Relocating to West Texas, especially the Midland and Odessa area, means you will hear a lot about oil, wide-open spaces, wind, and Friday night football. All of that is true. But there is a lot more to living in the Permian Basin, and most of it matters before you pick a house.
The Short Answer: What to Know Before Relocating to West Texas
If you only read one section, read this one:
- Midland and Odessa are close, but they are not the same. Pick the city, town, or rural area that fits your work and your family, not just the house.
- Oilfield commutes are different. Your company office address may not be where you actually work most days.
- West Texas weather is hard on homes. Look closely at the roof and HVAC (heating, ventilation, and air conditioning) system, and get a quality inspection.
- Plan for insurance and property taxes up front. The sales price is only one part of your monthly cost.
- A VA loan offer can compete. It takes an agent and lender who know how to structure and explain it.
- You can start your search before you arrive. Remote planning works, especially if you are selling another home at the same time.
Whether you are leaving the military, taking an oil and gas job, or just looking for a new place to call home, here is what Rowdy tells his clients.
Midland vs. Odessa: Close, But Not the Same
Midland and Odessa are only about 20 miles apart, and thousands of people travel between the two every day. But don't make the mistake of thinking they're basically one big city.
In Rowdy's words, each city has its own personality, neighborhoods, schools, housing options, price points, and amenities. The smaller communities and rural areas around them give buyers more choices, especially if you want more land, fewer neighbors, or a different pace than city living.
That is why his first questions are not about which house you like best:
I want to know where they're going to work, what kind of commute they're comfortable with, what's important to their family, what they enjoy doing, and what they actually want their day-to-day life to look like.
Finding the right house matters. Finding the right location matters just as much.
The Oilfield Is Part of Life Here
You cannot really talk about West Texas without talking about oil and gas. The energy industry has a big effect on the local economy and the housing market, and it shapes a lifestyle that newcomers may not expect.
Rowdy works in oilfield sales in addition to real estate, so he sees the commute question from both sides. His advice: if you are moving for an oilfield job, do not assume you need a house five minutes from your company's Midland or Odessa office. Depending on your role, your actual work may take you all over the Permian Basin.
A normal commute for a traditional office job and a normal commute for someone working in the Permian can be two very different things. Ask your employer where you will spend most of your workdays before you decide where to buy.
West Texas Homes Have Their Own Considerations
Don't compare a West Texas house directly to one you owned in another state or even another part of Texas.
Every real estate market is different. When you look at a home here, look past the countertops, flooring, fresh paint, and listing photos. Rowdy's checklist:
- Check the big-ticket items. The roof and the HVAC system can be expensive to repair or replace.
- Get a quality home inspection. Understand the home's condition before you commit.
- Ask questions. Anything that could become an expensive problem later is worth asking about now.
West Texas weather can be tough on homes. Extreme heat, high winds, hail, dust, and the occasional storm that seems determined to test everything you own all take a toll.
Budget for Insurance and Property Taxes From Day One
Weather is also why insurance costs and property taxes should be part of your buying decision from the start. As Rowdy puts it, the sales price is only one piece of what a home actually costs you each month.
Two things to check with an insurance agent before you make an offer:
- Roof age and coverage type. The Texas Department of Insurance explains that some policies pay the full cost to repair a roof at current prices (replacement cost), while others pay less for an older or worn roof (actual cash value).
- Wind and hail deductibles. The same TDI guide says to confirm whether wind and hail damage has a different deductible than other claims. That number affects what you pay after a storm.
On taxes, the Texas Comptroller notes there is no state property tax. Property taxes are set and collected locally, so the rate depends on where the home sits. If you live in the home, a residence homestead exemption lowers the taxable value for school district taxes, and veterans with a VA disability rating may qualify for more. Our guide to Texas military and veteran property tax exemptions covers the details.
My goal isn't simply to help somebody get under contract. It's to make sure they understand what they're buying.
Want a local read on neighborhoods and costs? Connect with Rowdy Norred, a VeteranPCS agent who works with military and veteran buyers.
Veterans: Don't Overlook Your VA Home Loan Benefit
If you are a veteran or an eligible active-duty service member, your VA home loan benefit can be a very valuable option. Rowdy's advice is direct: do not automatically believe anyone who tells you a VA-financed offer cannot compete with conventional financing.
