Home / Texas cities & bases / San Angelo
Instructing or training at Goodfellow, retiring by the lakes, or already a Concho Valley Veteran? Here’s what a VA loan looks like in San Angelo: where families live around the base, your 2026 BAH, what to know about lake lots, the closest VA care, and every benefit that stacks if you have a disability rating.
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Short answer: Yes, you can buy anywhere in San Angelo and the towns around it with a VA loan and no down payment. Your BAH counts as income, and my team grosses it up because it isn’t taxed. There’s no minimum credit score on a standard VA purchase. In San Angelo, the details that change your payment most are the property tax rate, homeowners insurance, and, near the lakes, whether the lot is owned or leased.
Goodfellow, home of the 17th Training Wing, sits on San Angelo’s southeast side. It trains intelligence and fire protection specialists for every branch, with an Army battalion and Navy and Marine Corps detachments alongside the Air Force. San Angelo is compact, so most of town is 15 minutes or less from the gate.
Near Lake Nasworthy and the south side, San Angelo ISD
Popular areas: Southwest San Angelo, the neighborhoods off Southwest Boulevard and Sherwood Way, the Nasworthy area
Newer subdivisions, a quick drive to the base, and the VA clinic on Southwest Boulevard.
Farm country east of the base
Popular areas: Wall, Veribest, the area along US-87 east
Country homes and acreage about 15 to 20 minutes from Goodfellow. Many rely on wells or septic.
North and northwest of the city
Popular areas: Grape Creek, Carlsbad, Water Valley
Lower prices and larger lots, with a longer drive across town to the base.
South along US-277
Popular areas: Christoval and the South Concho River
A small river town about 20 minutes south. Check flood zones on lots close to the river.
San Angelo has more water than most West Texas towns: Lake Nasworthy on the southwest side, Twin Buttes Reservoir beside it, O.C. Fisher Lake on the northwest side and the Concho River through downtown. Lake Nasworthy homes are close to Goodfellow, which makes them popular with base families and retirees.
Around the lakes, some lots have been leased from the City of San Angelo rather than owned outright. Before you make an offer, find out whether the land comes with the house. A VA loan can work on a leased lot only if the lease meets VA requirements, so my team reviews the lease terms first. Homes close to the water or the river can also sit in a FEMA flood zone, which requires flood insurance.
Goodfellow has a lot of instructors and staff on assignments that last a few years. With a VA loan, many of them buy instead of renting, then keep the house as a rental when they PCS. Your entitlement stays tied to that loan, but remaining entitlement can often still buy your next home with $0 down, depending on price and county.
Three-bedroom homes close to the base tend to be easiest to rent to the next Goodfellow family. Think about that before you pick a floor plan.
If you’ll be managing from another base, budget for a property manager when you run your numbers.
A VA loan requires you to live in the home. Buying with plans to rent it out later is fine; buying only as a rental isn’t.
San Angelo ISD covers the city, and small rural districts ring it on every side. The table pairs each with its overall Texas Education Agency A–F rating.
| School district | Serves | TEA rating (2026) |
|---|---|---|
| San Angelo ISD | Most of the City of San Angelo | C |
| Wall ISD | Wall and the area east of San Angelo | B |
| Veribest ISD | Veribest | B |
| Grape Creek ISD | Grape Creek and the area north of San Angelo | C |
| Water Valley ISD | Water Valley and Carlsbad | A |
| Christoval ISD | Christoval | B |
District ratings are the Texas Education Agency’s A–F accountability ratings. Attendance zones follow the address, not the city name, so check the district and campus for any home before you make an offer.
Nearest VA care: George H. O’Brien Jr. VA Medical Center (Big Spring, about 90 miles northwest), plus VA clinics nearby.
Southwest Boulevard, San Angelo
Big Spring, about 90 miles northwest
Goodfellow AFB
Locations from VA.gov. Services change, so confirm with the VA before you count on a specific clinic.
Goodfellow and San Angelo use the Goodfellow AFB housing allowance. These are the monthly 2026 rates, effective January 1. See every grade on the Texas BAH page.
| Pay grade | With dependents | Without dependents |
|---|---|---|
| E-4 | $1,455 | $1,092 |
| E-5 | $1,578 | $1,230 |
| E-6 | $1,836 | $1,374 |
| E-7 | $1,965 | $1,473 |
| E-8 | $2,109 | $1,635 |
| W-2 | $2,025 | $1,632 |
| O-2 | $1,833 | $1,542 |
| O-3 | $2,193 | $1,740 |
| O-4 | $2,322 | $1,968 |
| O-5 | $2,415 | $2,046 |
BAH is tax-free, so when my team qualifies you we gross it up by 25%. A $1,578 allowance counts like about $1,973 of taxable pay. Run your numbers with the residual income calculator.
Texas has no state income tax, so local property taxes carry more of the load. Your bill is the sum of the county, city, school district and any special districts for that exact property. In Tom Green County, homeowners pay about 1.29% of their home’s value in property tax each year on average. A newly purchased home often runs higher, because its value isn’t yet held down by the 10% yearly homestead cap, and two homes a mile apart can differ a lot.
| VA disability rating | Off your home’s taxable value |
|---|---|
| 10% to 29% | $5,000 |
| 30% to 49% | $7,500 |
| 50% to 69% | $10,000 |
| 70% to 99% | $12,000 |
| 100% or individual unemployability | Full homestead exemption |
What that’s worth in San Angelo: on a $225,000 to $275,000 home in Tom Green County at the county’s average 1.29% effective rate, a 100% rating eliminates about $2,900 to $3,500 a year in property taxes, and often more on a home you just bought.
You apply with the appraisal district once you own and live in the home. How the exemptions work
Average effective rates are median property taxes paid divided by median home value for owner-occupied homes, from the U.S. Census Bureau’s American Community Survey 2020–2024 5-year estimates. They include exemptions current owners already receive.
San Angelo keeps a steady retiree community thanks to Goodfellow, low home prices and lakes inside the city.
Disabled Veterans can combine federal and Texas benefits that most buyers never hear about. Together they can lower your cash to close, your rate and your yearly taxes.
Waiting on a claim? Tell my team. Your expected rating can change your funding fee and your taxes, so we plan around it.
You can earn VA loan eligibility through six years of Guard or Reserve service, or through qualifying active-duty time such as a federal activation. Your Certificate of Eligibility confirms it, and my team can pull it for you. Reservists and VA loans in Texas
If your spouse died in service or from a service-connected disability, you may be eligible for a VA loan with the same $0 down benefit. Surviving spouses who receive Dependency and Indemnity Compensation (DIC) don’t pay the funding fee, and a Texas disabled Veteran property tax exemption can continue for a surviving spouse who hasn’t remarried. We handle these files with extra care and can walk you through the paperwork.
You don’t have to sell it to buy in San Angelo. Your remaining entitlement can often buy your next home with $0 down while the first one stays a rental. Second VA loan calculator
A VA streamline refinance (IRRRL) can lower the rate on your current VA loan with less paperwork. A VA cash-out refinance lets you use your equity for repairs or debts.
Some San Angelo sellers have older VA loans with low rates you may be able to take over. The seller’s loan servicer handles the assumption itself. My team can finance the second loan that covers the gap between the loan balance and the price. VA assumable loans
PCSing out later? You can keep your San Angelo home as a rental and keep its VA loan and rate in place.
On some lake lots, the land is leased, not sold. Get the lease in hand early so my team can check it against VA requirements.
Spring storms bring hail to the Concho Valley. Ask the roof’s age and get an insurance quote before you make an offer. VA property requirements
Homes in Wall, Veribest and the county may rely on a private well. The VA appraisal can require a water test, so plan for it.
Central San Angelo has plenty of homes built before 1978. The VA appraisal flags peeling paint on those, along with worn roofs and old wiring, so plan time for repairs.
Wall, Christoval and the country around Twin Buttes have acreage for new homes. A VA construction loan covers the lot and home in one closing. A VA one-time-close construction loan covers the land and the build in one loan: $0 down up to $1 million, with a 620 minimum credit score. In Texas, a Texas Vet loan can also pay off a separate construction loan once the home is finished. It’s treated as a purchase of a never-occupied home, and my team can handle that too.
The Texas Vet loan from the Texas Veterans Land Board is available to eligible Texas Veterans and can be paired with a VA loan. Its rate is set weekly, and Veterans rated 30% or more disabled get a lower rate. My team prices both and shows them side by side so you can pick on total cost, not a headline rate. Texas Vet vs. VA loan
Nothing, if you have full VA entitlement. There is no VA loan limit with full entitlement and no monthly mortgage insurance. The VA funding fee can be rolled into the loan, and Veterans who receive VA disability compensation are exempt from it.
Yes. With PCS orders to Goodfellow AFB you can be pre-approved, shop remotely and close before you arrive, as long as you intend to move in and make it your primary residence, usually within about 60 days. Your orders can document your income for the new duty station.
Yes. BAH and BAS count as income. Because BAH is not taxed, my team grosses it up when we qualify you, which helps your numbers. Goodfellow AFB BAH for 2026 ranges from $1,455 for an E-4 with dependents to $2,415 for an O-5 with dependents.
There is no minimum credit score on a standard VA purchase or refinance with my team. We look first at your residual income, the money left each month after your housing payment and bills. VA construction loans start at a 620 score.
Texas Veterans rated 100% disabled, or paid at the 100% rate for individual unemployability, can get a total exemption on their homestead. Veterans rated 10% to 99% get a partial exemption off the home’s taxable value: $5,000 at 10% to 29%, $7,500 at 30% to 49%, $10,000 at 50% to 69% and $12,000 at 70% to 99%.
Often, yes. If you keep your current VA home as a rental, your remaining entitlement can usually buy your San Angelo home with $0 down up to a certain price. Above that, you put 25% down on the difference. My team checks your exact numbers from your Certificate of Eligibility.
Yes, if you are an eligible surviving spouse, for example of a service member who died in service or from a service-connected disability. Surviving spouses who receive DIC are exempt from the VA funding fee.
Often both. The Texas Vet loan from the Texas Veterans Land Board can be paired with a VA loan, and its rate is set weekly. My team compares your options side by side so you can see which costs less over the time you plan to own.
Yes, if it will be your primary residence and the property meets VA requirements. If the lot is leased rather than owned, my team reviews the lease to see whether it meets VA rules before you make an offer.
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