Amarillo vs. Bishop Hills, TX: Estate Lots Minutes From the City in 2026

Updated October 31, 2026

Bishop Hills is one of the Panhandle's best-kept secrets. It is a tiny incorporated town of about 211 residents, completely surrounded by the northwest edge of Amarillo's growth. Most homes are large brick houses from the late 1960s and 1970s on lots of roughly an acre, and the whole town is zoned to Bushland ISD.

For buyers, the Amarillo vs. Bishop Hills question is really about lot size, privacy, and schools versus price, age of home, and inventory. Only a handful of Bishop Hills homes sell each year. Here is the full comparison, current as of October 31, 2026.

Key Takeaways

• Bishop Hills is close. It is about 7.6 miles straight-line from downtown Amarillo, roughly a 12–15 minute drive.
• The typical sale is $360K–$420K. Local MLS-based data shows the middle half of the past 12 months' sales in that range, at about $110–$135 per square foot.
• Inventory is tiny. Only about 5 homes sold in the last 12 months, and supply sits around 7.2 months at that pace.
• You get size and land for the money. Most homes are 2,750–5,550 square feet on about an acre. About 1 in 3 has a pool and about 1 in 3 has a shop.
• Schools: Bushland ISD. The district rated B (89) in 2026, and Bushland High scored 95.
• Taxes run about 1.73%, below Amarillo's Potter County-side rate of about 2.17%.

Amarillo vs. Bishop Hills at a Glance (2026)

Bishop Hills is small enough that monthly statistics swing wildly, so we use 12-month figures. Sources: Census ACS 2020–2024, AAR August 2026, local MLS-based market reports (October 2026), TEA 2026, and 2026 tax rates.

Factor	Amarillo	Bishop Hills
Population	205,130 (2025 est.)	211 (ACS)
Median household income (ACS)	$65,912	$112,813
ACS median home value	$196,900	$322,900
Typical sale price	$237,000 median (Aug 2026)	$360K–$420K middle half (12 mo.)
Price per square foot	Varies widely	$110–$135
Homes sold	217 in Aug 2026 alone	~5 in the last 12 months
Sale vs. original list price	—	~96%
Typical home	Every age and size	1968–1976 brick, 3–4 bed, ~1 acre
School district	Amarillo ISD – B (85)	Bushland ISD – B (89)
Approx. combined tax rate	~1.95%–2.17%	~1.73%

The low price per square foot reflects older, larger homes. Many buyers budget for updates on top of the purchase price.

Where Bishop Hills Is and How Far It Really Is From Amarillo

Bishop Hills sits about 7.6 miles straight-line northwest of downtown Amarillo in Potter County, near the Loop 335 corridor. Amarillo's northwest-side growth now wraps around it, so you are minutes from west-side groceries, restaurants, and medical offices.

It is incorporated, with its own town government, which is unusual for a community this size. The town status helps protect its large lots and rural feel even as subdivisions fill in around it.

Measure	Amarillo to Bishop Hills
Straight-line distance (downtown Amarillo)	7.6 miles
Typical driving distance	About 9–10 miles
Typical drive time (light traffic)	About 12–15 minutes
Main route	Northwest Amarillo via Loop 335 and local roads
County	Potter County
Type of community	Incorporated town of about 211 residents

Home Prices: Amarillo vs. Bishop Hills

Because so few homes trade in Bishop Hills, buyers should think in years, not months. A single sale of a remodeled estate can move the averages a lot.

Texas is a non-disclosure state, so online value estimates for unusual homes like these are often off. Local MLS sold data is the only reliable guide.

The Amarillo baseline

Inside Amarillo city limits, the Amarillo Association of REALTORS (AAR) reported a $237,000 median sale price in August 2026, up 10.2% year over year, with 217 closed sales (up 10.7%) and only 477 active listings (down 27.4%). Months of inventory fell to 2.5 from 3.7 a year earlier, and homes spent a median of 30 days on market plus about 28 days to close. Redfin's three-month view through September 2026 put the Amarillo median near $244,800 with about 41 days on market.

In plain English: Amarillo is still the most affordable way to own in the Panhandle, but the city itself has tightened. Roughly 68% of August closings were under $300,000 (28.5% in the $100K–$199K band and 39.3% in the $200K–$299K band), which is the price range most out-of-town buyers and first-time buyers are fighting over.

Amarillo city metric (AAR, Aug 2026)	Value	Change vs. Aug 2025
Median sale price	$237,000	+10.2%
Closed sales	217	+10.7%
Active listings	477	−27.4%
Months of inventory	2.5	down from 3.7
Days on market + days to close	30 + 28 = 58	13 days faster

The Bishop Hills picture

Local MLS-based market data updated in October 2026 shows the middle half of Bishop Hills sales over the last 12 months between $360,000 and $420,000, at about $110–$135 per square foot. About 5 homes sold in that period, and current listings represent about 7.2 months of supply. Roughly 1 in 5 sold homes went under contract within 30 days, homes sold for about 96% of their original list price, and about 1 in 5 sellers cut their price first.

Listings can run well above the typical range. In 2026, a 7,738-square-foot estate on 2.25 acres listed at $1.59 million, and a 3,843-square-foot, 4-bedroom home on 1.31 acres was listed at $600,000.

Inside Amarillo, AAR's August 2026 median was $237,000, but that figure includes many smaller and older homes. The fairer comparison is northwest and far-west Amarillo (79124), where Q3 2026 median list prices were around $525,000 for mostly newer construction.

Bishop Hills metric (12 months to Oct 2026)	Value
Middle-half sale range	$360K–$420K
Price per sq ft	$110–$135
Homes sold	~5
Months of inventory	~7.2
Under contract within 30 days	~1 in 5
Sale vs. original list price	~96%

Monthly Payment Reality Check

Freddie Mac's Primary Mortgage Market Survey had the average 30-year fixed rate at 7.24% on October 29, 2026, down from 7.32% the prior week. Using that rate and 10% down, here is what principal and interest alone look like before taxes, insurance, HOA dues, and mortgage insurance:

Scenario	Price used	Est. principal & interest / month
Amarillo city median (AAR, Aug 2026)	$237,000	$1,454
Bishop Hills mid-range sale (~$360K–$420K)	$390,000	$2,392
Difference	$153,000	$938 more per month

Bishop Hills buyers should also budget for updates. Many homes date to the early 1970s, so roofs, HVAC, windows, and kitchens can add meaningful cost after closing.

Property Taxes: Amarillo vs. Bishop Hills

Bishop Hills' combined rate is about 1.73%, which includes Bushland ISD (1.02791 in 2026), Potter County (0.62268), the High Plains Water District, and the town's own small levy. Because the town is not inside the City of Amarillo, there is no Amarillo city or Amarillo College tax.

A Potter County home in Amarillo ISD runs about 2.17% combined in 2026, so on a similar value, Bishop Hills typically comes out ahead.

Texas voters approved Proposition 13 in November 2025, raising the school-district homestead exemption to $140,000, so a homesteaded primary residence pays school taxes on far less than its appraised value. For reference, Amarillo's 2026 combined rates run about 2.17% (Amarillo ISD, Potter County side), 1.95% (Amarillo ISD, Randall County side), and 2.00% (Canyon ISD inside Amarillo, Randall County side). The estimate below uses the Randall-side Amarillo ISD combination and applies only that $140,000 exemption; county, city, and senior/disabled exemptions can lower your actual bill further.

Tax comparison (2026 rates per $100 unless noted)	Amarillo (Randall County side, Amarillo ISD)	Bishop Hills
School district rate	0.8644 (Amarillo ISD)	1.0279 (Bushland ISD)
All other entities combined	1.0813	0.7021
Approximate combined rate	1.95%	1.73%
Est. annual tax on a $300,000 homestead*	$4,627	$3,751

*Estimate only: $300,000 appraised value, $140,000 school homestead exemption, no other exemptions. Bishop Hills uses the approximate 1.73% combined rate reported in local market data; confirm the town's current rate with PRAD. Always confirm the exact taxing units for a property with the appraisal district before you buy.

Schools: Amarillo ISD vs. Bushland ISD

Bishop Hills is zoned to Bushland ISD, which earned a B (89) in TEA's 2026 ratings. Bushland High School's 95 was the highest high school score in Potter and Randall counties.

Nearby Amarillo neighborhoods may be zoned to Amarillo ISD (B, 85) or, in some northwest pockets, to Bushland ISD too. If Bushland ISD is a must, filter by district first, then compare Bishop Hills with Bushland ISD subdivisions inside Amarillo.

District (TEA 2026 rating)	Overall	Notes
Bushland ISD	B (89)	Serves Bishop Hills; Bushland HS 95
Amarillo ISD	B (85)	Amarillo HS and Palo Duro HS 93
River Road ISD (north)	B (80)	Serves parts of north Potter County

Ratings are the Texas Education Agency's 2026 A–F accountability results released in August 2026. School attendance zones follow district and campus boundaries, not ZIP codes or mailing addresses, so verify every address with the district.

Commute, Jobs, and the Growth Story Northeast of Town

From Bishop Hills, plan on 12–15 minutes to downtown Amarillo and less than 10 minutes to many west-side shopping and medical destinations. Pantex and Project Matador to the northeast are about 30–35 minutes away via Loop 335 and I-40 or US-60.

Amarillo's biggest employers set the commute map: Pantex/PanTeXas Deterrence (about 4,662 full-time employees), Amarillo ISD (about 4,500), Tyson Foods (about 4,300), BSA Health System (about 3,100), Northwest Texas Healthcare System (about 2,150), the City of Amarillo, Xcel Energy, Canyon ISD, the Amarillo VA, Bell, and West Texas A&M University, according to the Amarillo Chamber of Commerce. The wild card is Fermi America's Project Matador, a 5,800-plus-acre power and AI data center campus being built next to Pantex northeast of Amarillo. Texas regulators approved its 6-gigawatt clean air permit on February 25, 2026. If its build-out stays on schedule, demand for housing along the US-60 and Loop 335 corridors could rise for years.

Lifestyle: What Living in Bishop Hills Actually Feels Like

Bishop Hills feels like an established country-club neighborhood without the club. Expect mature trees, which are rare on the High Plains, wide lots, horses on some properties, and quiet streets with no through traffic.

There are no stores in town, but you do not need them. Amarillo's northwest and west-side retail is a few minutes away. You get the privacy of acreage with the convenience of living almost inside the city.

Amarillo's own established neighborhoods, like Wolflin, Bivins, and Belmar, offer mature trees and character too, but on much smaller lots and with city services.

What Kind of Homes You Will Find in Bishop Hills

Most Bishop Hills homes are brick, 3 or 4 bedrooms and 2 baths, between about 2,750 and 5,550 square feet on lots of roughly an acre. Typical construction dates are 1968 to 1976. About 9% have 5 or more bedrooms, about 1 in 3 have a pool, and about 1 in 3 have a shop or outbuilding.

Homes built in the 1950s and 1960s average about 2,800 square feet. Homes from the 1970s and 1980s average about 3,430 square feet. Updated homes command the top of the range, and original-condition homes are where value buyers find opportunities.

Who Should Choose Amarillo and Who Should Choose Bishop Hills

Choose Amarillo if you…

• want a newer home with modern systems
• need a price under $300,000
• want a large choice of listings right now
• prefer an HOA subdivision with parks and trails
• want city water and sewer

Choose Bishop Hills if you…

• want about an acre with mature trees close to the city
• want Bushland ISD without the drive to Bushland
• are happy to update a solid 1970s brick home
• want space for a pool, shop, or horses
• value privacy and a tiny-town government

Pros and Cons of Bishop Hills vs. Amarillo

Pros of Bishop Hills	Cons of Bishop Hills
About an acre per home, minutes from west Amarillo	Very few listings: ~5 sales a year
Bushland ISD (B, 89)	Older homes often need updates
Big homes at $110–$135 per square foot	Limited new construction
No Amarillo city tax	Utilities and services vary by property
Mature trees and established streets	Homes can sit longer (~7 months of supply)

Step-by-Step: How to Buy a Home in Bishop Hills (or Decide on Amarillo Instead)

1. Set up instant alerts. With about 5 sales a year, you need to see new listings the day they hit the market.
2. Get pre-approved and budget separately for updates such as roofs, HVAC, windows, and kitchens.
3. Confirm utilities. Ask whether the home uses a private well, a water supply corporation, or septic, and inspect accordingly.
4. Verify Bushland ISD and the exact taxing units with the Potter-Randall Appraisal District.
5. Bring in specialists. Order a sewer or septic inspection, a pool inspection, and a roof inspection for hail damage.
6. Negotiate with data. Homes sell at about 96% of original list, and 1 in 5 sold after a price cut, so you often have room.
7. Plan the remodel before you close so you know your all-in cost.

Step-by-Step: Selling in Amarillo to Move to Bishop Hills

1. Sell your Amarillo home while inventory is tight (2.5 months of supply in August 2026).
2. Consider a contingent offer, since Bishop Hills sellers often have time on their side.
3. Get a pre-listing inspection to avoid surprises that could derail your sale.
4. Coordinate closing dates with one title company.
5. Line up contractors in advance if you plan to update your new home.

Frequently Asked Questions

Is Bishop Hills part of Amarillo?

No. Bishop Hills is its own incorporated town in Potter County. Amarillo's growth surrounds it, but it has its own government and is not in Amarillo city limits.

What school district is Bishop Hills in?

Bishop Hills is in Bushland ISD, which earned a B (89) in TEA's 2026 ratings.

How much do homes in Bishop Hills cost?

The middle half of sales over the last 12 months ran from about $360,000 to $420,000, though listings for larger estates have reached $1.59 million.

How big are Bishop Hills lots?

Most lots are roughly an acre, and some estates are on 2 acres or more.

Are taxes lower in Bishop Hills than Amarillo?

Generally, yes. Bishop Hills runs about 1.73% combined vs. about 2.17% for a Potter County home in Amarillo ISD.

How often do homes come up for sale in Bishop Hills?

Rarely. About 5 homes sold in the last 12 months, so alerts and patience are key.

Related Reading

• Amarillo vs. Bushland: Acreage and Bushland ISD
• Amarillo vs. Canyon: The College-Town Comparison
• Amarillo vs. Lake Tanglewood: Lake Living
• Amarillo vs. Palisades: Canyon-Rim Village Living

Sources

• Amarillo Association of REALTORS / Texas REALTORS – Amarillo city, August 2026 market report (PDF)
• Freddie Mac – Mortgage rates decline further (7.24%), Oct. 29, 2026
• Shop Amarillo Homes – Amarillo market report & 2026 combined tax rates
• Texas Education Agency – TXschools.gov 2026 A–F accountability ratings
• Potter-Randall Appraisal District
• Ballotpedia – Texas Proposition 13 (2025), $140,000 school homestead exemption
• PlainCities – Amarillo, TX (Census ACS 2020–2024 & 2025 estimates)
• Shop Amarillo Homes – Bishop Hills market report (Oct 2026)
• PlainCities – Bishop Hills, TX (Census ACS 2020–2024)
• RE/MAX – Bishop Hills housing market guide
• Bushland ISD

Disclaimer: This article is for general informational purposes only and is not legal, tax, lending, or financial advice. Market statistics change monthly and small-town figures can swing widely because of low sales volume. Census and ACS figures are estimates with margins of error. Tax rates shown are 2026 adopted or proposed rates where available and 2025 adopted rates where noted, and your actual bill depends on your appraisal, exemptions, and taxing units. School ratings and attendance zones can change. Verify all information independently, including with the Texas Education Agency, the local appraisal district, and your lender, before making a real estate decision.

Let's Find Your Acre in Bishop Hills or Your Fit in Amarillo

Bishop Hills homes rarely hit the market. OnDemand Realty can set up instant alerts, pull real sold comps, and help you compare Bishop Hills with Bushland ISD neighborhoods inside Amarillo. Visit www.ondemandamarillo.com to search homes across Amarillo, Bishop Hills, and the rest of the Texas Panhandle, or to get a free home value estimate before you make your move.