About Whisper South
Whisper South is in San Marcos, same great city as Trace but in a different part of town. You get all the San Marcos perks -- the river, Texas State, outlet shopping, and I-35 convenience. This community has a large selection of move-in ready homes, from 3-bedroom starter homes up to 5-bedroom layouts. There is a small PID here, but even with it, the monthly payments are very competitive. If you want to live in San Marcos with a brand new home, Whisper South gives you the most options to choose from.
Community Amenities
HOAParkPlaygroundWalking Trails
Nearby Schools
Whisper South is zoned to San Marcos CISD.
- Hernandez Elementary (San Marcos CISD) - ~2.5 miles
- Miller Middle School (San Marcos CISD) - ~3.5 miles
- San Marcos High School (San Marcos CISD) - ~4.5 miles
Property Taxes & Fees
The total tax rate in Whisper South is 2.23%. The Hays County appraisal district has been assessing new homes at approximately 83.2% of the purchase price, which means your first-year tax bill is typically lower than you might expect.
PID (Public Improvement District): $41.32/month. This is already included in the estimated monthly payments shown on this site. PIDs help fund community infrastructure like roads, water, and drainage.
Estimated Monthly Payments
Based on FHA financing (3.5% down, 3.99% rate, 30-year fixed), homes in Whisper South have estimated monthly payments ranging from $2,050/mo to $2,625/mo. This includes principal, interest, taxes, insurance, and mortgage insurance plus the PID fee. Use the mortgage calculator to customize for your situation.
Community Location
📍 Model Home: 213 Iron Mountain Cove, San Marcos, TX 78666
Community Guide
I put together a detailed flipbook guide for Whisper South that covers floor plans, pricing, and everything you need to know. View the Whisper South Community Guide
Related Communities
Also check out these nearby communities:
Homebuying Resources
New to the homebuying process? Check out these helpful guides:
Ready to See Whisper South in Person?
I can walk you through available homes, answer questions about the area, and help you figure out financing. No pressure, just real answers.
*Estimated payments assume FHA financing with 3.5% down, 3.99% interest rate, 30-year term, and include taxes, insurance, and mortgage insurance. Your actual payment may vary. Contact a licensed mortgage professional for a personalized quote.