The San Angelo market, by the numbers
From our own transaction records and HUD data for San Angelo ZIP codes.
Updated 2026-09-18.
San Angelo · TX
1,816 sq ftMedian size
1976Median year built
4ZIP codes we buy in
The typical San Angelo home we look at was built in 1976, which means roof age, original electrical, and HVAC are the items that most often blow up a retail contract after inspection. We buy those as-is and price the repairs into the offer instead of asking you to make them.
Condition, not timing, sets your price
In a steady market the spread between an updated house and a dated one is wider than the spread between selling in spring and selling in fall.
If it is sound and you can wait, list it
We will tell you that on the first call. A clean, structurally sound house with 60-90 days of patience usually nets more on the open market even after commissions.
ZIP codes we buy in around San Angelo
76901769037690476905
That is 4 ZIP codes across San Angelo — including 76901, 76903, 76904 and 76905. Not listed? We still look at it — Texas deals outside these ZIPs come through regularly.
What the San Angelo market is doing right now
Whole-market figures for every San Angelo ZIP code we buy in, from the Restar
housing database · August 2026. These are not our numbers — they cover every sale in the ZIP, not
just ours.
San Angelo · TX · live market
$251,016Median sale price · -0.3% yr/yr
48 daysDays on market · -4.0 days yr/yr
$162Price per sq ft
136Homes listed for sale · -14.1% yr/yr
$1,335/moMedian rent
0.84Sale-to-list ratio
Listings in San Angelo are moving faster than a year ago — a median of 48 days to go under contract, 4 days quicker, and that is only the clock until it goes under contract — a financed buyer then needs another 30 to 45 days to close, assuming their loan holds. If the house is in retail condition and you are not against a deadline, listing it is a real option and we will say so.
Houses here are closing at a median 0.84 of asking price, so the list price sellers start at is not the number they end at. Factor that into any comparison between a cash offer and what an agent projects you will net.
Home values across these ZIP codes are 3.7% lower than a year ago. On a vacant or inherited property that is a second cost running alongside taxes, insurance and utilities while you decide.
Median rent of $1,335 against a median sale price of $251,016 is a gross yield near 6.4%. That is the honest reason we can pay cash in San Angelo: many of these houses work as rentals for us, so we are not dependent on reselling quickly.
Source: Restar (restar.io) housing database,
built from public records and MLS-derived feeds. A dash means that ZIP has no published figure for
that measure this month.
San Angelo inside Tom Green County
Where a market sits relative to its county tells you which buyers can afford it and how
long they take to commit. Here is Tom Green County against the San Angelo ZIP codes specifically.
The San Angelo ZIP codes we buy in run 13% below the Tom Green County median of $289,033. That gap is the reason a countywide price per square foot is useless for pricing your house, and it is why our offers are underwritten by ZIP.
Time on market differs too: a median of 48 days in the San Angelo ZIP codes against 57 days across Tom Green County.
County-wide, the median sale price is +9.1% against a year ago.
County figures from the Restar housing database; the San Angelo column is the
median across the ZIP codes listed above. Income is the most recent Census estimate.
What we actually buy in San Angelo
One number on this page deserves your attention before any other: houses in these ZIP codes are closing at a median of about 0.80 of their asking price. That is the widest list-to-sale gap of any market we buy in, and it is roughly twenty cents on the dollar between what sellers ask and what they get.
Read it as a warning about comparisons rather than about San Angelo. If you are weighing a cash offer against an agent's suggested list price, you are comparing a real number to an asking number, and in this market those are unusually far apart. Ask for recent closed prices, not list prices.
The underlying market is soft but not falling apart: a median sale near $251,000, values down about 4% over the year, and listings going under contract in a median of 48 days - nine days faster than Tom Green County overall. Inventory is down 14%.
The typical house we look at here was built in 1976 and runs about 1,800 square feet. That is the era of aluminium branch wiring in some builds, original cast-iron plumbing, and slab foundations that have moved with West Texas clay. Foundation movement is the item most likely to turn a San Angelo retail contract into a cash sale after the inspection, whoever ends up buying it.
What it costs to sell a house in San Angelo
We do not yet publish a recorded-sales median for San Angelo, so this is expressed as
rates rather than dollars — we would rather show you a true percentage than a made-up
price. Multiply by whatever your house is worth.
How to work out your net proceeds in San Angelo
Net proceeds = sale price − mortgage payoff − closing costs
− commissions − repairs and concessions
On a Texas listing that is roughly 7.5 to 9.5 per cent of the
price gone before the payoff comes out. A cash offer starts below retail but carries none of
those five deductions, which is why the two routes land closer together than the headline
numbers suggest.
Customary rates, not a quote on your property. Commission is
negotiable, and county and municipal add-ons vary within Texas. See
the full cash offer versus listing
comparison.
How a closing actually works in Texas
Texas closings run through a title company, and the state has no income tax but comparatively high property tax, so prorations at closing are a bigger line than sellers expect. Note that we do not currently text into Texas — see the note in our SMS Terms.
On our side the sequence is the same every time: title search, payoff figures ordered on
any existing mortgage, liens and municipal balances identified, then funds and deed recorded.
Nothing about a cash sale skips title work — what it skips is the lender, the appraisal
and the financing contingency, which is where most retail contracts on San Angelo houses
actually die.
General information about how these transactions typically proceed, not
legal or tax advice. Your closing agent or attorney is the authority on your specific file.
What Texas law requires when you sell
Every row below is a statute rather than our opinion, and each one links to the primary
source so you can check it yourself. These are also the items that most often delay a closing
in San Angelo.
Disclosure
Texas requires a written Seller's Disclosure Notice on most sales of a single dwelling unit, delivered on or before the effective date of the contract. Estates, foreclosures and transfers between co-owners are exempt.
Transfer tax
Texas also has no state income tax. The cost that does bite here is property tax proration, because the rates are among the highest in the country.
Who closes the file
Texas closings are conducted by a title company and no attorney is required. The title company runs the search, issues the policy and disburses funds.
Tax on the gain
Texas has no state income tax, so only federal capital gains rules apply. Federally, the primary-residence exclusion shelters up to $250,000 of
gain if you are single and $500,000 if you are married filing jointly, provided you owned and
lived in the house for two of the last five years — see
IRS Topic 701. An
inherited property takes a stepped-up basis at the date of death, which usually means little
or no taxable gain if you sell soon after.
General information about Texas practice, current as of
2026-09-18. It is not legal or tax advice, and rates set at county or municipal level vary
within the state. Your closing agent, attorney or CPA is the authority on your file.
Our offer versus listing it in San Angelo
Listing timelines are typical rather than measured; commission is the customary 6% and varies by agreement.
Three days to change your mind
If you accept an offer, you have three days after signing to walk away for any reason
at all, with nothing owed and no explanation needed. We would rather lose a deal than
have someone feel cornered into one.
Sometimes you should not sell to us
If the house is in good shape and you are not in a hurry, listing it will almost
always net you more than we can offer. That is not us being modest — we buy at a
discount because we take on the repairs, the carrying costs and the risk.
We will tell you when that is your situation. It is a faster conversation for both of
us than pretending otherwise.
Why San Angelo sellers call us
Most people who reach out are not shopping for the highest number — they are solving
something with a deadline attached. These pages cover what changes in each case:
A sale date does not have to mean a foreclosure on your record.
We buy through probate and can wait for the letters.
A clean date and a clean split of the proceeds.
Occupied is fine. You do not have to remove anyone first.
These get paid out of the proceeds at closing.
Fire, water, structural — we price it, you do not repair it.
Who you will be dealing with
Trevor McAmis
Owner & Acquisitions Lead, Restar Acquisitions. (313) 710-6129 · More about us
Every offer on this site is underwritten by a person, not a form. If the
numbers do not work for you, say so and I will tell you what would.
Other Texas markets we buy in
We buy across Texas, not just San Angelo. Each of these has its own sale prices, ZIP breakdown and rent data published the same way:
Common questions from San Angelo sellers
- Do you buy houses with an HOA?
- Yes. We pull the estoppel and any unpaid dues or violations get settled at closing.
- Can you buy if I still owe on the mortgage?
- Yes. The payoff comes out of the proceeds at closing. The only situation that gets difficult is owing more than the house is worth, and we will tell you that immediately.
- What is the transfer tax when I sell a house in Texas?
- There is not one. None — Texas levies no real estate transfer tax. Texas also has no state income tax. The cost that does bite here is property tax proration, because the rates are among the highest in the country.
- Do I need an attorney to close in Texas?
- No. Texas closings are conducted by a title company and no attorney is required. The title company runs the search, issues the policy and disburses funds.
- What do I have to disclose when selling a house in Texas?
- Texas requires a written Seller's Disclosure Notice on most sales of a single dwelling unit, delivered on or before the effective date of the contract. Estates, foreclosures and transfers between co-owners are exempt. The citation is Tex. Prop. Code § 5.008. Selling as-is does not remove the obligation — it changes who pays for the repair, not whether you have to mention it.
- How much does it cost to sell a house in San Angelo?
- Between about 7.5% and 9.5% of the sale price on the listing route: roughly 5.5% in agent commission, $1,500 to $2,500 in title and settlement fees, about 1% in buyer concessions and 1% or more in pre-listing repairs. A cash sale to us carries none of it.
- What percentage of my home's value will a cash buyer offer?
- There is no fixed percentage, and any buyer quoting one before seeing the property is guessing. The offer is after-repair value, minus repairs, minus holding and resale costs, minus the buyer's margin. Repairs is the line that moves most: a house needing only cosmetics lands far higher than one needing a roof and mechanicals. Ask any buyer to walk you through all four lines on your specific property.
- Can I sell if I owe more than the house is worth?
- Sometimes, through a short sale, but that needs your lender's written approval and takes months rather than days. We will tell you on the first call if that is what you are looking at, rather than let you find out two weeks in.
- Can I really sell my house as-is?
- Yes. We buy in any condition — no repairs, no cleaning, no staging — and you can leave behind anything you do not want. As-is changes who pays for the work, not what you are required to disclose about it.
- What does a 'cash offer' actually mean?
- That the purchase is funded without a mortgage, so there is no lender, no appraisal and no financing contingency. That is the whole of the advantage: financing falling through is the most common reason a residential sale collapses, and it cannot happen on a cash purchase.
- How do I know your offer is fair?
- Check it against the recorded sales published on this page and against the four-line calculation above it. We show you the comps the number came from. If listing would net you more, we will say so — that conversation is faster for both of us than the alternative.
- What fees or commissions will I pay?
- None. There is no agent commission, no listing fee, and we cover standard closing costs. The number on the offer is what you net, minus any existing mortgage payoff or liens.
- Am I obligated to accept the offer?
- No. The offer is written, free, and yours to walk away from. We would rather you compare it against a listing than feel pushed into it.
- Written offer within 24 hours
- Any condition — no repairs, no cleaning
- No commissions; we cover standard closing costs
- You pick the closing date
Get my cash offer →
Takes about two minutes. Or call
(313) 710-6129 — we answer.
