Are you trying to make sense of San Angelo’s housing market and getting mixed messages? You’re not alone. Our market is shaped by military rotations, a university calendar, energy cycles, and steady local employers, so one neighborhood can feel hot while another cools. In this guide, you’ll learn how to read the numbers that matter, what to watch in Santa Rita, The Bluffs, and Southland, and how to time your move with confidence. Let’s dive in.
How the San Angelo market works
San Angelo is a small but dynamic market. Local demand flows from Goodfellow Air Force Base, Angelo State University, the regional energy sector, and year-round healthcare and government jobs. These forces create real seasonality and quick shifts by price tier.
Because our city has fewer total listings than larger metros, month-to-month changes can look dramatic. That is why you should rely on multiple metrics and look at 3 to 12 month trends, not just last month’s snapshot. Always check city-level numbers against neighborhood comps before you decide on price or offer strategy.
Key metrics you should watch
Active inventory
This is the number of homes for sale at a point in time. In a smaller metro like San Angelo, a change of a few dozen listings can swing the percentage a lot. Look at both the raw count and how that inventory compares to the pace of sales.
Months of inventory
Months of inventory equals active listings divided by average monthly sales. As a rule of thumb, under 3 months suggests a seller’s market, 3 to 6 months is balanced, and over 6 months favors buyers. It smooths week-to-week noise better than raw listing counts, which makes it a strong trend signal here.
Days on market
Days on market measures time from list to contract. Falling DOM usually means stronger demand or aggressive pricing. Be aware that relisted homes can reset the clock, so the cleanest picture comes from MLS status history.
List-to-sale price ratio
This ratio compares the final sale price to the last list price. Close to or above 100 percent often points to multiple offers. Make your comparison hyper-local by price range and property type. City averages can hide big differences between neighborhoods.
Median price and price per square foot
Median sale price reduces the effect of outliers. Price per square foot helps when you compare similar homes by age and style. Segment by single-family vs condo, bed and bath count, and lot size to get meaningful takeaways.
New listings, pendings, and closed sales
Think of these as the market’s pipeline. If pendings rise faster than new listings, conditions are tightening. If new listings outpace pendings, supply is building and buyers may gain leverage.
Why you need multiple metrics
No single number tells the full story in a small market. Use months of inventory, days on market, list-to-sale ratio, and a 3 to 12 month trend view together. Then confirm with neighborhood comps before you act.
Neighborhood examples: what varies
Santa Rita
Santa Rita often features established lots and a mix of classic ranch-style homes with unique updates. Turnover can be periodic, and value often reflects lot size, mature landscaping, and proximity to central amenities. A well-presented 3 bed, 2 bath here can move differently than the same floor plan in a newer subdivision because buyers weigh character, updates, and lot features alongside square footage.
The Bluffs
The Bluffs is known for newer construction and open layouts that appeal to move-up buyers. New-home phases and builder incentives can influence resale pricing across town. When builders are active, you may see stronger competition in this area, while resale sellers might win on condition, upgrades, or immediate move-in timing.
Southland
Southland typically offers approachable price points with a range of home ages and styles. In slower periods tied to energy or military hiring, days on market here can stretch more than in higher-end segments. In stronger rental periods, investor activity can support demand. Sellers benefit from pricing to recent upgrades and condition, and buyers often find value by targeting well-maintained homes that need only cosmetic updates.
Reading the market like a pro
Use a 6 to 12 month window for each neighborhood you’re considering. For your target home type, compare median price, price per square foot, days on market, list-to-sale ratio, and the number of active listings. Then adjust for features like lot size, age of home, garage count, and proximity to Goodfellow AFB or Angelo State University.
If you’re selling, look at the last five to ten closings most similar to your home and note their DOM and list-to-sale ratio. If those homes sold near list with short DOM, a sharper price can capture momentum. If they took longer, plan for more days on market and prepare to shine with staging and pro visuals.
Seasonality and timing in San Angelo
Spring and early summer are usually the busiest for listings and showings. Late fall and winter often slow. Angelo State University’s semester calendar and Goodfellow AFB training cycles can add peaks in rental and entry-level home demand. Energy sector shifts can also speed up or slow down activity, especially in the lower to mid price tiers.
Buyer timing tips:
- Watch months of inventory by price band. Lower MOI means move faster with financing ready.
- Focus on pendings. Rising pendings versus new listings signal tightening conditions.
- Use price per square foot only among similar homes. Adjust for age, lot, and updates.
Seller timing tips:
- Prep early for spring. Staging, professional photography, and strategic pricing can lift your list-to-sale ratio.
- If MOI rises, price to the market you have, not last month’s peak.
- Track DOM on your direct comps. Add a 10 to 20 percent cushion for seasonality.
How to build your neighborhood snapshot
Pull 6 to 12 months of data from the local MLS for your target area and home type. Confirm parcel details with the Tom Green County Appraisal District and cross-check recorded sales through county records when needed. For broader context, keep an eye on local employment updates and building permits that can change supply.
Simple checklist:
- Gather active, pending, and closed sales for the past 3, 6, and 12 months.
- Segment by property type, bed and bath count, and age range.
- Calculate median price, price per square foot, days on market, and list-to-sale ratio.
- Note inventory and months of inventory by price band.
- Flag factors that explain differences, like lot size or nearby new construction.
What could move prices next
- Local employment shifts. Hiring or reductions tied to Goodfellow AFB, healthcare, schools, or energy services affect demand.
- New construction. New phases add supply that can change months of inventory quickly.
- Mortgage rates. Changes in affordability affect buyer activity and negotiating room.
- Seasonal patterns. Spring and early summer momentum can lift list-to-sale ratios, while late-year slowdowns can add DOM.
Practical next steps for buyers and sellers
If you’re buying, get preapproved and focus on your top two neighborhoods. Watch MOI and pendings weekly, then be ready to write a clean offer when a well-priced home hits.
If you’re selling, invest in presentation. Staging, professional photography, and a clear pricing strategy help you capture demand early and protect your final sale price. Monitor showings and feedback closely during week one and adjust if needed.
Ready for a neighborhood-level plan tailored to your goals? From pricing strategy and staging to remote video tours and concierge-level support, we make the process smooth and data-driven. Let’s talk about your next move with Unknown Company.
FAQs
Is San Angelo a buyer’s or seller’s market right now?
- Check months of inventory and list-to-sale ratio in the MLS for the past 3 months. Under 3 months of inventory with ratios near or above 100 percent points to seller-friendly conditions, but neighborhoods can vary.
How long will my home take to sell in San Angelo?
- Look at days on market for similar homes in your neighborhood, then add a 10 to 20 percent cushion for seasonality and listing presentation.
Should buyers in San Angelo waive inspections or appraisals?
- It depends on competition and lending climate. Waivers are sometimes used in ultra-competitive, low-inventory segments, but inspections generally protect buyers.
How do Goodfellow AFB and ASU affect demand?
- Base rotations and the university calendar increase rental and entry-level purchase demand near key commute routes and campus areas, especially around training and semester start periods.
What could cause prices to rise or fall locally?
- Key drivers include local employment changes, new construction openings, interest rates, and short-term shocks. Energy sector swings often produce the fastest shifts in activity.
