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Place dossier plate
SheetTX-SOUTHLAKE-TX · Southlake, TX 31,044 pop · income 99th 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 Southlake
Lowest/highest poles plus peers nearest Southlake on median household income. Full ladder: /browse and /rankings.
median HH income
Nacogdoches · lowest
38,855
Nacogdoches · lowest
38,855 median HH income
15.5% of the leader · rank #1
Southlake · this city
250,001
Southlake · this city
250,001 median HH income
100.0% of the leader · rank #2
Castle Hill · highest
250,001
Castle Hill · highest
250,001 median HH income
100.0% of the leader · rank #3
Alamo · near
250,001
Alamo · near
250,001 median HH income
100.0% of the leader · rank #4
Atherton · near
250,001
Atherton · near
250,001 median HH income
100.0% of the leader · rank #5
Bell Canyon · near
250,001
Bell Canyon · near
250,001 median HH income
100.0% of the leader · rank #6
Belvedere · near
250,001
Belvedere · near
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, and FBI crime rate
Out-of-state nearest neighbors for Southlake 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: 31,044.
Agency-reported UCR totals per 100,000 population, not a neighborhood safety grade or a prediction of personal risk.
Southlake - the verdict
Southlake ranks in the 99th percentile for household income and the 63rd percentile for safety nationally, out of every US city with at least 1,000 residents. Source: Census ACS + FBI UCR.
99th
percentile, household income
97th
percentile, home value
40th
percentile, median rent
63rd
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: Southlake, TX
Texas's Southlake is a small city, with 31,044 residents per the latest Census Bureau ACS figures. The Census ACS reports Southlake's median household income as $250,000 or more (top-coded); the true median is at least that high and is not published exactly, with a poverty rate of 2.1%. Southlake's housing stock carries a median value of $957,500, and the median resident age is 42.6 years. Educational attainment runs 74.7% of adults with a bachelor's degree or higher. Separately, 59.1% of working-age residents are in the labor force.
The Census Building Permit Survey recorded 43 residential units authorized here in 2024 (Construction Slowdown), down 49% from five years earlier. Southlake reports a comparatively low crime rate: per-100,000 total crime stands at 1032.3 in FBI UCR data, below the national average (a voluntary reporting program, read this as reporting activity, not a definitive danger score).
Texas tracks close to the national cost-of-living baseline: BEA Regional Price Parities 2024 puts Texas at 97.1 on a 100-equals-national-average scale (Near Average). 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. 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 Southlake'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 schools and households to housing and income to comparison shortlist to population change to reported crime; another city can have a different sequence or fewer supported layers because the source joins are not uniform.
For Southlake, city-specific coverage includes annual population history, local building permits, FBI reported-crime rates, matched public-school count, 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 does the journey to work look like in Southlake?
Driving alone is the largest reported mode at 63.3%. 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. 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.
What does the education layer cover for Southlake?
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.
The NCES join finds 12 public schools within the city match. 74.7% 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.
How far does income reach against housing in Southlake?
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 3.8 times median household income. The ACS poverty estimate is 2.1%, which keeps the citywide median from describing every household.
Which cities make useful reference points for Southlake?
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 Seguin (31,789 residents, $61,896 income); West Odessa (31,985 residents, $65,782 income); Nacogdoches (32,104 residents, $38,855 income). Outside the state, the closest population matches in this dataset are Alamogordo, NM (31,063 residents); North Royalton, OH (31,013 residents); Hopkinsville, KY (31,011 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.
Population change
Is Southlake growing, shrinking, or holding steady?
Census PEP estimates show the population declined by -83 residents from 2020 to 2025, a -0.3% change. Separately, Census BPS recorded 43 housing units authorized in 2024. PEP and ACS are different Census series, so the trend is kept separate from the headline ACS population.
The recent population line is broadly flat. That makes the composition of change more important than the headline count: housing turnover, household size, and age structure can shift even when the total barely moves.
2020 estimate
31,258
2025 estimate
31,175
Period change
-0.3%
Census Population Estimates Program, 2020–2025; permit context uses Census BPS.
What can the FBI record say about safety in Southlake?
The joined FBI UCR record reports 1032.3 violent and property crimes per 100,000 residents, below the 2280.5 national reference used here. The difference is 55% lower 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
1032.3
Violent rate
32.2
Property rate
1000.2
FBI Uniform Crime Reporting, incidents per 100,000. Voluntary agency reporting; not a danger score.
Note: Census ACS censors the tails of median household income ($250,000+ / under $2,500) and median home value ($2,000,000+ / under $10,000).
Southlake's income is shown as $250,000+ - a bound shared with other high-income places, not an exact annual figure.
A
City profile score · Southlake, TX
85/100
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.
Household income A+
$250,000+
Median household income vs U.S. cities (pop ≥1,000); ACS.
Bachelor's+ share A+
74.7%
Adults with a bachelor's degree or higher; ACS.
Violent crime A
32 /100k
FBI UCR violent offenses per 100,000 residents; lower is stronger on this axis.
Poverty rate A
2.1%
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.
Southlake profile (scored ACS/FBI dimensions)Read the chart values
Household income: 100/100 (A+) · $250,000+
Bachelor's+ share: 100/100 (A+) · 74.7%
Violent crime: 89/100 (A) · 32 /100k
Poverty rate: 85/100 (A) · 2.1%
Cost of living: 53/100 (C-) · 97.1 index
Where Southlake sits on home value vs crime among peer cities
Southlake'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 - Southlake highlighted among 9 peers.Read the chart values
Southlake, TX (this city): home $957,500, crime 1,032/100k
Alamogordo, NM : home $163,600, crime 3,181/100k
Hopkinsville, KY : home $140,200, crime 2,952/100k
Morristown, TN : home $155,700, crime 3,236/100k
Lawndale, CA : home $726,000, crime 2,459/100k
Seguin, TX : home $227,000, crime 1,927/100k
Nacogdoches, TX : home $173,200, crime 1,691/100k
Greenville, TX : home $197,400, crime 1,424/100k
Hutto, TX : home $315,800, crime 1,092/100k
How does Southlake compare to other US cities?
Where Southlake sits among all US cities (population 1,000+) on each measure, computed live from Census and FBI data.
Household income99% higher than other cities
Home value97% pricier than other cities
Median rent40% pricier than other cities
Safety63% 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: Southlake ranks #238 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 Southlake 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 Southlake near the bottom of Texas's cities
Among the 1,663 Texas cities PlainCities tracks with reported median gross rent data, Southlake ranks #1 - the 0th percentile within the state. This is a different, narrower cut than the nationwide percentiles above: it compares Southlake only against its own state's cities, not the full US field.
Median Household Income
#1 of 1,520
99th percentile in Texas
Median Gross Rent
#1 of 1,663
0th percentile in Texas
Median Home Value
#20 of 1,505
99th percentile in Texas
Poverty Rate
#1,341 of 1,663
19th percentile in Texas
Bachelor's Degree or Higher
#24 of 1,663
99th 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
99th percentile nationally for median household income · 63rd percentile for safety (lower crime rate). Source: Census ACS 2023 / FBI UCR 2023.
Southlake's profile vs. every US city
Income, affordability, and safety percentile
Southlake'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 Southlake's home value compares nationally
Median home value vs. every US city (population 1,000+)
$957,5003rd percentilemore affordable than 3% 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
Southlake's home-value-to-income ratio: 3.8×
ACS median home value divided by median household income.
Band
moderate
3.0–5.0×
National rank
#10,164 of 15,516
More affordable than 34% of tracked cities (pop. 1,000+)
Size class
#1,817 of 3,317
Small cities (10,000–49,999)
At 3.8×, Southlake sits in the moderate band:
national rank #10,164 of 15,516 and #1,817 of 3,317small cities (10,000–49,999).
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
$250,000+Southlake, TX median household income (Census ACS)
Show U.S. national quintile / Lorenz context Southlake, 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 Southlake, TX.
Key socioeconomic indicators
Bachelor's degree or higher (adults 25+)74.7%
Census ACS S1501, educational attainment
Poverty rate (households below FPL)2.1%
Census ACS S1701, poverty status
Labor force participation (adults 16+)59.1%
Census ACS S2301, share of working-age residents in the labor force
Population
31,044
Median Income
$250,000+
Median Home Value
$957,500
Median Age
42.6
Poverty Rate
2.1%
Labor force participation
59.1%
Bachelor's Degree+
74.7%
Safety & Crime
Total Crime Rate
1032.3
per 100,000 residents
Violent Crime
32.2
per 100,000 residents
Property Crime
1000.2
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
12
Public schools in this city
Population Change
PEP vintage
Annual U.S. Census Bureau Population Estimates Program (PEP) estimates, 2020–2025
Southlake's Census PEP population estimates, 2020–2025.Read the chart as text
Period
Population
2020
31,258 residents
2021
31,122 residents
2022
31,164 residents
2023
31,298 residents
2024
31,451 residents
2025
31,175 residents
Housing Supply
BPS source
Census Bureau Building Permits Survey (BPS) - annual residential permits authorized
📉 Construction Slowdown
Total Permits (2024)
43
housing units authorized
Single-Family
43
detached homes
Multifamily
0
apartments & condos
Supply Intensity
1.4
permits per 1,000 residents
5-Year Permit Trend (2019–2024)
Year
Total
Single-Family
Multifamily
Est. Value
2019
84
84
0
$86.4M
2020
64
64
0
$74.1M
2021
96
96
0
$126.1M
2022
89
89
0
$123.5M
2023
55
55
0
$85.3M
2024
43
43
0
$81.8M
Permit volume decreased 49% from 2019 to 2024.
Commute Patterns
Commute source
How workers travel to work, Census ACS 2023
Drive Alone
63.3%
Carpool
4.8%
Public Transit
0.1%
Walk
0.6%
Work from Home
29.9%
Other
1.3%
Based on 13,284 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 Southlake. 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 Southlake 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 Southlake sits in; the FEMA hazard score shown here is a statewide average of county NRI inputs, not a parcel-level reading.
How Southlake 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.