Texas Earthen Home on 10 Acres $160K

Texas Earthen Home on 10 Acres. Create the property of your dreams with this 10 acre lot that is a blank slate and home that’s turn-key.

3166 County Road 191, Anson, TX 79501

• Contact Realtor: Sabrina Pippin
• Google Map
• Niche

 

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Pros & Cons of Living in Anson, TX

Pros

1. Very Low Cost of Living & Affordable Housing

• Overall living expenses are about 25–28% lower than the U.S. average and around 13–23% lower than Texas average.

• Median home values are extremely affordable—between $58K and $105K—and rents hover around $700–$920/month, significantly under national and state averages.

• The cost of necessities like groceries and healthcare is also lower, while utilities tend to be slightly higher than average.

2. Safe & Close-Knit Community

• Crime rates are noticeably lower than many parts of Texas—with total crime approximately 52% below state averages.

• Locals frequently mention a sense of safety, trusting neighbors, and a welcoming atmosphere.

3. Strong Homeownership & Community Feel

• A high homeownership rate (~77–83%) indicates stability and investment in the community.

• Niche rates Anson with grades like B overall, strong marks in Cost of Living (A), Weather (A), and Diversity (A–).

• Residents describe it as “a small town where everybody knows everybody”—quiet, peaceful, ideal for settling down.

4. Riverside of Nature & Proximity to Abilene

• Walkability earns a strong A by some measures, and the average commute is a reasonable 16–21 minutes.

• Abilene is just a 25-minute drive away, offering access to larger-city amenities, while still living in a quiet rural environment

5. Decent School System for a Small Town

• Niche grades public schools a B, with small classes and strong community involvement.

• Anson ISD historically earned a “Recognized” rating from the Texas Education Agency, with favorable student-teacher ratios (~10.7:1).

6. Rising Educational Attainment & Diversity

• PlaceVista shows a higher-than-average rate of residents holding bachelor’s degrees (~15%) and advanced degrees (~10%).

• The population is reasonably diverse, with 38% Hispanic or Latino, and a healthy mix of racial backgrounds.

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Cons

1. Very Small, Declining Population

• With about 1,800–2,000 residents, Anson is quite small—its population dropped nearly 12% over a recent year.

• The limited size affects the breadth of services, entertainment, and economic vitality

2. Economic Limitations & Lower Incomes

• Median household income (~$36K–$44K) lags well below national averages.

• Poverty ranges between 15–18%, slightly above national norms.

• Employment scores are modest—Niche gives Anson a B–, but AreaVibes flags employment as D– due to limited job growth.

3. Underwhelming School Performance in Testing

• Standardized test scores: ~33% math proficiency, ~42% reading, both below state averages.

• Graduation rate is lower than the Texas average (~72%).

4. Limited Amenities & Transit Access

• Few local amenities are walkable; residents rely heavily on cars. Public transit effectively doesn’t exist.

• Entertainment, shopping, and healthcare are limited locally—necessitating trips to Abilene for more options.

5. Mixed Reviews of Local Leadership

• A few residents cite frustrations with municipal officials, while praising county staff.

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