Amarillo vs. Bushland, TX: City Convenience or Acreage and Bushland ISD in 2026?

Updated October 31, 2026

Bushland is the name Amarillo families say when they want space and schools. About 14 miles west of downtown Amarillo along I-40, Bushland is an unincorporated community of newer homes on an acre or more, with private wells, septic systems, big skies, and a school district that posted the highest-rated high school in Potter and Randall counties in 2026.

The tradeoff is price and services. Bushland homes cost far more than Amarillo's citywide median, there is no city water or sewer, and almost every errand means a drive back toward Amarillo. This guide breaks down the numbers and the lifestyle, current as of October 31, 2026.

Key Takeaways

• Bushland is a premium market. The ACS median owner-estimated home value is $424,900 vs. $196,900 in Amarillo, and local listings mostly run from the mid-$300s to the high-$900s.
• Schools are the main draw. Bushland ISD earned a B (89) in 2026, and Bushland High School scored 95, the highest of any high school in Potter and Randall counties.
• No city tax, but a higher school rate. Potter County-side Bushland runs about 1.65% combined in 2026, Randall-side about 1.43%, vs. about 1.95%–2.17% in Amarillo.
• Expect wells and septic. Most Bushland homes rely on private water wells and septic systems, which need their own inspections.
• Commute is 15–18 minutes to downtown Amarillo on I-40, often faster to west Amarillo jobs and shopping.
• Incomes are high. Bushland's ACS median household income is about $146,000, more than twice Amarillo's $65,912.

Amarillo vs. Bushland at a Glance (2026)

The side-by-side below uses Census ACS 2020–2024 estimates, AAR's August 2026 Amarillo report, TEA's 2026 ratings, and 2026 adopted tax rates.

Factor	Amarillo	Bushland
Population	205,130 (2025 est.)	2,234 (2020 Census, CDP)
Median household income (ACS)	$65,912	$146,071
ACS median home value	$196,900	$424,900
Amarillo median sale, Aug 2026 (AAR)	$237,000	Not reported separately by AAR
Typical listing range (2026)	Hundreds of active listings at every price	Mid-$300s to high-$900s, mostly newer homes
Typical lot	City lot	An acre or more
Water/sewer	City utilities	Private well + septic (most homes)
School district (TEA 2026)	Amarillo ISD – B (85)	Bushland ISD – B (89); HS scored 95
Approx. combined tax rate	~1.95%–2.17%	~1.65% Potter side / ~1.43% Randall side

Bushland is a Census-designated place, not a city. Its school district boundary is much larger than the CDP and reaches into some far-west Amarillo neighborhoods.

Where Bushland Is and How Far It Really Is From Amarillo

Bushland sits about 13 miles (straight line) west of downtown Amarillo, just south of I-40 on the old Route 66 corridor. You will pass the Cadillac Ranch art installation on the way. The community began in 1908 on land from Joseph Glidden's Frying Pan Ranch and was named for ranch manager William Henry Bush.

Because Amarillo keeps growing west along I-40 and Soncy Road (Loop 335), the drive to Westgate Mall, the west-side medical offices, and new restaurants is often shorter than the drive downtown.

Measure	Amarillo to Bushland
Straight-line distance (downtown Amarillo)	13.0 miles
Typical driving distance	About 14 miles
Typical drive time (light traffic)	About 15–18 minutes
Main route	I-40 west (old Route 66 corridor)
County	Potter County, with homes on both sides of the Potter/Randall line
Type of community	Unincorporated community (Census-designated place); no city property tax

Home Prices: Amarillo vs. Bushland

Comparing Bushland with Amarillo is not apples to apples. Amarillo is a full-spectrum market with starter homes, mid-century brick, and new builds. Bushland is almost entirely move-up and custom product on acreage.

AAR does not publish a separate Bushland report, and Texas is a non-disclosure state. That makes local MLS sold data from an agent especially important here.

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 Bushland picture

Most Bushland-area listings are newer homes, many built in the 2020s, on an acre or more with a private well and septic system. Most list from the mid-$300s to the high-$900s, according to local MLS-based market reports. The Census ACS median owner-estimated value is $424,900, more than double Amarillo's $196,900.

For context, Amarillo-area ZIP codes with similar newer, larger homes, such as 79124 on the far west side and 79118/79119 on the south side, had median list prices of roughly $470K–$525K in Q3 2026. Bushland often competes directly with those neighborhoods. You may get more land in Bushland and more city services in Amarillo.

Bushland factor	What to expect
Home age	Mostly newer; many built in the 2020s
Lot size	Usually 1 acre or more
List price range	Mid-$300s to high-$900s
Utilities	Private well + septic; propane or natural gas varies by street
Competing Amarillo ZIPs	79124 (far west), 79118 and 79119 (south)

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
Bushland ACS median home value	$424,900	$2,606
Difference	$187,900	$1,152 more per month

The monthly gap is significant, but you are buying a different product: more square footage, more land, and newer construction. Compare Bushland with similar new homes in west or south Amarillo, not with the citywide median.

Property Taxes: Amarillo vs. Bushland

Bushland has no city property tax because it is unincorporated. Its 2026 combined rate depends on the county side: about 1.65% in Potter County (Bushland ISD 1.02791, Potter County 0.62268, High Plains Water District 0.002976) and about 1.43% in Randall County (Bushland ISD plus Randall County 0.40093). A few Randall-side properties fall in Canyon ISD at about 1.32%.

In Amarillo, you also pay City of Amarillo and Amarillo College taxes, which is why combined rates run higher, from about 1.95% to 2.17%.

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)	Bushland
School district rate	0.8644 (Amarillo ISD)	1.0279 (Bushland ISD)
All other entities combined	1.0813	0.6257
Approximate combined rate	1.95%	1.65%
Est. annual tax on a $300,000 homestead*	$4,627	$3,522

*Estimate only: $300,000 appraised value, $140,000 school homestead exemption, no other exemptions. Bushland figures use the Potter County side, which has the higher county rate. Always confirm the exact taxing units for a property with the appraisal district before you buy.

Schools: Amarillo ISD vs. Bushland ISD

Bushland ISD serves about 1,424 students across Bushland Elementary, Bushland Intermediate, Bushland Junior High, and Bushland High School. In TEA's 2026 ratings, the district earned a B (89) and Bushland High School scored 95, the top high school score in Potter and Randall counties.

Amarillo ISD (B, 85) offers more campus choices, magnet and career programs, and bigger athletic and fine-arts programs. Some families pick Bushland for small class sizes and a close-knit district. Others pick Amarillo for program depth.

District (TEA 2026 rating)	Overall	Notes
Bushland ISD	B (89)	~1,424 students; Bushland HS 95, the highest in Potter/Randall
Amarillo ISD	B (85)	~28,000 students; Amarillo HS and Palo Duro HS 93
Canyon ISD	B (87)	Serves some Randall County-side Bushland-area properties

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

Most Bushland commutes run 15–18 minutes to downtown Amarillo on I-40 and 10–15 minutes to the west-side retail and medical corridor along Soncy Road. Bushland is on the opposite side of town from Pantex and the Project Matador site, so plan on 35–40 minutes if you work northeast of Amarillo. Bushland is also home to the USDA Agricultural Research Service's Conservation and Production Research Laboratory.

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 Bushland Actually Feels Like

Bushland life is wide-open: horses, shops and outbuildings, big gardens, and sunsets with nothing in the way. Friday nights revolve around Bushland Falcons football, and the school is the community's center since there is no downtown or city hall.

The tradeoffs are real. Wind and dust are stronger on open acreage, there is no city trash or water, and most groceries, dining, and healthcare are back in Amarillo. Families who choose Bushland usually say the space and the schools are worth it.

Amarillo offers the reverse: a quick drive to everything, city utilities, and a big choice of neighborhoods. If you want land but still want city services, look at the far west and southwest edges of Amarillo, which sit between the two lifestyles.

What Kind of Homes You Will Find in Bushland

Expect custom and semi-custom brick and stone homes, many from the 2010s and 2020s, usually 3–5 bedrooms with oversized garages. A metal shop is a common upgrade. Acreage lots of 1 to 5 acres are typical, with some larger tracts. Deed restrictions vary widely by subdivision, so check whether horses, RV parking, and outbuildings are allowed.

Amarillo's comparable product is in the newer far west and southwest subdivisions, which have city water and sewer, HOAs, and smaller lots.

Who Should Choose Amarillo and Who Should Choose Bushland

Choose Amarillo if you…

• want city water, sewer, and trash service
• need homes under $300,000
• work northeast of town (Pantex, Project Matador, the airport)
• want walkable neighborhoods, parks, and quick errands
• prefer an HOA-maintained subdivision

Choose Bushland if you…

• want an acre or more for horses, a shop, or privacy
• want Bushland ISD and its top-rated high school
• work on the west side of Amarillo
• want newer construction with room to grow
• don't mind wells, septic, and a short drive for errands

Pros and Cons of Bushland vs. Amarillo

Pros of Bushland	Cons of Bushland
Bushland ISD (B, 89) with a 95-rated high school	Much higher entry price than Amarillo
Newer homes on acreage	Well and septic upkeep is on you
No city property tax	Few stores or restaurants nearby
Quick I-40 access to west Amarillo	Long drive to northeast Amarillo jobs
Quiet, open, rural feel	Wind, dust, and hail exposure on open land

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

1. Get pre-approved with a lender that understands acreage. Some loan types limit acreage or outbuildings.
2. Confirm the school district for each address. Most Bushland homes are in Bushland ISD, but some Randall-side lots are in Canyon ISD.
3. Order well and septic inspections. Test water quality and flow, and have the septic pumped and inspected.
4. Read the deed restrictions. Check rules on livestock, shops, fencing, and minimum home size.
5. Check internet options. Fiber and cable availability vary by road, so confirm before you write an offer.
6. Compare with west Amarillo new builds. Price per square foot and lot value can look very different side by side.
7. Get insurance quotes early. Wind and hail coverage on rural Panhandle homes can surprise buyers.

Step-by-Step: Selling in Amarillo to Move to Bushland

1. Price your Amarillo home with current AAR data. Amarillo inventory is down about 27%, which helps sellers.
2. Plan your timing. Bushland inventory is limited, so start touring before you list.
3. Use a contingent offer or a sale-leaseback if you find the right acreage first.
4. Budget for moving extras like fencing, a shop, or a well-water treatment system.
5. Close both transactions with the same title company to coordinate dates.

Frequently Asked Questions

How far is Bushland from Amarillo?

About 13 miles straight-line and about 14 driving miles west of downtown Amarillo on I-40. The drive is usually 15–18 minutes.

Is Bushland ISD a good school district?

Bushland ISD earned a B (89) in TEA's 2026 ratings, and Bushland High School scored 95, the highest in Potter and Randall counties.

Does Bushland have city water?

No. Bushland is unincorporated, and most homes use private wells and septic systems.

Are property taxes lower in Bushland than in Amarillo?

Usually, yes. Bushland has no city tax. Its 2026 combined rate is about 1.65% on the Potter side and 1.43% on the Randall side, vs. about 1.95%–2.17% in Amarillo.

What do homes in Bushland cost?

Most Bushland listings run from the mid-$300s to the high-$900s, and the ACS median owner-estimated value is $424,900.

Can I live in Amarillo and attend Bushland ISD?

Bushland ISD's boundary reaches into some far-west Amarillo areas. Verify any specific address with the district before you buy.

Related Reading

• Amarillo vs. Bishop Hills: Estate Lots in Bushland ISD
• Amarillo vs. Wildorado: Small-Town I-40 Living
• Amarillo vs. Canyon: The College-Town Comparison
• Amarillo vs. Timbercreek Canyon: Gated Acreage

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
• Amarillo Chamber of Commerce – Major employers
• PlainCities – Amarillo, TX (Census ACS 2020–2024 & 2025 estimates)
• Shop Amarillo Homes – Bushland market report & 2026 tax rates
• PlainCities – Bushland, TX (Census ACS 2020–2024)
• Bushland ISD
• USDA ARS – Conservation and Production Research Laboratory, Bushland

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 Acreage in Bushland or Your Next Home in Amarillo

OnDemand Realty can pull real sold comps, check the school district and utilities for every address, and help you weigh Bushland acreage against west Amarillo new construction. Visit www.ondemandamarillo.com to search homes across Amarillo, Bushland, and the rest of the Texas Panhandle, or to get a free home value estimate before you make your move.