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Place dossier plate
SheetTX-BEVERLY-HILLS-TX · Beverly Hills, TX 1,631 pop · income 20th 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 Beverly Hills
Lowest/highest poles plus peers nearest Beverly Hills on median household income. Full ladder: /browse and /rankings.
median HH income
Rector · lowest
41,534
Rector · lowest
41,534 median HH income
21.5% of the leader · rank #1
North Robinson · near
50,511
North Robinson · near
50,511 median HH income
26.2% of the leader · rank #2
Port Matilda · near
50,511
Port Matilda · near
50,511 median HH income
26.2% of the leader · rank #3
Cadillac · near
50,512
Cadillac · near
50,512 median HH income
26.2% of the leader · rank #4
Beverly Hills · this city
50,515
Beverly Hills · this city
50,515 median HH income
26.2% of the leader · rank #5
Brenda · near
50,517
Brenda · near
50,517 median HH income
26.2% of the leader · rank #6
Southside Pla… · highest
193,021
Southside Pla… · highest
193,021 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 Beverly Hills 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: 1,631.
Agency-reported UCR totals per 100,000 population, not a neighborhood safety grade or a prediction of personal risk.
Beverly Hills - the verdict
Beverly Hills ranks in the 20th percentile for household income and the 12th percentile for safety nationally, out of every US city with at least 1,000 residents. Source: Census ACS + FBI UCR.
20th
percentile, household income
16th
percentile, home value
40th
percentile, median rent
12th
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: Beverly Hills, TX
Texas's Beverly Hills is a small town, with 1,631 residents per the latest Census Bureau ACS figures. The typical household in Beverly Hills brings in $50,515 a year, in the lower quartile of U.S. cities for household income, with a poverty rate of 7.3%. Typical homes in Beverly Hills are valued around $116,500, and the median resident age is 36.0 years. 12.1% of adults here have a bachelor's degree or higher; 60.3% of working-age residents are in the labor force.
Housing supply pressure shows in Census Building Permit Survey data: 0 residential units were authorized in 2024 (No Permits). Beverly Hills's reported crime rate runs above the national norm: FBI UCR figures show 3378.0 crimes per 100,000 residents, above the national average (reporting is voluntary across agencies, so treat this as reporting activity rather than a definitive danger score).
Texas tracks close to the national cost-of-living baseline: the state registers 97.1 on a 100-equals-national-average index (Near Average) per BEA Regional Price Parities 2024. A typical two-bedroom carries a HUD Fair Market Rent of $1,149 per month statewide. Statewide, average monthly utility bills in Texas run around $223, per EIA 2023 residential energy data. On FEMA's National Risk Index, this area rates 49.0 out of 100 for natural-hazard exposure (Low).
A decision-led reading path
Useful questions to ask of Beverly Hills'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 work and mobility to housing and income to schools and households to reported crime to population change; another city can have a different sequence or fewer supported layers because the source joins are not uniform.
For Beverly Hills, city-specific coverage includes FBI reported-crime rates, commute-mode shares, local building permits, annual population history, matched public-school count.
No matched row is reported here for within-city Census tract profiles; the page leaves those layers out instead of substituting a statewide or national value.
1. Comparison shortlist
Which cities make useful reference points for Beverly Hills?
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 Southside Place (1,631 residents, $193,021 income); Cottonwood Shores (1,626 residents, $64,716 income); West Sharyland (1,624 residents, $43,288 income). Outside the state, the closest population matches in this dataset are Rector, AR (1,631 residents); Webster, FL (1,631 residents); Cherokee, NC (1,631 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 Beverly Hills?
Driving alone is the largest reported mode at 75.9%. 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 Beverly Hills?
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. The ratio makes housing the clearest place to start this profile, but a low multiple can coexist with slow demand, older stock, or household-level hardship. Compare the home-value distribution and same-state peer table before treating it as an advantage.
The home-value-to-income reference is relatively compact: the ACS median home value is 2.3 times median household income. The ACS poverty estimate is 7.3%, which keeps the citywide median from describing every household.
What does the education layer cover for Beverly Hills?
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. 12.1% 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.
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 Beverly Hills?
The joined FBI UCR record reports 3378.0 violent and property crimes per 100,000 residents, above the 2280.5 national reference used here. The difference is 48% higher 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
3378.0
Violent rate
1018.8
Property rate
2359.2
FBI Uniform Crime Reporting, incidents per 100,000. Voluntary agency reporting; not a danger score.
Is Beverly Hills growing, shrinking, or holding steady?
Census PEP estimates show the population declined by -38 residents from 2020 to 2025, a -2.0% change. Separately, Census BPS recorded 0 housing units authorized in 2024. PEP and ACS are different Census series, so the trend is kept separate from the headline ACS population.
Recent estimates point downward. A falling count can reflect migration, household size, annexation boundaries, or estimation noise, so it is a prompt to inspect the full series rather than a claim about local economic health.
2020 estimate
1,873
2025 estimate
1,835
Period change
-2.0%
Census Population Estimates Program, 2020–2025; permit context uses Census BPS.
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.
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.
Poverty rate C-
7.3%
Share of residents below the poverty line; lower scores better on this axis.
Household income F
$50,515
Median household income vs U.S. cities (pop ≥1,000); ACS.
Bachelor's+ share F
12.1%
Adults with a bachelor's degree or higher; ACS.
Violent crime F
1,019 /100k
FBI UCR violent offenses per 100,000 residents; lower is stronger on this axis.
Beverly Hills profile (scored ACS/FBI dimensions)Read the chart values
Cost of living: 53/100 (C-) · 97.1 index
Poverty rate: 51/100 (C-) · 7.3%
Household income: 21/100 (F) · $50,515
Bachelor's+ share: 12/100 (F) · 12.1%
Violent crime: 0/100 (F) · 1,019 /100k
Where Beverly Hills sits on home value vs crime among peer cities
Beverly Hills'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 - Beverly Hills highlighted among 23 peers.Read the chart values
Beverly Hills, TX (this city): home $116,500, crime 3,378/100k
Southside Place, TX : home $1,702,600, crime 1,128/100k
Cottonwood Shores, TX : home $236,200, crime 237/100k
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 Beverly Hills compare to other US cities?
Beverly Hills measured against every US city with 1,000+ residents, computed live from the same Census and FBI data shown throughout this page.
Household income20% higher than other cities
Home value16% pricier than other cities
Median rent40% pricier than other cities
Safety12% 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: Beverly Hills ranks #577 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 Beverly Hills 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 Beverly Hills near the bottom of Texas's cities
Among the 1,663 Texas cities PlainCities tracks with reported median gross rent data, Beverly Hills ranks #1 - the 0th percentile within the state. This is a different, narrower cut than the nationwide percentiles above: it compares Beverly Hills only against its own state's cities, not the full US field.
Median Household Income
#1,129 of 1,520
26th percentile in Texas
Median Gross Rent
#1 of 1,663
0th percentile in Texas
Median Home Value
#1,000 of 1,505
33rd percentile in Texas
Poverty Rate
#932 of 1,663
43rd percentile in Texas
Bachelor's Degree or Higher
#1,138 of 1,663
31st 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
20th percentile nationally for median household income · 12th percentile for safety (lower crime rate). Source: Census ACS 2023 / FBI UCR 2023.
Beverly Hills's profile vs. every US city
Income, affordability, and safety percentile
Beverly Hills'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 Beverly Hills's home value compares nationally
Median home value vs. every US city (population 1,000+)
$116,500Among the most affordablemore affordable than 84% 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
Beverly Hills's home-value-to-income ratio: 2.3×
ACS median home value divided by median household income.
Band
affordable
< 3.0×
National rank
#2,981 of 15,516
More affordable than 81% of tracked cities (pop. 1,000+)
Size class
#2,754 of 11,323
Micro cities (under 10,000)
At 2.3×, Beverly Hills sits in the affordable band:
national rank #2,981 of 15,516 and #2,754 of 11,323micro cities (under 10,000).
The multiple is comparatively compact among tracked cities, but a low ratio can still coexist with slow demand or household-level hardship.
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
$50,515Beverly Hills, TX median household income (Census ACS)
Show U.S. national quintile / Lorenz context Beverly Hills, 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 Beverly Hills, TX.
Key socioeconomic indicators
Bachelor's degree or higher (adults 25+)12.1%
Census ACS S1501, educational attainment
Poverty rate (households below FPL)7.3%
Census ACS S1701, poverty status
Labor force participation (adults 16+)60.3%
Census ACS S2301, share of working-age residents in the labor force
Population
1,631
Median Income
$50,515
Median Home Value
$116,500
Median Age
36.0
Poverty Rate
7.3%
Labor force participation
60.3%
Bachelor's Degree+
12.1%
Safety & Crime
Total Crime Rate
3378.0
per 100,000 residents
Violent Crime
1018.8
per 100,000 residents
Property Crime
2359.2
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
1
Public schools in this city
Population Change
PEP vintage
Annual U.S. Census Bureau Population Estimates Program (PEP) estimates, 2020–2025
Beverly Hills's Census PEP population estimates, 2020–2025.Read the chart as text
Period
Population
2020
1,873 residents
2021
1,863 residents
2022
1,868 residents
2023
1,863 residents
2024
1,842 residents
2025
1,835 residents
Housing Supply
BPS source
Census Bureau Building Permits Survey (BPS) - annual residential permits authorized
Total Permits (2024)
0
housing units authorized
Single-Family
0
detached homes
Multifamily
0
apartments & condos
5-Year Permit Trend (2019–2024)
Year
Total
Single-Family
Multifamily
Est. Value
2019
0
0
0
-
2020
0
0
0
-
2021
2
2
0
$0.3M
2022
2
0
2
$0.1M
2023
0
0
0
-
2024
0
0
0
-
Commute Patterns
Commute source
How workers travel to work, Census ACS 2023
Drive Alone
75.9%
Carpool
18.4%
Public Transit
0.0%
Walk
0.8%
Work from Home
4.9%
Based on 752 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 Beverly Hills. 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 Beverly Hills 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 Beverly Hills sits in; the FEMA hazard score shown here is a statewide average of county NRI inputs, not a parcel-level reading.
How Beverly Hills 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, 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.