Marketing plan · San Marcos

Roofing direct mail in San Marcos:
a neighborhood-by-neighborhood plan

By Best Direct Mail, San Marcos · Numbers from USPS and the US Census Bureau

San Marcos is our home town, and for a roofer it is several markets in one city. There are streets of houses from the 1960s and 70s on their second or third roof, 1980s and 90s tile roofs reaching the age when the underlayment wears out, newer hillside homes that mostly need repairs and inspections, and large lots in the hills where a fire-rated roof matters.

The best postcard for each one is different. Below is what we'd mail where, starting with the public numbers for each ZIP Code: how many homes there are, how old they are, how many are houses and who owns them.

San Marcos by ZIP Code

ZIP Code	Homes (routes)	Built before 1980	Single-family houses	Owner-occupied	Median home value	New movers a month (average)
92069 Central San Marcos, Richland, Twin Oaks Valley and Coronado Hills	16,158 (21)	37%	51%	56%	$800,700	about 154
92078 San Elijo Hills, Lake San Marcos, Discovery Hills and the Cal State area	19,370 (25)	23%	55%	72%	$942,300	about 187

What the columns tell you:

Built before 1980: the share of homes more than 45 years old. Many are on their second or third roof, and the higher it is, the more owners are due for a replacement.
Single-family houses: the share of homes that are detached houses. The higher it is, the fewer EDDM® cards go to apartments and condos, where the association or the landlord decides on the roof.
Owner-occupied: owners buy roofs. Renters don't.
Median home value: higher values point to tile, metal and premium shingle roofs. Elsewhere, financing and a clear price matter most.

These figures cover whole ZIP Codes, and single routes inside them can be quite different. Our EDDM® route planner shows homes, income and homeownership for every route before you choose.

Homes and carrier routes are from the USPS EDDM® route map. Home age, single-family houses, homeownership and home value are US Census Bureau American Community Survey 5-year estimates for the ZIP Code area. New movers are a US Census Bureau American Community Survey 5-year estimate: residents who moved into a different home in the past year, turned into households and divided by 12.

New movers: on average about 340 households move to a new home in these ZIP Codes every month. Many buyers get a roof report from their home inspection and plan the repairs in their first year.

What a mailing costs: starting from $2,034 for 5,000 homes with a 6.25 × 9 EDDM® postcard, or $2,544 with our recommended 8.5 × 11, including printing and postage. See our EDDM® prices for other quantities.

What to mail in each neighborhood

Lake San Marcos (92078)

Built around the lake from the 1960s on, Lake San Marcos has many long-time owners and retirees, and many of the oldest roofs in the city. Owners here have often been in the same house for decades and are careful about who they let on the roof.

Replacement estimates with financing. A free inspection with photos of what you find is the easiest first step.
A calm, clear card. Large type, a phone number that's easy to read, your license number, "licensed and insured" and your reviews. Trust matters more than the discount here.
Pick the house streets. Lake San Marcos also has many condos, where the association decides on the roof. Choose the routes with mostly houses, or reach the associations with a business list.

Central San Marcos and Richland (92069)

The older heart of the city, around Mission Road, San Marcos Boulevard and the Richland neighborhood, has many houses from the 1960s through the 80s, mixed with apartments and newer infill. Many of these houses have asphalt shingle roofs that have already been replaced once and are due again.

"Is your roof over 20 years old?" A free inspection or replacement estimate before the rainy season.
Leak repair cards in November, after the first storms.
Pick the house streets. Where apartments sit next to houses, choose the routes with the most houses, or use a homeowner list by the age of the home.

Discovery Hills and the Cal State area (92078)

Around Cal State San Marcos and Discovery Hills there are many 1980s and 90s houses with concrete tile roofs. The tiles themselves can last a very long time, but the underlayment beneath them usually wears out after about 25 to 30 years, and that is when leaks start. Removing the tiles, replacing the underlayment and putting the tiles back is a job many owners have never heard of until they need it.

Tile roof underlayment cards that explain why a tile roof can leak even when the tiles look fine.
Use a homeowner list. This area also has many rentals and student housing, and renters don't buy roofs. A homeowner list wastes fewer cards than whole routes.

Twin Oaks Valley and Coronado Hills (92069)

North and east of the city center, Twin Oaks Valley and the hills around it have larger lots, custom homes, some horse properties and a lot of natural brush. Parts of these hills are mapped as fire hazard areas, where a replacement roof has to be Class A fire-rated.

Fire-rated roofing, with ember-resistant vents and gutter guards, mailed before fire season.
Larger, higher-value jobs: big custom roofs, tile and metal, and owners who want the work done right more than done cheap.

San Elijo Hills (92078)

A planned community built mostly in the 2000s and 2010s, with larger family homes and tile roofs. Most of these roofs are not due for replacement yet, so this is not where to send a "new roof" card.

Repairs, inspections and gutters. Cracked or slipped tiles, flashing and gutter work, and a free inspection before the rainy season.
Fire-safe upgrades for the homes along the open space: ember-resistant vents and gutter guards.
Check with the HOA. The association usually has rules on roof colors and materials, and owners like hearing that you know them.

A first San Marcos mailing plan

Older roofs first. Mail an inspection and replacement card to the house streets of Lake San Marcos and central San Marcos from August to October, before the rain. A homeowner list can pick homes by age; EDDM® is cheaper where the routes are mostly houses. Pick routes in our EDDM® route planner for 92069 or 92078.
Tile underlayment to the 1980s and 90s streets around Discovery Hills and the Cal State area, by homeowner list.
Neighbors of every job. After each roof you finish, mail the carrier route around it: "We just put a new roof on a home on your street."
New homeowners every month. Many buyers get a roof report from their home inspection. A welcome card with a free inspection reaches them first.

Mail each group at least three times, a few weeks apart. Use a different offer code on each card so you can see which neighborhood and which service brings the calls.

EDDM® or a mailing list in San Marcos?

Which one is better depends on the neighborhood. On the house streets of Lake San Marcos, central San Marcos and Twin Oaks Valley, most homes are owner-occupied houses, and EDDM® reaches nearly the same people for less. Around Cal State San Marcos and the busier corridors, where there are many apartments, condos and rentals, a homeowner list by the age of the home wastes fewer cards. Compare the home age, single-family and homeowner numbers in the table above, and tell us the areas you want and we'll recommend the right mix.

What to put on a San Marcos postcard

Say you're local. "Serving San Marcos, Lake San Marcos and San Elijo Hills" tells people you'll be there for the warranty too.
A photo of a San Marcos roof you installed. Real local work beats stock photos.
One service and one offer per card, matched to the neighborhood above.
Your C-39 license number, plus "licensed and insured" and your warranty.

For the full list of services, offers and a 12-month calendar, see our roofing direct mail guide.

Roofing postcard designs

Start from one of our ready-made roofing postcards. We add your logo, offer, license number and photos, send you a proof, then print and mail it. Need a custom design, or have your own? Just let us know.

Roofing marketing plans in other cities

San Marcos at a glance

Homes and mail routes: About 35,500 homes on 46 routes
New movers: About 340 households a month
Best areas: Replacements: Lake San Marcos and central San Marcos. Tile underlayment: Discovery Hills and the Cal State area. Fire-rated roofs: Twin Oaks Valley and Coronado Hills. Repairs and inspections: San Elijo Hills.
What it costs: Starting from $2,034 to mail 5,000 homes by EDDM® (6.25 × 9), or $2,544 with an 8.5 × 11
Where to start: An inspection and replacement card to the older house streets from August to October, plus new homeowners.

Frequently asked questions

How many homes are there to mail in San Marcos?

The table above shows the homes and carrier routes in each San Marcos ZIP Code, straight from the USPS EDDM® route map. Most roofers don't mail the whole city at once: they pick 2,500 to 5,000 homes in the neighborhoods with the oldest roofs, plus the routes around each job they finish.

Which San Marcos neighborhoods are best for roofing postcards?

For replacements, the older house streets of Lake San Marcos and central San Marcos. For tile underlayment, the 1980s and 90s neighborhoods around Discovery Hills. The table shows the share of homes built before 1980, single-family houses and owner-occupied homes in each ZIP Code.

When should a San Marcos roofer mail?

August to October, before the rainy season, for inspections and replacements, and November for leak repair after the first storms. Mail fire-rated roofing cards to the hills before fire season.

Are you in San Marcos?

Yes. Our print shop is in San Marcos, so we print your postcards here and take EDDM® mailings to the Post Offices that deliver your routes.

Get a quote for your San Marcos mailing

Tell us which neighborhoods and services you want to focus on. We'll reply with a price for printing and mailing, and the routes or list we recommend.

Roofing direct mail in San Marcos:a neighborhood-by-neighborhood plan