$270,377Average Value$160Average Price per Sq Ft29Homes For Sale
Homes sit on gently rolling hills
Homes in The Bluffs sit a little higher than those in the rest of San Angelo. The West Texas neighborhood is built upon several small hills, giving those living here a nice view of the city. “I mean, we’re in West Texas, so any hill is a view, but you could say there’s more of a view from that neighborhood,” says April Ewing, a Realtor with Coldwell Banker Legacy who has lived in San Angelo for 5 years. Ewing says the neighborhood’s location on the far west side is another draw. “It’s still in San Angelo, but you get a sort of removed feeling. You don’t have that same feeling of being in the city.”
Ranch-style and New Traditional style homes available
A mix of three- and four-bedroom ranch-style and New Traditional houses fill the neighborhood, sitting on wide streets lined with mature trees. Most were built in the 1960s and 1970s. Prices range from $180,000 to $600,000, with most falling between $200,000 and $400,000. Prices vary based on the home’s age, condition and square footage. Higher-priced homes often have half-acre lots and backyard pools. Smaller homes feature compact yards, with shrubs and mature trees. More trees line backyards. Prices in the north section of the neighborhood – often called the Upper Bluffs – can climb past the $1 million mark, though inventory on these estate-style homes is low. These homes often sit on spacious, manicured lots. Some back up to the San Angelo State Park, giving those residents an unexpected perk. “The nice thing about those houses is you’ll never have neighbors behind you," Ewing says.
Kids are served by The San Angelo Independent School District
The San Angelo Independent School District serves the Bluffs. Many start their education at McGill Elementary School, which serves prekindergarten through fifth grade and rates a B-minus on Niche. Lone Star Middle School also rates a B-minus and serves sixth through eighth grade. Central High School serves ninth through 12th grade and rates a B-plus. San Angelo ISD has a program that helps eighth graders transition from middle school to high school, which includes learning about graduation requirements and different programs of study to explore. There are also several nearby private, faith-based schools serving the area. Students who want to stay close to home after graduation can attend Angelo State University, about 3 miles from the neighborhood. The public university offers 50 undergraduate degrees and 31 graduate programs.
The San Angelo State Park and OC Fisher Reservoir are popular
The San Angelo State Park sits just north of the neighborhood and offers a mix of traditional park amenities and rugged outdoor adventuring. There are 50 miles of multi-use trails where locals hike, mountain bike and ride their horses. There’s a playground for kids, and the park is an active geocaching site. The O.C. Fisher Reservoir, located just north of the park, attracts anglers from across the city to fish for bass and catfish. Golfers can tee off at the Santa Fe Park golf course, located downtown, or consider joining the San Angelo Country Club, which is located on the city’s east side and offers an 18-hole course. The club also has a pool and tennis courts for members.
Locals enjoy recreation at San Angelo State Park in San Angelo, Texas.
The Bluffs neighborhood in San Angelo is known for its scenic views of the Concho River.
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Shopping and dining in downtown San Angelo
Downtown San Angelo and its many popular restaurants, breweries and shops is about 5 miles away. The Angry Cactus is a favorite for its modern takes on traditional Texas dishes. Zero One Brewing Company has a full menu of burgers and salads and another full menu of craft beer, wine and cocktails. Eggemeyer’s General Store is a popular spot to shop for gifts, homemade fudge and retro candy, and M.L. Leddy’s is a San Angelo staple, selling custom cowboy boots and western wear.
The Sunset Mall is located just outside the neighborhood and offers an array of national retailers like JCPenney and Dillard’s. For groceries and essentials, Target, Walmart and H-E-B are also close. While there are multiple medical centers throughout the city, the closest hospital is Shannon West Texas Memorial Hospital, about 6 miles away. The nearest movie theater is Icon Cinema, located about 6 miles away.
The Bluffs boasts a variety of dining options nearby, from casual eateries to fine dining.
Residents of the Bluffs enjoy proximity to downtown San Angelo’s shopping options.
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The San Angelo Stock Show and Rodeo and The Taste of San Angelo
San Angelo offers many events throughout the year, including the San Angelo Stock Show and Rodeo, which takes place each April. This multi-day event offers rodeos, live music and exhibits by 4H and Future Farmers of America. The Taste of San Angelo is another big annual event that takes place each September and offers sample dishes from local restaurants.
The San Angelo Regional Airport offers daily flights to DFW
Like most Texans, residents tend to get around by car, but for those taking public transportation, the Concho Valley Transit bus line has multiple connections throughout the city. The West Houston Harte Expressway runs through the neighborhood and is one of the city’s main thoroughfares. To get to the closest major interstate, I-20, locals must travel about 80 miles outside the city. And while Texans aren't afraid to drive long distances, San Angelo has a regional airport about 10 miles from the neighborhood, which offers regular flights to Dallas-Fort Worth International Airport.
The Bluffs neighborhood is located within a short drive of San Angelo Regional Airport.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Interested in learning more about homes in this area?
Reach out to
John Biera,
an experienced agent in this neighborhood.
Parks in this Area
Mountainview Park
San Angelo State Park
Transit
Airport
San Angelo Regional/Mathis Field
17 min drive
Crime and Safety
1 - Low Crime, 10 - High Crime
Bluffs
US
Homicide
2
4
Sexual Assault
3
4
Assault with Weapon
3
4
Robbery
2
4
Burglary
4
4
Motor Vehicle Theft
3
4
Larceny
4
4
Crime Score
4
4
Source: WhatIsMyCrimeRisk.com
Demographics and Home Trends
On average, homes in Bluffs, San Angelo sell after 51 days on the market compared to the national average of 47 days. The average sale price for homes in Bluffs, San Angelo over the last 12 months is $284,771, down 3% from the average home sale price over the previous 12 months.
Charming 3-Bedroom Home in The Bluffs – Move-In Ready! This beautifully maintained 3-bedroom, 2-bath home in The Bluffs offers the perfect blend of comfort, space, and location. With 1,620 sq ft of living space, you'll love the open floor plan, neutral color palette throughout, and carpet in the bedrooms only—making it both stylish and easy to maintain. Situated close to shopping, dining, and
MERCEDES 1.460 ACRE OASIS! This updated 2 bdrm 1 bath home is waiting for it's new owner - right across the street from the Texas State Park. The seller has enjoyed watching the buffalo, long horned steers, deer & beautiful sunsets! This home has extensive updates. 2025 Updates include: painted outside, some new interior paint, large front porch - sanded and stained, back porch painted, new
Modern elegance in The Bluffs! This property shows like a new house. The impressive 8' double-entry doors lead into a foyer with beautiful, custom wood bookshelves the length of the entry. Soaring 9' ceilings throughout. The den/family room has gorgeous travertine floors with a fireplace that makes the room feel cozy. At 27 x 20' the primary bedroom is large enough for a sitting area & the
Just in time for summer comes this well laid out 4 bedroom 2 1/2 bath home with a pool. Dedicated dining room plus a breakfast area leave lots of room for entertaining all the pool guests after they dry off. The back porch has plenty of cover and epoxy flooring to relax on and watch the swimmers splashing around. Brazilian hardwood floors are laid throughout the home leaving hardy flooring and
Welcome to this stunning 3-bedroom, 2-bathroom home, perfectly tucked away in a peaceful cul-de-sac in the highly sought-after Bluffs subdivision! This gem is packed with major upgrades, including a brand-new roof, fully paid-off solar panels with warranty, a brand-new HVAC system, and all-new appliances that stay—offering you efficiency, reliability, and savings from day one! Step inside to a
2-bedroom, 1-bath home offering 816 sq ft of cozy living space. This gem features no carpet, central heat and air, and comes complete with a stove and refrigerator—making it truly move-in ready. You'll love the stylish curb appeal a bold blue front door, and natural wood shutters that add warmth and character. Inside, enjoy easy maintenance flooring and a layout perfect for a first-time buyer,
Creek 27 is a unique community of single-family homes that provides a high-end lifestyle with state-of-the-art amenities and is designed for privacy. Located just off Houston Harte on Melrose Ave, your home will be nestled in the highly desired Bluffs neighborhood, allowing you to enjoy all San Angelo has to offer while living on this one-of-a-kind property built for your convenience. Affordable
Picture yourself at San Angelo’s finest resort-style apartment community where luxury living, unrivaled amenities, and sophisticated finishes are combined with a relaxed atmosphere and a comfortable, neighborhood feel. Your dream can become a reality at Vistas at Red Creek – elevating apartment living to new heights! Our modern community with striking architectural details and spacious 1, 2 and 3
Interested in learning more about homes in this area?
Reach out to
John Biera,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
7,098
Median Age
36
Population under 18
27%
On par with the national average
23.8%
Population over 65
16.8%
On par with the national average
19.1%
Finances
Median Household Income
$78,387
Above the national average
$71,702
Average Household Income
$94,871
Education and Workforce
High School Graduates
94.1%
Above the national average
89.1%
College Graduates
36.2%
On par with the national average
34.1%
Advanced Degrees
13.8%
% Population in Labor Force
66%
Weather
Annual Precipitation
21''
Average Winter Low Temperature
34°F
Average Summer High Temperature
98°F
Annual Snowfall
0''
Area Factors
Somewhat Bikeable
Bike Score®
39/ 100
Car-Dependent
Walk Score®
37/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
