San Angelo, TX: A 2026 Relocation Deep Dive

San Angelo: The Data Profile (2026)

San Angelo represents a specific tier of the Texas housing market: the mid-sized, inland city offering substantial cost-of-living arbitrage for remote workers. The city’s population stands at 97,183, creating a population density that supports urban amenities without the congestion of a major metro. The primary economic friction point is the income-to-cost ratio. The median household income is $52,048, which is -30.2% lower than the US median of $74,580. However, this is offset by a housing market priced -12% below the national baseline.

The educational attainment data suggests a workforce skewed away from high-tech sectors. Only 24.9% of residents hold a bachelor's degree or higher, significantly trailing the US average of 33.1%. The statistical target demographic for San Angelo in 2026 is the remote worker with a national-average income (earning roughly $75k+), or the dual-income trades household. These groups can leverage the -12% housing discount while bypassing the local wage suppression.

Cost of Living Analysis

While the aggregate Cost of Living Index is favorable, the breakdown reveals specific advantages. Groceries are -7.8% cheaper than the national average, and transportation costs are -7.2% lower. The most significant variable utility is electricity, currently averaging 14.94 cents/kWh, which is -6.6% lower than the US average of 16.0 cents/kWh.

Table 1: Cost of Living Breakdown (Monthly Budgets)

Disposable Income Analysis:
A single earner making the median income of $52,048 (approx $3,400 monthly take-home) faces a deficit if renting a 1-bedroom unit and maintaining average spending, leaving roughly $860 for savings or debt. However, a remote worker earning the US median of $74,580 (approx $4,700 monthly take-home) would retain approximately $2,160 in disposable income after covering the "Family of 4" budget above. The value proposition is strictly tied to importing a coastal salary.

Housing Market Deep Dive

The housing market is the city's primary asset. The median home price is significantly lower than the national curve, offering high equity potential for buyers. The Price per Square Foot is $135, compared to the US average of $168 (a -19.6% discount). Renting is a viable short-term strategy, but the gap between renting and buying is wide enough to make purchasing mathematically superior for residents staying longer than 24 months.

Table 2: Housing Market Data (Buying vs Renting Analysis)

Buy vs. Rent Verdict:
With a median home price of $245,000, a 20% down payment ($49,000) results in a monthly mortgage of approximately $1,450 (assuming a 6.5% rate). Comparing this to the $1,650 rent for a 3-bedroom home, buying is cheaper monthly by $200, while building equity. For remote workers, buying is the clear financial winner.

Economic & Job Market Outlook

San Angelo's economy is anchored by government and healthcare, specifically Goodfellow Air Force Base and Shannon Medical Center. This provides stability, but limits high-paying corporate opportunities. The 4.2% unemployment rate is slightly above the US average of 4.0%, indicating a tighter labor market for local job seekers.

RTO Impact & Commute:
In 2026, San Angelo is a "Reverse Commute" destination for remote workers. With a population of 97,183, traffic congestion is negligible. The average commute time is 17.2 minutes, significantly lower than the US average of 27.6 minutes. For remote workers, this translates to roughly 225 hours of time reclaimed annually compared to living in a major metro. There is no "RTO" pressure here, as the city lacks a dense corporate core; hybrid workers operate locally with zero friction.

Quality of Life Audit

San Angelo presents a dichotomy: strong air quality and health infrastructure, but poor lifestyle health outcomes. The Health Score is 78.8/100, which is considered "Good," yet risk factors are elevated. The obesity rate is 36.5% (vs US 31.9%) and the diabetes rate is 13.0% (vs US 10.9%). Conversely, the air quality is exceptional, with an AQI of 48.

Table 3: Quality of Life Metrics

Safety & Crime:
Safety is a mixed bag. Violent Crime is 456/100k, which is 19.4% higher than the US average (380/100k). However, Property Crime is the more significant concern at 2,678/100k, which is 33.9% higher than the US average (2,000/100k). Residents must utilize standard urban security precautions.

Schools & Weather:
The school district (SAISD) performs at average national levels, with a graduation rate of 89%. Weather is a major factor: currently 37.0°F with a high of 53°F, San Angelo experiences hot summers (often exceeding 100°F) and mild winters. The "Clear" conditions today are typical for roughly 220 days of the year.

The Verdict

Pros:

• Housing Affordability: A -27.9% discount on median home prices allows for rapid wealth accumulation.
• Air Quality: An AQI of 48 is in the top 10% of US cities.
• Commute: Average commute of 17.2 minutes maximizes free time.
• Electricity Costs: At 14.94¢/kWh, utility overhead is low.

Cons:

• Crime: Property crime is 33.9% above the national average.
• Health Risks: High obesity (36.5%) and diabetes (13.0%) rates suggest a challenging environment for maintaining healthy lifestyle habits.
• Income Ceiling: Local wages are -30.2% lower than the US average; economic mobility is limited without remote work.

Final Recommendation:
San Angelo is a Buy for 2026. It is mathematically ideal for remote workers earning the national median income or higher. The city offers a "coastal lifestyle arbitrage" where a salary of $75,000 affords a standard of living that typically requires $110,000+ elsewhere. It is not recommended for those relying solely on the local job market or those highly sensitive to property crime rates.

FAQs

1. What salary is needed to live comfortably in San Angelo?
For a single person, a salary of $55,000 allows for comfortable living and moderate savings. For a family of four, $85,000 is recommended to maintain a middle-class lifestyle including housing, childcare, and savings.

2. How does the value compare to Austin or Dallas?
San Angelo is roughly 45-50% cheaper than Austin. A home costing $245,000 in San Angelo would likely cost $450,000+ in the Austin metro. However, you sacrifice the tech ecosystem and nightlife of a Tier-1 city.

3. Are the safety statistics accurate?
Yes. The data indicates Violent Crime is 19.4% higher than the US average. While manageable, it requires vigilance. The Property Crime rate is the more pressing statistical outlier.

4. Is now the right time to buy?
With the Housing Index at 88.0 and inventory remaining tight, buying now locks in a lower entry price before potential appreciation aligns the city closer to the US average of 100.0. The current interest rate environment (~6.5%) is a friction point, but the low purchase price mitigates the impact compared to hotter markets.