Hutchison House
Why it's listed
Built in 1896, this two-story frame house at LBJ Drive and University Street in San Marcos shows the intricate Victorian style of its day. Charles S. Sinz, a German craftsman, designed it for Beverly Hutchison, son of early town developer Major W.O. Hutchison. A hipped roof with four finials, projecting gables, bays, spindle bargeboards and a hexagonal oriel give it an irregular, faceted form. Inside, a carved walnut stair leads to a small oriel room lit by colored glass, a feature described as unique to the town. Later the house operated as a boarding house, and future president Lyndon Johnson took meals there as a student from 1927 to 1929, though the extent of his residence is debated. In 1967 it was moved about 60 feet to escape demolition by the Urban Renewal Agency. Rehabilitation was largely sensitive, and the building now serves as university offices.
Significance in brief: The house is a well-preserved example of late Victorian taste, with many gables, bays, carved details and a walnut stair. It is also tied to Lyndon Johnson, who boarded there as a student between 1927 and 1929. It retained its architectural and historical integrity after the short move that saved it from urban renewal demolition.
Machine-generated summary. This summary was generated by a language model from the official nomination document and has not been reviewed line by line by an editor. It may contain errors. Check the source document before relying on any detail. Source: nomination document (PDF) · National Archives catalog entry. NRHP reference 83004503, listed August 26, 1983. Summary generated October 2026 (model claude-sonnet-5-5, prompt v1.0-2026-10-29, confidence medium).
Key facts
| Address | LBJ Dr. and University St., San Marcos |
|---|---|
| County | Hays County |
| Listed | August 26, 1983 |
| Reference number | 83004503 |
| Resource type | Building |
| Period of significance | 1800-1899, 1900- |
| Architect / builder | Charles S. Sinz, architect and contractor |
| Architectural style | Victorian |
| Areas of significance | Architecture |
| Level of significance | Local |
| Status (as stated in the nomination) | Occupied; in good condition and used for educational purposes and offices. Moved in 1967 and rehabilitated. |
| Acreage | 0.9 |
| Coordinates | 29.88581, -97.94035 (NPS GIS) |
What listing means for this property
National Register listing is honorary for a privately owned home: it does not by itself restrict what an owner may do with their own money, and it does not require public access. Restrictions come from local landmark or historic-district ordinances, which are separate (how they differ).
Owner-occupied houses are not eligible for the 20% federal rehabilitation tax credit, which applies to income-producing buildings, but many states offer credits for homeowners. Listing also opens the door to preservation easements and to buying a plaque. Start with what listing means for homeowners, renovating a listed house and selling one.
General information, not legal or tax advice. Rules change; confirm with your State Historic Preservation Office or a qualified adviser.
Sources and further reading
- National Park Service, National Register of Historic Places database (snapshot May 2026), reference 83004503.
- Nomination form (PDF, National Archives) — catalog entry
- Wikidata Q110002241
- This listing as JSON
Last updated October 2026. Found an error? See the editorial policy for how to report it.