Cost of Living & Housing in San Angelo
San Angelo runs genuinely affordable by national standards -- a cost-of-living index 17.0% below the national average and a citywide home-price median in the mid-$200,000s -- though housing, insurance, and combined property-tax figures each carry real, disclosed disagreement across sources.
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Learn moreHousing Prices -- A Real, Disclosed Spread
A June 2026 Redfin snapshot put the citywide median sale price at $244,867, down 2.1% year over year -- a modest cooling rather than continued overheating. A later, August 2026 source (Resideline) cited a higher $265,000 median sold price across 895 tracked closings. Both figures sit well below the roughly $408K national median cited elsewhere in this project; get a current, direct quote rather than anchoring on either precisely.
Property Taxes -- The Combined Rate Runs Well Above the County-Only Figure
Tom Green County's own government-only rate is $0.47075 per $100 of assessed value, and Ownwell's county-wide median effective rate (accounting for exemptions) is 1.18%. But a typical San Angelo address also carries San Angelo ISD ($1.07060 per $100) and City of San Angelo ($0.79470 per $100) levies stacked on top -- producing an estimated combined rate around 2.34%, roughly double the county-only figure. Confirm the exact combined rate for a specific address with the Tom Green County Appraisal District directly.
Homeowners Insurance -- Sources Disagree Substantially
One source cites $4,995/year (about 4% above the Texas state average of $4,800/year and 92% above the national average), while another (based on TGS Insurance customer-average data for policies averaging $340,716 in home value) cites a much lower $1,264/year -- a real, disclosed spread likely reflecting different coverage and deductible assumptions. Get an address-specific quote before budgeting.
Overall Cost of Living
BestPlaces scores San Angelo at 83, meaning total costs across housing, food, childcare, transportation, healthcare, and taxes run 17.0% below the U.S. average. Median household income is cited at $65,864, about 18% below the national median of $80,734 cited in the same source.
Key takeaways
- San Angelo's median home price sits in the $244,867-$265,000 range depending on source and snapshot date -- both well below the national median.
- The combined local property tax rate for a typical San Angelo address (an estimated ~2.34%, stacking city, county, and San Angelo ISD levies) runs roughly double the county-only rate (1.18%) -- confirm the exact combined figure for a specific address directly.
- Homeowners insurance estimates disagree substantially across sources ($1,264-$4,995/year) -- get a direct, address-specific quote.
- BestPlaces rates San Angelo's overall cost of living 17.0% below the national average.
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