $0.92 | Now | [Pro](https://whop.com/work4coins-llc/average-rent-pro/) | |
| 2911 | | 2bd / 2.5ba | 1,059 | $975 Published monthly total | $0.92 | Now | [Pro](https://whop.com/work4coins-llc/average-rent-pro/) | |
| 5514 | | 2bd / 2.5ba | 1,059 | $975 Published monthly total | $0.92 | Now | [Pro](https://whop.com/work4coins-llc/average-rent-pro/) | |
| 5512 | | 2bd / 2.5ba | 1,059 | $975 Published monthly total | $0.92 | Now | [Pro](https://whop.com/work4coins-llc/average-rent-pro/) | |
| 3413 | | 2bd / 2.5ba | 1,059 | $975 Published monthly total | $0.92 | Now | [Pro](https://whop.com/work4coins-llc/average-rent-pro/) | |
| 4514 | | 2bd / 2.5ba | 1,059 | $975 Published monthly total | $0.92 | Now | [Pro](https://whop.com/work4coins-llc/average-rent-pro/) | |
| 4413 | | 2bd / 2.5ba | 1,059 | $975 Published monthly total | $0.92 | Now | [Pro](https://whop.com/work4coins-llc/average-rent-pro/) | |
| 1412 | | 2bd / 2.5ba | 1,059 | $975 Published monthly total | $0.92 | Now | [Pro](https://whop.com/work4coins-llc/average-rent-pro/) | |
| 1214 | | 2bd / 2.5ba | 1,059 | $975 Published monthly total | $0.92 | Now | [Pro](https://whop.com/work4coins-llc/average-rent-pro/) | |

## Garages and parking

Parking, wellness and pet policy details for this building are available to Pro members: garage type and any monthly fee, bike storage, EV charging, amenities such as a sauna or cold plunge, and stated pet rent and weight limits.

[Unlock with Pro](https://whop.com/work4coins-llc/average-rent-pro/)

## Train activity

### Trains close by

Freight line 2,937 ft away · 31 trains/day

- 16 daytime, 15 overnight

- No road crossing within earshot. Horns unlikely.

- Operator: UP

[Why this matters →](https://average-rent.com/how-it-works/#train-noise)

City Club

## Resident Notes & Access Codes

Real tips from people who lived at this property: what leasing and daily living are actually like, plus the gate, parking, and entry codes you only learn once you move in. [See all San Marcos, TX notes](https://average-rent.com/city/san-marcos-tx/resident-access/)

No resident notes for this property yet.

## Similar Apartments in San Marcos, TX

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[Treehouse](https://average-rent.com/city/san-marcos-tx/treehouse-san-marcos-tx/): ![Treehouse apartments](https://average-rent.com/api/photo/AaVGc3k5EiD1BimEXIHLZe8c1Z30tV_wLPT1t1rLF6DTszOEJg0w7xk5wboRLYHwNJbH9tCp5C5qRbdBD3m5ywHOT6AGpC173OyEEhcl5fjAEVEYJ0S9yPe2ZozEUxpY1IMQXWz5RJMOq16pGfOBlFmsBMsgrYz6LAvIEgij0FeW26eVwtwBVC-Ows0NUy3dJtzqj3oTs8_HgWLYFoi2B3-4ShpkNqzeO_ZA_ekzB2077aYx-bao6yIcJqVVuqeHXyjYtqWy3tffRk91JxbF9bJ0hfile19CDHeij8bmAe-h4obSh56uUeBxIhO8pQISPmGygwltoWaRw0o0VZZJHNwA1GLLr-3XIMlq9-s00-SdZrklcatNA61P7W5dJLBE9Rm7h1KznCRvNOMvyp3FCYDE0AtwKGRNr06tA1O4_TscnPVLGWrGdBNgCBgmK4SdgeBl0oWFzPfQ1phlBafcSOMKbf_ztqQLzAna06NXWVmXP0uDox3_M7IBxNIlkfD4lHOsH2lVkf6oT129UmD0WdHMF0enqSuvNAV80RXT9I9KSIFQCMepMCeacqbVUYL2-1oJv5gCMZYp?w=640) From $865/mo 3.3 rating 2 units 1.9 mi away · 6% below

[The Parlor](https://average-rent.com/city/san-marcos-tx/the-parlor-san-marcos-tx/): ![The Parlor apartments](https://average-rent.com/api/photo/p/22688?w=640) From $869/mo 3.6 rating 1 unit 1.1 mi away · 6% below

### San Marcos 78666 Rent Trends

See how rent prices are changing in San Marcos 78666 and across San Marcos, TX.

[View Trends](https://average-rent.com/city/san-marcos-tx/trends/78666/)