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Place dossier plate
SheetTX-BAYOU-VISTA-TX · Bayou Vista, TX 1,916 pop · income 85th 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 Bayou Vista
Lowest/highest poles plus peers nearest Bayou Vista on median household income. Full ladder: /browse and /rankings.
median HH income
Butler · lowest
24,924
Butler · lowest
24,924 median HH income
20.4% of the leader · rank #1
Bayou Vista · this city
114,063
Bayou Vista · this city
114,063 median HH income
93.5% of the leader · rank #2
Mesa Vista · near
114,063
Mesa Vista · near
114,063 median HH income
93.5% of the leader · rank #3
Bellefonte · near
114,063
Bellefonte · near
114,063 median HH income
93.5% of the leader · rank #4
Fairlee · near
114,063
Fairlee · near
114,063 median HH income
93.5% of the leader · rank #5
South Willard · near
114,063
South Willard · near
114,063 median HH income
93.5% of the leader · rank #6
Krugerville · highest
121,952
Krugerville · highest
121,952 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 Bayou Vista 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: 1,916.
Agency-reported UCR totals per 100,000 population, not a neighborhood safety grade or a prediction of personal risk.
Bayou Vista - the verdict
Nationally, Bayou Vista sits in the 85th percentile for household income and the 85th percentile for safety among US cities with a population of 1,000 or more. Source: Census ACS + FBI UCR.
85th
percentile, household income
74th
percentile, home value
40th
percentile, median rent
85th
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: Bayou Vista, TX
Texas's Bayou Vista is a small town, with 1,916 residents per the latest Census Bureau ACS figures. Median household income here is $114,063 per year, placing it in the top quartile of U.S. cities for household income, with a poverty rate of 5.4%. Home values in Bayou Vista run a median of $364,400, and the median resident age is 58.6 years. About 31.2% of adults hold a bachelor's degree or higher, while 49.6% of working-age residents are in the labor force.
Housing supply pressure shows in Census Building Permit Survey data: 3 residential units were authorized in 2024 (Construction Slowdown), down 70% from five years earlier. Bayou Vista reports a comparatively low crime rate: the FBI's Uniform Crime Reporting program logs 509.6 total incidents per 100,000 residents here, below the national average (agency reporting is voluntary, so this measures reporting activity, not a definitive danger score).
Texas tracks close to the national cost-of-living baseline: on BEA's 100-equals-national-average cost index, Texas scores 97.1 (Near Average), per the 2024 Regional Price Parities release. A typical two-bedroom carries a HUD Fair Market Rent of $1,149 per month statewide. Monthly utility costs average around $223 across Texas, per EIA 2023 residential energy estimates. FEMA's National Risk Index rates natural-hazard exposure at 49.0 out of 100 (Low).
A decision-led reading path
Useful questions to ask of Bayou Vista'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 population change to work and mobility to housing and income to comparison shortlist to reported crime; another city can have a different sequence or fewer supported layers because the source joins are not uniform.
For Bayou Vista, city-specific coverage includes commute-mode shares, annual population history, local building permits, FBI reported-crime rates.
No matched row is reported here for within-city Census tract profiles, matched public-school count; the page leaves those layers out instead of substituting a statewide or national value.
Question 1
Is Bayou Vista growing, shrinking, or holding steady?
Census PEP estimates show the population declined by -7 residents from 2020 to 2025, a -0.4% change. Separately, Census BPS recorded 3 housing units authorized in 2024. PEP and ACS are different Census series, so the trend is kept separate from the headline ACS population.
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.
What does the journey to work look like in Bayou Vista?
Driving alone is the largest reported mode at 75.2%. 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. 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.
How far does income reach against housing in Bayou Vista?
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. Income and home value move within the same broad scale here. The useful next check is not a generic affordability label, but whether similar-size cities offer a materially different income, housing, or commute trade-off.
The home-value-to-income reference sits in a middle range: the ACS median home value is 3.2 times median household income. The ACS poverty estimate is 5.4%, which keeps the citywide median from describing every household.
Which cities make useful reference points for Bayou Vista?
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.
Within Texas, the closest population matches are Comfort (1,917 residents, $67,202 income); Seth Ward (1,909 residents, $54,209 income); Lone Star (1,924 residents, $47,059 income). Outside the state, the closest population matches in this dataset are Butler, GA (1,916 residents); Dunstan, ME (1,916 residents); L'Anse, MI (1,916 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.
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.
Reported crime
What can the FBI record say about safety in Bayou Vista?
The joined FBI UCR record reports 509.6 violent and property crimes per 100,000 residents, below the 2280.5 national reference used here. The difference is 78% lower in arithmetic terms, but agency participation is voluntary and reporting completeness varies.
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.
Total reported rate
509.6
Violent rate
56.6
Property rate
453.0
FBI Uniform Crime Reporting, incidents per 100,000. Voluntary agency reporting; not a danger score.
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-
$114,063
Median household income vs U.S. cities (pop ≥1,000); ACS.
Violent crime A-
57 /100k
FBI UCR violent offenses per 100,000 residents; lower is stronger on this axis.
Poverty rate C+
5.4%
Share of residents below the poverty line; lower scores better on this axis.
Bachelor's+ share C+
31.2%
Adults with a bachelor's degree or higher; ACS.
Cost of living C-
97.1 index
BEA state Regional Price Parities index (100 ≈ national average); lower is stronger on this axis. Same value for every city in the state.
Bayou Vista profile (scored ACS/FBI dimensions)Read the chart values
Household income: 83/100 (A-) · $114,063
Violent crime: 82/100 (A-) · 57 /100k
Poverty rate: 63/100 (C+) · 5.4%
Bachelor's+ share: 60/100 (C+) · 31.2%
Cost of living: 53/100 (C-) · 97.1 index
Where Bayou Vista sits on home value vs crime among peer cities
Bayou Vista'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 - Bayou Vista highlighted among 23 peers.Read the chart values
Bayou Vista, TX (this city): home $364,400, crime 510/100k
Enfield, NH : home $274,500, crime 400/100k
Kerens, TX : home $126,400, crime 938/100k
New York, NY : home $751,700, crime 3,039/100k
Los Angeles, CA : home $879,500, crime 2,212/100k
Chicago, IL : home $315,200, crime 4,012/100k
Houston, TX : home $253,400, crime 5,442/100k
Phoenix, AZ : home $381,900, crime 3,125/100k
Philadelphia, PA : home $232,400, crime 5,457/100k
San Antonio, TX : home $219,700, crime 5,218/100k
San Diego, CA : home $848,500, crime 2,082/100k
Dallas, TX : home $295,300, crime 4,010/100k
San Jose, CA : home $1,187,800, crime 3,195/100k
Austin, TX : home $512,700, crime 3,709/100k
Fort Worth, TX : home $277,300, crime 3,158/100k
Columbus, OH : home $234,500, crime 3,088/100k
Indianapolis, IN : home $207,000, crime 4,214/100k
San Francisco, CA : home $1,380,500, crime 4,526/100k
Seattle, WA : home $912,100, crime 5,783/100k
Denver, CO : home $586,700, crime 5,755/100k
Oklahoma City, OK : home $215,100, crime 3,570/100k
El Paso, TX : home $171,700, crime 1,772/100k
Washington, DC : home $724,600, crime 4,514/100k
How does Bayou Vista compare to other US cities?
Where Bayou Vista sits among all US cities (population 1,000+) on each measure, computed live from Census and FBI data.
Household income85% higher than other cities
Home value74% pricier than other cities
Median rent40% pricier than other cities
Safety85% safer than other cities
"Safer than" reflects total crime rate from FBI UCR; the others use Census ACS estimates.
Zoom in to just Texas and the picture shifts: Bayou Vista ranks #100 of 624 Texas cities by lowest crime rate, a different read than the national percentile above.
How we calculate these percentiles & ranks
Each percentile compares Bayou Vista against every qualifying US city; each in-state rank narrows that to Texas only. Full formula and direction notes: methodology.
Texas-relative analysis
Median Gross Rent places Bayou Vista near the bottom of Texas's cities
Among the 1,663 Texas cities PlainCities tracks with reported median gross rent data, Bayou Vista ranks #1 - the 0th percentile within the state. This is a different, narrower cut than the nationwide percentiles above: it compares Bayou Vista only against its own state's cities, not the full US field.
Median Household Income
#165 of 1,520
89th percentile in Texas
Median Gross Rent
#1 of 1,663
0th percentile in Texas
Median Home Value
#176 of 1,505
88th percentile in Texas
Poverty Rate
#1,077 of 1,663
35th percentile in Texas
Bachelor's Degree or Higher
#360 of 1,663
78th percentile in Texas
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 Texas only, not a livability score. See the methodology for the source and calculation.
Gauge source note
85th percentile nationally for median household income · 85th percentile for safety (lower crime rate). Source: Census ACS 2023 / FBI UCR 2023.
Bayou Vista's profile vs. every US city
Income, affordability, and safety percentile
Bayou Vista'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 Bayou Vista's home value compares nationally
Median home value vs. every US city (population 1,000+)
$364,40026th percentilemore affordable than 26% 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
Bayou Vista's home-value-to-income ratio: 3.2×
ACS median home value divided by median household income.
Band
moderate
3.0–5.0×
National rank
#7,666 of 15,516
More affordable than 51% of tracked cities (pop. 1,000+)
Size class
#6,340 of 11,323
Micro cities (under 10,000)
At 3.2×, Bayou Vista sits in the moderate band:
national rank #7,666 of 15,516 and #6,340 of 11,323micro cities (under 10,000).
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
$114,063Bayou Vista, TX median household income (Census ACS)
Show U.S. national quintile / Lorenz context Bayou Vista, TX median household income (Census ACS 5-year) with U.S. national quintile shares for context. Diagonal = equality; the curve is national, not computed for Bayou Vista, TX.
Key socioeconomic indicators
Bachelor's degree or higher (adults 25+)31.2%
Census ACS S1501, educational attainment
Poverty rate (households below FPL)5.4%
Census ACS S1701, poverty status
Labor force participation (adults 16+)49.6%
Census ACS S2301, share of working-age residents in the labor force
Population
1,916
Median Income
$114,063
Median Home Value
$364,400
Median Age
58.6
Poverty Rate
5.4%
Labor force participation
49.6%
Bachelor's Degree+
31.2%
Safety & Crime
Total Crime Rate
509.6
per 100,000 residents
Violent Crime
56.6
per 100,000 residents
Property Crime
453.0
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.
Population Change
PEP vintage
Annual U.S. Census Bureau Population Estimates Program (PEP) estimates, 2020–2025
Bayou Vista's Census PEP population estimates, 2020–2025.Read the chart as text
Period
Population
2020
1,762 residents
2021
1,757 residents
2022
1,759 residents
2023
1,766 residents
2024
1,763 residents
2025
1,755 residents
Housing Supply
BPS source
Census Bureau Building Permits Survey (BPS) - annual residential permits authorized
📉 Construction Slowdown
Total Permits (2024)
3
housing units authorized
Single-Family
3
detached homes
Multifamily
0
apartments & condos
Supply Intensity
1.6
permits per 1,000 residents
5-Year Permit Trend (2019–2024)
Year
Total
Single-Family
Multifamily
Est. Value
2019
10
10
0
$1.9M
2020
9
9
0
$1.7M
2021
12
12
0
$2.2M
2022
8
8
0
$1.5M
2023
1
1
0
$0.2M
2024
3
3
0
$0.6M
Permit volume decreased 70% from 2019 to 2024.
Commute Patterns
Commute source
How workers travel to work, Census ACS 2023
Drive Alone
75.2%
Carpool
2.9%
Public Transit
0.7%
Walk
5.9%
Work from Home
13.9%
Other
1.4%
Based on 863 workers 16 and over.
Monthly Utility Costs
Texas statewide monthly utility average (EIA 2023): $223
EIA 2023 residential energy data puts average monthly utilities across Texas at $223 (electricity about $130 , water and sewer about $48 ).
These are Texas statewide averages, not a meter reading for Bayou Vista. Actual bills vary by home size, usage, and local rates. Source: U.S. Energy Information Administration (EIA) 2023.
Living Costs & Risk
Texas's BEA cost-of-living index is 97.1 (Near Average; US average = 100, RPP 2024). HUD Fair Market Rent for a typical two-bedroom in the county around Bayou Vista is $1,149/mo. FEMA's National Risk Index, averaged to Texas statewide on PlainCities, rates natural-hazard exposure at 49.0 / 100 (Low).
Cost/risk geography note
Cost of living is a Texas statewide BEA average; rent is a county-level HUD Fair Market Rent for the county Bayou Vista sits in; the FEMA hazard score shown here is a statewide average of county NRI inputs, not a parcel-level reading.
How Bayou Vista compares to similar-size Texas 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, 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.