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Place dossier plate
SheetOR-KEIZER-OR · Keizer, OR 39,013 pop · income 63rd pct · 19 tracts
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 Keizer
Lowest/highest poles plus peers nearest Keizer on median household income. Full ladder: /browse and /rankings.
median HH income
Warren · lowest
36,955
Warren · lowest
36,955 median HH income
22.5% of the leader · rank #1
Gardendale · near
81,215
Gardendale · near
81,215 median HH income
49.4% of the leader · rank #2
Keizer · this city
81,217
Keizer · this city
81,217 median HH income
49.4% of the leader · rank #3
Bloomington · near
81,220
Bloomington · near
81,220 median HH income
49.4% of the leader · rank #4
Edgewood · near
81,227
Edgewood · near
81,227 median HH income
49.4% of the leader · rank #5
Centerville · near
81,233
Centerville · near
81,233 median HH income
49.4% of the leader · rank #6
Bethany · highest
164,315
Bethany · highest
164,315 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, and FBI crime rate
Out-of-state nearest neighbors for Keizer on ACS population and median household income
, plus FBI UCR reporting rate when the extract covers this place. 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: 39,013.
Agency-reported UCR totals per 100,000 population, not a neighborhood safety grade or a prediction of personal risk.
Keizer - the verdict
Nationally, Keizer sits in the 63rd percentile for household income and the 31st percentile for safety among US cities with a population of 1,000 or more. Source: Census ACS + FBI UCR.
63rd
percentile, household income
77th
percentile, home value
66th
percentile, median rent
31st
percentile, safety
📝 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: Keizer, OR
Oregon's Keizer is a small city, with 39,013 residents per the latest Census Bureau ACS figures. Households in Keizer report a median income of $81,217 per year, above the median for U.S. cities on this measure, with a poverty rate of 5.9%. Keizer's housing stock carries a median value of $396,700, and the median resident age is 37.0 years. Educational attainment runs 27.1% of adults with a bachelor's degree or higher. Separately, 59.6% of working-age residents are in the labor force.
The Census Building Permit Survey recorded 35 residential units authorized here in 2024 (Slowing), down 17% from five years earlier. Crime here tracks close to the national norm: per-100,000 total crime stands at 2056.9 in FBI UCR data, near the national average (a voluntary reporting program, read this as reporting activity, not a definitive danger score).
Oregon carries a cost-of-living premium: BEA Regional Price Parities 2024 puts Oregon at 103.4 on a 100-equals-national-average scale (Above Average). 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. The average commute for Keizer workers runs 21.6 minutes, with 75.3% driving alone and 14.2% working from home. Natural-hazard exposure scores 63.4 out of 100 on FEMA's National Risk Index (Moderate).
A decision-led reading path
Useful questions to ask of Keizer'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 comparison shortlist to reported crime to schools and households to within-city variation to population change 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 Keizer, city-specific coverage includes matched public-school count, local building permits, within-city Census tract profiles, commute-mode shares, annual population history, FBI reported-crime rates.
All six city-specific enrichment layers used by this profile are present.
Question 1
Which cities make useful reference points for Keizer?
Within Oregon, the closest population matches are Grants Pass (39,183 residents, $56,877 income); Lake Oswego (40,367 residents, $140,441 income); Oregon City (37,482 residents, $94,648 income). Outside the state, the closest population matches in this dataset are Owasso, OK (39,013 residents); Roy, UT (39,021 residents); Navarre, FL (38,988 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.
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. The nationwide peer panel below adds a fourth FBI UCR reporting-rate lens, not personal risk.
What can the FBI record say about safety in Keizer?
Treat this as a reporting-rate comparison, not a prediction of personal risk or a neighborhood-level safety grade. Tourism, daytime population, reporting practices, and variation inside the city are not adjusted away. The state rank and same-state peer table are the narrower comparisons available on this page.
The joined FBI UCR record reports 2056.9 violent and property crimes per 100,000 residents, near the 2280.5 national reference used here. The difference is 10% lower in arithmetic terms, but agency participation is voluntary and reporting completeness varies.
The NCES join finds 11 public schools within the city match. 27.1% 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.
The city has a broader matched school footprint, but count alone does not describe performance, capacity, program availability, or attendance boundaries. This profile deliberately avoids converting it into an unsupported family-friendliness score.
That layer breaks the citywide income, rent, and home-value medians into smaller Census geographies, which can reveal differences that one municipal median necessarily hides. A tract is a statistical area, not a locally defined neighborhood or a promise about conditions on a particular block. Start with the city profile for the broad comparison, then use the tract layer to test whether the same housing and income pattern is consistent across the city. Large within-city spreads are a reason to avoid treating any citywide median as a universal resident experience.
PlainCities matches 19 Census tracts to this city.
These joined records add useful context, but they do not need another full-size panel. Each remains a separate measure with its own geography and source boundary.
Population change
Is Keizer growing, shrinking, or holding steady?
The recent population line is broadly flat. That makes the composition of change more important than the headline count: housing turnover, household size, and age structure can shift even when the total barely moves.
Census PEP estimates show the population declined by -188 residents from 2020 to 2025, a -0.5% change. Separately, Census BPS recorded 35 housing units authorized in 2024. PEP and ACS are different Census series, so the trend is kept separate from the headline ACS population.
Period change
-0.5%
2025 estimate
39,140
2020 estimate
39,328
Census Population Estimates Program, 2020–2025; permit context uses Census BPS.
What does the journey to work look like in Keizer?
Mode share answers how workers usually travel; it does not measure congestion, reliability, distance to a particular job, or the quality of transit service. No single mode completely explains the work trip here. The mix is more useful than a one-number commute grade, especially when comparing places where transit, walking, and remote work divide the non-driving share differently.
Driving alone is the largest reported mode at 75.3%. The reported mean trip to work is 21.6 minutes.
Public transit
0.9%
Work from home
14.2%
Drive alone
75.3%
City-level Census ACS commuting estimates covering 17,855 workers age 16+.
How far does income reach against housing in Keizer?
The home-value-to-income reference is comparatively stretched: the ACS median home value is 4.9 times median household income. The ACS poverty estimate is 5.9%, which keeps the citywide median from describing every household.
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.
Household income
$81,217
Home value
$396,700
Value / income
4.9×
City-level Census ACS 2023 medians. The ratio divides two separate medians and is descriptive only.
Above median income · poverty 5.9% (Below-median poverty)
Cost of Living Index (state)
103.4 (US=100)
Above-average cost · BEA RPP 2024, Oregon average
C-
City profile score · Keizer, OR
52/100
5 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 C+
$81,217
Median household income vs U.S. cities (pop ≥1,000); ACS.
Poverty rate C+
5.9%
Share of residents below the poverty line; lower scores better on this axis.
Violent crime C
146 /100k
FBI UCR violent offenses per 100,000 residents; lower is stronger on this axis.
Bachelor's+ share C-
27.1%
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.
Keizer profile (scored ACS/FBI dimensions)Read the chart values
Household income: 61/100 (C+) · $81,217
Poverty rate: 60/100 (C+) · 5.9%
Violent crime: 59/100 (C) · 146 /100k
Bachelor's+ share: 53/100 (C-) · 27.1%
Cost of living: 25/100 (F) · 103.4 index
Where Keizer sits on home value vs crime among peer cities
Keizer's median home value and FBI crime rate plotted with similar-size and
same-state peers (padded with large cities when the peer set is thin). The second
read: pricey does not always mean safer, check which quadrant this city lands in.
Census ACS median home value vs FBI UCR crime rate - Keizer highlighted among 10 peers.Read the chart values
Keizer, OR (this city): home $396,700, crime 2,057/100k
Owasso, OK : home $231,400, crime 1,533/100k
Roy, UT : home $350,800, crime 1,033/100k
Peachtree City, GA : home $461,000, crime 838/100k
Streamwood, IL : home $258,300, crime 835/100k
Grants Pass, OR : home $364,200, crime 3,308/100k
Lake Oswego, OR : home $894,000, crime 1,166/100k
Oregon City, OR : home $531,400, crime 1,556/100k
Redmond, OR : home $435,000, crime 2,563/100k
McMinnville, OR : home $391,100, crime 1,655/100k
How does Keizer compare to other US cities?
Keizer measured against every US city with 1,000+ residents, computed live from the same Census and FBI data shown throughout this page.
Household income63% higher than other cities
Home value77% pricier than other cities
Median rent66% pricier than other cities
Safety31% safer than other cities
"Safer than" reflects total crime rate from FBI UCR; the others use Census ACS estimates.
A national percentile can hide a lot of local variation: narrowed to Oregon alone, Keizer ranks #46 of 85 Oregon cities by lowest crime rate - a different, more locally useful comparison than stacking it against the entire country.
How we calculate these percentiles & ranks
Each percentile compares Keizer 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 Keizer near the bottom of Oregon's cities
Among the 395 Oregon cities PlainCities tracks with reported median gross rent data, Keizer ranks #1 - the 0th percentile within the state. This is a different, narrower cut than the nationwide percentiles above: it compares Keizer only against its own state's cities, not the full US field.
Median Household Income
#136 of 364
63rd percentile in Oregon
Median Gross Rent
#1 of 395
0th percentile in Oregon
Median Home Value
#139 of 366
62nd percentile in Oregon
Poverty Rate
#209 of 395
47th percentile in Oregon
Bachelor's Degree or Higher
#144 of 395
64th 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
63rd percentile nationally for median household income · 31st percentile for safety (lower crime rate). Source: Census ACS 2023 / FBI UCR 2023.
Keizer's profile vs. every US city
Income, affordability, and safety percentile
Keizer's percentile rank on 3 favorable-direction measures (income, affordability, safety) vs. every tracked US city -- higher on every axis is more favorable. Not a composite quality score, just the arithmetic mean of the axes shown.
How Keizer's home value compares nationally
Median home value vs. every US city (population 1,000+)
$396,70023rd percentilemore affordable than 23% 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
Keizer's home-value-to-income ratio: 4.9×
ACS median home value divided by median household income.
Band
moderate
3.0–5.0×
National rank
#12,690 of 15,516
More affordable than 18% of tracked cities (pop. 1,000+)
Size class
#2,548 of 3,317
Small cities (10,000–49,999)
At 4.9×, Keizer sits in the moderate band:
national rank #12,690 of 15,516 and #2,548 of 3,317small cities (10,000–49,999).
Income and home value move in the same broad scale; check same-state peers before treating the multiple as an advantage or a warning.
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
$81,217Keizer, OR median household income (Census ACS)
Show U.S. national quintile / Lorenz context Keizer, 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 Keizer, OR.
Key socioeconomic indicators
Bachelor's degree or higher (adults 25+)27.1%
Census ACS S1501, educational attainment
Poverty rate (households below FPL)5.9%
Census ACS S1701, poverty status
Labor force participation (adults 16+)59.6%
Census ACS S2301, share of working-age residents in the labor force
Population
39,013
Median Income
$81,217
Median Home Value
$396,700
Median Age
37.0
Poverty Rate
5.9%
Labor force participation
59.6%
Bachelor's Degree+
27.1%
Safety & Crime
Total Crime Rate
2056.9
per 100,000 residents
Violent Crime
146.2
per 100,000 residents
Property Crime
1910.7
per 100,000 residents
Crime reporting caveat
Reflects incidents reported to the FBI's Uniform Crime Reporting program — agency participation is voluntary and reporting completeness varies by jurisdiction and year, so this reflects reporting activity, not a definitive danger score. Not adjusted for tourism, commuter, or daytime population.
Schools
Total Schools
11
Public schools in this city
Population Change
PEP vintage
Annual U.S. Census Bureau Population Estimates Program (PEP) estimates, 2020–2025
Keizer's Census PEP population estimates, 2020–2025.Read the chart as text
Period
Population
2020
39,328 residents
2021
39,226 residents
2022
38,862 residents
2023
38,892 residents
2024
39,229 residents
2025
39,140 residents
Housing Supply
BPS source
Census Bureau Building Permits Survey (BPS) - annual residential permits authorized
🏗️ Slowing
Total Permits (2024)
35
housing units authorized
Single-Family
10
detached homes
Multifamily
25
apartments & condos
Supply Intensity
0.9
permits per 1,000 residents
5-Year Permit Trend (2019–2024)
Year
Total
Single-Family
Multifamily
Est. Value
2019
42
36
6
$11.0M
2020
51
26
25
$11.8M
2021
62
25
37
$11.4M
2022
222
16
206
$33.0M
2023
116
19
97
$22.8M
2024
35
10
25
$7.2M
Permit volume decreased 17% from 2019 to 2024.
Commute Patterns
Commute source
How workers travel to work, Census ACS 2023
Average Commute Time
21.6 minutes
Drive Alone
75.3%
Carpool
6.7%
Public Transit
0.9%
Walk
1.7%
Work from Home
14.2%
Other
1.2%
Based on 17,855 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 Keizer. 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 Keizer 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 Keizer sits in; the FEMA hazard score shown here is a statewide average of county NRI inputs, not a parcel-level reading.
How Keizer 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, FBI UCR, NCES CCD, Census BPS 2024, 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.