San Angelo, Texas Housing Market

How much can you negotiate in San Angelo?

Only 33 out of every 100 homes for sale have found a buyer. The other 67 are still waiting. Your offer may be the only one on the table. Few sellers are dropping their price. Asking prices are holding firm. Your discount will come from one stale listing, not from the whole market.

A typical San Angelo home takes 53 days to find a buyer. Half of them take even longer. That is 11% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago. There are 577 homes for sale in San Angelo. That is 4.7 times the tightest month on record, but below the peak of 750. Supply is shrinking against last year.

What to do about it

• Search San Angelo homes listed 60+ days ago that have already cut their price.
• Offer below the reduced price.
• Keep your inspection and financing contingencies.
• Ask the seller to pay closing costs.
• You can lose a few offers here and still win.

Is now a good time to buy in San Angelo?

Asking prices are 6.2% below their May 2023 peak. You are not buying at the top. Prices are rising again. Every month you wait costs money. The question is no longer when. It is which house. San Angelo prices have risen in 97 of the last 108 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.

This market is turning. Which way is not settled yet. Check the monthly numbers above before you commit.

Who will rent from you in San Angelo?

In San Angelo, 36 out of every 100 households rent. Most own their home. The renter share is shrinking. Five years ago it was 37 in 100. San Angelo added about 500 renter households in five years. Renter households average 2.2 people. Two and three bedrooms fit the typical renter.

Households grew 8% in five years. The housing stock grew 8%. The two are moving in step. 10.4% of homes sit empty. Tenants have options. Budget extra weeks of vacancy between leases.

The median San Angelo household earns $69,935 a year. Incomes here have grown 4.9% a year since 2019. Incomes and home prices are rising in step. A typical home costs 4.4 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. A tenant on the median income can pay about $1,748 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast.

That is the market, not your address. Run an address through the app to see its rent estimate and cash flow.

What numbers should you underwrite a San Angelo deal with?

• Price growth to assume — +4.6%/yr. San Angelo has grown about 4.6% a year for five years and for ten. That is a durable trend, not a boom artifact. It is a fair long-run input. Prices rose 4.8% over the last year. That is a timing signal, not a trend.
• Months of carrying cost — 2. A typical home takes 53 days to sell. Budget that long when you exit or refinance. It is 11% slower than a year ago.
• Odds you cut your price to sell — 1 in 6. About 17% of homes on the San Angelo market right now have already cut their asking price. Assume you are one of them when you sell. Do not underwrite an exit at your asking price.
• Comp on this, not median price — $176/sqft. The average listing runs +18% above the median. Luxury homes skew it. Comp your own size class per sqft.
• Competition when you exit — -23%. That is how much the number of homes for sale shrank in a year. Your resale will face a smaller crowd than today's comps did.
• Price-to-income ratio — 4.4×. A typical home costs 4.4 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. Incomes and home prices are rising in step.
• Tenant rent ceiling — $1,748/mo. 30% of the median household income of $69,935. Rents above this line shrink your tenant pool fast.

Is San Angelo a buyer's or seller's market in 2026?

Yes, if you negotiate. Buyers have the upper hand in San Angelo right now. 33 out of every 100 homes for sale have a buyer, 17% of sellers have cut their price, and a typical home takes 53 days to sell.

Are San Angelo home prices going up or down?

Asking prices are 6.2% below their May 2023 peak. You are not buying at the top. Prices are rising again. Every month you wait costs money. The question is no longer when. It is which house.

What price growth should I assume for San Angelo?

Assume +4.6% a year. San Angelo has grown about 4.6% a year for five years and for ten. That is a durable trend, not a boom artifact. It is a fair long-run input. Prices rose 4.8% over the last year. That is a timing signal, not a trend.

How fast are homes selling in San Angelo?

A typical San Angelo home takes 53 days to find a buyer. Half of them take even longer. That is 11% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago.

Is San Angelo a renters' market or an owners' market?

In San Angelo, 36 out of every 100 households rent. Most own their home. The renter share is shrinking. Five years ago it was 37 in 100. 10.4% of homes sit empty. Tenants have options. Budget extra weeks of vacancy between leases.

What rent can San Angelo tenants afford?

A tenant on the median income can pay about $1,748 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast. The median San Angelo household earns $69,935 a year.