Here is a comprehensive career guide for Real Estate Agents considering a move to San Angelo, TX.

Real Estate Agent Career Guide: San Angelo, TX

The Salary Picture: Where San Angelo Stands

As a career analyst, I look at salary data first because it dictates your lifestyle. For a Real Estate Agent in San Angelo, the numbers are specific. The median salary sits at $59,801/year, which translates to an hourly rate of $28.75/hour. This is slightly below the national average for Real Estate Agents, which is $61,480/year.

However, context is everything. San Angelo is the economic hub of the Concho Valley. While the job market is modest—there are only 194 jobs in the metro area—the 10-year job growth is holding steady at 3%. This isn't a boomtown; it's a stable market. For an agent, this means less competition than in Dallas or Austin, but you must be disciplined to secure your share of the transactions.

Here is a breakdown of what you can expect to earn based on experience level. Note that real estate is commission-based, so these figures represent annualized earnings based on local market performance.

Experience Level	Estimated Annual Income	Key Characteristics
Entry-Level	$35,000 - $48,000	First 1-2 years. Building a client base, often relies on team leads or rental listings. Volume is low.
Mid-Level	$55,000 - $75,000	3-7 years of experience. Consistent pipeline, some referrals, comfortable handling standard residential sales.
Senior Agent	$75,000 - $110,000	7-15 years. Strong referral network, handles luxury or complex properties, may train others.
Expert/Top Producer	$110,000+	15+ years. Dominant market share, specializes in commercial, land, or high-end residential, often runs a team.

Local Insight: In San Angelo, the gap between mid-level and senior agents is often bridged by specialization. The median salary of $59,801 sits comfortably in the mid-level range. To exceed this, you need to master a niche—whether it's the historic districts near downtown or the newer developments on the south side.

Comparison to Other Texas Cities:

• San Angelo: $59,801 (Cost of Living Index: 90.9)
• Austin: ~$75,000 (Cost of Living Index: ~115)
• Dallas-Fort Worth: ~$68,000 (Cost of Living Index: ~102)
• Midland/Odessa: ~$65,000 (Cost of Living Index: ~95)

While your raw salary number is lower in San Angelo, your purchasing power is significantly higher due to the lower cost of living.

The Real Take-Home: After Taxes and Rent

Let’s break down the monthly budget for an agent earning the median salary of $59,801/year. This assumes you are a W-2 employee or a sole proprietor paying quarterly taxes.

Assumptions:

• Gross Monthly Income: $4,983 ($59,801 / 12)
• Taxes (Fed + State + FICA): ~28% (approx. $1,395)
• Net Monthly Income: $3,588
• Average 1BR Rent: $927/month

Monthly Budget Breakdown:

• Net Income: $3,588
• Rent (1BR): -$927
• Utilities (Est.): -$150
• Groceries: -$300
• Car Payment/Gas (Essential in TX): -$400
• Health Insurance (Marketplace): -$350
• Misc/Entertainment: -$300
• Savings/Investments: $1,161

Can They Afford to Buy a Home?
Yes, absolutely. This is San Angelo’s biggest draw. With a remaining $1,161 after essential expenses, a median-earning agent has a strong cash flow for savings.

• Median Home Price in San Angelo: ~$225,000
• 20% Down Payment: $45,000
• Monthly Mortgage (30-yr, 7%): ~$1,200

Insider Tip: Most successful agents I've analyzed here buy a home within 2-3 years of moving to the city. The rental market is tight, and buying locks in your housing cost, which is a massive financial advantage given the rising rents in Texas.

Where the Jobs Are: San Angelo's Major Employers

While Real Estate Agents are independent contractors, the health of the local economy drives housing demand. San Angelo’s economy is diverse but anchored by specific major employers. Knowing who they are helps you target marketing and understand relocation patterns.

1. San Angelo Regional Airport (Mathis Field): A key hub for general aviation and a maintenance base for the 17th Training Wing from Goodfellow AFB. It drives demand for housing from military personnel and contractors.
2. Goodfellow Air Force Base: This is the lifeblood of the local economy. It employs thousands of civilian and military personnel. Hiring Trend: Steady. The base is a permanent fixture, meaning a consistent flow of renters and buyers looking for homes near the base on the north side of town.
3. San Angelo Independent School District (SAISD): One of the largest employers in the region. Teachers and staff are a significant portion of the home-buying market, especially in neighborhoods like PaulAnn and Lone Star.
4. Shannon Medical Center: The primary healthcare provider for a 13-county region. Shannon employs over 2,500 people. Hiring Trend: Growing. As healthcare expands, so does the demand for housing from medical professionals, often in the newer subdivisions south of the river.
5. Texas A&M University-San Angelo: With an enrollment of over 10,000, the university is a major economic driver. It fuels the rental market strongly, but as it grows, faculty and staff become a prime buyer demographic.
6. City of San Angelo: As the municipal government, it’s a stable employer. City employees often look for homes in established, centrally located neighborhoods.
7. Concho Resources (Now part of Diamondback Energy): While oil and gas fluctuate, the presence of major energy companies provides high-income buyers for the luxury market. This is a key sector for top-producing agents.

Insider Tip: Track military PCS (Permanent Change of Station) cycles. Goodfellow AFB moves personnel in the summer and winter. Aligning your marketing with these cycles can secure a steady stream of rental listings and first-time homebuyers.

Getting Licensed in TX

Texas has a specific, straightforward path to licensure. The process is managed by the Texas Real Estate Commission (TREC).

Requirements:

1. Education: Complete 180 hours of pre-licensing education from a TREC-approved provider.
2. Background Check: Submit fingerprints for a background check.
3. Exam: Pass the Texas Real Estate Salesperson Exam.
4. Sponsor: Find a licensed broker to sponsor you (essential; you cannot practice independently).

Costs (Approximate):

• Pre-Licensing Course: $300 - $500 (online providers are common).
• Exam Fee: $43 (paid to the testing provider).
• License Application Fee: $205.
• Fingerprinting: $40.
• Total Startup Cost: ~$600 - $800.

Timeline:

• Coursework: 2-4 weeks (can be done online at your own pace).
• Scheduling Exam: 1-2 weeks after course completion.
• License Issuance: 1-2 weeks after passing the exam and finding a broker.
• Total Time: 6-8 weeks from start to holding your license.

Insider Tip: Don’t just pick the cheapest online course. Look for one that offers local San Angelo insights or has connections to local brokerages. Your sponsor broker will be your most important career decision.

Best Neighborhoods for Real Estate Agents

Living in the right neighborhood enhances your visibility and commute. Here’s a breakdown by lifestyle and commute.

Neighborhood	Vibe & Commute	Avg. 1BR Rent	Why It's Good for Agents
Downtown / Historic District	Walkable, urban, older homes. Commute to anywhere is <10 mins.	$1,100	High visibility for open houses, close to SAISD and city offices. Great for networking.
Southside / Bentwood	Modern, family-oriented, newer builds. 10-15 min commute.	$950	Where the growth is. New listings are frequent. High concentration of Shannon Medical staff.
PaulAnn / Lone Star	Established, middle-class, SAISD schools. 10-15 min commute.	$850	Steady market with first-time buyers and military families from Goodfellow. Reliable turnover.
Northside / Near Goodfellow	Affordable, older homes, rentals. 5-10 min commute to base.	$750	Prime location for rental management and military clients. Lower entry cost for living.
Sherwood Way / Loop 306	Commercial corridor, mixed-use, busy. 10-15 min commute.	$900	Excellent for visibility (billboards, signage) and easy access to shopping centers.

Insider Tip: Many successful agents live in the neighborhoods they specialize in. If you want to sell in the Southside, live there. Your personal experience adds authenticity that clients in that area will trust.

The Long Game: Career Growth

San Angelo is a "long game" market. You won't get rich overnight, but you can build a very comfortable, sustainable career.

Specialty Premiums:

• Military Relocation Specialist (MRP): Certification from the National Association of Realtors (NAR). This is gold in San Angelo. Goodfellow AFB is a constant source of clients.
• Luxury Home Specialist: While the luxury market is smaller, it’s profitable. Focus on the country clubs (Quicksand, Knickerbocker) and upscale developments on the south side.
• Commercial Real Estate: This is the biggest growth area. With Texas A&M expanding and the airport growing, commercial space is in demand. Transitioning from residential to commercial can double your income potential.

10-Year Outlook:
The 3% job growth is conservative. Texas A&M and Goodfellow AFB are not going anywhere. The city is investing in its riverfront and downtown revitalization. Over 10 years, expect:

• Population: Steady growth, not explosive.
• Home Values: Moderate, steady appreciation (3-5% annually).
• Agent Competition: Likely stable. High turnover in the first 2 years (as in any market), but a core group of successful agents remains.

Insider Tip: Start building a referral network with base relocation offices and university HR departments now. It takes years to cultivate these relationships, but they pay off in a flood of consistent business.

The Verdict: Is San Angelo Right for You?

Pros	Cons
Low Cost of Living: Your salary of $59,801 goes much further here.	Limited Job Market: Only 194 jobs total. You must hustle to get a piece of the pie.
Stable Demand: Goodfellow AFB and Shannon Medical are permanent anchors.	Slower Pace: Not a high-energy, fast-paced market like Austin or Dallas.
High Quality of Life: Safe, family-friendly, less traffic, and more space.	Geographic Isolation: It's 2+ hours to the nearest major metro (Midland or Austin).
Strong Community: Easy to become a known local face quickly.	Weather: Hot, dry summers and occasional severe storms (tornado risk is present).
Growth Potential: Specializing in military or commercial real estate offers a clear path to high earnings.	Income Variability: As commission-based, income can be feast-or-famine, especially in the first year.

Final Recommendation:
San Angelo is an excellent choice for Real Estate Agents who value stability, quality of life, and affordability over rapid, high-volume sales. It is ideal for:

1. Military spouses who are already familiar with the area and Goodfellow AFB.
2. Agents from larger cities seeking a lower cost of living and less competition.
3. New agents looking for a manageable market to learn in.

If you are motivated by a fast-paced, high-turnover market and want to specialize in luxury or tech-driven real estate, you might find San Angelo too slow. However, for the agent who understands that a median salary of $59,801 with a $927 rent check is a recipe for financial success, San Angelo offers a rare and valuable opportunity.

FAQs

Q: How many real estate agents are actually working in San Angelo?
A: While the BLS lists 194 jobs, that includes all real estate brokers, agents, and property managers. The number of active, selling agents is smaller, likely under 150. This means the competition is manageable if you are proactive.

Q: Is the military market really that big here?
A: Absolutely. Goodfellow AFB is a training base, meaning personnel are constantly rotating in and out (every 1-2 years). This creates a perpetual cycle of renters and buyers. Ignoring this market is ignoring about 30-40% of the potential business.

Q: What’s the biggest challenge for a new agent in San Angelo?
A: Building a referral network from scratch. The city is friendly, but it’s a "who you know" place. You must be visible—join the Chamber of Commerce, volunteer at local events, and network with Shannon Medical and SAISD employees. It takes about 18 months to build a solid base.

Q: Can I work remotely as a real estate agent?
A: Not really. Texas law requires you to be present for showings, disclosures, and closings. While you can manage some admin remotely, your physical presence in San Angelo is non-negotiable. The geography is too large to serve effectively from a distance.

Q: How does the real estate market in San Angelo compare to larger Texas cities?
A: It’s less volatile. In Austin or Dallas, a slowing market can mean a 50% drop in transactions. In San Angelo, due to the military and healthcare anchors, demand is more insulated. You’ll see fluctuations, but not the wild swings of boom-bust cycles. It’s a marathon, not a sprint.