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Place dossier plate
SheetTX-BULVERDE-TX · Bulverde, TX 6,164 pop · income 82nd 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 Bulverde
Lowest/highest poles plus peers nearest Bulverde on median household income. Full ladder: /browse and /rankings.
median HH income
Doolittle · lowest
36,397
Doolittle · lowest
36,397 median HH income
26.6% of the leader · rank #1
Priceville · near
108,398
Priceville · near
108,398 median HH income
79.2% of the leader · rank #2
Vineyard · near
108,403
Vineyard · near
108,403 median HH income
79.2% of the leader · rank #3
Berkey · near
108,409
Berkey · near
108,409 median HH income
79.2% of the leader · rank #4
Bulverde · this city
108,413
Bulverde · this city
108,413 median HH income
79.2% of the leader · rank #5
Brookfield · near
108,429
Brookfield · near
108,429 median HH income
79.2% of the leader · rank #6
North Scituate · highest
136,852
North Scituate · highest
136,852 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 Bulverde 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: 6,164.
Agency-reported UCR totals per 100,000 population, not a neighborhood safety grade or a prediction of personal risk.
Bulverde - the verdict
Nationally, Bulverde sits in the 82nd percentile for household income and the 28th percentile for safety among US cities with a population of 1,000 or more. Source: Census ACS + FBI UCR.
82nd
percentile, household income
75th
percentile, home value
40th
percentile, median rent
28th
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: Bulverde, TX
Census ACS 2023 estimates count 6,164 residents in Bulverde, a small town within Texas. Households in Bulverde report a median income of $108,413 per year, placing it in the top quartile of U.S. cities for household income, with a poverty rate of 2.6%. Home values in Bulverde run a median of $380,100, and the median resident age is 53.9 years. Educational attainment runs 42.7% of adults with a bachelor's degree or higher. Separately, 50.8% of working-age residents are in the labor force.
Housing supply pressure shows in Census Building Permit Survey data: 66 residential units were authorized in 2024 (Building Boom), up 53% from five years earlier. Crime here tracks close to the national norm: the FBI's Uniform Crime Reporting program logs 2166.6 total incidents per 100,000 residents here, near 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: the state registers 97.1 on a 100-equals-national-average index (Near Average) per BEA Regional Price Parities 2024. Statewide, HUD pegs Fair Market Rent for a two-bedroom unit at $1,149 monthly. EIA 2023 residential energy data puts Texas's average monthly utility costs around $223 (state average). Natural-hazard exposure scores 49.0 out of 100 on FEMA's National Risk Index (Low).
A decision-led reading path
Useful questions to ask of Bulverde'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 reported crime to population change to comparison shortlist to work and mobility to housing and income to schools and households; another city can have a different sequence or fewer supported layers because the source joins are not uniform.
For Bulverde, city-specific coverage includes commute-mode shares, FBI reported-crime rates, local building permits, matched public-school count, annual population history.
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. Reported crime
What can the FBI record say about safety in Bulverde?
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 2166.6 violent and property crimes per 100,000 residents, near the 2280.5 national reference used here. The difference is 5% lower in arithmetic terms, but agency participation is voluntary and reporting completeness varies.
Is Bulverde growing, shrinking, or holding steady?
Recent estimates point upward. Growth can increase housing demand and service needs, but the permit record must move in the same direction before calling it a supply response; the two series measure different things.
Census PEP estimates show the population grew by +1,627 residents from 2020 to 2025, a +28.5% change. Separately, Census BPS recorded 66 housing units authorized in 2024. PEP and ACS are different Census series, so the trend is kept separate from the headline ACS population.
Which cities make useful reference points for Bulverde?
Within Texas, the closest population matches are Doolittle (6,162 residents, $36,397 income); Bridgeport (6,174 residents, $93,914 income); Cameron Park (6,180 residents, $37,140 income). Outside the state, the closest population matches in this dataset are North Scituate, MA (6,163 residents); Rockford, MI (6,162 residents); Corry, PA (6,162 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 does the journey to work look like in Bulverde?
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.
Driving alone is the largest reported mode at 70.1%. A reliable mean commute time is not available for this row, so the mode shares carry the comparison.
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.
Housing and income
How far does income reach against housing in Bulverde?
The home-value-to-income reference sits in a middle range: the ACS median home value is 3.5 times median household income. The ACS poverty estimate is 2.6%, 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. 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.
Household income
$108,413
Home value
$380,100
Value / income
3.5×
City-level Census ACS 2023 medians. The ratio divides two separate medians and is descriptive only.
The NCES join finds 3 public schools within the city match. 42.7% 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.
Matched public schools
3
Bachelor's degree+
42.7%
Poverty estimate
2.6%
NCES Common Core of Data school locations plus Census ACS resident characteristics.
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-
$108,413
Median household income vs U.S. cities (pop ≥1,000); ACS.
Poverty rate A-
2.6%
Share of residents below the poverty line; lower scores better on this axis.
Bachelor's+ share B+
42.7%
Adults with a bachelor's degree or higher; ACS.
Violent crime C
148 /100k
FBI UCR violent offenses per 100,000 residents; lower is stronger on this axis.
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.
Bulverde profile (scored ACS/FBI dimensions)Read the chart values
Household income: 81/100 (A-) · $108,413
Poverty rate: 81/100 (A-) · 2.6%
Bachelor's+ share: 77/100 (B+) · 42.7%
Violent crime: 59/100 (C) · 148 /100k
Cost of living: 53/100 (C-) · 97.1 index
Where Bulverde sits on home value vs crime among peer cities
Bulverde'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 - Bulverde highlighted among 26 peers.Read the chart values
Bulverde, TX (this city): home $380,100, crime 2,167/100k
Rockford, MI : home $294,800, crime 890/100k
Corry, PA : home $99,800, crime 978/100k
Bridgeport, TX : home $241,100, crime 967/100k
Wolfforth, TX : home $245,000, crime 696/100k
White Oak, TX : home $219,200, crime 884/100k
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 Bulverde compare to other US cities?
Bulverde measured against every US city with 1,000+ residents, computed live from the same Census and FBI data shown throughout this page.
Household income82% higher than other cities
Home value75% pricier than other cities
Median rent40% pricier than other cities
Safety28% 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 Texas alone, Bulverde ranks #476 of 624 Texas 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 Bulverde 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 Bulverde near the bottom of Texas's cities
Among the 1,663 Texas cities PlainCities tracks with reported median gross rent data, Bulverde ranks #1 - the 0th percentile within the state. This is a different, narrower cut than the nationwide percentiles above: it compares Bulverde only against its own state's cities, not the full US field.
Median Household Income
#202 of 1,520
87th percentile in Texas
Median Gross Rent
#1 of 1,663
0th percentile in Texas
Median Home Value
#156 of 1,505
90th percentile in Texas
Poverty Rate
#1,306 of 1,663
21st percentile in Texas
Bachelor's Degree or Higher
#194 of 1,663
88th 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
82nd percentile nationally for median household income · 28th percentile for safety (lower crime rate). Source: Census ACS 2023 / FBI UCR 2023.
Bulverde's profile vs. every US city
Income, affordability, and safety percentile
Bulverde'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 Bulverde's home value compares nationally
Median home value vs. every US city (population 1,000+)
$380,10025th percentilemore affordable than 25% 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
Bulverde's home-value-to-income ratio: 3.5×
ACS median home value divided by median household income.
Band
moderate
3.0–5.0×
National rank
#8,983 of 15,516
More affordable than 42% of tracked cities (pop. 1,000+)
Size class
#7,251 of 11,323
Micro cities (under 10,000)
At 3.5×, Bulverde sits in the moderate band:
national rank #8,983 of 15,516 and #7,251 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
$108,413Bulverde, TX median household income (Census ACS)
Show U.S. national quintile / Lorenz context Bulverde, 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 Bulverde, TX.
Key socioeconomic indicators
Bachelor's degree or higher (adults 25+)42.7%
Census ACS S1501, educational attainment
Poverty rate (households below FPL)2.6%
Census ACS S1701, poverty status
Labor force participation (adults 16+)50.8%
Census ACS S2301, share of working-age residents in the labor force
Population
6,164
Median Income
$108,413
Median Home Value
$380,100
Median Age
53.9
Poverty Rate
2.6%
Labor force participation
50.8%
Bachelor's Degree+
42.7%
Safety & Crime
Total Crime Rate
2166.6
per 100,000 residents
Violent Crime
148.0
per 100,000 residents
Property Crime
2018.6
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
3
Public schools in this city
Population Change
PEP vintage
Annual U.S. Census Bureau Population Estimates Program (PEP) estimates, 2020–2025
Bulverde's Census PEP population estimates, 2020–2025.Read the chart as text
Period
Population
2020
5,710 residents
2021
5,970 residents
2022
6,463 residents
2023
6,931 residents
2024
7,143 residents
2025
7,337 residents
Housing Supply
BPS source
Census Bureau Building Permits Survey (BPS) - annual residential permits authorized
📈 Building Boom
Total Permits (2024)
66
housing units authorized
Single-Family
66
detached homes
Multifamily
0
apartments & condos
Supply Intensity
10.7
permits per 1,000 residents
5-Year Permit Trend (2019–2024)
Year
Total
Single-Family
Multifamily
Est. Value
2019
43
43
0
$10.3M
2020
63
63
0
$14.7M
2021
189
189
0
$45.0M
2022
180
180
0
$44.8M
2023
70
70
0
$19.4M
2024
66
66
0
$18.9M
Permit volume increased 53% from 2019 to 2024.
Commute Patterns
Commute source
How workers travel to work, Census ACS 2023
Drive Alone
70.1%
Carpool
9.1%
Public Transit
0.1%
Walk
0.0%
Work from Home
20.0%
Other
0.7%
Based on 2,795 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 Bulverde. 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 Bulverde 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 Bulverde sits in; the FEMA hazard score shown here is a statewide average of county NRI inputs, not a parcel-level reading.
How Bulverde 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.