$313,964Average Value$169Average Price per Sq Ft31Homes 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
Are you familiar with the Bluffs neighborhood?
to let others know what life in this neighborhood is like.
Crime and Safety
1 - Low Crime, 10 - High Crime
Bluffs
US
Homicide
4
4
Sexual Assault
3
4
Assault with Weapon
3
4
Robbery
4
4
Burglary
4
4
Motor Vehicle Theft
4
4
Larceny
4
4
Crime Score
4
4
Source: WhatIsMyCrimeRisk.com
Bluffs Demographics and Home Trends
On average, homes in Bluffs, San Angelo sell after 46 days on the market compared to the national average of 57 days. The median sale price for homes in Bluffs, San Angelo over the last 12 months is $285,000, down 2% from the median home sale price over the previous 12 months.
Barrington Court is your chance to own a gorgeous home with over 2,000 square feet on a .5 acre lot in a quiet cul-de-sac! This property also comes with updated kitchen counters and backsplash, new vinyl plank flooring and fresh paint inside and out. There are large closets throughout, security system in place and an RO system plus a water softener. There are also two out- buildings: One is a 16'
Welcome to this beautifully updated 3-bedroom, 2-bath home in the highly desirable Upper Bluffs neighborhood! Situated on a spacious corner lot, this property offers the perfect combination of comfort, style, and energy efficiency. Inside, you'll find two dining areas and a versatile bonus room that can easily serve as a second living area, home office, playroom, or hobby space. The inviting
If your home wishlist includes open concept, split bedrooms, and a backyard built for grilling, go ahead and move this one to the top. 1106 Hunters Glen in The Bluffs brings together the features buyers ask for most with a layout that just makes sense. This beautiful brick and stone home offers 4 bedrooms, 2 bathrooms, granite countertops, a cozy wood burning fireplace with radiant gas logs, and
Unique 3/2 home in the bluffs featuring gorgeous archways, a bonus office, updated cabinets and hardware, and build-in bookshelves beside the fireplace. Eye-catching handcrafted wood walls add one-of-a-kind character. The backyard features a side patio pergola and insulated 12.5x6.5 workshop.
Gentry HudsonUnited Country Real Estate-Hudson Properties
Welcome to your perfect blend of country charm and city convenience! This beautiful 4-bedroom, 3-bath home sits on 1.5 acres inside the San Angelo city limits and offers everything you need for comfortable living and entertaining. The property includes multiple shops, RV parking, and several RV hookups, making it ideal for hobbyists or guests. Inside, you'll find a thoughtfully designed layout
Picture yourself overlooking the San Angelo skyline as you sip lemonade and eat barbecue cooked on your outdoor grill while watching football. This house is perfect. This one of a kind, custom built home, sits at the top of the prestigious Bluffs neighborhood, and is just minutes away from shopping and restaurants. The living area is open to the dining space as well as the spacious kitchen . The
Recently updated 4-bedroom, 3-bath home with flexible living options! The spacious 4th bedroom with a full private bath and separate entrance is perfect as a mother-in-law suite, guest quarters, or private space for a college student. This move-in-ready home features modern updates throughout, offering comfort, style, and versatility. Enjoy spacious living areas, updated finishes, and a layout
Step into this sparkling sapphire of a home... fresh, clean, and full of space with 4 bedrooms, 2 bathrooms, and 1,680 square feet. The backyard is designed for both function and privacy, featuring two separate fenced areas, a storage building, and a privacy fence between you and your neighbor. Location is everything here... just two blocks from McGill Elementary and half a block from Mountain
Rarely does an opportunity of this scale emerge in one of San Angelo's most active commercial corridors. This exceptional 17-acre parcel sits in the heart of Hotel Row along Loop 306, surrounded by a thriving mix of national hotel brands and established local businesses — making it one of the most strategically positioned tracts available in West Texas today. With direct, easy access off Loop
Searching for a spacious home with exceptional amenities and a central location? This one-of-a-kind corner property in The Bluffs delivers it all! Featuring a rare spacious floorplan with low-maintenance outdoor space, this home is designed for both comfortable everyday living and unforgettable entertaining. The expansive island kitchen is the heart of the home, offering abundant cabinetry,
Introducing an outstanding opportunity for commercial development! This property boasts a strategic location with high traffic counts, making it ideal for a variety of business ventures. Whether you're looking to establish garden offices or a drive-thru restaurant, this site offers excellent flexibility with six available lots ranging from 0.64 to 0.98 acres, or you can purchase the entire 4.22
This is a great home located on a quiet Cul-De-Sac in the Bluffs. This home has many outstanding features. Spacious living room with gas fireplace, ample cabinet space, 2 car garage, walk-in pantry, jetted tub, double sinks and walk-in closet in master suite.
Come check out the newest townhome in San Angelo. This 3 bedroom 3 1/2 bath townhome that is convenient to everything including Walmart, HEB, banks, restaurants and rehab. They are located off of 2288 at the top of the Bluffs. This beautiful townhome will be the envy of your friends with almost no up keep. Don't pass up this opportunity.
stment for various business ventures. Whether you're looking to establish garden offices or set up a drive-thru restaurant. One notable feature of this property is the thoughtful planning that has gone into optimizing its functionality. Each lot benefits from a drainage easement, allowing stormwater to be efficiently channeled behind the lots. By directing the water flow next to the Storage X
Welcome to Vistas at Red Creek Apartments in San Angelo, Texas! Our spacious one-, two-, and three-bedroom apartments feature gourmet fully equipped kitchens with sleek black appliances, granite countertops, refrigerators with ice makers, wood vinyl flooring, plush carpeting, lighted ceiling fans, garden tubs, walk-in closets with shelving, private patios or balconies with storage, and in-home
Creek 27 is a unique community of one and two-story single-family homes that offers 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
Apply NOW and Take Advantage of our MOVE-IN SPECIAL!Up to 2 WEEKS FREE on select unit types.Schedule a tour now and see your new home!Welcome to The Landing Apartments, where you'll find comfort around every corner. Our thoughtfully crafted floorplans offer more than just a home; they offer a place to thrive. Choose between our inviting studio, one, two, three, or four bedroom
Community pride, secure entry, close to shopping, easy access to the Loop - come by today to see our beautiful community, or give us a call!Recently rebranded, new name, landscaping, flooring, fixtures, and much more! Call for an appointment to take a tour today! Furnished Units and Short-Term leases available! Follow us on FB and Tik Tok - Sonterra West!
Step into this sparkling sapphire of a home... fresh, clean, and full of space with 4 bedrooms, 2 bathrooms, and 1,680 square feet. The backyard is designed for both function and privacy, featuring two separate fenced areas, a storage building, and a privacy fence between you and your neighbor. Location is everything here... just two blocks from McGill Elementary and half a block from Mountain
Discover a beautifully remodeled home designed for comfort and entertaining. The open, spacious living and dining area centers around a warm fireplace—ideal for both everyday living and hosting guests. The large master suite boasts a luxurious two-person stand-up shower with rainfall fixtures; the guest bathroom mirrors that spa-like feel with its own rainfall shower. Recent renovations include
Located in the desirable upper Bluffs community, this meticulous home has a private neighborhood fishing pond, zoned for great schools, easy loop access and close to shopping & restaurants. Featuring 3 bedrooms, 2 bathrooms & 1,800 sq ft. of generous living space. The well designed layout is light and airy with plenty of windows looking out to an inviting back porch with well established shrubs,
Come take a look at this charming 4 bed, 2 bath home with easy access to Loop 306! (Workshop will not be included in lease)You can schedule a self showing or submit your application on Please call the office if you have any questions! (325)716-4RNT (4768). Thank you!*Optional: Pay no security deposit! Obligo, Inc. () offers to residential tenants a subscription-based
$2,550 per month
COMING AUGUST 2026 | Beautiful 3-Bedroom Home in the Bluffs Neighborhood!
COMING AUGUST 2026!Discover this well-maintained 3-bedroom, 2-bathroom home nestled in a peaceful cul-de-sac in The Bluffs Neighborhood. The house features beautiful stained concrete floors throughout the living areas, creating a sleek, easy-to-maintain surface. You'll love the spacious primary bedroom suite with both shower and tub options for your relaxation needs. The kitchen is a delight,
This 4 bedroom, 2 bathroom home features upgraded bathrooms, new LVP flooring throughout, and newly rerouted plumbing. Enjoy a wood-burning fireplace in the living room, a 2-car garage, and driveway parking for up to 4 vehicles.You can schedule a self showing or submit your application on Please call the office if you have any questions! (325)716-4RNT (4768). Thank
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