Southland.

Southland is the established neighborhood on San Angelo's southwest side: mature trees, a mix of patio homes and larger single-family houses, and a newer section, Southland Village, still under construction. San Angelo State Park is under two miles away and downtown is about ten minutes by car. It is the part of the southwest side that has had time to grow in.

Distances measured by routing software from Southland Boulevard; your route will vary. Trail mileage from Texas Parks and Wildlife.

The housing

Southland has two kinds of houses. The first is the patio home or townhouse: smaller lot, shared or zero-lot-line walls in some cases, less yard to keep. The second is the standalone single-family house on a full lot, and those are where the mature trees are. Both sit on the same streets, so you can move between them without leaving the neighborhood.

Southland Village is the newer subdivision within the area, with new construction by builders including Aspire Designs. It gives the neighborhood something most established parts of town do not have: a new-build option inside an area that already has its trees. Which builders are active there changes year to year, so ask Chase what is going up before you plan around a particular one.

See current listings and filter by lot size and year built.

What's nearby

San Angelo State Park is the big one. Its entrance at 362 South FM 2288 is about 1.4 miles from Southland Boulevard by road, and inside are 50 miles of multiuse trails, the official Texas State Bison Herd and Longhorn Herd, and the Dinosaur Trail with fossil trackways, all on the shore of O.C. Fisher Reservoir. The park covers about 7,677 acres and opened in 1995.

By road from Southland Boulevard: Angelo State University is about 4.7 miles, downtown 5.6 miles, Shannon Medical Center 5.9 miles, and Goodfellow Air Force Base about 7.8 miles, roughly 15 minutes. Bentwood Country Club, the private club with an 18-hole course, is the next neighborhood over on the southwest side; Bentwood has its own page.

Schools

Southland is in San Angelo ISD: 14 elementary schools, 3 middle schools, and 2 high schools, Central and Lake View, with about 13,000 students.

Campuses are assigned by address: check the attendance zone maps on saisd.org, and note that new elementary boundaries take effect July 1, 2027.

District size from San Angelo ISD and the National Center for Education Statistics.

Taxes

Southland is inside the city limits, so three taxing units apply: the school district, the city, and the county. These are the 2025 adopted rates.

Tom Green County 2025 Truth in Taxation summary. Homes outside the city limits skip the city rate; the appraisal district's tax estimator runs the numbers on an actual parcel.

If it will be your primary residence, file for the $140,000 school homestead exemption (Form 50-114, generally before May 1); it also caps your taxable value growth at 10 percent a year.

Things to know before you buy

• Patio homes often come with an owners' association. Ask whether a specific patio home or townhouse has one, what the dues cover, and whether exterior maintenance is included. The answer changes the monthly math.
• Mature trees cut both ways. Shade on the house, and roots near the foundation and sewer line. Get the sewer line scoped on an older house.
• New construction has its own checklist. In Southland Village, ask for the builder's warranty terms in writing and confirm the lot's drainage plan before closing.
• Watering rules cover the whole city. Standard conservation allows outdoor watering twice every seven days from April through October, once every seven days from November through March, never between noon and 6 pm, and no more than 1 inch per week. Level 3 drought prohibits it.

Comparing the southwest side? Bentwood is the country-club neighborhood next door, The Bluffs is the hillside neighborhood backing up to the state park, and Lake Nasworthy is the waterfront option. For the whole city, start with the relocation guide, or the Goodfellow PCS guide if the Air Force is moving you here.

Questions people ask