Military Families: Finding the Perfect Home Near Goodfellow AFB
Moving to a new duty station brings its own unique set of challenges, especially when you're trying to find the perfect home for your family. Whether you're PCS'ing to Goodfellow Air Force Base for intelligence training, relocating as permanent party, or retiring in the San Angelo area, understanding your housing options and the local community will make your transition smoother and more successful.
As a real estate professional who specializes in helping military families navigate the San Angelo market, I've seen firsthand how the right neighborhood and home can transform a PCS from a stressful obligation into an exciting opportunity. Let me share everything you need to know about finding your perfect home near Goodfellow AFB.
Understanding Goodfellow AFB and San Angelo
Goodfellow Air Force Base is a key training installation located in San Angelo, Texas, with a primary mission of training in intelligence, surveillance, and reconnaissance (ISR), as well as fire protection for multiple branches of the military. At any given time, the base has over 5,000 military personnel, 800 civil service employees, and 12,000 family members.
San Angelo is located about 10 miles from base, making it an ideal location for military families who want a short commute. The city is approximately 4 hours northwest of San Antonio and 4.5 hours southwest of Dallas, giving you access to major metropolitan areas for weekend trips while enjoying the benefits of small-city living.
What makes San Angelo particularly appealing for military families is the community's strong support for service members. The presence of historic Fort Concho and the city's long military history means locals understand and appreciate military life, making your family feel welcome from day one.
On-Base Housing: Your First Option
Before exploring off-base options, it's worth understanding what's available on base. Goodfellow Family Housing is managed by Hunt Military Communities and offers almost 250 traditional, renovated, and single-family homes available to active duty members of all ranks.
Benefits of On-Base Housing:
- Zero commute time
- Included utilities (typically water, trash, and some include electricity)
- Immediate community with other military families
- Access to base amenities and facilities
- No security deposit or renter's insurance required
- Pet-friendly options available
- Maintenance handled by housing office
Considerations:
- Limited availability may mean waiting lists
- Less control over home selection and timing
- BAH goes directly to housing, leaving less financial flexibility
- Smaller yards and less privacy than some off-base options
Making the Decision: Contact the Goodfellow Family Housing office at (325) 654-3498 as soon as you receive orders to understand current availability and waiting times. Many families use on-base housing for their first assignment while getting familiar with the area, then move off-base during subsequent assignments or extensions.
Best Neighborhoods for Military Families
San Angelo offers excellent off-base housing options across various price points and neighborhood styles. Here are the top neighborhoods that consistently work well for military families stationed at Goodfellow:
College Hills: Family-Friendly and Convenient
Distance from Base: 15-20 minutes Price Range: $160,000-$250,000 Why Military Families Love It:
College Hills combines affordability with family-friendly amenities, making it one of the most popular neighborhoods for Goodfellow families. The proximity to Angelo State University brings a youthful energy and access to university events and facilities.
- Excellent value for larger families needing 3-4 bedrooms
- Well-maintained parks and recreation areas
- Active neighborhood with families of all ages
- Easy access to shopping and restaurants
- Larger lots than newer developments
- Multiple elementary school options nearby
Best For: Families with children, those seeking value, and military members planning to stay in San Angelo after retirement.
Bentwood Country Club: Upscale Living
Distance from Base: 20-25 minutes Price Range: $250,000-$400,000+ Why Military Families Love It:
For families with higher BAH rates or dual military income, Bentwood offers newer construction and upscale amenities without the big-city price tag.
- Newer homes with modern layouts and energy efficiency
- Golf course views and well-maintained common areas
- Lower maintenance needs (important during deployments)
- Strong resale value for those planning to buy
- Excellent for entertaining guests and extended family
- Peaceful, established neighborhood atmosphere
Best For: Senior enlisted, officers, dual military couples, and families prioritizing newer construction and amenities.
Santa Rita: Historic Charm with Character
Distance from Base: 15-20 minutes Price Range: $180,000-$280,000 Why Military Families Love It:
Santa Rita offers the perfect blend of character, value, and location. The tree-lined streets and established neighborhoods appeal to families who appreciate a more traditional neighborhood feel.
- Beautiful mature trees providing natural shade
- Diverse home styles and architectural character
- Strong sense of community with active neighbors
- Close to downtown San Angelo amenities
- Central location makes everything accessible
- Often larger homes on substantial lots
Best For: Families who appreciate character over newness, those interested in historic homes, and military members considering long-term investment properties.
Grape Creek: Small-Town Appeal
Distance from Base: 10-15 minutes Price Range: $125,000-$200,000 Why Military Families Love It:
For families seeking small-town atmosphere with an easy commute, Grape Creek offers excellent value and a tight-knit community feel.
- Shortest commute to base from off-base housing
- Lower cost of living than San Angelo proper
- Excellent teacher-to-student ratios in local schools
- Peaceful, rural atmosphere
- Larger properties and land options available
- Strong community connections
Best For: Families who prefer smaller communities, those with tighter budgets, and military members who prioritize short commutes.
School District Information for Military Families
Goodfellow AFB does not operate on-base schools, so children of military families attend schools in the San Angelo Independent School District (SAISD). Understanding your school options is crucial when choosing where to live.
San Angelo Independent School District Overview:
- 22 schools serving students Pre-K through 12th grade
- 17 elementary schools, 3 middle schools, and 2 high schools (Central High School and Lake View High School)
- Student-teacher ratio of 17 to 1
- 94.9% graduation rate for Class of 2023
Highly-Regarded Elementary Schools: Many military families specifically seek homes zoned for these schools:
- Santa Rita Elementary
- Fort Concho Elementary
- Glenmore Elementary
- Reagan Elementary
- McGill Elementary
Middle School Options:
- Glenn Middle School
- Lincoln Middle School
- Lone Star Middle School
High Schools:
- Central High School (6A classification)
- Lake View High School (5A classification)
Special Programs: SAISD offers gifted and talented programs, special education services, ESL support, and various extracurricular activities including strong athletics programs.
Pro Tip: Request school zone information for any home you're considering before making an offer. Some neighborhoods fall into different school zones even on the same street.
Pet-Friendly Housing Considerations
With approximately 40% of military families having pets, finding pet-friendly housing is often a top priority. San Angelo's housing market is generally more pet-friendly than many larger cities, but here are important considerations:
On-Base Housing:
- Typically allows pets with some breed and size restrictions
- Usually permits 2 pets per household
- Pet deposit may be required
- Fenced yard access varies by unit
Off-Base Rentals:
- Many landlords accept pets with deposits ($200-$500 per pet)
- Breed restrictions are common (check local landlord policies)
- Some landlords limit number or size of pets
- Monthly pet rent ($25-$50 per pet) is becoming more common
Buying a Home:
- No pet restrictions when you own
- Fenced yards are common in San Angelo neighborhoods
- HOA restrictions may apply in some communities
- Consider yard size and fencing when house hunting
Temporary Lodging During House Hunting
Most military families need temporary housing while searching for their permanent home. Here are your best options near Goodfellow:
On-Base Lodging: Angelo Inn Billeting offers temporary lodging for official travelers and base personnel during house hunting. Contact them early as availability can be limited during peak PCS season (May-August).
Off-Base Extended Stay Options:
- Hampton Inn & Suites: Military-friendly with government rates, free breakfast, complimentary WiFi
- La Quinta Inn: Pet-friendly, affordable rates, close to base
- Comfort Suites: Full kitchens available in suites, good for families
- SpringHill Suites: Spacious rooms, separate living areas, breakfast included
Pro Tips for House Hunting Visits:
- Schedule 3-5 days minimum for serious house hunting
- Request virtual tours before your visit to narrow options
- Visit neighborhoods at different times of day
- Use your AEAA (Airman and Family Readiness Center) resources
- Connect with current Goodfellow families for recommendations
PCS Timeline Planning: When to Start Your Housing Search
Timing is everything when PCS'ing to Goodfellow. Here's your ideal timeline:
90+ Days Before PCS:
- Contact Goodfellow Housing Office about on-base options
- Research neighborhoods and school zones online
- Connect with base Facebook groups for local insights
- Begin working with a military-friendly realtor
- Review current market inventory and prices
60-90 Days Before PCS:
- Get pre-approved for VA loan (if buying)
- Schedule house hunting trip if possible
- Narrow down target neighborhoods
- Review lease agreements or purchase contracts
- Arrange temporary lodging
30-60 Days Before PCS:
- Finalize housing decision (on/off base, rent/buy)
- Complete rental applications or begin purchase process
- Set up utilities and services
- Register children for school
- Arrange furniture delivery or storage
0-30 Days Before PCS:
- Conduct final walkthrough of property
- Complete move-in paperwork
- Update address with all relevant parties
- Connect with neighbors and community
- Visit children's schools if possible
Buying vs. Renting: Financial Considerations for Military Families
One of the biggest decisions military families face is whether to buy or rent near Goodfellow. Here's what you need to consider:
Renting Makes Sense When:
- This is your first or second assignment
- You're uncertain about staying in the military long-term
- The assignment is less than 3 years
- Local market has high property taxes relative to rent
- You want flexibility for sudden PCS orders
- You're not comfortable with home maintenance responsibilities
Buying Makes Sense When:
- You're planning to stay 3+ years
- You might retire in San Angelo area
- Your BAH covers the mortgage payment
- San Angelo's affordable prices allow building equity
- You want to use VA loan benefits
- You're interested in keeping it as rental property after PCS
San Angelo Buying Advantages:
- Home prices ($160,000-$300,000) often result in mortgage payments equal to or less than BAH
- Strong rental market if you PCS (Goodfellow creates steady tenant demand)
- Affordable property taxes compared to other Texas cities
- Potential for appreciation given stable military presence
- Building equity instead of paying someone else's mortgage
San Angelo Rental Advantages:
- Flexibility if orders change unexpectedly
- No maintenance responsibilities during deployments
- Lower upfront costs (security deposit vs. down payment)
- Can "test" neighborhoods before committing to purchase
- No concerns about selling when you PCS
VA Loan Benefits Specific to Goodfellow Families
If you're considering buying near Goodfellow, understanding your VA loan benefits is essential:
Key Advantages:
- Zero down payment required
- No private mortgage insurance (PMI)
- Competitive interest rates
- Flexible credit requirements
- Can reuse benefit for future purchases
Tom Green County VA Loan Limits: San Angelo falls under standard county limits, with most homes well below the VA loan limit, meaning you can buy with $0 down.
Local VA-Approved Lenders: Working with lenders experienced in VA loans and military PCS timelines is crucial:
- Veterans United
- USAA
- Navy Federal Credit Union
- First Financial Federal Credit Union
- Local banks with VA loan experience
VA Loan Process Timeline: Contrary to popular belief, VA loans can close as quickly as conventional loans (30-45 days) when working with experienced local lenders.
Community Connections and Military Support
San Angelo's military-friendly culture extends well beyond the housing market:
Base Resources:
- Airman and Family Readiness Center: (325) 654-3893
- Housing Office: (325) 654-3498
- Main Base Number: (325) 654-1110
Community Organizations:
- San Angelo Military Affairs Committee
- Local VFW and American Legion posts
- Military spouse groups and networks
- Angelo State University military student services
Family Activities:
- San Angelo Museum of Fine Arts
- Fort Concho National Historic Landmark
- San Angelo Nature Center
- Multiple city parks with playgrounds
- Youth sports leagues welcoming military families
- Community events and festivals throughout the year
Military Discounts: Many San Angelo businesses offer military discounts – always ask! From restaurants to retail to services, the community supports its military families.
Making Your Decision: Questions to Ask Yourself
Before choosing your home near Goodfellow, consider these important questions:
- How long is your assignment? This heavily influences buy vs. rent decisions
- Do you have children? What ages? School zones become critical
- What's your commute tolerance? 10 minutes vs. 25 minutes daily adds up
- What's your pet situation? Some options work better than others
- Do you need to be near Angelo State? If pursuing education, proximity matters
- How important is neighborhood community? Some areas are more social than others
- What's your maintenance comfort level? Older homes need more attention
- Are you planning to retire here? Changes your long-term strategy
Your Next Steps
Finding the perfect home near Goodfellow AFB doesn't have to be overwhelming. With the right information and support, you can make confident decisions that serve your family well throughout your assignment and beyond.
Ready to start your housing search? As a specialist in helping military families navigate San Angelo's real estate market, I understand the unique challenges and timelines of military moves. I work with families at every stage – from initial research to house hunting trips to final move-in.
Here's how I can help:
- Provide current neighborhood information and market conditions
- Connect you with VA-approved lenders familiar with military timelines
- Schedule virtual tours before your house hunting trip
- Coordinate efficient house hunting schedules (no wasted time)
- Navigate offers and negotiations with military PCS timelines in mind
- Connect you with other Goodfellow families in your target neighborhood
Contact me today to discuss your specific needs and timeline. Whether you're arriving in 30 days or 6 months, the sooner we start planning, the smoother your transition will be.
Thank you for your service, and welcome to San Angelo – we're glad you're here!