$207,252Average Value$145Average Price per Sq Ft26Homes For Sale
Established San Angelo neighborhood experiencing growth
Extending across the northern portion of San Angelo, Lake View is a residential neighborhood known for its family-friendly atmosphere and affordability within the metro area. In recent years, the established neighborhood has been seeing more development and growth. “Lake View is one of the largest parts of town and takes up almost the whole north side of San Angelo,” says Ryan Newlin, an agent with ERA Newlin & Company. “It’s mostly older homes, but in the past five years, new developments and subdivisions have come up for the first time in 40 years.” New builds are sprouting up between older midcentury homes, imbuing the neighborhood with a rejuvenated feel while staying true to the established visage that locals take pride in. “There are some strong roots in the neighborhood,” Newlin says. “When you grow up there, you typically never leave.” Along with a lower median home price compared to surrounding San Angelo neighborhoods, Lake View offers access to schools, proximity to Downtown San Angelo and a relatively low CAP Index Crime Score, appealing to multi-generational residents and newcomers alike.
Older ranch-style homes blend with newer modern builds
Lake View’s network of gridded streets features a blend of new and established residential architecture. “Older homes are generally single-story Craftsman-style homes with larger lots, while newer homes being built have more of a modern style on smaller lots,” Newlin says. Brick and stone facades are common among established housing, and new builds often feature vinyl siding and neutral colors. Many homes have one or two-car garages or short driveways for off-street parking. Prices for single-family homes typically range between $150,000 to $520,000. Fixer-upper properties may list below $100,000, and price tags for new construction often start around $250,000.
Education within the San Angelo ISD
The San Angelo Independent School District serves students in Lake View, and the neighborhood houses the whole pipeline of schools to which Lake View students are zoned. Kids may begin at Goliad Elementary School, which earns a C-plus from Niche, before advancing to the C-rated Lincoln Middle School. Lake View High School earns a C-plus and offers Project Lead The Way programs for its curriculum. The program immerses students in STEM-based academics, emphasizing real-world problem-solving to prepare for careers in STEM.
Lincoln Middle School earn a C from Niche, and funnels students into nearby high schools in Lake View.
Lake View High School is the go to option for students coming from Lincoln Middle.
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Minutes from parks and San Angelo State Park
Within the neighborhood itself, locals have access to green spaces such as the sports courts and fields at Lake View High School and Lakeview Park, which is home to the Northside Recreation Center. The center features a gymnasium and other facilities open to the public. Lake View offers proximity to one of the city’s largest parks, San Angelo State Park. Spanning over 7,000 acres, the park is a recreational hub with 50 miles of trails and a reservoir. The network of trails throughout the park is a popular destination for hiking, biking and horseback riding. The park hugs the O.C. Fisher Reservoir, a man-made lake popular for fishing and boating.
The O.C Fisher reservoir in Los Panchitos in Lakeview is an expansive area covering most of the San Angelo State Park.
Kirby Park has paved sidewalks for laps around the park near Lake View.
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Proximity to shopping and dining downtown and beyond
Newlin says that while Lake View is a mostly residential neighborhood, residents aren’t far from the city’s commercial areas. “There are some spots for shopping and dining on the edge along the highway,” he says. “But residents are about 10 minutes from local shops and restaurants.” A Walmart and a Melrose Family Fashions department store, along with a handful of fast-food chains and other conveniences, are located just west of the neighborhood off Highway 87. A vibrant culinary scene awaits only a few miles south in Downtown San Angelo, where diverse eateries range from elevated Mexican to tried-and-true American diners. On the city’s western side, locals can access the slew of familiar brand-names and department stores at Sunset Mall, with shops including Marshalls, Dillard’s and JCPenney.
Rodeos at the Coliseum and Spur Arena
In the center of Lake View sits a tract comprised of a few complexes, such as the CRC Roofers Coliseum, Spur Arena and the Angelo State Rodeo Complex. Combined, these establishments create fairgrounds that attract thousands of visitors annually for their events throughout the year, many organized by the San Angelo Stock Show and Rodeo Association. "The rodeo draws thousands of people and is one of San Angelo's largest events," says local Realtor Battle Harris. "Restaurants are always jam-packed. It's a solid two and a half to three weeks where it's a good idea to bring your lunch to work so you don't have to fight the crowds going out to eat." In addition to the organization’s namesake rodeo and stock shows, events include mutton busting, livestock contests and markets. Plans are underway to revitalize the fairgrounds for future events. “They’re hoping to do a big remodel of the coliseum and revamp some of the events they’re doing,” Newlin says.
Major thoroughfares into downtown
U.S. Highway 87 is one of San Angelo’s major thoroughfares. The highway connects Lake View residents to Downtown San Angelo and links to U.S. Highways 67 and 277. The San Angelo Regional Airport is about 15 miles south.
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 Lake View neighborhood?
to let others know what life in this neighborhood is like.
Crime and Safety
1 - Low Crime, 10 - High Crime
Lake View
US
Homicide
3
4
Sexual Assault
3
4
Assault with Weapon
4
4
Robbery
4
4
Burglary
4
4
Motor Vehicle Theft
4
4
Larceny
4
4
Crime Score
4
4
Source: WhatIsMyCrimeRisk.com
Lake View Demographics and Home Trends
On average, homes in Lake View, San Angelo sell after 51 days on the market compared to the national average of 56 days. The median sale price for homes in Lake View, San Angelo over the last 12 months is $195,000, down 11% from the median home sale price over the previous 12 months.
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This newly constructed home presents a clean, modern design with an open-concept floor plan, highlighted by 16-foot ceilings in the main living space. The residence includes three bedrooms and two bathrooms, and is built for energy efficiency with spray foam insulation and double-pane windows to help reduce long-term utility costs. A full-perimeter brick wainscoting exterior adds both durability
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Local Logic measures the walkability, access to public transit and bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
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