San Antonio Neighborhoods
Marion,
Guadalupe County
A small historic town in western Guadalupe County along FM 78: incorporated by 1941, home to about 1,100 people, named for Marion Dove, and sitting at the edge of a northeast corridor that has been growing toward it for years. Rural character, room to spread out, and a town the suburbs around it haven't swallowed.
Questions about Marion? Call me at (919) 800-9870
Marion is a small city of about 1,100 people on FM 78 in western Guadalupe County, about 9.5 driving miles east of JBSA-Randolph and 28 from downtown San Antonio. Marion ISD serves the town and the countryside around it, with one campus for each grade level. The city itself covers only three-quarters of a square mile, so most new building is in subdivisions just outside the city limits, where a MUD (municipal utility district) tax can apply. For a home inside the city, the 2026 combined tax rate is $1.9984 per $100 of value.
Tiffany Reed, REALTOR® | MRP · Data current as of October 2026 · Sources: U.S. Census Bureau · Marion ISD · City of Marion · Guadalupe County Tax Assessor-Collector, 2026 rates- Marion ISD covers 80.38 square miles in Guadalupe and Bexar counties, serves Marion, New Berlin, and Santa Clara, and has about 1,776 students on four campuses.
- Inside the city limits, the City of Marion runs water, sewer, and trash service. Its water comes from Canyon Regional Water Authority and the city's own Edwards Aquifer wells.
- Several new subdivisions sit in the city's extraterritorial jurisdiction, outside the limits. At least one has its own MUD tax of $1.00 per $100 of value.
- JBSA-Randolph's Lindsey Gate is about 9.5 driving miles west of City Hall, straight down FM 78.
- A home inside the city limits pays four taxing units, $1.9984 per $100 of value combined for 2026. Outside the limits the city tax drops off, though a MUD can take its place.
What makes Marion
different?
Marion grew up around the railroad. When the Galveston, Harrisburg and San Antonio Railway crossed Joshua W. Young's plantation in 1877, a railroad camp became a town, lots went up for auction that June, and German settlers moved in from a settlement on nearby Santa Clara Creek. The town took the name of Young's granddaughter, Marion Dove. By 1941 it was incorporated, with a population of 373 and 20 businesses.
It's still small. Marion had 1,034 people in the 2020 Census and an estimated 1,101 in 2025, inside city limits that cover about three-quarters of a square mile. It isn't a master-planned suburb, and that's the draw for many buyers: a rural pace, open land around town, and newer subdivisions on the edges where you can find more room than you would on a typical suburban lot.
The trade-offs are just as plain. Most errands mean a drive to Schertz, New Braunfels, or Seguin. A town this size also has fewer sales to compare against, which matters when you price an offer and again when you sell.
Looking at the whole northeast side before you choose?
The free San Antonio Relocation Guide covers Marion alongside Schertz, Cibolo, and nearby communities, so you can compare them by budget, setting, and drive.
Get the Free Relocation GuideIs Marion a good fit for you?
Marion is a good fit if you want:
- A small-town setting with open country around it, and you're fine driving to Schertz, Seguin, or New Braunfels for most shopping
- A short trip to JBSA-Randolph, about 9.5 miles down FM 78
- A small school district with one campus for each grade level
- Acreage, a custom build, or a newer subdivision outside the city limits, and you're ready to check water, septic, and MUD details for each property
- A home you plan to keep for a while, in a market with fewer sales than the bigger suburbs
What kinds of homes are in Marion,
and what do they cost?
Inside the city limits, Marion has roughly 430 homes, and their ages are spread out. About one in seven was built before 1940 and about a third since 2000. Outside the limits, the picture changes: newer subdivisions, homes on larger parcels, and rural acreage with custom builds.
For a rough price signal inside the city, the median value owners put on their own homes is $162,100 (2020 to 2024 estimate, give or take about $28,000). It covers only the city limits and leaves out the newer subdivisions outside them, so use it for context, not as a price guide. I've included today's listings and recent sales around Marion further down this page, and they keep themselves up to date.
Before you compare two homes on price, check what's underneath it: whether the home is on city water and sewer or a well and septic system, how big the lot actually is, and whether a MUD tax applies. Those details swing the monthly cost more than you'd expect.
How much are property taxes in Marion?
Four taxing units bill a home inside the City of Marion, and their 2026 rates total $1.9984 per $100 of value, about $1,998 for every $100,000 before exemptions.
| Taxing unit | 2026 rate per $100 | General homestead exemption |
|---|---|---|
| Marion ISD | $1.1540 | $140,000; $60,000 more at 65+ or disabled |
| City of Marion | $0.4951 | None; $7,500 at 65+ |
| Guadalupe County | $0.2964 | 1% (at least $5,000); $10,000 more at 65+ |
| Guadalupe County Lateral Roads | $0.0529 | 1% (at least $5,000) plus $3,000 |
| Combined 2026 rate (in city) | $1.9984 | Exemptions apply unit by unit |
Outside the city limits there's no city line, but a MUD or other district can add its own. Search any property on the Guadalupe Appraisal District site (guadalupead.org) and every unit on its bill shows up.
Once you live in the home, send your homestead exemption application to the Guadalupe Appraisal District. It's generally due by April 30, and buying mid-year doesn't disqualify you for that year, provided the seller hadn't used the exemption. If you're a veteran receiving 100 percent disability compensation, your Marion homestead can be fully exempt.
Data current as of October 2026 · Sources: Guadalupe County Tax Assessor-Collector, 2026 Tax Rates · Guadalupe Appraisal District residential exemptions · Census Bureau ACS 5-year estimates, Marion city · Texas Comptroller, Form 50-114.
(OCT 12, 2026 - NOV 11, 2026)
Which schools serve
Marion?
Marion Independent School District serves the town along with New Berlin and Santa Clara, across 80.38 square miles in Guadalupe and Bexar counties. It expects about 1,776 students for 2026–27. Each grade level has a single campus, all in Marion: Norma Krueger Elementary's Primary Campus (prekindergarten through grade 2), the Karrer Campus (grades 3 to 5), Dr. Tom DeKunder Middle School (grades 6 to 8), and Marion High School (grades 9 to 12).
Because there's one campus per grade level, the real question for a home outside town is whether it's in Marion ISD at all. A Marion mailing address doesn't settle that. The property's record on guadalupead.org names the school district, and Marion ISD's office can double-check. To read a campus's state report card, look it up at tea.texas.gov.
Is there new construction near Marion?
Yes, mostly just outside the city limits. The City of Marion lists several subdivisions in its extraterritorial jurisdiction (ETJ), the area outside the limits where the city still reviews how land is subdivided: Dove Song, Kayden Springs, Ranchland Estates, and Stetson Ridge, with Marion Heights on FM 465 under review. A home in the ETJ doesn't pay city tax, but it may pay a MUD tax instead, and it may not be on city water and sewer, so ask about both for each one.
Can you use a VA loan around Marion?
Yes. With full entitlement there's no VA limit on the loan amount; what you can borrow still comes down to your lender's approval and the appraisal. Rural homes get extra attention from VA appraisers: a private well, a septic system, the condition of outbuildings, and how the property is reached can all come up. A lender who regularly closes VA loans on rural Texas property makes this much smoother. For more, see the free VA loan guide.
Before you tour around Marion: what to decide before you go
Town lots, newer subdivisions and rural acreage are very different ways to live, so pick your lane first.
- Well and septic. Many rural homes here run on a private well and a septic system. Decide whether you're comfortable owning them.
- The monthly number. Know your approval amount and the payment you'd be comfortable with. Taxing units differ from one property to the next around Marion, so the same price can mean a different payment.
- Deed restrictions and HOAs. In the newer subdivisions, know what you'd need the deed restrictions and HOA rules to allow, like fences, outbuildings, animals, RV or boat parking, or renting it out later, and tell me before you tour.
- What you need. Acreage, a shop, room for animals, a single story, a garage: know your must-haves and what would rule a place out.
- Getting to work from Marion. If you know where you'll work, drive from Marion to that gate or office at the time of day you'd be on the road.
How far is Marion
from JBSA installations?
FM 78 runs west from Marion through Cibolo and Schertz to Randolph, which makes Randolph the closest installation by a wide margin. I-10 is the other main route toward San Antonio. Camp Bullis and Lackland sit across town on the northwest and southwest sides. The mileage below runs by road from Marion City Hall (303 S. Center St.) to each installation's nearest 24/7 gate, rounded.
| JBSA-Randolph | ~9.5 miles west on FM 78 to the Lindsey Gate |
| JBSA-Fort Sam Houston | ~24 miles to the BAMC/I-35 Gate via FM 465, I-10, and Loop 410 |
| JBSA-Camp Bullis | ~35 miles to the main gate via FM 78, FM 3009, I-35, Loop 1604, and I-10 |
| JBSA-Lackland | ~38 miles via FM 465, I-10, and US-90 |
Randolph is the easy drive from Marion. If you're weighing the town for a Randolph or Fort Sam assignment, think through how long you'll be here and whether you'd rent the house out or sell it when orders change, because that affects which property makes sense. The Randolph AFB housing guide and the military relocation overview compare nearby communities.
What does daily life look like
in Marion?
Daily life in Marion is quiet and close to home. The schools, the ballfields, and the library are all in town, so an ordinary evening might mean a game at the ballpark or a walk before dark.
For bigger errands, plan on a drive. Most big grocery runs, restaurants, and big-box stores are in Schertz, Cibolo, Seguin, and New Braunfels, each a short drive down FM 78, FM 465, or I-10. If you want everything within a mile of the front door, Marion won't be that; if you want room and a slower pace with the bigger towns in reach, it fits well.
In town
- Veterans Park, Marion Ball Park (a baseball and a softball field), and Lions Field, all city parks
- Marion Community Library, 201 S. Center St.
Lakes and river
- Lake Dunlap, Lake McQueeney, and Lake Placid, a chain of small Guadalupe Valley lakes on the Guadalupe River between New Braunfels and Seguin. Lake McQueeney is full again now that its spillgates have been rebuilt.
- Max Starcke Park in Seguin, 227 acres along the Guadalupe River, with an 18-hole golf course and a paddling trail
Errands and shopping
- Schertz, about 8 miles west on FM 78
- New Braunfels, about 13 miles north
- Seguin, about 14 miles east by way of I-10
Data current as of October 2026 · Sources: City of Marion parks · Guadalupe-Blanco River Authority · City of Seguin · miles by driving route (OpenStreetMap data)
What buyers ask about
Marion.
What school district serves Marion?
Marion ISD, which covers about 80 square miles in Guadalupe and Bexar counties and serves Marion, New Berlin, and Santa Clara. It has one campus for each grade level. For homes outside town, confirm on the property's appraisal record that it's in Marion ISD, and look up the campus at tea.texas.gov.
What are home prices in Marion?
Prices vary widely between older homes in town, newer subdivisions outside the limits, and rural acreage. Inside the city limits only, owners put the median value of their homes at $162,100 (2020–2024 estimate). I've put what's listed and what has sold lately around Marion in the live section higher on this page.
How far is Marion from Randolph and Fort Sam Houston, and does it work for a military move?
Measured from City Hall, Randolph's Lindsey Gate is about 9.5 driving miles away on FM 78. Fort Sam Houston is about 24 miles to the BAMC/I-35 Gate, and Camp Bullis and Lackland are 35 to 38 miles away. It works well if you want a small town or acreage close to Randolph and you're fine driving for errands. Drive times vary by time of day, traffic, and gate. Check current conditions for your route before deciding.
What is the property tax rate in Marion?
Inside the city limits, the four 2026 rates add up to $1.9984 per $100: Marion ISD $1.1540, City of Marion $0.4951, Guadalupe County $0.2964, and the county's lateral road fund $0.0529, before exemptions. Outside the city there's no city tax, but a MUD may apply. The appraisal record for the address lists every unit.
Is there new construction near Marion?
Yes. Most of it is in subdivisions the city lists in its extraterritorial jurisdiction, just outside the limits, such as Dove Song, Kayden Springs, and Stetson Ridge. Ask each builder about the water and sewer setup and any MUD tax, and check the school district on the appraisal record.
What working with me looks like
for Marion-area buyers.
- Before you drive out, I gather the details. I ask for the seller's disclosure and any past inspection reports and check the roof, HVAC and water heater ages. If something's a deal-breaker, you'll know before the trip.
- You can see a place without coming in person. I'll show you around on video, room by room, so an offer can happen from wherever you are.
- I'm with you on new construction from beginning to end. Reach out before your first builder visit, because some builders won't let an agent join after that. I walk the model homes with you, manage the builder negotiation, and I'm at every walkthrough with you, right through the last one. My new construction page covers the process step by step.
- I can introduce a lender, including lenders who handle VA loans every day.
- When the right place comes along, I'll write your offer and negotiate it.
- Then I keep things on schedule. I coordinate inspections, keep up with the appraisal and closing steps, and do the final walkthrough with you before you sign.
Thinking about
Marion?
Tell me how much land you want, where you'll drive each day, and what you'd rather not deal with, and I'll book tours of the Marion-area homes that interest you. Rather start by scrolling listings? Jump to Marion homes for sale.
Let's Talk About Your Next MoveTiffany Reed, REALTOR® | MRP | Real Broker LLC
(919) 800-9870 | tiffany@tiffanyreedtx.com | tiffanyreedtx.com
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