76904
San Angelo, Texas

The 76904 ZIP code shows measured appreciation with a median sale price of $324,900, representing a 2.7% year-over-year increase that trails national inflation. Properties average 56.5 days on market, indicating neither urgency nor stagnation in buyer behavior. Notably, zero homes sold above asking price in the latest period, signaling clear negotiating leverage has shifted from sellers to buyers. This pricing discipline suggests the San Angelo market has normalized from previous years' competitive conditions.

This environment favors patient buyers willing to negotiate and traditional investors seeking cash-flow properties rather than appreciation plays. The 2.7% price growth combined with zero above-list sales creates conditions where purchasers can conduct thorough due diligence without competitive pressure. Sellers with flexibility on timing maintain reasonable positioning, but those requiring quick exits face a market demanding realistic pricing. The 56.5-day absorption rate allows qualified buyers to evaluate multiple properties without artificial urgency.

The PropIQ score of 55 reflects caution rather than distress, suggesting sideways price movement rather than significant appreciation or decline. Buyers should monitor whether days-on-market extends beyond 60 days, which would indicate further softening. The absence of above-list transactions warrants tracking through spring 2026 to determine if this represents seasonal adjustment or structural demand weakness. Investors should underwrite conservative appreciation assumptions given current momentum.