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Upshur County East Texas Town

About Big Sandy, TX

Welcome to Big Sandy, an Upshur County town in East Texas on U.S. Highway 80, framed by its namesake lake and the Piney Woods.

Big Sandy is a town in Upshur County, Texas, set in the Piney Woods of East Texas between the larger cities of Gladewater and Longview, both of which lie directly to the east. Its 2020 population was 1,231, a figure little changed from the 1,288 recorded in 2000, reflecting the community's stable, small-town scale. The town's geography is defined by U.S. Highway 80, its main thoroughfare, which runs through the community and cuts nearly in half a lake of the same name. That lake, situated at the center of town, gives Big Sandy a visual identity and a recreational focal point within the surrounding East Texas timberland. Big Sandy has a notable place in the region's educational history. In 1960, a second campus of Ambassador College — a liberal arts college associated with the Worldwide Church of God — opened in the town. The campus operated for nearly four decades before closing in 1997, and its former presence remains part of local memory. Today Big Sandy functions as a residential and small-commercial town serving the surrounding countryside. Homes, churches, schools, and local businesses cluster near the highway and the lake, and the town's position west of Gladewater and Longview gives residents convenient access to the larger employment, shopping, and medical services of those cities. The broader Upshur County landscape — pine forests, lakes, and rolling East Texas terrain — shapes daily life, with fishing, hunting, and outdoor recreation woven into the local culture. Big Sandy's location on U.S. Highway 80 also places it along a historic East Texas travel corridor. The town offers the quiet of a small Piney Woods community within easy reach of East Texas's larger centers.

Population 1,231
County Upshur County
Active Listings 91
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Frequently Asked Questions

What county is Big Sandy in?

Big Sandy is in Upshur County, Texas, in the Piney Woods of East Texas. The town lies directly west of Gladewater and Longview, and its 2020 population was 1,231, with a small-town character rooted in the surrounding timber country.

What lake is Big Sandy named for?

Big Sandy sits on a lake of the same name, which U.S. Highway 80 cuts nearly in half as it passes through town. The lake sits at the center of the community and serves as a focal point for local recreation.

What was Ambassador College in Big Sandy?

Ambassador College, a liberal arts college associated with the Worldwide Church of God, opened a second campus in Big Sandy in 1960. The campus operated until the college closed in 1997, and its former presence remains part of the town's history.

City Guide

About Big Sandy

Real Estate & Housing

Big Sandy's housing stock consists largely of single-family homes on town lots, with additional acreage and rural parcels available at the edges of town and in the surrounding countryside. The market is modest in scale, reflecting a stable East Texas small town rather than rapid growth, and homes are generally older and owner-occupied. Lakefront property near the namesake lake carries particular appeal, while larger wooded lots attract buyers seeking space and privacy. Manufactured homes also share the landscape with site-built houses.

Neighborhoods

Big Sandy is experienced as a single community rather than a set of distinct neighborhoods. The town spreads along U.S. Highway 80, with the lake at its center and residential streets branching into the surrounding blocks. Homes near the lake enjoy the strongest water orientation, while the edges of town transition into Piney Woods timberland. The highway corridor holds the town's businesses, and churches and schools anchor the community's civic geography.

Lifestyle in Big Sandy

Life in Big Sandy follows the calm rhythms of a small East Texas town. Fishing on the lake, hunting in the surrounding timber, and community events centered on churches and schools define local life. The town's location along U.S. Highway 80 keeps it connected, while nearby Gladewater and Longview provide retail, dining, and services. Residents value the combination of lakeside setting, Piney Woods surroundings, and the unhurried pace of a close-knit community.

Schools & Education

Big Sandy is served by the Big Sandy Independent School District, which operates local campuses for the town and surrounding area. The district is a central institution in the community, with school activities and athletics drawing broad participation. The town's educational history also includes Ambassador College, whose second campus opened in Big Sandy in 1960 and operated until 1997. Nearby Longview and Tyler offer additional higher education options within a drive.

Getting Around

U.S. Highway 80 runs through Big Sandy as its main thoroughfare, connecting the town eastward to Gladewater and Longview and westward to the surrounding East Texas communities. Interstate 20 passes to the north, reached via connecting routes, tying the area to Dallas and Shreveport. Personal vehicles are essential, and the town has no fixed-route transit. The highway corridor through town also serves as the community's commercial spine.

Parks & Recreation

The lake at the center of Big Sandy, cut nearly in half by U.S. Highway 80, is the community's main recreational asset, offering fishing and lakeside enjoyment. The surrounding Piney Woods support hunting and outdoor activities common to East Texas, and nearby lakes and state parks provide additional options for boating, camping, and hiking. Gladewater and Longview add organized recreation, parks, and entertainment within a short drive.

MARKET SNAPSHOT

The Market at a Glance

How homes have been selling here over the last 90 days.

home_work New This Week 0
Went Under Contract 0
trending_down Price Reductions 0
payments Median Sale Price $271,950 +47.4%
square_foot Price per Sq Ft $134
schedule Avg Days on Market 72
sell Homes Sold 4
percent Sale-to-List Ratio 100.0%
inventory_2 Months of Inventory 25.1

Price & Sales History

Market data reflects closed sales over the last 90 days and is provided for informational purposes.

For sale

Houses in Big Sandy, TX

Handpicked properties hitting the scene in your area.

10135 Divine Breeze
$250,000 Coming Soon
10135 Divine Breeze
San Antonio, TX 78251
  • 1,519 sqft
  • 3 beds
  • 2 baths
  • 2010375
5114 Heatherbrook Drive
$169,900 For Sale
5114 Heatherbrook Drive
Houston, TX 77045
  • 1,177 sqft
  • 3 beds
  • 2 baths
  • 10457795
5800 Baythorne Drive
$2,950 For Rent
5800 Baythorne Drive
Austin, TX 78747
  • 2,015 sqft
  • 3 beds
  • 2.5 baths
  • 4318821
6033 Cypress Street
$279,000 For Sale
6033 Cypress Street
Houston, TX 77074
  • 1,550 sqft
  • 3 beds
  • 2.5 baths
  • 34175005
13422 PEBBLE CIR
$1,565 New
13422 PEBBLE CIR
San Antonio, TX 78217
  • 1,409 sqft
  • 2 beds
  • 2 baths
  • 2011298
403 Sinclair Drive
$849,999 For Sale
403 Sinclair Drive
Spicewood, TX 78669
  • 2,527 sqft
  • 3 beds
  • 4 baths
  • 5858568
26 Chapparal Court
$235,000 Coming Soon
26 Chapparal Court
Missouri City, TX 77459
  • 2,422 sqft
  • 3 beds
  • 2.5 baths
  • 59722450
1516 2nd Street
$228,000 For Sale
1516 2nd Street
League City, TX 77573
  • 865 sqft
  • 2 beds
  • 1 baths
  • 44016301
1919 Anchor Lake Lane
$999,900 Coming Soon
1919 Anchor Lake Lane
Katy, TX 77494
  • 3,976 sqft
  • 4 beds
  • 4 baths
  • 85802593
28619 Riverside Crest Lane
$540,000 Coming Soon
28619 Riverside Crest Lane
Huffman, TX 77336
  • 2,712 sqft
  • 4 beds
  • 2.5 baths
  • 47807912
1918 Huge Oaks Street
$375,000 For Sale
1918 Huge Oaks Street
Houston, TX 77055
  • 1,625 sqft
  • 4 beds
  • 2.5 baths
  • 98172044
1223 Old Homestead
$360,000 For Sale
1223 Old Homestead
Seguin, TX 78155
  • 1,925 sqft
  • 2 beds
  • 2.5 baths
  • 623540

For sale

Townhomes in Big Sandy, TX

Handpicked properties hitting the scene in your area.

7103 Long Point Road #A
$1 Coming Soon
7103 Long Point Road #A
Houston, TX 77055
  • 980 sqft
  • 3 beds
  • 2 baths
  • 90498912
5707 Easthampton Drive #A
$130,000 For Sale
5707 Easthampton Drive #A
Houston, TX 77039
  • 1,698 sqft
  • 3 beds
  • 2 baths
  • 76210675
2019 Lakewood Court
$269,000 For Sale
2019 Lakewood Court
Willis, TX 77318
  • 2,191 sqft
  • 3 beds
  • 3.5 baths
  • 19549779
4219 W Alabama Street
$585,000 Coming Soon
4219 W Alabama Street
Houston, TX 77027
  • 2,143 sqft
  • 2 beds
  • 2.5 baths
  • 47618014
311 Calle Sevilla Place
$699,990 For Sale
311 Calle Sevilla Place
Houston, TX 77007
  • 3,221 sqft
  • 3 beds
  • 3.5 baths
  • 81105565
338 UNTERMAIER ST
$1,495 New
338 UNTERMAIER ST
New Braunfels, TX 78130
  • 1,380 sqft
  • 3 beds
  • 2.5 baths
  • 2011228
4103 Gus Drive #B
$850 For Rent
4103 Gus Drive #B
Killeen, TX 76549
  • 1,100 sqft
  • 3 beds
  • 2 baths
  • 623525
939 Sagewood Trail #941
$1,755 For Rent
939 Sagewood Trail #941
San Marcos, TX 78666
  • 2,575 sqft
  • 3 beds
  • 3.5 baths
  • 623521
2718 Old Field Dr #302
$249,777 New
2718 Old Field Dr #302
San Antonio, TX 78247
  • 1,327 sqft
  • 2 beds
  • 2.5 baths
  • 2011210
1417 W OLMOS DR
$1,025 Price Change
1417 W OLMOS DR
San Antonio, TX 78201
  • 640 sqft
  • 2 beds
  • 1 baths
  • 1991831
310 CREEKSIDE CURV
$1,595 New
310 CREEKSIDE CURV
New Braunfels, TX 78130
  • 1,430 sqft
  • 3 beds
  • 2.5 baths
  • 2011189
13006 Trent St
$225,000 New
13006 Trent St
San Antonio, TX 78232
  • 1,158 sqft
  • 2 beds
  • 2 baths
  • 2011183

For sale

Condos in Big Sandy, TX

Handpicked properties hitting the scene in your area.

610 E MARKET ST #2803
$449,900 New
610 E MARKET ST #2803
San Antonio, TX 78205
  • 1,120 sqft
  • 1 bed
  • 1 baths
  • 2011297
7342 OAK MANOR DR #1205
$275,000 New
7342 OAK MANOR DR #1205
San Antonio, TX 78229
  • 1,023 sqft
  • 2 beds
  • 2 baths
  • 2011294
1600 Barton Springs Road #3504
$899,990 For Sale
1600 Barton Springs Road #3504
Austin, TX 78704
  • 1,520 sqft
  • 3 beds
  • 2 baths
  • 1324336
3001 Cedar Street #114
$1,500 For Rent
3001 Cedar Street #114
Austin, TX 78705
  • 685 sqft
  • 1 bed
  • 1 baths
  • 5928077
5806 Shadow Glen
$1,050 New
5806 Shadow Glen
San Antonio, TX 78240
  • 3,944 sqft
  • 2 beds
  • 2 baths
  • 2011289
5944 DANNY KAYE DR
$1,050 New
5944 DANNY KAYE DR
San Antonio, TX 78240
  • 986 sqft
  • 2 beds
  • 2 baths
  • 2011281
2711 Hemphill Park #11F- (A203)
$800 For Rent
2711 Hemphill Park #11F- (A203)
Austin, TX 78705
  • 420 sqft
  • 1 bed
  • 1 baths
  • 1452556
5920 Lago Vista Way #C-23
$949 For Rent
5920 Lago Vista Way #C-23
Lago Vista, TX 78645
  • 416 sqft
  • 1 bed
  • 1 baths
  • 6737131
6302 Melanzane Ave Unit 1
$1,345 New
6302 Melanzane Ave Unit 1
San Antonio, TX 78233
  • 1,260 sqft
  • 3 beds
  • 2.5 baths
  • 2011262
6310 Melanzane Ave Unit 3
$1,295 New
6310 Melanzane Ave Unit 3
San Antonio, TX 78233
  • 1,260 sqft
  • 3 beds
  • 2.5 baths
  • 2011254
17102 Crane Fly Drive #A
$2,100 For Rent
17102 Crane Fly Drive #A
Pflugerville, TX 78660
  • 2,112 sqft
  • 4 beds
  • 2.5 baths
  • 9137540
622 Beach Access Road 1a #214
$209,000 For Sale
622 Beach Access Road 1a #214
Port Aransas, TX 78373
  • 588 sqft
  • 1 bed
  • 1 baths
  • 481369

Zip Codes

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Browse listings by postal code in this area.

01 home for saleMedian sale$295K1 sale in the last 90 days
000003 homes for saleMedian sale$370KPer sq ft$199 sales in the last 90 days
123451 home for saleMedian sale$295K
189341 home for saleMedian sale$700KPer sq ft$2741 sale in the last 90 days
306737 homes for saleMedian sale$192KPer sq ft$7814 sales in the last 90 days
349491 home for saleMedian sale$416.3KPer sq ft$35714 sales in the last 90 days
349501 home for saleMedian sale$180KPer sq ft$1547 sales in the last 90 days
716011 home for saleMedian sale$295K
716032 homes for saleMedian sale$125KPer sq ft$641 sale in the last 90 days
7163811 homes for saleMedian sale$295K
717015 homes for saleMedian sale$295K
717306 homes for saleMedian sale$295K
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615 Robinson Rd
$564 For Rent
615 Robinson Rd
Big Sandy, TX 75755
  • 1 bed
  • 1 baths
  • 42826405
1

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