Name: Beverly Hills, TX statistics
Creator: Citytistics

Moving to Beverly Hills

McLennan County gains about 1.7 residents per 1,000 a year to moves between counties.

Moved in10,633

Moved out10,280

Net+353

Where people come from and where they go, top counties

Bell County, TX790816−26

Tarrant County, TX487587−100

Dallas County, TX418506−88

Harris County, TX341352−11

Hill County, TX354335+19

Travis County, TX314330−16

Falls County, TX307287+20

Bosque County, TX278

Within Texas, other states or abroad

Arrivals

64%35%

Leavers

68%32%

Within TexasOther statesAbroad

Income per tax return

Arrivals$64K

Leavers$59K

People on tax returns who moved between counties, from IRS migration data, 2022 to 2023. Figures are for all of McLennan County; flows under 20 returns are not published.

Who moves here: 7.2% of residents arrived from another county in the past year, 2.5% from another state. County figure.
Who arrives and who leaves: Households moving into McLennan County report $64,000 a year in income on average; those leaving, $59,500, so newcomers earn more than leavers.
Income you would need: $37,700 a year to rent the median home at the 30% line. From your city
Rent or buy: Median rent is $942 a month; owners with a mortgage pay $1,203 a month including taxes and insurance, on a median home of $156,700.
Getting to work: 17 minutes each way on average; 9.8% work from home.
If it is close but not quite: Elk City, OK matches it on character. Compare the two

Income of households moving out7
$59,495
15% below the median place
Moved here in the past year1
7.2%
25% above the median place
Net movers per 1,000 people7
1.7
above the median place (median -0.6)

All 5 moving measures

Measure	Beverly Hills	Vs median
Moved here in the past year1County figure	7.2%	25% above
Moved from another state1County figure	2.5%	26% above
Net movers per 1,000 people7County figure	1.7	above (median -0.6)
Income of households moving in7County figure	$63,978	9% below
Income of households moving out7County figure	$59,495	15% below

What it costs to live here

Renters paying 30%+ is 76.3%, 51% above the median place.

Beverly Hills23.9%

Typical place20.4%

Share of the median household income that goes to the median rent. Above 30% is the usual stress line.

Income needed to rent

$37,680

a year, at the 30% line

Rent to income

23.9%

17% above the median place

Home price to income

3.3x

13% below the median place

Could you afford it?

Your household income, before tax

The median rent would take

24%

comfortably under the 30% line

Left after rent, in US prices

$37,800

a year

Vs the typical household here

Same

as the median household

Uses the median rent in Beverly Hills, $942 a month, and local prices for everything else (94.4 against a US average of 100). It runs in your browser and stores nothing.

Like Beverly Hills, but easier on the budget

Close matches on income, rent, home value, education and age, where rent takes a clearly smaller share of income.

Place	Rent to income	More left a year
Dowagiac, MI	20.9% vs 23.9%	$1,300	Compare
Sylvester, GA	18.4% vs 23.9%	$12,300	Compare
Vandergrift, PA	18.7% vs 23.9%	$3,500	Compare

Moving from somewhere else? Work out the salary you would need in Beverly Hills.

Sponsored · exampleMoving to Beverly Hills? Compare quotes from licensed movers. No partner is signed yet. Sponsored offers are always labelled and never change the data.

Renters paying 30%+1
76.3%
51% above the median place
Owner costs with a mortgage1
$1,203
36% below the median place
Median home value1
$156,700
51% below the median place

All 15 cost and housing measures

Measure	Beverly Hills	Vs median
Median gross rent1	$942	31% below
Rent to income1	23.9%	17% above
Property tax rate1	1.0%	11% above
Home price to income1	3.3x	13% below
Prices vs US average2Metro figure	92.5	8% below
Fair market rent, 2 bedrooms3County figure	$1,297	20% below
Property tax paid (median)1	$1,577	52% below
Median home value1	$156,700	51% below
Home prices, 1-year change4County figure	1.2%	62% below
Home prices, 5-year change4County figure	48.7%	6% below
Homeownership1	65.9%	1% below
Renters paying 30%+1	76.3%	51% above
Owner costs with a mortgage1	$1,203	36% below
Vacant homes1	14.0%	99% above
Median year built1	1959	1% below

Work and pay

Income per person is $21,506, 46% below the median place.

Income per person1
$21,506
46% below the median place
Mean commute1
17 min
33% below the median place
Median household income1
$47,313
41% below the median place

All 10 work and pay measures

Measure	Beverly Hills	Vs median
Median household income1	$47,313	41% below
Income per person1	$21,506	46% below
Unemployment1County figure	4.5%	9% below
Average annual pay5County figure	$63,483	4% below
Pay growth, 1 year5County figure	5.1%	38% above
Jobs5County figure	122,992	18% below
Poverty rate1	13.5%	25% above
Mean commute1	17 min	33% below
Works from home1County figure	9.8%	21% below
Commutes by transit1County figure	0.4%	55% below

Who lives here

No health insurance is 20.0%, 213% above the median place.

No health insurance1
20.0%
213% above the median place
High school or higher1
74.6%
19% below the median place
Homes with broadband1
82.4%
11% below the median place

More about who lives here, against the typical place

Bachelor's or higher13.4% −58%

Born abroad21.1% 2.4×

Median age36.6 −6%

Household size2.6 +3%

All 9 people measures

Measure	Beverly Hills	Vs median
Population1	1,590	6646th largest
Population change since 20206	-2.0%	below (median 1.1%)
Median age1	36.6	6% below
Bachelor's or higher1	13.4%	58% below
High school or higher1	74.6%	19% below
Household size1	2.6	3% above
Born abroad1	21.1%	139% above
No health insurance1	20.0%	213% above
Homes with broadband1	82.4%	11% below

Life in Beverly Hills

24 sites are on the National Register of Historic Places.

Out the door, against the typical place

Parks per 10k residents0.0 −100%

Playgrounds per 10k0.0 −100%

Grocery stores per 10k0.0 −100%

Restaurants, cafes and bars per 10k0.0 −100%

Libraries per 10k0.0 −100%

Named paths and bike trails0 km −100%

Bus and rail stops per sq mi0.0 −100%

Mapped by volunteers in OpenStreetMap inside the city limits (Census boundaries), so coverage is fuller in some places than others. Map data © OpenStreetMap contributors, ODbL.

Businesses per 10,000 residents (county figures)

Restaurants and bars21.1 +1%

Shops33.2 +10%

Arts, recreation and fitness3.5 −15%

Doctors' offices and clinics17.7 −12%

Child care centers1.9 −17%

Counts businesses with paid staff, so small owner-run shops are not included.

Public schools12
1
89% below the median place
Public school students12
614
87% below the median place
Students per teacher12
16.2
5% above the median place

All 16 schools and local life measures

Measure	Beverly Hills	Vs median
Public schools12	1	89% below
Public school students12	614	87% below
Students per teacher12	16.2	5% above
Restaurants and bars per 10k8County figure	21.1	1% above
Shops per 10k8County figure	33.2	10% above
Arts, recreation and fitness per 10k8County figure	3.5	15% below
Doctors' offices and clinics per 10k8County figure	17.7	12% below
Child care centers per 10k8County figure	1.9	17% below
Parks per 10k9	0.0	below (median 10.2)
Playgrounds per 10k9	0.0	below (median 9.4)
Grocery stores per 10k9	0.0	below (median 2.1)
Restaurants, cafes and bars per 10k9	0.0	below (median 11.2)
Libraries per 10k9	0.0	below (median 0.9)
Named paths and bike trails9	0.0	below (median 2.0)
Transit stops per sq mi9	0.0	below (median 0.2)
National Register listings10County figure	24	85% above

Safety, weather and risk

Violent crime per 100k is 544, 183% above the median place.

Violent crime per 100k

544

183% above the median place

Property crime per 100k

3,587

196% above the median place

Months reported

12 of 12

by the city police department to the FBI

Counts only offenses reported by the city police department. Sheriff, state and campus police are not included, and some departments do not report to the FBI at all, so compare with care.

July average high13
95°F
10% above the median place
Tornado risk14
98.8
21% above the median place
Average temperature13
67°F
21% above the median place

All 11 weather and risk measures

Measure	Beverly Hills	Vs median
July average high13County figure	95°F	10% above
January average low13County figure	37°F	45% above
Average temperature13County figure	67°F	21% above
Annual precipitation13County figure	37.8 in	14% below
Natural hazard risk14County figure	91.2	1% below
Hurricane risk14County figure	81.3	15% above
Tornado risk14County figure	98.8	21% above
Wildfire risk14County figure	90.0	47% above
Heat wave risk14County figure	96.0	7% above
Median air quality index15County figure	51	19% above
Good air days15County figure	46.6%	32% below

How it is changing

Five-year survey estimates, one point per release.

Median gross rent

Up 4.1% from 2019 to 2024.

Median household income

Up 18.7% from 2019 to 2024.

Median home value

Up 140.3% from 2019 to 2024.

Population estimate

Down 2.0% from 2020 to 2025.

Citytistics measures

Paycheck stretch

$38,100

left a year after rent, in US prices. Better than 6% of places

Pay vs rent

+2.7 pts

a year, pay outrunning rent. Better than 82% of places

Family fit

of 100 on cost, space and class size

Growth

of 100 on population and income growth

Measures only Citytistics publishes, built from the figures on this page. Scores of 100 beat every place we track. Formulas

Beverly Hills in 2030: where the trends point

If recent trends hold, the median rent will take about 24% of the median income in 2030, about the same as 24% now.

Citytistics projections to 2030: each figure's own trend, blended with the typical trend across the places we rate, eased toward long-run US growth and carried forward from the latest release. The range is where 80% of places landed when we tested the same method on past releases.

Measure	Latest	2030 projection	Likely range	Avg. per year
Median rent	$942/mo (2024)	$1,180/mo	$960 to $1,430/mo	+3.8%
Median household income	$47,313 (2024)	$59,500	$50,500 to $70,500	+4.0%
Median home value	$156,700 (2024)	$246,000	$179,000 to $339,000	+7.8%
Population	1,835 (2025)	1,830	1,750 to 1,910	−0.1%

The median home would be worth 4.1 years of the median income in 2030, against 3.3 now.

A projection of recent trends, not a prediction of the economy or advice to buy or sell. How we project.

Places like Beverly Hills

The closest matches on income, rent, home value, education and age, and the places nearby.

Place	Rent	Income
Elk City, OK	$943	$51,272	Compare
Belen, NM	$916	$42,627	Compare
Lexington, NC	$893	$43,128	Compare
Morristown, TN	$882	$47,917	Compare

Nearby

Compare Beverly Hills with

Common questions

Is Beverly Hills a good place to live?

It depends on what you need, so here is what the numbers say. 76% of renter households spend 30% or more of income on rent, a higher share than in 96% of the 2,214 places under 10,000 people we track. After the median rent, and with prices for everything else adjusted to the US average, the median household has about $38,100 a year left, less than in 92% of places its size. On cost, space and class size it scores 41 out of 100 for families. See how it ranks with your own weights.

Is Beverly Hills expensive to live in?

The median rent takes 23.9% of the median household income, against 20.4% in the typical place we track. Housing is a heavier load here than usual. The median home is valued at $156,700.

What salary do you need to live in Beverly Hills?

To rent the median home without spending more than 30% of income on rent, a household needs about $37,680 a year. Work it out from your current city.

Is Beverly Hills safe?

There were 544 reported violent crimes per 100,000 residents, against 192 in the typical place.

What places are similar to Beverly Hills?

On income, rent, home value, education and age, the closest matches are Elk City, OK, Belen, NM, Lexington, NC and Morristown, TN.

Sources and methods

The small numbers beside each measure point here. Every dataset is public; links go to the publisher.

American Community Survey 5-year estimates · US Census Bureau · 2020 to 2024 estimatesTables B01002, B01003, B05002, B07003, B08013, B08301, B15003, B17001, B19013, B19301, B23025, B25002, B25003, B25010, B25035, B25064, B25070, B25077, B25088, B25103, B28002, S2701
Regional Price Parities · US Bureau of Economic Analysis · Latest release, retrieved 2026-11-14
Fair Market Rents · US Department of Housing and Urban Development · Fiscal year 2027
House Price Index · Federal Housing Finance Agency · Latest release, retrieved 2026-11-14
Quarterly Census of Employment and Wages · US Bureau of Labor Statistics · 2025 annual averages
Population Estimates · US Census Bureau · Vintage 2025
SOI Tax Stats, county-to-county migration · Internal Revenue Service · Tax years 2022 to 2023Counts tax returns and the people on them; flows under 20 returns are suppressed.
County Business Patterns · US Census Bureau · 2023 data
National Register of Historic Places · National Park Service · Listings through 2026-05-22
Crime Data Explorer · Federal Bureau of Investigation · 2025 data
Common Core of Data · National Center for Education Statistics · 2024 release
1991-2020 climate normals · NOAA National Centers for Environmental Information · Series updated 2026-11-05Averages for 1991 to 2020 computed from NOAA's county climate series (nClimDiv).nClimDiv county series
National Risk Index · Federal Emergency Management Agency · Latest release, retrieved 2026-11-14NRI data and maps
Air Quality System, annual AQI by county · US Environmental Protection Agency · 2025 dataAirData download files

Derived by Citytistics from the tables above: rent to income (B25064, B19013); property tax rate (B25103, B25077); home price to income (B25077, B19013).

What stands out compares Beverly Hills with places of a similar size, using only figures measured for Beverly Hills itself; county and metro figures never count. Survey figures are estimates with margins of error. Formulas and definitions: methodology. API: /api/v1/places/beverly-hills-texas

Citytistics. “Beverly Hills, Texas.” Data as of 2026-11-14. https://www.citytistics.com/city/beverly-hills-texas/

This product uses the Census Bureau Data API but is not endorsed or certified by the Census Bureau.

Beverly Hills

What stands out about Beverly Hills