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Remarkable Home: More than 470 feet of San Marcos River frontage near Martindale
Now on the market for $1.4 million, this four-bedroom, four-bath, 4,260-square-foot home has San Marcos River frontage and an annual property tax listed beyond the asking price.
By Guadalupe.News Growth Desk · Source-linked local reporting
5 min read
Listed Oct. 13, 2026
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882 Cottonseed Run, Martindale, TX 78655. Listing photo framed by Guadalupe.News.The home this review describes, from its active listing.Photo: Barnard Realty Group, LLC via Zillow · Source ↗ · View the listing ↗
The listing for 882 Cottonseed Run describes a 4,260-square-foot home on 2.47 acres with more than 470 feet of San Marcos River frontage.
The current asking price is $1,400,000, or $329 per square foot as reported in the listing. Its river frontage and land give this home a setting that matters as much to the tour as the rooms themselves. The property has a Martindale mailing address in Guadalupe County.
This is a one-story home built in 1999, with four bedrooms and four bathrooms: three full baths and one half bath. The listing gives $12,822 as the latest annual property tax and shows no HOA fee. It also lists an assessed value of $1,002,661. Those figures put costs beyond the asking price in view, though the listed tax amount should be read as listing data rather than a statement of what a future buyer would pay.
The approach and setting
The covered front porch is the first outdoor space the listing identifies. Inside, it lists a foyer, French doors and wood and tile flooring. Those are useful specifics for picturing the approach to the house: the listing names the surfaces and openings, while leaving a buyer to judge their condition and arrangement from an in-person inspection. It also lists views of the river, water, trees and pool, without assigning every view to a particular room.
The parcel covers 2.47 acres, and the listing describes more than 470 feet along the San Marcos River. It also identifies a gravel bar and steps to the river. Together, those details explain why the land is a central part of this property, rather than merely a lot-size figure attached to the house. The frontage length comes from the listing description; the record does not turn it into a surveyed boundary measurement.
The listing describes two living areas and a separate dining space. It also identifies Saltillo tile, a study and a bonus room. These named spaces suggest several ways to use the 4,260 square feet, but the listing does not give room dimensions or a floor plan in the retained record. The useful distinction is between what is identified—a study and an additional room—and any particular use a new owner might choose for them.
A climate-controlled sunroom adds another space in the listing's description. With the multiple living areas and dining room, the house offers more than one place to gather indoors. The record does not specify which living area connects to the sunroom or how the study and bonus room are arranged, so those relationships are best left to the property's plans or a visit rather than assumed from the room list.
The kitchen is listed with an island, stone counters and an eat-in area. Its named appliances are a built-in electric oven, electric cooktop, dishwasher and refrigerator. That combination gives a reader a more precise picture than a broad description of a remodeled kitchen would: the record specifies the cooking equipment and surfaces, but does not date a renovation or name a counter material beyond stone.
The eat-in area sits alongside the separately listed dining space as another option for meals. The island is part of the kitchen's stated features, though its size and seating capacity are not given. For a household comparing this home with its own needs, those dimensions would matter; the supported description here is the kitchen's listed equipment and the presence of both eating spaces.
The primary suite has a walk-in closet and a bathroom with a double vanity, according to the listing. Its description also identifies a walk-in shower and access to a screened porch. Those details make the suite's connection to an outdoor space a specific part of the tour, without assuming which direction the porch faces or what can be seen from it.
The listing separately describes a junior suite overlooking the pool. Across the house, it counts four bedrooms and three full baths plus a half bath. That count is useful context for the two suites, but the retained description does not assign each remaining bedroom to a particular bathroom. The suite descriptions and the overall room totals are the supported details.
Outside, the listing identifies a gunite, in-ground pool with a screen enclosure. It also names a covered front porch, the primary suite's screened-porch access and river steps. The pool and river are distinct parts of the outdoor setting: one is a listed feature of the house, while the other is the frontage described along the property. The listing does not give a pool size or measurements for the gravel bar.
The listing's school entries are Dezavala, Goodnight and San Marcos, under San Marcos Consolidated ISD. School assignments can matter to a household weighing the address; these are the entries in the listing record, not a separate district confirmation. Barnard Realty Group, LLC lists the property, with Diane Barnard named as the agent. The brokerage and agent represent the seller.
The numbers: current listing details for 882 Cottonseed Run
Measure
Listing figure
Asking price
$1,400,000
Price per square foot
$329
Living area
4,260 sq ft
Lot
2.47 acres
Bedrooms / bathrooms
4 / 4 (3 full, 1 half)
Year built
1999
HOA
None listed
Latest annual property tax
$12,822
Figures are from the current listing record; the tax figure is not a projection of a future owner's bill.
The listing's price history shows the property was listed for $999,000 on Feb. 8, 2021. That was an earlier asking price, not a verified sale-price comparison. As of Oct. 25, 2026, the listing marks the property for sale. The next recorded sale or listing-price change will put the current $1.4 million ask in a clearer timeline. Readers can inspect the current price, features and history on the listing page.
