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San Angeloangelo RealReal EstateEstate MarketMarket OverviewOverview SanSan AngeloAngelo Jennifer S. Cowley Assistant Research Scientist Texas A&M University July 2001 © 2001, Real Estate Center. All rights reserved. RealReal EstateEstate MarketMarket OverviewOverview SanSan AngeloAngelo Contents 2 Population 5 Employment 8 Job Market Major Industries 9 Business Climate 10 Transportation and Infrastructure Issues Public Facilities 11 Urban Growth Patterns Map 1. Growth Areas 12 Education 13 Housing 16 Multifamily 17 Manufactured Housing Seniors Housing 18 Retail Market 19 Map 2. Retail Building Permits Office Market 20 Map 3. Office and Industrial Building Permits 21 Industrial Market Conclusion RealReal EstateEstate MarketMarket OverviewOverview SanSan AngeloAngelo Jennifer S. Cowley Assistant Research Scientist US 87 US 67 San Angelo SH 306 US 277 Area Cities and Towns County Land Area of San Angelo MSA Carlsbad Tom Green 1,542 square miles San Angelo Tankersley Population Density (2000) Vancourt 67 people per square mile Wall Water Valley he San Angelo Metropolitan Sta- Angelo was founded in 1867 as Fort stays, San Angelo is a hub of economic tistical Area (MSA), located in Concho in an effort to protect citizens activity for 13 surrounding counties. T the Concho Valley of west cen- and provide a medical center during The area is well known for its history of tral Texas, lies between the Texas Hill tuberculosis outbreaks. Today, be- sheep and goat production, which Country to the southeast and the roll- cause of its strong health care, agricul- adds more than $47.5 million to the ing plains to the northwest. San tural, educational and military main- economy each year. 1 POPULATION Kelly Air Force Base, San Antonio San Angelo MSA Population Year Population 1990 98,257 1991 97,923 1992 99,107 1993 99,661 1994 100,776 1995 101,077 1996 101,789 1997 102,285 1998 102,685 1999 102,300 2000 104,010 Source: U.S. Census Bureau he San Angelo area population The City of San Angelo had a popu- over the past ten years. The metropoli- grew an average 0.5 percent lation of 88,439 for 2000, a 4.7 per- tan area is expected to continue to T each year between 1990 and cent increase over 1990, according to grow at a moderate rate, averaging 1 2000. The area recorded a slight popu- the U.S. Census Bureau. San Angelo percent per year through 2020. The lation decline during 1999 but re- was the 28th fastest growing city in Texas Water Development Board fore- bounded in 2000. Currently, more Texas in 2000. casts a faster growth rate of 2 percent than 100,000 people live in Tom The San Angelo MSA has grown at a per year through 2020. Green County. slower rate than the state as a whole 2 Texas Metropolitan Area Population Change, 1990–2000 (in percent) McAllen-Edinburg-Mission 48.5 Galveston-Texas City 15.1 Austin-San Marcos 48.2 Tyler 15.5 Laredo 44.9 El Paso 14.9 Dallas 31.5 Corpus Christi 14.3 Brownsville-Harlingen-San Benito 28.9 Victoria 13.1 Brazoria County 26.1 Waco 12.9 Houston 25.8 Texarkana 9.4 Fort Worth-Arlington 25.1 Lubbock 9.0 Bryan-College Station 25.1 Wichita Falls 7.8 Texas 22.8 Longview-Marshall 7.7 Killeen-Temple 22.6 Beaumont-Port Arthur 6.6 San Antonio 20.2 Abilene 5.8 Sherman-Denison 16.4 San Angelo 5.6 Amarillo 16.2 Odessa-Midland 5.1 Source: U.S. Census Bureau San Angelo MSA Projected Population Texas State Texas Water Year Data Center Development Board 2005 114,816 — 2010 120,239 130,224 2015 124,239 — 2020 127,679 144,696 Sources: Texas State Data Center and Texas Water Development Board Projected Population Growth, 2000–2015 (in percent) 50 40 30 40.2 20 10 19.3 0 San Angelo MSA Texas Source: Texas State Data Center 3 Household Composition San Angelo MSA Texas Median household size (1990) 2.7 2.7 Population younger than 18 (1999, in percent) 27.3 28.5 Population 65 and older (1999, in percent) 13.4 10.1 Source: U.S. Census Bureau Ethnic Distribution (in percent) San Angelo MSA Texas Ethnicity 1990 2000 1990 2000 White 68.7 62.9 60.8 52.4 Hispanic 25.9 30.7 25.3 32.0 Black 4.0 4.0 11.7 11.3 Asian 1.0 0.9 0.3 2.7 American Indian 0.3 0.4 1.8 0.3 Other 0.1 0.1 0.1 0.2 Two or more races* _ 1.0 _ 1.1 *For the 2000 Census, the Census Bureau changed the “race” options, allowing people to report their race as “other” or as two or more races. Source: U.S. Census Bureau ispanics were the fastest grow- follow trends found across the state. in 1999 compared with the state aver- ing minority group in Tom Residents of the San Angelo MSA had age of $26,834, according to the U.S. HGreen County between 1990 a $23,453 per capita personal income Bureau of Economic Analysis. and 2000. The MSA’s ethnicity changes 4 EMPLOYMENT Source: U.S.BureauofLaborStatistics 40,000 42,000 44,000 46,000 48,000 50,000 52,000 Source: U.S.BureauofLaborStatistics 0 1 2 3 4 5 6 7 January-95 May 1990 Sept January-96 San AngeloMSAUnemploymentRate 1991 May San AngeloMSAEmployment 1992 Sept January-97 1993 May (in percent) Sept 1994 5 January-98 1995 May Sept 1996 January-99 May 1997 Sept 1998 January-00 May 1999 Sept 2000 January-01 Top Ten Employers Top Ten Private Employers Goodfellow Air Force Base Verizon Military Communications 4,064 employees Bergstrom Air Force Base,1,515 employees Austin San Angelo Independent School District Shannon Health Systems Education Health care 2,184 employees 1,397 employees Verizon Ethicon (Johnson & Johnson) Communications Medical supplies 1,515 employees 1,300 employees Shannon Health Systems SITEL, Inc. Health care Telemarketing 1,397 employees 980 employees Ethicon (Johnson & Johnson) Community Medical Center Medical supplies Health care 1,300 employees 700 employees Angelo State University Shannon Clinic Education Health care 1,044 employees 500 employees City of San Angelo Blue Cross–Blue Shield of Texas Government Customer service center 1,000 employees 435 employees SITEL, Inc. Hirschfield Steel Co. Telemarketing Fabricated structural steel 980 employees 400 employees Community Medical Center West Texas Medical Associates Health care Health care 700 employees 356 employees San Angelo State School Reece Albert Education Road construction 695 employees 330 employees Sources: San Angelo Chamber of Commerce Employment Growth by Industry San Angelo MSA Texas Employment growth, 2000 (in percent) 0.9 3.2 Unemployment rate (in percent) 3.2 4.2 New jobs in 2000 400 288,900 Employment growth by sector (in percent) Services 0.8 4.7 Trade 1.0 3.1 Manufacturing -2.1 0.1 Mining 33.3 2.3 Finance, insurance and real estate 0.0 1.3 Construction 4.5 6.2 Government 2.2 1.7 Transportation, communications and public utilities -3.6 5.1 Sources: U.S. Bureau of Labor Statistics and Texas Workforce Commission 6 Texas Metropolitan Area Employment Change, 1990–2000 (in percent) Austin-San Marcos 58.8 El Paso 15.4 Laredo 40.3 Waco 14.3 McAllen-Edinburg-Mission 35.8 Lubbock 14.0 Dallas 30.4 Sherman-Denison 12.5 Brownsville-Harlingen-San Benito 30.1 Longview-Marshall 12.2 Bryan-College Station 29.2 Abilene 11.4 Killeen-Temple 28.7 San Angelo 10.7 San Antonio 28.6 Corpus Christi 10.3 Fort Worth-Arlington 23.7 Galveston-Texas City 8.2 Texas 23.3 Wichita Falls 7.8 Tyler 22.9 Odessa-Midland 6.5 Victoria 22.4 Texarkana 4.5 Houston 22.1 Beaumont-Port Arthur 3.5 Amarillo 18.6 Brazoria County 2.3 Source: U.S. Bureau of Labor Statistics, February 2001 he total number of people em- Strauss, Western Iron Works and Safe for Air Force intelligence training and ployed in the San Angelo area Care — had ceased operation. fire and rescue training for the Army, T rose between 1990 and 2000. In Total employment has grown 10.7 Air Force and Marines. 2000, total nonagricultural employ- percent since 1990, a rate slower than In 1998, Goodfellow had 9,312 ment was 43,900, up 0.9 percent from the state as a whole. The 2000 average training wing graduates. Base housing 1999, according to the Texas Workforce unemployment rate in the San Angelo has been improved, a student lounge Commission. The U.S. Bureau of Labor area was 3.2 percent, down 1.1 per- has been added and an $8.6 million Statistics estimates civilian employ- centage points from 1999. dorm renovation took place in 1999. ment at 48,234 — up 0.5 percent from The military has a strong presence in Goodfellow has an estimated annual 1999. During 1999, area employment San Angelo. Goodfellow Air Force economic impact of $246 million. had dropped because three major Base, the largest employer in the San manufacturing operations — Levi Angelo area, is a consolidated location 7 JOB MARKET lueCross-BlueShield opened its Stewart, a mining equipment manufac- 2000. The goat processing facility will HMO claims processing and turer, opened in 2000 and employs create 400 jobs over five years. Bcustomer service departments in ten. Lone Star Beef has continued to San Angelo and now employs more American Halal Meat Processors grow since it opened in 1997. The than 400. Logicon, a software develop- plans to open in 2001 in the former company sells meat to fast food chains ment company located on the Angelo Monfort Meat Packing building and across the nation.
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