Amarillo vs. Umbarger, TX: Rural Randall County Living West of Canyon in 2026

Updated October 31, 2026

Umbarger is the definition of a quiet country address. This farming community of about 123 people sits on US-60 about 10 miles west of Canyon in Randall County, surrounded by wheat, cotton, and cattle country. It is known for St. Mary's Catholic Church, decorated in 1945 by Italian prisoners of war, and for the Buffalo Lake National Wildlife Refuge just south of town.

Umbarger is not a typical housing market. Homes rarely list, and data is thin. For buyers who want farmland, a rural homestead, or space for animals with a Randall County address and Canyon ISD, it is a real option. Here is how it compares with Amarillo, current as of October 31, 2026.

Key Takeaways

• Umbarger is rural. It has about 123 residents (2020 Census), no city government, and very few homes for sale at any time.
• Data is limited. The Census does not publish reliable home-value estimates for Umbarger, so buyers should rely on agent-pulled sales and appraisal records.
• Taxes are lower than Amarillo. Unincorporated Randall County in Canyon ISD runs about 1.32% combined in 2026, vs. about 1.95%–2.17% in Amarillo.
• Schools: Canyon ISD (B, 87). Umbarger's own school consolidated into Canyon ISD in 1964.
• The commute is about 28–32 minutes to downtown Amarillo via Canyon.
• Distance edge case: Umbarger is 23.3 miles straight-line from downtown Amarillo, but about 26 driving miles.

Amarillo vs. Umbarger at a Glance (2026)

Because Umbarger is so small, we use Randall County figures as context. Sources: Census 2020 and ACS 2020–2024, AAR August 2026, TEA 2026, and Randall County 2026 tax rates.

Factor	Amarillo	Umbarger
Population	205,130 (2025 est.)	123 (2020 Census)
Median household income (ACS)	$65,912	Not published; Randall County $83,864
Median home value (ACS)	$196,900	Not published; Randall County $238,800
Median sale price	$237,000 (AAR, Aug 2026)	Too few sales to report
Typical property	City lot	Rural homestead, farm, or acreage
School district	Amarillo ISD – B (85)	Canyon ISD – B (87)
Approx. combined tax rate	~1.95%–2.17%	~1.32% (+ any special districts)
Nearby amenities	Everything	Buffalo Lake NWR; St. Mary's Church; Canyon 10 mi east

Randall County figures are used as a proxy only. Rural property values depend heavily on acreage, water, and improvements.

Where Umbarger Is and How Far It Really Is From Amarillo

Umbarger is about 23.3 miles straight-line southwest of downtown Amarillo. Most people drive I-27 south to Canyon, then US-60 west about 10 miles, roughly 26 miles in total. Hereford is about 20 miles farther west on US-60.

That puts Umbarger closer to Canyon and WTAMU than to Amarillo, and it means your everyday town for groceries and errands will likely be Canyon.

Measure	Amarillo to Umbarger
Straight-line distance (downtown Amarillo)	23.3 miles
Typical driving distance	About 26 miles
Typical drive time (light traffic)	About 28–32 minutes
Main route	I-27 south to Canyon, then US-60 west
County	Randall County (ZIP 79091)
Type of community	Unincorporated farming community (Census-designated place)

Home Prices: Amarillo vs. Umbarger

Umbarger is a farm-and-ranch market, not a subdivision market. Properties change hands slowly, often through families, and many sales never appear on public sites.

Texas is a non-disclosure state, so online estimates for rural property are often unreliable. An agent with MLS access and appraisal district research is essential.

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 Umbarger picture

Public data for the 79091 ZIP code is too thin to produce a reliable median. Several data providers show no current median at all. For context, Randall County's ACS median owner-estimated home value is $238,800, and Canyon's August 2026 AAR median was $272,450.

Expect a mix of older farmhouses, ranch-style homes on acreage, and agricultural land. Price drivers include acreage, water rights and well capacity, outbuildings, fencing, and road access. In Amarillo, by contrast, AAR's August 2026 median was $237,000 with 477 active listings to choose from.

What drives Umbarger property value	Why it matters
Acreage and soil	Farm income potential and resale
Water (wells, irrigation)	Ogallala Aquifer levels and well capacity
Outbuildings and barns	Usefulness for livestock and equipment
Road access	Paved vs. county dirt roads in winter weather
Distance to Canyon	Commute and services

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
Randall County ACS median home value (proxy)	$238,800	$1,465
Difference	$1,800	$11 more per month

This uses Randall County's ACS median as a stand-in. Rural property financing may require larger down payments or agricultural lenders, so get specific quotes.

Property Taxes: Amarillo vs. Umbarger

Umbarger is unincorporated, so there is no city tax. A typical property in Canyon ISD pays about 1.32% combined in 2026: Canyon ISD 0.9154, Randall County 0.40093, and the High Plains Water District. Some properties may also be in a hospital or other special district.

Agricultural land can qualify for an agricultural (1-d-1) appraisal, which can sharply reduce taxes on qualifying land. Ask the Potter-Randall Appraisal District about eligibility before you buy.

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)	Umbarger
School district rate	0.8644 (Amarillo ISD)	0.9154 (Canyon ISD)
All other entities combined	1.0813	0.4039
Approximate combined rate	1.95%	1.32%
Est. annual tax on a $300,000 homestead*	$4,627	$2,676

*Estimate only: $300,000 appraised value, $140,000 school homestead exemption, no other exemptions. Umbarger excludes any special districts and agricultural valuation. Always confirm the exact taxing units for a property with the appraisal district before you buy.

Schools: Amarillo ISD vs. Canyon ISD

Umbarger is in Canyon ISD (B, 87 in 2026). The community's own school consolidated into Canyon ISD in 1964, so students typically attend Canyon-area campuses, and Canyon High School scored 92.

Amarillo ISD earned a B (85). Umbarger families should plan for school-bus or parent drives into Canyon.

District (TEA 2026 rating)	Overall	Notes
Canyon ISD	B (87)	Serves Umbarger; Canyon HS 92
Amarillo ISD	B (85)	Amarillo HS and Palo Duro HS 93
Hereford ISD (west)	—	Alternative for properties farther west (verify boundary)

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 Umbarger, plan on 28–32 minutes to downtown Amarillo and about 12–15 minutes to Canyon. Hereford, with its feedyards and agricultural employers, is about 20 minutes west. Northeast Amarillo job sites like Pantex and Project Matador are about 45–50 minutes away.

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 Umbarger Actually Feels Like

Umbarger is quiet farm country. Its landmark is St. Mary's Catholic Church, where Italian prisoners of war from the nearby Hereford camp painted murals and carved woodwork in 1945. The art was dedicated on December 8, 1945, and restored in 2012–2013, and it still draws visitors.

Just 1.5 miles south on FM 168 is the Buffalo Lake National Wildlife Refuge, popular for birding, wildlife viewing, auto touring, hiking, picnicking, and primitive camping. The lake itself is usually dry, but the prairie and wetlands attract migrating birds.

Amarillo offers the opposite: convenience and choice. Umbarger offers space, sky, and a deep-rooted farming community.

What Kind of Homes You Will Find in Umbarger

Expect farmhouses, older ranch-style homes, manufactured homes on land, and agricultural tracts. Few homes are newer construction. Many buyers purchase land to build.

Inspect the well, septic, roof, and outbuildings carefully, and get a survey to confirm boundaries and easements.

Who Should Choose Amarillo and Who Should Choose Umbarger

Choose Amarillo if you…

• want city utilities and services
• need lots of homes to choose from
• want a short commute
• prefer a subdivision lifestyle
• work northeast of Amarillo

Choose Umbarger if you…

• want farmland or acreage for animals
• want Canyon ISD with a rural address
• prefer quiet country life
• work in Canyon, Hereford, or agriculture
• want lower property taxes or ag valuation

Pros and Cons of Umbarger vs. Amarillo

Pros of Umbarger	Cons of Umbarger
Rural space and privacy	Very few listings
No city tax; ~1.32% combined	Limited data for pricing
Canyon ISD	About 30 minutes to Amarillo
Buffalo Lake NWR nearby	Wells, septic, and road upkeep
Historic, close-knit farm community	Limited internet and services

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

1. Talk to an agricultural or rural lender if you are buying land or a farm.
2. Work with an agent who can pull rural sales and appraisal data.
3. Check water: well capacity, water quality, and any irrigation rights.
4. Get a survey to confirm boundaries, easements, and road access.
5. Ask PRAD about agricultural valuation if you plan to farm or graze.
6. Confirm the school district and bus routes with Canyon ISD.
7. Check internet, insurance, and fire protection for the specific property.

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

1. Price your Amarillo home with current AAR data.
2. Expect a longer search in Umbarger, and consider renting short-term if needed.
3. Make a contingent offer if a rare property comes up.
4. Allow extra closing time for surveys and water tests.
5. Coordinate both closings with one title company.

Frequently Asked Questions

Where is Umbarger, TX?

Umbarger is an unincorporated farming community in Randall County on US-60, about 10 miles west of Canyon and about 26 driving miles from downtown Amarillo.

Is Umbarger within 25 miles of Amarillo?

Straight-line, yes: about 23.3 miles from downtown Amarillo. By road it is about 26 miles via Canyon.

What school district serves Umbarger?

Canyon ISD, which earned a B (87) in 2026.

What are property taxes in Umbarger?

About 1.32% combined in 2026 for a typical Canyon ISD property, before exemptions. Agricultural valuation can lower taxes on qualifying land.

What is Umbarger known for?

St. Mary's Catholic Church, decorated by Italian POWs in 1945, and the nearby Buffalo Lake National Wildlife Refuge.

How do I find homes for sale in Umbarger?

Listings are rare. Set up alerts with a local agent and consider off-market outreach to landowners.

Related Reading

• Amarillo vs. Canyon
• Amarillo vs. Wildorado: Rural I-40 Living
• Amarillo vs. Bushland: Acreage West of Town
• Amarillo vs. Claude

Sources

• Amarillo Association of REALTORS / Texas REALTORS – Amarillo city, August 2026 market report (PDF)
• Amarillo Association of REALTORS / Texas REALTORS – Canyon, 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
• Randall County – Truth-in-Taxation summary of adopted rates (PDF)
• Potter-Randall Appraisal District
• Ballotpedia – Texas Proposition 13 (2025), $140,000 school homestead exemption
• PlainCities – Amarillo, TX (Census ACS 2020–2024 & 2025 estimates)
• PlainCities – Umbarger, TX (Census 2020)
• U.S. Fish & Wildlife Service – Buffalo Lake National Wildlife Refuge
• Diocese of Amarillo – Restoring St. Mary's in Umbarger
• Texas Comptroller – Agricultural and timber exemptions / 1-d-1 appraisal

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 Country Property in Umbarger or Your Amarillo Home

Rural property takes local know-how. OnDemand Realty can research sales, water, and taxes on Umbarger-area land and homes, and compare them with options closer to Amarillo. Visit www.ondemandamarillo.com to search homes across Amarillo, Umbarger, and the rest of the Texas Panhandle, or to get a free home value estimate before you make your move.