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Place dossier plate
SheetTX-VAN-ALSTYNE-TX · Van Alstyne, TX 5,378 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 Van Alstyne
Lowest/highest poles plus peers nearest Van Alstyne on median household income. Full ladder: /browse and /rankings.
median HH income
Sansom Park · lowest
40,993
Sansom Park · lowest
40,993 median HH income
25.9% of the leader · rank #1
North Pole · near
93,355
North Pole · near
93,355 median HH income
59.0% of the leader · rank #2
Surprise · near
93,371
Surprise · near
93,371 median HH income
59.0% of the leader · rank #3
Oxnard · near
93,372
Oxnard · near
93,372 median HH income
59.0% of the leader · rank #4
Van Alstyne · this city
93,373
Van Alstyne · this city
93,373 median HH income
59.0% of the leader · rank #5
Lilydale · near
93,393
Lilydale · near
93,393 median HH income
59.0% of the leader · rank #6
St. Helena · highest
158,218
St. Helena · highest
158,218 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 Van Alstyne 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: 5,378.
Agency-reported UCR totals per 100,000 population, not a neighborhood safety grade or a prediction of personal risk.
Van Alstyne - the verdict
Van Alstyne ranks in the 73rd percentile for household income and the 75th percentile for safety nationally, out of every US city with at least 1,000 residents. Source: Census ACS + FBI UCR.
73rd
percentile, household income
65th
percentile, home value
40th
percentile, median rent
75th
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: Van Alstyne, TX
Van Alstyne is a small town in Texas, home to 5,378 residents per U.S. Census Bureau ACS 2023 estimates. Median household income here is $93,373 per year, above the median for U.S. cities on this measure, with a poverty rate of 0.0%. Home values in Van Alstyne run a median of $297,400, and the median resident age is 35.8 years. Educational attainment runs 35.6% of adults with a bachelor's degree or higher. Separately, 64.4% of working-age residents are in the labor force.
The Census Building Permit Survey recorded 376 residential units authorized here in 2024 (Building Boom), up 242% from five years earlier. Van Alstyne reports a comparatively low crime rate: per-100,000 total crime stands at 744.0 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). 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. 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 Van Alstyne'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 housing and income to comparison shortlist to reported crime to population change to schools and households to work and mobility; another city can have a different sequence or fewer supported layers because the source joins are not uniform.
For Van Alstyne, city-specific coverage includes annual population history, local building permits, commute-mode shares, FBI reported-crime rates, matched public-school count.
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. Housing and income
How far does income reach against housing in Van Alstyne?
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 3.2 times median household income. The ACS poverty estimate is 0.0%, which keeps the citywide median from describing every household.
Which cities make useful reference points for Van Alstyne?
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 Cameron (5,385 residents, $57,126 income); Sansom Park (5,387 residents, $40,993 income); Oak Point (5,395 residents, $109,528 income). Outside the state, the closest population matches in this dataset are St. Helena, CA (5,378 residents); Orangetree, FL (5,377 residents); Tice, FL (5,377 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.
What can the FBI record say about safety in Van Alstyne?
The joined FBI UCR record reports 744.0 violent and property crimes per 100,000 residents, below the 2280.5 national reference used here. The difference is 67% 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.
Is Van Alstyne growing, shrinking, or holding steady?
Census PEP estimates show the population grew by +3,551 residents from 2020 to 2025, a +79.6% change. Separately, Census BPS recorded 376 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 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.
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.
Schools and households
What does the education layer cover for Van Alstyne?
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 4 public schools within the city match. 35.6% 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.
Poverty estimate
0.0%
Bachelor's degree+
35.6%
Matched public schools
4
NCES Common Core of Data school locations plus Census ACS resident characteristics.
What does the journey to work look like in Van Alstyne?
Driving alone is the largest reported mode at 61.5%. 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.
Drive alone
61.5%
Work from home
23.7%
Public transit
3.4%
City-level Census ACS commuting estimates covering 2,524 workers age 16+.
Above median income · poverty 0.0% (Very low poverty)
Cost of Living Index (state)
97.1 (US=100)
Near national cost · BEA RPP 2024, Texas average
B+
City profile score · Van Alstyne, TX
77/100
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.
Poverty rate A+
0.0%
Share of residents below the poverty line; lower scores better on this axis.
Violent crime A+
26 /100k
FBI UCR violent offenses per 100,000 residents; lower is stronger on this axis.
Household income B
$93,373
Median household income vs U.S. cities (pop ≥1,000); ACS.
Bachelor's+ share B-
35.6%
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.
Van Alstyne profile (scored ACS/FBI dimensions)Read the chart values
Poverty rate: 100/100 (A+) · 0.0%
Violent crime: 90/100 (A+) · 26 /100k
Household income: 73/100 (B) · $93,373
Bachelor's+ share: 68/100 (B-) · 35.6%
Cost of living: 53/100 (C-) · 97.1 index
Where Van Alstyne sits on home value vs crime among peer cities
Van Alstyne'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 - Van Alstyne highlighted among 8 peers.Read the chart values
Van Alstyne, TX (this city): home $297,400, crime 744/100k
St. Helena, CA : home $1,964,300, crime 919/100k
Centerville, IA : home $99,000, crime 1,315/100k
Cramerton, NC : home $322,900, crime 1,350/100k
Cameron, TX : home $112,800, crime 1,147/100k
Alvarado, TX : home $206,800, crime 1,546/100k
Rusk, TX : home $153,500, crime 1,077/100k
Brookshire, TX : home $117,000, crime 1,943/100k
How does Van Alstyne compare to other US cities?
Here's how Van Alstyne stacks up against the full field of US cities (population 1,000+), computed live from Census and FBI data.
Household income73% higher than other cities
Home value65% pricier than other cities
Median rent40% pricier than other cities
Safety75% 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, Van Alstyne ranks #162 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 Van Alstyne 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 Van Alstyne near the bottom of Texas's cities
Among the 1,663 Texas cities PlainCities tracks with reported median gross rent data, Van Alstyne ranks #1 - the 0th percentile within the state. This is a different, narrower cut than the nationwide percentiles above: it compares Van Alstyne only against its own state's cities, not the full US field.
Median Household Income
#299 of 1,520
80th percentile in Texas
Median Gross Rent
#1 of 1,663
0th percentile in Texas
Median Home Value
#268 of 1,505
82nd percentile in Texas
Poverty Rate
#1,440 of 1,663
0th percentile in Texas
Bachelor's Degree or Higher
#286 of 1,663
83rd 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 · 75th percentile for safety (lower crime rate). Source: Census ACS 2023 / FBI UCR 2023.
Van Alstyne's profile vs. every US city
Income, affordability, and safety percentile
Van Alstyne'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 Van Alstyne's home value compares nationally
Median home value vs. every US city (population 1,000+)
$297,40035th percentilemore affordable than 35% 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
Van Alstyne's home-value-to-income ratio: 3.2×
ACS median home value divided by median household income.
Band
moderate
3.0–5.0×
National rank
#7,620 of 15,516
More affordable than 51% of tracked cities (pop. 1,000+)
Size class
#6,306 of 11,323
Micro cities (under 10,000)
At 3.2×, Van Alstyne sits in the moderate band:
national rank #7,620 of 15,516 and #6,306 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
$93,373Van Alstyne, TX median household income (Census ACS)
Show U.S. national quintile / Lorenz context Van Alstyne, 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 Van Alstyne, TX.
Key socioeconomic indicators
Bachelor's degree or higher (adults 25+)35.6%
Census ACS S1501, educational attainment
Poverty rate (households below FPL)0.0%
Census ACS S1701, poverty status
Labor force participation (adults 16+)64.4%
Census ACS S2301, share of working-age residents in the labor force
Population
5,378
Median Income
$93,373
Median Home Value
$297,400
Median Age
35.8
Poverty Rate
0.0%
Labor force participation
64.4%
Bachelor's Degree+
35.6%
Safety & Crime
Total Crime Rate
744.0
per 100,000 residents
Violent Crime
25.7
per 100,000 residents
Property Crime
718.3
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
4
Public schools in this city
Population Change
PEP vintage
Annual U.S. Census Bureau Population Estimates Program (PEP) estimates, 2020–2025
Van Alstyne's Census PEP population estimates, 2020–2025.Read the chart as text
Period
Population
2020
4,461 residents
2021
5,197 residents
2022
6,114 residents
2023
6,755 residents
2024
7,217 residents
2025
8,012 residents
Housing Supply
BPS source
Census Bureau Building Permits Survey (BPS) - annual residential permits authorized
📈 Building Boom
Total Permits (2024)
376
housing units authorized
Single-Family
376
detached homes
Multifamily
0
apartments & condos
Supply Intensity
69.9
permits per 1,000 residents
5-Year Permit Trend (2019–2024)
Year
Total
Single-Family
Multifamily
Est. Value
2019
110
108
2
$20.7M
2020
292
152
140
$45.9M
2021
360
360
0
$78.5M
2022
322
322
0
$40.6M
2023
229
229
0
$64.8M
2024
376
376
0
$107.8M
Permit volume increased 242% from 2019 to 2024.
Commute Patterns
Commute source
How workers travel to work, Census ACS 2023
Drive Alone
61.5%
Carpool
7.4%
Public Transit
3.4%
Walk
2.2%
Work from Home
23.7%
Other
1.8%
Based on 2,524 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 Van Alstyne. 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 Van Alstyne 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 Van Alstyne sits in; the FEMA hazard score shown here is a statewide average of county NRI inputs, not a parcel-level reading.
How Van Alstyne 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.