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Place dossier plate
SheetOR-BEAVERCREEK-OR · Beavercreek, OR 4,577 pop · income 90th pct
Instrument codes from this place’s ACS population and household income, BEA state COL, FBI safety, national income percentile, photo-finish peer city, home-value band, and matched Census-tract book - not a moving recommendation.
Income neighbourhood around Beavercreek
Lowest/highest poles plus peers nearest Beavercreek on median household income. Full ladder: /browse and /rankings.
median HH income
Tri-City · lowest
47,922
Tri-City · lowest
47,922 median HH income
35.0% of the leader · rank #1
Lusby · near
130,543
Lusby · near
130,543 median HH income
95.4% of the leader · rank #2
St. James · near
130,556
St. James · near
130,556 median HH income
95.4% of the leader · rank #3
Hercules · near
130,583
Hercules · near
130,583 median HH income
95.5% of the leader · rank #4
Beavercreek · this city
130,588
Beavercreek · this city
130,588 median HH income
95.5% of the leader · rank #5
Severn · near
130,627
Severn · near
130,627 median HH income
95.5% of the leader · rank #6
Glen Head · highest
136,786
Glen Head · highest
136,786 median HH income
100.0% of the leader · rank #7
What this shows Neighbourhood peers only - not a full nationwide city board. Open a near peer when the gap is small; open the poles when the spread is wide.
Compare beyond this state
Nationwide peers by population, income
Out-of-state nearest neighbors for Beavercreek on ACS population and median household income
. Link sets are deduped so each column is a distinct comparison path, not a forecast that peers share a labor market or climate.
Similar population
Nearest out-of-state cities by ACS population. This city: 4,577.
Beavercreek ranks in the 90th percentile for household income nationally, out of every US city with at least 1,000 residents. Source: Census ACS.
90th
percentile, household income
92nd
percentile, home value
66th
percentile, median rent
📝 How we sourced this
Population, income, and housing-cost figures come from the U.S. Census Bureau American Community Survey 5-year estimates (B-series tables). Crime data uses FBI UCR; climate uses NOAA Climate Normals; school counts come from NCES Common Core of Data; permits use the Census Building Permits Survey (BPS). See our methodology page for the full ETL pipeline and OMB / FIPS join keys.
Data Snapshot: Beavercreek, OR
4,577 people live in Beavercreek, Oregon - a small town by U.S. Census Bureau ACS 2023 estimates. The typical household in Beavercreek brings in $130,588 a year, placing it in the top quartile of U.S. cities for household income, with a poverty rate of 3.8%. Beavercreek's housing stock carries a median value of $664,300, and the median resident age is 49.3 years. Educational attainment runs 26.4% of adults with a bachelor's degree or higher. Separately, 57.2% of working-age residents are in the labor force.
The city is served by 1 public schools according to NCES Common Core of Data.
Oregon carries a cost-of-living premium: on BEA's 100-equals-national-average cost index, Oregon scores 103.4 (Above Average), per the 2024 Regional Price Parities release. Statewide, HUD pegs Fair Market Rent for a two-bedroom unit at $1,425 monthly. Monthly utility costs average around $185 across Oregon, per EIA 2023 residential energy estimates. FEMA's National Risk Index rates natural-hazard exposure at 63.4 out of 100 (Moderate).
A decision-led reading path
Useful questions to ask of Beavercreek's data
How this reading path is ordered
This is not a composite city score. It is a city-specific route through the available public records, ordered for this profile so the page starts with questions the joined data can actually answer. The route here runs from schools and households to comparison shortlist to work and mobility to housing and income; another city can have a different sequence or fewer supported layers because the source joins are not uniform.
For Beavercreek, city-specific coverage includes matched public-school count, commute-mode shares.
No matched row is reported here for local building permits, within-city Census tract profiles, FBI reported-crime rates, annual population history; the page leaves those layers out instead of substituting a statewide or national value.
1. Schools and households
What does the education layer cover for Beavercreek?
The matched institution count is small, so district boundaries and schools outside the city line may matter more than the municipal count suggests. Use the number as a coverage cue, then verify attendance zones with the district before making a household decision.
The NCES join finds 1 public school within the city match. 26.4% of adults age 25+ hold a bachelor's degree or higher in the ACS estimate. These measures answer different questions: the school count describes local institutions, while adult attainment describes residents and cannot be used as a school-quality rating.
Which cities make useful reference points for Beavercreek?
Use the in-state set to hold state policy and broad price conditions more nearly constant. Use the nationwide size set to ask whether cities with a similar resident count produce different housing, income, or commute outcomes. The income set is a third lens, deliberately separate from population matching.
Within Oregon, the closest population matches are Wood (4,611 residents, $72,404 income); Crooked River Ranch (4,681 residents, $75,260 income); Lafayette (4,428 residents, $96,419 income). Outside the state, the closest population matches in this dataset are Wapato, WA (4,577 residents); Gates, NY (4,576 residents); Coopertown, TN (4,576 residents). A third, income-matched reference set of 6 out-of-state cities sits in the income neighbourhood chart near the Place Dossier plate. These are mechanical peer sets, not claims that the places share a labor market, climate, culture, or metro context.
What does the journey to work look like in Beavercreek?
Driving alone is the largest reported mode at 77.5%. A reliable mean commute time is not available for this row, so the mode shares carry the comparison.
Mode share answers how workers usually travel; it does not measure congestion, reliability, distance to a particular job, or the quality of transit service. Remote work has a visible role in the local pattern. That can reduce commute exposure for some workers, but it says nothing about job availability or broadband quality; read it alongside income and housing rather than as a stand-alone lifestyle score.
How far does income reach against housing in Beavercreek?
This is a citywide price-to-income reference, not a mortgage-affordability test; it does not include interest rates, taxes, insurance, household size, or an individual buyer's down payment. Housing value is high relative to the citywide income median. That flags a question for comparison, not a verdict: tenure, household composition, financing costs, and the age of the ACS estimate can all change what a resident actually pays.
The home-value-to-income reference is comparatively stretched: the ACS median home value is 5.1 times median household income. The ACS poverty estimate is 3.8%, which keeps the citywide median from describing every household.
Top-decile income · poverty 3.8% (Below-median poverty)
Cost of Living Index (state)
103.4 (US=100)
Above-average cost · BEA RPP 2024, Oregon average
C+
City profile score · Beavercreek, OR
62/100
4 published dimensions · ACS/FBI 2023
Comparative score against U.S. cities with population of 1,000 or more on Census ACS medians
(income, poverty, bachelor's share, cost of living) and FBI UCR violent-crime rates when
published. Higher means a stronger standing on those published figures, not a livability
rating, not a recommendation to move, buy, or pick a "best" city. Missing inputs drop out
and redistribute weight.
How it is calculated.
Household income A+
$130,588
Median household income vs U.S. cities (pop ≥1,000); ACS.
Poverty rate B
3.8%
Share of residents below the poverty line; lower scores better on this axis.
Bachelor's+ share C-
26.4%
Adults with a bachelor's degree or higher; ACS.
Cost of living F
103.4 index
BEA state Regional Price Parities index (100 ≈ national average); lower is stronger on this axis. Same value for every city in the state.
Violent crime N/A
N/A
No FBI UCR violent-crime rate for this place (coverage is incomplete).
Beavercreek profile (scored ACS/FBI dimensions)Read the chart values
Household income: 90/100 (A+) · $130,588
Poverty rate: 73/100 (B) · 3.8%
Bachelor's+ share: 52/100 (C-) · 26.4%
Cost of living: 25/100 (F) · 103.4 index
How does Beavercreek compare to other US cities?
Where Beavercreek sits among all US cities (population 1,000+) on each measure, computed live from Census and FBI data.
Household income90% higher than other cities
Home value92% pricier than other cities
Median rent66% pricier than other cities
"Safer than" reflects total crime rate from FBI UCR; the others use Census ACS estimates.
How we calculate these percentiles & ranks
Each percentile compares Beavercreek against every qualifying US city; each in-state rank narrows that to Oregon only. Full formula and direction notes: methodology.
Oregon-relative analysis
Median Gross Rent places Beavercreek near the bottom of Oregon's cities
Among the 395 Oregon cities PlainCities tracks with reported median gross rent data, Beavercreek ranks #1 - the 0th percentile within the state. This is a different, narrower cut than the nationwide percentiles above: it compares Beavercreek only against its own state's cities, not the full US field.
Median Household Income
#18 of 364
95th percentile in Oregon
Median Gross Rent
#1 of 395
0th percentile in Oregon
Median Home Value
#28 of 366
92nd percentile in Oregon
Poverty Rate
#263 of 395
33rd percentile in Oregon
Bachelor's Degree or Higher
#152 of 395
61st percentile in Oregon
How in-state ranks are ordered
Ranked by raw value (highest first); a higher rank is not automatically "better" for every measure, see each metric's own context above. This is a comparison within Oregon only, not a livability score. See the methodology for the source and calculation.
Gauge source note
90th percentile nationally for median household income. Source: Census ACS 2023 / FBI UCR 2023.
How Beavercreek's home value compares nationally
Median home value vs. every US city (population 1,000+)
$664,3008th percentilemore affordable than 8% of 15,600 US cities
Show national distribution
Each bar is a $25K-wide band; taller bars hold more US cities. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.
Source U.S. Census Bureau ACS 5-Year Estimates · 2023
Beavercreek's home-value-to-income ratio: 5.1×
ACS median home value divided by median household income.
Band
pressured
> 5.0×
National rank
#13,050 of 15,516
More affordable than 16% of tracked cities (pop. 1,000+)
Size class
#9,852 of 11,323
Micro cities (under 10,000)
At 5.1×, Beavercreek sits in the pressured band:
national rank #13,050 of 15,516 and #9,852 of 11,323micro cities (under 10,000).
Housing value is high relative to the citywide income median, a comparison flag, not a verdict on any household.
How this ratio is calculated
Ratio = Census ACS 2023 median home value ÷ median household income for cities with both fields and population ≥ 1,000.
Rank 1 = lowest ratio (most compact). Bands match the fleet affordability thresholds used on guides (<3.0 / 3.0–5.0 / >5.0).
This is not a mortgage payment estimate and does not include rates, taxes, insurance, or down payment.
Income distribution context
$130,588Beavercreek, OR median household income (Census ACS)
Show U.S. national quintile / Lorenz context Beavercreek, OR median household income (Census ACS 5-year) with U.S. national quintile shares for context. Diagonal = equality; the curve is national, not computed for Beavercreek, OR.
Key socioeconomic indicators
Bachelor's degree or higher (adults 25+)26.4%
Census ACS S1501, educational attainment
Poverty rate (households below FPL)3.8%
Census ACS S1701, poverty status
Labor force participation (adults 16+)57.2%
Census ACS S2301, share of working-age residents in the labor force
Population
4,577
Median Income
$130,588
Median Home Value
$664,300
Median Age
49.3
Poverty Rate
3.8%
Labor force participation
57.2%
Bachelor's Degree+
26.4%
Schools
Total Schools
1
Public schools in this city
Commute Patterns
Commute source
How workers travel to work, Census ACS 2023
Drive Alone
77.5%
Carpool
3.4%
Public Transit
1.0%
Walk
1.2%
Work from Home
15.5%
Other
1.4%
Based on 2,117 workers 16 and over.
Monthly Utility Costs
Oregon statewide monthly utility average (EIA 2023): $185
EIA 2023 residential energy data puts average monthly utilities across Oregon at $185 (electricity about $85 , water and sewer about $50 ).
These are Oregon statewide averages, not a meter reading for Beavercreek. Actual bills vary by home size, usage, and local rates. Source: U.S. Energy Information Administration (EIA) 2023.
Living Costs & Risk
Oregon's BEA cost-of-living index is 103.4 (Above Average; US average = 100, RPP 2024). HUD Fair Market Rent for a typical two-bedroom in the county around Beavercreek is $1,425/mo. FEMA's National Risk Index, averaged to Oregon statewide on PlainCities, rates natural-hazard exposure at 63.4 / 100 (Moderate).
Cost/risk geography note
Cost of living is a Oregon statewide BEA average; rent is a county-level HUD Fair Market Rent for the county Beavercreek sits in; the FEMA hazard score shown here is a statewide average of county NRI inputs, not a parcel-level reading.
How Beavercreek compares to similar-size Oregon cities
Same-state peer method
Closest same-state population matches, not geographic neighbors. Population + median household income come from Census Bureau ACS 5-year B01001 and B19013.
Source: U.S. Census Bureau ACS 5-Year 2023, NCES CCD, Census ACS B08301/B08136, U.S. Energy Information Administration (EIA) 2023, BEA Regional Price Parities 2024, HUD Fair Market Rents 2026, FEMA National Risk Index.