Moving to a new city is exciting but can also feel overwhelming. Texas currently has about five months of home inventory, signaling a balanced buyer’s market. Choosing the right city depends on your lifestyle, budget, and long-term goals.
Whether you’re drawn to the charm of a small town, the balance of a commuter hub, or the energy of a college town, Texas has it all. Frankston, Cleveland, and San Marcos are 3 such cities that might suit your needs. Keep reading to know the important factors to weigh before making a move.
Frankston: Small-Town Living at Its Best
With just 1,100 residents, Frankston delivers rural charm at an affordable price. Median home values are around $162,000, making it the most budget-friendly of the three. Recent market data shows a steep 56.3% price drop over the past year, creating strong opportunities for buyers.
Frankston is 25 minutes from Tyler and about an hour from Dallas, giving you a quiet, rural atmosphere with easy city access. Shopping and dining options are limited, so plan on regular trips to nearby cities.
If you’re looking for homes for sale in Frankston, you can search online, filter by budget and style, and connect with local agents. Consider platforms like Houzeo—America’s best homebuying website, to compare listings and find the right fit for your needs easily.
Cleveland: The Perfect Balance for Commuters
Cleveland has just over 10,000 residents and offers a rural lifestyle with a 45-minute commute to Houston. Median home values are about $207,000, and property taxes (1.3%–2.3%) are lower than in Harris County, which can save you hundreds or even thousands each year.
The area offers a variety of homes, from ranch-style to traditional architecture. It’s also surrounded by natural beauty, with Sam Houston National Forest nearby for hiking, fishing, and outdoor activities. Community events like fairs and markets help foster close neighborhood connections.
👉 Looking for a new home? Explore homes for sale in Cleveland on Houzeo, America’s best home buying app. Customize your search, save favorite properties, schedule tours, and submit offers—all in one place.
San Marcos: A College Town Amid Nature
Home to more than 73,000 residents, San Marcos blends small-town charm with urban conveniences. Texas State University brings youthful energy and cultural activities to the historic downtown.
Median home prices are around $318,945. Families, students, and professionals all find value here, with large outlet malls nearby for shopping and essentials. Explore homes for sale in San Marcos if you want year-round access to the riverfront. From swimming to tubing, the town is a haven for outdoor enthusiasts.
Things to Know Before Moving
Several factors influence your home-buying experience and long-term satisfaction: market timing, finances, transportation, schools, and investment potential.
1. Market Timing: When to Buy
Knowing when to buy can give you an edge. Rising inventory often means better negotiating power. Longer days on market usually mean less competition and more time to decide.
Frankston
- Avg. days on market: 87
- Price drop: 56.3% year-over-year
Cleveland
- Avg. days on market: 41
- Price drop: 19.3% year-over-year
San Marcos
- Avg. days on market: 79
- Moderate price growth
2. Financial Considerations
Property taxes vary widely. Cleveland’s 1.3%–2.3% range is far lower than Houston-area rates, which boosts long-term affordability. Mortgage pre-approval is crucial in today’s market, especially with interest rates near 6.75%–7% in 2025. Lower taxes in some areas can help offset higher borrowing costs.
3. Transportation and Accessibility
San Marcos – Best public transit, with buses and university shuttles. Located on I-35, offering easy access to Austin and San Antonio.
Cleveland – Primarily car-dependent. Connected by US-59 (I-69), SH-105, and SH-321, with access to Houston, Beaumont, and beyond.
Frankston – Requires personal transportation. Connected via US-175 and SH-155, with routes to Tyler, Palestine, Athens, and Dallas.
4. Schools and Family Considerations
School quality can directly influence home values and your family’s experience.
- San Marcos ISD: Above-average schools, strong community support, and university resources.
- Frankston: High school zone noted for better performance, which supports home prices.
- Cleveland: Expanding school system with strong community involvement, but fewer options than larger districts.
5. Long-Term Investment Potential
San Marcos – Strongest growth outlook due to university presence, population increases, and Central Texas development.
Frankston – 7.03% average annual growth over the past decade. Recent price drops offer solid entry points.
Cleveland – Stable appreciation supported by Houston-area growth and favorable taxes.
How Do I Choose a Texas City That Fits Me Best?
Balance practical needs with personal preferences:
- Work with experienced local realtors who understand market trends.
- Calculate the total cost of ownership, including taxes, insurance, and upkeep.
- Factor in commute times and transportation needs.
- Research school ratings and visit campuses.
- Weigh lifestyle fit against investment potential.
Each city offers unique advantages for different buyer priorities. Whether you prefer rural peace, suburban balance, or college town vibe, one of these Texas communities could be your perfect match. Understanding what makes each stand out will help you make the best decision for your family.
