The story of this market
The typical home in San Angelo, Texas sells for about $249,801, or $136 per square foot.
Prices are roughly flat from a year ago (+0.02%), a market in balance. Homes take about 55 days to sell. HUD's fair market rent for a two-bedroom is $1,800 a month.
Monthly price momentum
Home values since 2015
+1.1%
TX · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
San Angelo, Texas
The San Angelo housing market remains stable, characterized by modest price appreciation and a balanced inventory level. Demand is consistently supported by the local military and healthcare sectors, insulating the market from extreme volatility. While inventory remains tight, the market is currently functioning at a sustainable pace for both buyers and sellers.
No ARED county foreclosure postings attributed to San Angelo yet — the verified ledger covers every county the foreclosure ingest has read, attributed by published city area. Key-figure check: median price corroborated by the published ten-year series (2024) (within 12.5%).
Deterministic aggregate of 7 researched ZIP reports — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Median prices moved up 2.0% year over year.
Homes spend a median of 56 days on market with 1.9 months of supply — a fast-moving market.
12% of listings have cut prices · homes sell at 73.95% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.2% · poverty 15.5% — a stable, low-distress profile.
- Ultimate Air Trampoline Park4.34.8 mi
- Think In A Box - Escape Room50.3 mi
- CRC Roofers Coliseum4.43.3 mi
- Golden Corral Buffet & Grill4.13.8 mi
- Murphey Performance Hall4.80.2 mi
- The Grind Coffee & Cafe4.50.3 mi
- The Penny Tap House4.33.1 mi
- San Angelo State Park4.44.2 mi
- Cinemark Tinseltown USA San Angelo4.44 mi
- Icon Cinema4.51.4 mi
- Fort Concho National Historic Landmark4.50.7 mi
- International Waterlily Collection4.60.9 mi
- Fort Concho National Historic Landmark4.50.7 mi
- San Angelo Museum of Fine Arts4.60.5 mi
- The Chicken Farm Art Center4.71.8 mi
- ASU Mayer Museum4.62.2 mi
- Railway Museum of San Angelo4.60.7 mi
- San Angelo State Park4.44.2 mi
- International Waterlily Collection4.60.9 mi
- Unidad Park4.63.6 mi
- Kirby Park4.62.2 mi
- River Walk4.70.4 mi
- Spring Creek Marina & RV Park4.37.5 mi
- Quicksand Golf Course4.22.4 mi
- Bentwood Country Club & Estates4.55.2 mi
- Sunset Mall3.94.4 mi
- Ross Dress for Less4.24.4 mi
- Marshalls4.34.4 mi
- JCPenney4.14.5 mi
- Dillard's4.24.4 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
The amenity base that shapes daily life and property demand in this city — what residents actually live with, and what the pipeline is adding.
A major reservoir providing boating, fishing, and swimming. It is a primary recreational hub for the city and supports significant residential property value.
A scenic trail system along the Concho River that serves as a central gathering place for community events and daily exercise.
A cultural anchor located downtown, featuring regional and national art exhibitions that enhance the city's quality of life.
Offers extensive hiking, biking, and equestrian trails, providing residents with access to rugged West Texas landscapes.
San Angelo is well-suited for families seeking an affordable cost of living, military personnel stationed at Goodfellow AFB, and retirees attracted to the city's moderate pace and recreational amenities. The market offers stability for long-term investors, while the lack of a major metropolitan commute makes it less ideal for those working in distant urban centers.
The San Angelo Independent School District serves the majority of the city, offering a range of academic and extracurricular programs. Schools are generally characterized by steady performance metrics and a focus on vocational and college-readiness pathways. Community engagement in local education remains a central pillar of the city's social fabric.
The city is served by a network of state highways, including US-67 and US-87, which facilitate regional connectivity. Public transit is limited, and the city remains highly dependent on private vehicle transportation for daily commutes.
San Angelo offers a robust amenity base centered on the Concho River, which features a scenic river walk and various parks. Lake Nasworthy provides significant opportunities for water-based recreation, including boating and fishing. The city also hosts cultural attractions like the San Angelo Museum of Fine Arts and various historic sites.
The rental market in San Angelo is characterized by steady demand driven by military personnel and a stable local workforce. Vacancy rates remain relatively low, and rent growth has tracked with broader regional inflation. Investor interest is present, particularly in single-family rentals, though short-term rental activity is primarily concentrated near recreational hubs like Lake Nasworthy.
San Angelo's economy is anchored by Goodfellow Air Force Base, the healthcare sector, and regional agriculture. The city maintains a stable economic profile with low unemployment and consistent growth in service-oriented industries.
San Angelo's economy is anchored by Goodfellow Air Force Base, healthcare, and agriculture, providing a stable employment base. Recent development momentum is focused on downtown revitalization and infrastructure improvements to support a growing population. The city serves as a regional hub for commerce and services in the Concho Valley.
Development planning is currently focused on downtown revitalization and the expansion of residential infrastructure to accommodate steady population growth. Major projects are largely aimed at enhancing urban walkability and supporting the local military-industrial base.
Parcels in San Angelo are subject to various special districts, including the San Angelo ISD, Tom Green County, and potentially local water or utility districts depending on the specific location.
San Angelo experiences crime rates that are generally consistent with regional averages for West Texas cities of similar size. Local law enforcement maintains active community outreach programs to address property and violent crime trends. Residents typically find safety levels stable, though vigilance in urban corridors is recommended.
The region faces moderate risks related to extreme heat and occasional severe weather events, including wind and hail. Flood risks are primarily concentrated near the Concho River and Lake Nasworthy, necessitating careful site-specific due diligence. Property insurance markets remain stable but reflect the broader Texas trend of rising premiums due to weather-related claims.
Property insurance in San Angelo is influenced by regional weather patterns, including hail and wind risks. Premiums have seen upward pressure, consistent with the broader Texas market, though availability remains stable.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Texas) — Senior (65+) and Disabled Homestead Exemption and School Tax Ceiling: Grants an additional mandatory $10,000 exemption from ISD appraised value (Taxable Value_ISD = Appraised Value - $100,000 - $10,000) and establishes an absolute statutory tax freeze (school tax ceiling): total ISD property taxes cannot exceed the dollar ceiling established in the… State (Texas) — General Residence Homestead Exemption and 10% Valuation Growth Cap: Imposes mandatory state-level valuation deductions and growth limitations on the qualifying homestead: (1) Mandates a $100,000 deduction from appraised value for independent school district (ISD) maintenance and operations/debt taxation: Taxable Value_ISD = Appraised Value - $100… State (Texas) — Ad Valorem Real Property Taxation and Assessment Ratio: Mandates ad valorem appraisal of all real property at 100% of fair market value as of January 1 each tax year (Assessment Ratio = 1.00).
Researched annual trajectory for this city, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.2%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this city's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Data retrieved from data.census.gov for San Angelo city, Texas.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment. Source: NCES EDGE public school locations 2023-24.