Texas · 330th largest metro area

Buying a home in San Angelo, Texas

In San Angelo, the median value of owner-occupied homes is $187,600, Tom Green County's effective property tax rate is 1.29%, and a purchase mortgage carried a median $8,494 in total loan costs in 2025.

Data as of : Census ACS 2020-2024, Census Vintage 2024, HMDA 2025, HUD FY 2027. Sources

San Angelo home costs, fact by fact

About San Angelo

San Angelo is an incorporated city in Tom Green County, with a population of 100,159. It lies in the San Angelo, TX metro area, which ranks 330th among US metro areas.

Reading the San Angelo figures

San Angelo reports a median home value of $187,600, far below the Texas median of $318,100. Dallas reports $320,700. Lubbock comes to $212,400, and Corpus Christi to $210,400. Pasadena reports $209,600. Amarillo reports $196,900. Laredo comes to $193,500, and McAllen to $190,400, while Edinburg, at $189,600, sits just above San Angelo. El Paso reports $184,500. Abilene posts $183,700; Beaumont posts $166,400. Wichita Falls falls to $156,800, and Brownsville to $139,900. These come from owners rather than closings, but they place San Angelo in the lower part of the 45 covered Texas cities.

The county tax read helps a buyer on a modest budget. Tom Green County taxes at 1.29% of value and posts a median annual bill of $2,532, on county homes valued at a median of $197,000. San Angelo's own median sits a little below that county value, so a typical home here would carry a bill near or under the county number. The tax is a smaller line in the monthly budget than it is in higher-value counties, but it still applies at 1.29% to every dollar of value.

Rent is $1,153 a month at the median. Amarillo sits lower, at $1,092. Laredo rent is $1,030 against $923 in Brownsville. Abilene runs a little higher, at $1,157. Lubbock reaches $1,182, and Corpus Christi $1,292. HUD's Fair Market Rent for the San Angelo, TX MSA is $1,350 for the smaller home type, with the larger home type listed at $1,810. The HUD number is a benchmark for rental assistance rather than a market median, and the census rent covers every unit size, so they are not a like-for-like pair.

Ownership reaches 61.2% of households. Dallas shows 42.4%. Lubbock shows 51.2%, and Corpus Christi 57.9%, all lower. Laredo holds 64.1% and Brownsville 61.7%, slightly higher. El Paso shows 60.8% and Amarillo 59.7%, so San Angelo sits in the upper part of the owner shares among the cities of similar value.

Financing: in Tom Green County, lenders reported 1,086 loans in the 2025 HMDA data; the median cost of those loans was $8,494. The middle band ran from $5,714 to $11,306. San Angelo's metro area, San Angelo, TX, ranks 330th nationally with 121,629 residents, and the city itself counts 100,159 people in 1 county. A buyer with a low purchase price should ask a lender for a written estimate and compare it with the county tax bill, because both are fixed costs that weigh more on a lower-priced home than on a costly one. Home values this low also mean the loan itself is small, so the closing-side costs reported by lenders deserve extra attention.

Calculate for Texas

If you buy

Texas state transfer tax

Texas has no real estate transfer tax. Change the price: the amount is recalculated instantly.

Price$318,100
State transfer tax$0
Share of the price—

Default price: the Texas median value of owner-occupied homes, $318,100 (Census ACS 2025). Rule: No transfer tax exists. Buyers pay county recording fees and a state-set title insurance premium. Who pays: No transfer tax to assign. Recording fees and the title insurance premium appear on the closing statement. Not included: county and city transfer taxes, recording fees, title insurance and lender charges. Texas transfer tax guide · all 50 states.

If you sell

Capital gain and the federal tax on it

Same federal rule in every state: Section 121 of the Internal Revenue Code excludes up to $250,000 of gain on a main home ($500,000 for a married couple filing jointly).

Capital gain$350,000
Section 121 exclusion$250,000 (limit $250,000)
Taxable gain$100,000
Type of gainLong-term (owned over 1 year), 15% chosen
Federal tax on the gain$15,000

Section 121 excludes $250,000; the rest is taxable.

Gain = sale price minus your adjusted basis (purchase price, buying costs and improvements); selling expenses reduce it (IRS Publication 523). Long-term rates for sales in 2026, by taxable income including the gain (IRS Rev. Proc. 2025-32, section 4.03): 0% up to $49,450 single or $98,900 married filing jointly, 15% up to $545,500 single or $613,700 jointly, 20% above. Not included: Texas state income tax on the gain (not computed), the net investment income tax, depreciation recapture on a rental or home office, and the reduced exclusion for an early sale. Agent commissions are negotiated and never set by law. Capital gains on a home sale.

Questions about buying a home in San Angelo

How much is property tax in San Angelo?

Homeowners in Tom Green County pay a median $2,532 a year in property tax, 1.29% of the county median home value of $197,000 (Census ACS 2020-2024). Your bill depends on your assessed value and local rates.

What are closing costs on a mortgage in San Angelo?

Home-purchase mortgages in Tom Green County carried median total loan costs of $8,494 in 2025; half of the 1,086 loans fell between $5,714 and $11,306 (HMDA). Total loan costs are the lender and settlement-service charges of the Closing Disclosure; transfer taxes and prepaid items come on top.

Is there a transfer tax when you buy a home in San Angelo?

Texas has no real estate transfer tax. Article VIII, Section 29 of the Texas Constitution, added November 3, 2015, says no law enacted after January 1, 2016 may impose a transfer tax on a transaction that conveys fee simple title to real property.

Is it cheaper to rent or buy in San Angelo?

It depends on your mortgage rate, down payment and how long you stay. As a benchmark, the median value of owner-occupied homes in San Angelo ($187,600) equals 13.6 years of the median gross rent ($1,153 a month), both from Census ACS 2020-2024.

What natural hazards affect home insurance in San Angelo?

Across Texas, the main hazards for home insurance are flood, tornado, wind and hail, and the insurer of last resort is Texas FAIR Plan Association (TFPA). Texas gets more tornadoes than any other state, according to the Texas Department of Insurance; on the coast, windstorm coverage comes from a separate policy, often from TWIA, in 14 coastal counties plus part of Harris County.

Run your own numbers: rent vs buy calculator · closing costs calculator.

Texas rules that apply in San Angelo

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Sources

Texas · All states · Federal guides