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Place dossier plate
SheetTX-RIVER-OAKS-TX · River Oaks, TX 7,516 pop · income 44th 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 River Oaks
Lowest/highest poles plus peers nearest River Oaks on median household income. Full ladder: /browse and /rankings.
median HH income
Hastings · lowest
56,309
Hastings · lowest
56,309 median HH income
23.6% of the leader · rank #1
Minot AFB · near
65,571
Minot AFB · near
65,571 median HH income
27.5% of the leader · rank #2
University Pa… · near
65,580
University Pa… · near
65,580 median HH income
27.5% of the leader · rank #3
River Oaks · this city
65,582
River Oaks · this city
65,582 median HH income
27.5% of the leader · rank #4
Jacksboro · near
65,587
Jacksboro · near
65,587 median HH income
27.5% of the leader · rank #5
Wilsall · near
65,588
Wilsall · near
65,588 median HH income
27.5% of the leader · rank #6
Bull Run CDP… · highest
238,500
Bull Run CDP… · highest
238,500 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 River Oaks 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: 7,516.
Agency-reported UCR totals per 100,000 population, not a neighborhood safety grade or a prediction of personal risk.
River Oaks - the verdict
Measured against every US city with at least 1,000 residents, River Oaks lands in the 44th percentile for household income and the 49th percentile for safety. Source: Census ACS + FBI UCR.
44th
percentile, household income
44th
percentile, home value
40th
percentile, median rent
49th
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: River Oaks, TX
River Oaks is a small town in Texas, home to 7,516 residents per U.S. Census Bureau ACS 2023 estimates. Median household income here is $65,582 per year, below the median for U.S. cities on this measure, with a poverty rate of 13.1%. Typical homes in River Oaks are valued around $202,800, and the median resident age is 35.5 years. Educational attainment runs 15.6% of adults with a bachelor's degree or higher. Separately, 52.9% of working-age residents are in the labor force.
Housing supply pressure shows in Census Building Permit Survey data: 11 residential units were authorized in 2024 (Building Boom), up 57% from five years earlier. River Oaks reports a comparatively low crime rate: FBI UCR figures show 1413.7 crimes per 100,000 residents, below 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. 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. 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 River Oaks'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 housing and income to work and mobility 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 River Oaks, city-specific coverage includes FBI reported-crime rates, commute-mode shares, annual population history, local building permits.
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
Which cities make useful reference points for River Oaks?
Within Texas, the closest population matches are Lampasas (7,506 residents, $63,173 income); Camp Swift (7,505 residents, $63,316 income); Monahans (7,536 residents, $70,820 income). Outside the state, the closest population matches in this dataset are Hastings, MI (7,515 residents); Bull Run CDP (Fairfax County), VA (7,513 residents); Longboat Key, FL (7,512 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.
How far does income reach against housing in River Oaks?
The home-value-to-income reference sits in a middle range: the ACS median home value is 3.1 times median household income. The ACS poverty estimate is 13.1%, 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.
What does the journey to work look like in River Oaks?
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.
Driving alone is the largest reported mode at 66.2%. A reliable mean commute time is not available for this row, so the mode shares carry the comparison.
What can the FBI record say about safety in River Oaks?
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 1413.7 violent and property crimes per 100,000 residents, below the 2280.5 national reference used here. The difference is 38% lower in arithmetic terms, but agency participation is voluntary and reporting completeness varies.
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.
Population change
Is River Oaks growing, shrinking, or holding steady?
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.
Census PEP estimates show the population declined by -255 residents from 2020 to 2025, a -3.3% change. Separately, Census BPS recorded 11 housing units authorized in 2024. PEP and ACS are different Census series, so the trend is kept separate from the headline ACS population.
Period change
-3.3%
2025 estimate
7,467
2020 estimate
7,722
Census Population Estimates Program, 2020–2025; permit context uses Census BPS.
Below median income · poverty 13.1% (Above-median poverty)
Cost of Living Index (state)
97.1 (US=100)
Near national cost · BEA RPP 2024, Texas average
F
City profile score · River Oaks, TX
39/100
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.
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 D
220 /100k
FBI UCR violent offenses per 100,000 residents; lower is stronger on this axis.
Household income D
$65,582
Median household income vs U.S. cities (pop ≥1,000); ACS.
Poverty rate F
13.1%
Share of residents below the poverty line; lower scores better on this axis.
Bachelor's+ share F
15.6%
Adults with a bachelor's degree or higher; ACS.
River Oaks profile (scored ACS/FBI dimensions)Read the chart values
Cost of living: 53/100 (C-) · 97.1 index
Violent crime: 45/100 (D) · 220 /100k
Household income: 43/100 (D) · $65,582
Poverty rate: 27/100 (F) · 13.1%
Bachelor's+ share: 22/100 (F) · 15.6%
Where River Oaks sits on home value vs crime among peer cities
River Oaks'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 - River Oaks highlighted among 9 peers.Read the chart values
River Oaks, TX (this city): home $202,800, crime 1,414/100k
Hastings, MI : home $159,000, crime 1,585/100k
Longboat Key, FL : home $959,200, crime 414/100k
Crete, NE : home $203,900, crime 2,734/100k
Lampasas, TX : home $197,000, crime 3,381/100k
Monahans, TX : home $159,000, crime 1,751/100k
Hitchcock, TX : home $159,500, crime 2,103/100k
Alamo Heights, TX : home $766,000, crime 3,041/100k
Floresville, TX : home $247,200, crime 1,565/100k
How does River Oaks compare to other US cities?
River Oaks measured against every US city with 1,000+ residents, computed live from the same Census and FBI data shown throughout this page.
Household income44% higher than other cities
Home value44% pricier than other cities
Median rent40% pricier than other cities
Safety49% safer than other cities
"Safer than" reflects total crime rate from FBI UCR; the others use Census ACS estimates.
National percentiles can mask local variation. Looking only at Texas, River Oaks ranks #322 of 624 Texas cities by lowest crime rate - a narrower, more locally useful cut than the national comparison above.
How we calculate these percentiles & ranks
Each percentile compares River Oaks 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 River Oaks near the bottom of Texas's cities
Among the 1,663 Texas cities PlainCities tracks with reported median gross rent data, River Oaks ranks #1 - the 0th percentile within the state. This is a different, narrower cut than the nationwide percentiles above: it compares River Oaks only against its own state's cities, not the full US field.
Median Household Income
#700 of 1,520
54th percentile in Texas
Median Gross Rent
#1 of 1,663
0th percentile in Texas
Median Home Value
#551 of 1,505
63rd percentile in Texas
Poverty Rate
#586 of 1,663
64th percentile in Texas
Bachelor's Degree or Higher
#920 of 1,663
44th 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
44th percentile nationally for median household income · 49th percentile for safety (lower crime rate). Source: Census ACS 2023 / FBI UCR 2023.
River Oaks's profile vs. every US city
Income, affordability, and safety percentile
River Oaks'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 River Oaks's home value compares nationally
Median home value vs. every US city (population 1,000+)
$202,800Among the most affordablemore affordable than 56% 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
River Oaks's home-value-to-income ratio: 3.1×
ACS median home value divided by median household income.
Band
moderate
3.0–5.0×
National rank
#7,151 of 15,516
More affordable than 54% of tracked cities (pop. 1,000+)
Size class
#5,971 of 11,323
Micro cities (under 10,000)
At 3.1×, River Oaks sits in the moderate band:
national rank #7,151 of 15,516 and #5,971 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
$65,582River Oaks, TX median household income (Census ACS)
Show U.S. national quintile / Lorenz context River Oaks, 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 River Oaks, TX.
Key socioeconomic indicators
Bachelor's degree or higher (adults 25+)15.6%
Census ACS S1501, educational attainment
Poverty rate (households below FPL)13.1%
Census ACS S1701, poverty status
Labor force participation (adults 16+)52.9%
Census ACS S2301, share of working-age residents in the labor force
Population
7,516
Median Income
$65,582
Median Home Value
$202,800
Median Age
35.5
Poverty Rate
13.1%
Labor force participation
52.9%
Bachelor's Degree+
15.6%
Safety & Crime
Total Crime Rate
1413.7
per 100,000 residents
Violent Crime
219.6
per 100,000 residents
Property Crime
1194.1
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
River Oaks's Census PEP population estimates, 2020–2025.Read the chart as text
Period
Population
2020
7,722 residents
2021
7,638 residents
2022
7,576 residents
2023
7,538 residents
2024
7,549 residents
2025
7,467 residents
Housing Supply
BPS source
Census Bureau Building Permits Survey (BPS) - annual residential permits authorized
📈 Building Boom
Total Permits (2024)
11
housing units authorized
Single-Family
11
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
7
0
$0.9M
2020
3
3
0
$1.2M
2021
6
6
0
$1.8M
2022
5
5
0
$1.6M
2023
10
10
0
$2.2M
2024
11
11
0
$2.8M
Permit volume increased 57% from 2019 to 2024.
Commute Patterns
Commute source
How workers travel to work, Census ACS 2023
Drive Alone
66.2%
Carpool
21.6%
Public Transit
0.0%
Walk
0.6%
Work from Home
7.7%
Other
3.9%
Based on 3,009 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 River Oaks. 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 River Oaks 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 River Oaks sits in; the FEMA hazard score shown here is a statewide average of county NRI inputs, not a parcel-level reading.
How River Oaks 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.