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Place dossier plate
SheetTX-MEADOWS-PLACE-TX · Meadows Place, TX 4,689 pop · income 73rd 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 Meadows Place
Lowest/highest poles plus peers nearest Meadows Place on median household income. Full ladder: /browse and /rankings.
median HH income
Fabens · lowest
42,524
Fabens · lowest
42,524 median HH income
42.1% of the leader · rank #1
Harris · near
92,727
Harris · near
92,727 median HH income
91.9% of the leader · rank #2
Wildrose · near
92,727
Wildrose · near
92,727 median HH income
91.9% of the leader · rank #3
Meadows Place · this city
92,736
Meadows Place · this city
92,736 median HH income
91.9% of the leader · rank #4
Wadesville · near
92,745
Wadesville · near
92,745 median HH income
91.9% of the leader · rank #5
Godfrey · near
92,746
Godfrey · near
92,746 median HH income
91.9% of the leader · rank #6
Garwood · highest
100,948
Garwood · highest
100,948 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 Meadows Place 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: 4,689.
Agency-reported UCR totals per 100,000 population, not a neighborhood safety grade or a prediction of personal risk.
Meadows Place - the verdict
Nationally, Meadows Place sits in the 73rd percentile for household income and the 20th percentile for safety among US cities with a population of 1,000 or more. Source: Census ACS + FBI UCR.
73rd
percentile, household income
57th
percentile, home value
40th
percentile, median rent
20th
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: Meadows Place, TX
4,689 people live in Meadows Place, Texas - a small town by U.S. Census Bureau ACS 2023 estimates. Meadows Place households earn a median of $92,736 annually, above the median for U.S. cities on this measure, with a poverty rate of 7.0%. Home values in Meadows Place run a median of $256,000, and the median resident age is 47.0 years. 46.4% of adults here have a bachelor's degree or higher; 64.8% of working-age residents are in the labor force.
The Census Building Permit Survey recorded 0 residential units authorized here in 2024 (No Permits). Crime here tracks close to the national norm: FBI UCR figures show 2662.9 crimes per 100,000 residents, near 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: on BEA's 100-equals-national-average cost index, Texas scores 97.1 (Near Average), per the 2024 Regional Price Parities release. Statewide, HUD pegs Fair Market Rent for a two-bedroom unit at $1,149 monthly. Monthly utility costs average around $223 across Texas, per EIA 2023 residential energy estimates. 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 Meadows Place'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 schools and households to population change to housing and income to comparison shortlist to work and mobility; another city can have a different sequence or fewer supported layers because the source joins are not uniform.
For Meadows Place, city-specific coverage includes matched public-school count, FBI reported-crime rates, local building permits, annual population history, commute-mode shares.
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.
Question 1
What can the FBI record say about safety in Meadows Place?
The joined FBI UCR record reports 2662.9 violent and property crimes per 100,000 residents, above the 2280.5 national reference used here. The difference is 17% 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.
What does the education layer cover for Meadows Place?
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 2 public schools within the city match. 46.4% 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.
Is Meadows Place growing, shrinking, or holding steady?
Census PEP estimates show the population declined by -216 residents from 2020 to 2025, a -4.5% 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.
Which cities make useful reference points for Meadows Place?
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 Fabens (4,704 residents, $42,524 income); Morgan's Point Resort (4,709 residents, $78,913 income); Lake Worth (4,667 residents, $83,869 income). Outside the state, the closest population matches in this dataset are Valdese, NC (4,689 residents); Avalon, PA (4,689 residents); Whiteville, TN (4,689 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.
Housing and income
How far does income reach against housing in Meadows Place?
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 2.8 times median household income. The ACS poverty estimate is 7.0%, which keeps the citywide median from describing every household.
Value / income
2.8×
Home value
$256,000
Household income
$92,736
City-level Census ACS 2023 medians. The ratio divides two separate medians and is descriptive only.
What does the journey to work look like in Meadows Place?
Driving alone is the largest reported mode at 79.8%. 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.
Drive alone
79.8%
Work from home
13.3%
Public transit
0.4%
City-level Census ACS commuting estimates covering 2,489 workers age 16+.
Above median income · poverty 7.0% (Below-median poverty)
Cost of Living Index (state)
97.1 (US=100)
Near national cost · BEA RPP 2024, Texas average
B-
City profile score · Meadows Place, TX
67/100
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.
Bachelor's+ share A-
46.4%
Adults with a bachelor's degree or higher; ACS.
Violent crime A-
66 /100k
FBI UCR violent offenses per 100,000 residents; lower is stronger on this axis.
Household income B
$92,736
Median household income vs U.S. cities (pop ≥1,000); ACS.
Poverty rate C-
7.0%
Share of residents below the poverty line; lower scores better 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.
Meadows Place profile (scored ACS/FBI dimensions)Read the chart values
Bachelor's+ share: 81/100 (A-) · 46.4%
Violent crime: 80/100 (A-) · 66 /100k
Household income: 72/100 (B) · $92,736
Poverty rate: 53/100 (C-) · 7.0%
Cost of living: 53/100 (C-) · 97.1 index
Where Meadows Place sits on home value vs crime among peer cities
Meadows Place'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 - Meadows Place highlighted among 11 peers.Read the chart values
Meadows Place, TX (this city): home $256,000, crime 2,663/100k
Valdese, NC : home $171,300, crime 2,084/100k
Avalon, PA : home $154,200, crime 706/100k
Whiteville, TN : home $87,000, crime 307/100k
East Troy, WI : home $251,500, crime 446/100k
Garwood, NJ : home $509,800, crime 1,116/100k
Morgan's Point Resort, TX : home $199,800, crime 561/100k
Lake Worth, TX : home $210,700, crime 9,022/100k
La Joya, TX : home $109,600, crime 1,242/100k
Richwood, TX : home $230,800, crime 731/100k
New Boston, TX : home $99,000, crime 4,244/100k
How does Meadows Place compare to other US cities?
Meadows Place measured against every US city with 1,000+ residents, computed live from the same Census and FBI data shown throughout this page.
Household income73% higher than other cities
Home value57% pricier than other cities
Median rent40% pricier than other cities
Safety20% 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: Meadows Place ranks #537 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 Meadows Place 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 Meadows Place near the bottom of Texas's cities
Among the 1,663 Texas cities PlainCities tracks with reported median gross rent data, Meadows Place ranks #1 - the 0th percentile within the state. This is a different, narrower cut than the nationwide percentiles above: it compares Meadows Place only against its own state's cities, not the full US field.
Median Household Income
#308 of 1,520
80th percentile in Texas
Median Gross Rent
#1 of 1,663
0th percentile in Texas
Median Home Value
#372 of 1,505
75th percentile in Texas
Poverty Rate
#955 of 1,663
42nd percentile in Texas
Bachelor's Degree or Higher
#166 of 1,663
90th 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
73rd percentile nationally for median household income · 20th percentile for safety (lower crime rate). Source: Census ACS 2023 / FBI UCR 2023.
Meadows Place's profile vs. every US city
Income, affordability, and safety percentile
Meadows Place'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 Meadows Place's home value compares nationally
Median home value vs. every US city (population 1,000+)
$256,00043rd percentilemore affordable than 43% 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
Meadows Place's home-value-to-income ratio: 2.8×
ACS median home value divided by median household income.
Band
affordable
< 3.0×
National rank
#5,364 of 15,516
More affordable than 65% of tracked cities (pop. 1,000+)
Size class
#4,669 of 11,323
Micro cities (under 10,000)
At 2.8×, Meadows Place sits in the affordable band:
national rank #5,364 of 15,516 and #4,669 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
$92,736Meadows Place, TX median household income (Census ACS)
Show U.S. national quintile / Lorenz context Meadows Place, 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 Meadows Place, TX.
Key socioeconomic indicators
Bachelor's degree or higher (adults 25+)46.4%
Census ACS S1501, educational attainment
Poverty rate (households below FPL)7.0%
Census ACS S1701, poverty status
Labor force participation (adults 16+)64.8%
Census ACS S2301, share of working-age residents in the labor force
Population
4,689
Median Income
$92,736
Median Home Value
$256,000
Median Age
47.0
Poverty Rate
7.0%
Labor force participation
64.8%
Bachelor's Degree+
46.4%
Safety & Crime
Total Crime Rate
2662.9
per 100,000 residents
Violent Crime
66.0
per 100,000 residents
Property Crime
2596.8
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
2
Public schools in this city
Population Change
PEP vintage
Annual U.S. Census Bureau Population Estimates Program (PEP) estimates, 2020–2025
Meadows Place's Census PEP population estimates, 2020–2025.Read the chart as text
Period
Population
2020
4,762 residents
2021
4,697 residents
2022
4,685 residents
2023
4,645 residents
2024
4,604 residents
2025
4,546 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
0
0
0
-
2022
0
0
0
-
2023
0
0
0
-
2024
0
0
0
-
Commute Patterns
Commute source
How workers travel to work, Census ACS 2023
Drive Alone
79.8%
Carpool
5.7%
Public Transit
0.4%
Walk
0.0%
Work from Home
13.3%
Other
0.8%
Based on 2,489 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 Meadows Place. 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 Meadows Place 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 Meadows Place sits in; the FEMA hazard score shown here is a statewide average of county NRI inputs, not a parcel-level reading.
How Meadows Place 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.