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Place dossier plate
SheetTX-GREY-FOREST-TX · Grey Forest, TX 677 pop · income 88th 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 Grey Forest
Lowest/highest poles plus peers nearest Grey Forest on median household income. Full ladder: /browse and /rankings.
median HH income
Robbinsville · lowest
17,841
Robbinsville · lowest
17,841 median HH income
7.1% of the leader · rank #1
Olivet · near
122,193
Olivet · near
122,193 median HH income
48.9% of the leader · rank #2
Shawnee · near
122,206
Shawnee · near
122,206 median HH income
48.9% of the leader · rank #3
Leonardo · near
122,216
Leonardo · near
122,216 median HH income
48.9% of the leader · rank #4
Grey Forest · this city
122,222
Grey Forest · this city
122,222 median HH income
48.9% of the leader · rank #5
Elk Grove · near
122,229
Elk Grove · near
122,229 median HH income
48.9% of the leader · rank #6
Cannondale · highest
250,001
Cannondale · highest
250,001 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 Grey Forest 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: 677.
Out of every US city with 1,000+ residents, Grey Forest places in the 88th percentile for household income. Source: Census ACS.
88th
percentile, household income
80th
percentile, home value
40th
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: Grey Forest, TX
677 people live in Grey Forest, Texas - a small town by U.S. Census Bureau ACS 2023 estimates. Households in Grey Forest report a median income of $122,222 per year, placing it in the top quartile of U.S. cities for household income, with a poverty rate of 1.4%. Grey Forest's housing stock carries a median value of $436,500, and the median resident age is 57.2 years. 51.9% of adults here have a bachelor's degree or higher; 65.1% of working-age residents are in the labor force.
In 2024, 1 residential building permits were authorized in Grey Forest (Construction Slowdown), down 86% from five years earlier, per Census BPS data.
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. HUD Fair Market Rent for a typical two-bedroom in this state is $1,149 per month. Statewide, average monthly utility bills in Texas run around $223, per EIA 2023 residential energy data. 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 Grey Forest'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 work and mobility to housing and income to population change to comparison shortlist; another city can have a different sequence or fewer supported layers because the source joins are not uniform.
For Grey Forest, city-specific coverage includes commute-mode shares, local building permits, annual population history.
No matched row is reported here for matched public-school count, within-city Census tract profiles, FBI reported-crime rates; the page leaves those layers out instead of substituting a statewide or national value.
1. Work and mobility
What does the journey to work look like in Grey Forest?
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 69.1%. A reliable mean commute time is not available for this row, so the mode shares carry the comparison.
How far does income reach against housing in Grey Forest?
The home-value-to-income reference sits in a middle range: the ACS median home value is 3.6 times median household income. The ACS poverty estimate is 1.4%, 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.
Is Grey Forest 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 +8 residents from 2020 to 2025, a +1.6% change. Separately, Census BPS recorded 1 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 Grey Forest?
Within Texas, the closest population matches are Santa Clara (677 residents, $90,139 income); Sanderson (678 residents, $50,921 income); Thorntonville (678 residents, $59,563 income). Outside the state, the closest population matches in this dataset are Cannondale, CT (677 residents); Robbinsville, NC (677 residents); Timber Lake, SD (677 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.
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.
Poverty rate A+
1.4%
Share of residents below the poverty line; lower scores better on this axis.
Household income A
$122,222
Median household income vs U.S. cities (pop ≥1,000); ACS.
Bachelor's+ share A
51.9%
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.
Violent crime N/A
N/A
No FBI UCR violent-crime rate for this place (coverage is incomplete).
Grey Forest profile (scored ACS/FBI dimensions)Read the chart values
Poverty rate: 90/100 (A+) · 1.4%
Household income: 87/100 (A) · $122,222
Bachelor's+ share: 85/100 (A) · 51.9%
Cost of living: 53/100 (C-) · 97.1 index
How does Grey Forest compare to other US cities?
Where Grey Forest sits among all US cities (population 1,000+) on each measure, computed live from Census and FBI data.
Household income88% higher than other cities
Home value80% pricier than other cities
Median rent40% 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 Grey Forest 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 Grey Forest near the bottom of Texas's cities
Among the 1,663 Texas cities PlainCities tracks with reported median gross rent data, Grey Forest ranks #1 - the 0th percentile within the state. This is a different, narrower cut than the nationwide percentiles above: it compares Grey Forest only against its own state's cities, not the full US field.
Median Household Income
#133 of 1,520
91st percentile in Texas
Median Gross Rent
#1 of 1,663
0th percentile in Texas
Median Home Value
#120 of 1,505
92nd percentile in Texas
Poverty Rate
#1,384 of 1,663
16th percentile in Texas
Bachelor's Degree or Higher
#119 of 1,663
93rd 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
88th percentile nationally for median household income. Source: Census ACS 2023 / FBI UCR 2023.
How Grey Forest's home value compares nationally
Median home value vs. every US city (population 1,000+)
$436,50020th percentilemore affordable than 20% 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
Grey Forest's home-value-to-income ratio: 3.6×
ACS median home value divided by median household income.
Band
moderate
3.0–5.0×
National rank
#9,258 of 15,516
More affordable than 40% of tracked cities (pop. 1,000+)
Size class
#7,438 of 11,323
Micro cities (under 10,000)
At 3.6×, Grey Forest sits in the moderate band:
national rank #9,258 of 15,516 and #7,438 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
$122,222Grey Forest, TX median household income (Census ACS)
Show U.S. national quintile / Lorenz context Grey Forest, 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 Grey Forest, TX.
Key socioeconomic indicators
Bachelor's degree or higher (adults 25+)51.9%
Census ACS S1501, educational attainment
Poverty rate (households below FPL)1.4%
Census ACS S1701, poverty status
Labor force participation (adults 16+)65.1%
Census ACS S2301, share of working-age residents in the labor force
Population
677
Median Income
$122,222
Median Home Value
$436,500
Median Age
57.2
Poverty Rate
1.4%
Labor force participation
65.1%
Bachelor's Degree+
51.9%
Population Change
PEP vintage
Annual U.S. Census Bureau Population Estimates Program (PEP) estimates, 2020–2025
Grey Forest's Census PEP population estimates, 2020–2025.Read the chart as text
Period
Population
2020
502 residents
2021
502 residents
2022
506 residents
2023
505 residents
2024
508 residents
2025
510 residents
Housing Supply
BPS source
Census Bureau Building Permits Survey (BPS) - annual residential permits authorized
📉 Construction Slowdown
Total Permits (2024)
1
housing units authorized
Single-Family
1
detached homes
Multifamily
0
apartments & condos
Supply Intensity
1.5
permits per 1,000 residents
5-Year Permit Trend (2019–2024)
Year
Total
Single-Family
Multifamily
Est. Value
2019
7
1
6
$0.2M
2020
2
2
0
$0.5M
2021
3
3
0
$0.7M
2022
0
0
0
-
2023
1
1
0
$0.3M
2024
1
1
0
$0.3M
Permit volume decreased 86% from 2019 to 2024.
Commute Patterns
Commute source
How workers travel to work, Census ACS 2023
Drive Alone
69.1%
Carpool
1.8%
Public Transit
0.0%
Walk
1.3%
Work from Home
27.8%
Based on 392 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 Grey Forest. 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 Grey Forest 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 Grey Forest sits in; the FEMA hazard score shown here is a statewide average of county NRI inputs, not a parcel-level reading.
How Grey Forest 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, 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.