San Angelo, TX — Momentum Score, Home Values & Best-For

All states·Texas·San Angelo

Tom Green County · San Angelo · population 100,159

First-time buyers
San Angelo, TX
Image: Wikipedia · San Angelo, Texas
OverviewCost of livingMoving guide
View watchlist →
64
Rising
Momentum score · 0–100

Where San Angelo stands

Rents up 5.5% in the last year.

Median home $221,396
1-year +2.1%
5-yr CAGR +4.1%
vs 5-yr peak -2.6%
Population +0.1%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2026-02$221k$122k$160k$198k$236k201620182020202220242026

Lifestyle scores

🚶
Walkability
35/100
Car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
30/100
Minimal transit
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
95/100
Excellent for remote work
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$1,262/mo$983$1,163$1,342202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent122120100120202220242026

Rent vs buy

Price-to-rent ratio: 14.6
Buy

At a 14.6 price-to-rent ratio, buying generally beats renting in San Angelo on a long-enough horizon. The headline math is that one year of mortgage payments approximates 14.6 years of rent — well below the 15+ threshold where ownership starts to dominate.

How the momentum score breaks down

methodology →
Home YoY
61 · w22%
Home 5-yr CAGR
60 · w22%
Distance from peak
75 · w18%
Population growth
46 · w16%
Rent YoY
82 · w12%
Home 10-yr CAGR
64 · w10%
Long thesis

San Angelo has held up across the cycle: home values at $221,396 with +4.1% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

San Angelo's bear case is the boring one: the cycle is real and any market that's run hard can stall. Watch for slowing population growth, rising days-on-market, or builder discounts as the early warning signals.

About San Angelo

San Angelo is a city in Tom Green County, Texas, with an estimated population of 100,159. The median home value in San Angelo is $221,396 as of 2026-04, up 2.1% over the last 12 months. Over the last five years, home values have averaged +4.1% annual growth (-2.6% from the 5-year peak). Rents in San Angelo average $1,262 per month, up 5.5% year-over-year. The composite momentum score is 64 of 100 (Rising). The market is healthy with prices supported by underlying demand.

▲ Bull case

●Affordable AND rising: median home $221,396 with positive recent direction — rare combination most of the country can’t offer.
●Quiet strength: +2.1% over the trailing year — not a melt-up, but the market is bid.
●Held the highs: currently -2.6% from the 5-year peak — this market refused to give back gains.
●Hot rental market: rents up 5.5% YoY — landlords have pricing power, supports new investment math.

▼ Bear case

○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About San Angelo (Wikipedia)

San Angelo is a city in and the county seat of Tom Green County, Texas, United States. It is in the Concho Valley, a region of West Texas between the Permian Basin to the northwest, Chihuahuan Desert to the southwest, Osage Plains to the northeast, and Central Texas to the southeast. According to the 2020 United States Census, San Angelo had a population of 99,893. It is the principal city and center of the San Angelo metropolitan area, which had a population of 100,159.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

City facts

MayorDaniel Valenzuela
Area61.92 sq mi
Elevation1844 ft
Densityauto/sq mi

Extracted from the Wikipedia infobox. Values may be slightly out of date relative to the latest sources.

Playbook

Buyer

You're not in a frenzy but you're not getting bargains either. Make a competitive offer with normal inspection terms. Don't lowball — the listing will move with or without you.

Seller

Price at fair market value; expect movement in 30-45 days. Don't get clever with terms (rent-back, contingencies) — buyers in a Rising market have options.

Investor

Appreciation tailwind exists but cash flow requires discipline on price. Run the numbers conservatively and confirm rent comps before committing.

Local safety & alerts

No active National Weather Service alerts for Tom Green County right now.

NWS active alerts (TX)Texas Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Tom Green County routes NWS alerts; check the state EM portal for non-weather emergencies.

Neighborhoods of San Angelo

19 tracked · ranked by median home value
1Country Club$483,341+1.2%
2Nasworthy$389,376+8.1%
3Southland$322,758+0.9%
4Bonham$313,410+1.8%
5Vista del Arroyo$281,589+2.9%
6Bluffs$268,136+0.3%
7Sunset$267,502+5.3%
8ASU-College Hills$231,727+0.6%
9Glenmore$228,457+3.1%
10Santa Rita$227,202+7.0%
11Riverside$213,968+3.7%
12PaulAnn$200,982-1.2%
13Lake View$187,228+2.0%
14Rio Vista$180,888+3.1%
15Angelo Heights$180,820-1.9%
16Belaire$175,686+1.0%
17Central$168,276+1.6%
18Fort Concho East$133,915+4.7%
19Reagan$113,550+0.7%

Cities like San Angelo

Texarkana, TX59 · StableLaredo, TX60 · StableNacogdoches, TX65 · RisingAmarillo, TX69 · Rising

Run the numbers for San Angelo

ToolCan I afford San Angelo?Income → city shortlistToolROI on a San Angelo rentalCap rate, cash-on-cash, DSCRToolCompare San Angelo to anywhereSide-by-side up to 3 citiesToolSan Angelo cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
60° / 39°
avg high / low
Summer (Jul)
95° / 73°
avg high / low
Sunny days/yr
232
~64% of year
Annual precip
29″ rain
1″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
High
Tornado
Very high
Wildfire
Moderate
Earthquake
Low
Flood
Very high

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current San Angelo listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local sports teams

Major professional teams the San Angelo area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Local economy & environment

Humidity
64%
Moderate climate
Median household income
$73,000
Texas state median
Top industries (state-level)
Energy/Oil & GasTech (Austin)Healthcare

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

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