76861
San Angelo, Texas

The San Angelo 76861 market displays contradictory signals as of February 2026, with the median sale price reaching $249,999 following a sharp 33.8% year-over-year increase. Properties are moving at a moderate pace, averaging 64 days on market, yet zero homes are closing above their list price. This disconnect between substantial price appreciation and lack of bidding competition suggests the rapid gains may be consolidating rather than accelerating through spring.

These conditions favor patient buyers willing to negotiate, as the 0% above-list metric indicates sellers are accepting at or below asking despite recent appreciation. Investors seeking entry into a market that has already repriced significantly upward should proceed cautiously, given the 64-day absorption rate suggests available inventory relative to demand. Sellers who purchased before the 33.8% run-up maintain strong equity positions, though current pricing power appears limited compared to the recent appreciation trajectory.

The PropIQ score of 55 signals caution, reflecting concern that the 33.8% annual gain lacks supporting momentum indicators like competitive offers or quick absorption. Watch whether days on market compress below 50 or expands beyond 75 over the next quarter as a directional indicator. The data suggests a cooling phase where price growth decelerates substantially from the double-digit pace, with potential for modest corrections if financing conditions tighten or local employment weakens.