San Angelo, Texas Housing Market

What stands out in San Angelo?

• Homes for sale are 63% above 2017–2019: among the biggest inventory build-ups since 2017–2019 of 765 tracked cities. Buyers have far more choice than before the pandemic.

How much more is for sale in San Angelo than before the pandemic?

There are 645 homes for sale in San Angelo, 63% more than in 2017–2019 at this time of year. That count is down 6% on last year, with 156 new listings this month. The build-up is biggest in 76905 (66 for sale, 141% above its 2017–2019 level) and 76903 (121 for sale, 82% above its 2017–2019 level). More choice means you can walk away from any home priced for the market of three years ago.

Are San Angelo price gains broad or limited to a few ZIP codes?

Asking price per square foot in San Angelo is up 4.2% over the last year. 1 of the 4 ZIP codes with at least 10 listings rose. 76904 led at up 10.0%, and 76903 trailed at down 1.4%. The gains are uneven. Price each ZIP on its own trend. Over five years the pace has been 4.9% a year. Underwrite closer to that than to the last twelve months.

How much can you negotiate in San Angelo?

For every 100 homes still for sale, 39 are under contract. In 2017–2019 at this time of year it was 26. The rest are still waiting for a buyer. Few sellers are dropping their price. Asking prices are holding firm. Your discount will come from one stale listing.

The typical San Angelo listing has been on the market 66 days. That is 9% longer than a year ago. There are 645 homes for sale in San Angelo. That is 5.3 times the tightest month on record, but below the peak of 750. Supply is shrinking against last year.

What to do about it

• Judge each listing on its own.
• Homes listed 90+ days ago with a price cut are where your discount is.
• Fresh, well-priced homes will not move on price. Do not waste offers on them.

How does San Angelo compare with other Texas markets?

Ranked among the 77 Texas markets we track:

• Asking price: 16th cheapest of 77. San Angelo is at $276,284. Closest: Victoria and Mission.
• Buyer competition: 11th most competitive of 67. San Angelo is at 0.39 buyers per home. Closest: Kyle and Baytown.
• Time on market: 34th longest time on market of 77. San Angelo is at a median of 66 days on market. Closest: Victoria and Rockwall.
• Price cuts: 13th fewest price cuts of 77. San Angelo is at 16% of sellers cutting. Closest: Houston and Bryan.

Is now a good time to buy in San Angelo?

The median asking price is 11.2% below its May 2023 peak. Per square foot the gap is smaller: 2.4% below the Jul 2026 high. Part of the drop is smaller homes coming to market. 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 100 of the last 111 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 4.0 times the median income. Locals can afford to buy here. Your exit buyer can be a local family. At 30% of income, a tenant on the median income can pay about $1,748 a month.

To see what one San Angelo address would rent for and cash flow, run it through the app.

What numbers should you underwrite a San Angelo deal with?

• Price growth to assume — +4.9%/yr. San Angelo has grown about 4.9% a year for five years and for ten. That pace held before and after the 2020–2021 boom, so it is a fair long-run input. Prices rose 4.2% over the last year. Use it for timing. The five-year rate is the better guide.
• Months of carrying cost — 3. Budget at least 66 days of holding costs, the current median listing age, when you exit or refinance. That is 9% longer than a year ago.
• Odds you cut your price to sell — 1 in 6. 16% of San Angelo listings have cut their asking price. Underwrite your exit below asking.
• Competition when you exit — -6%. Homes for sale in San Angelo are down 6% on last year, so your resale faces less competition than today's comps did.

Read what days on market tells you about leverage and how we read these numbers, then run the numbers on a deal.

What is the median home price in San Angelo?

The median asking price in San Angelo is about $276,000 as of Sep 2026, up 1.4% from a year ago. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our San Angelo figures cover the 7 ZIP codes with a San Angelo mailing address, which can reach past city limits.

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

Neither side has the upper hand in San Angelo right now. We compare San Angelo with 2017–2019 at this time of year: there are 63% more homes for sale; there are 39 pending sales per 100 listings, against 26 then; 16% of sellers have cut their price, against 19% then.

Are San Angelo home prices going up or down?

The median asking price is 11.2% below its May 2023 peak. Per square foot the gap is smaller: 2.4% below the Jul 2026 high. Part of the drop is smaller homes coming to market. Prices are rising again. Every month you wait costs money. The question is no longer when. It is which house.

What is the best month to buy a house in San Angelo?

Across 9 full years, San Angelo asking prices ran lowest in January, about 5.6% below the year's average. They peaked in April. The most homes for sale show up in October, about 8% above the yearly average.

What is the fair market rent in San Angelo?

HUD's fiscal year 2026 fair market rent for Tom Green County is $1,339 a month for 2 bedrooms and $1,821 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.