Town in Reagan County

Living in Big Lake, TX

B+

200th of 745Texas towns of 1,000 to 10,000 people
Overall score 73 of 100

Big Lake gets an overall grade of B+ and ranks 200th of 745 Texas towns of 1,000 to 10,000 people. It does best on cost of living and getting around, and trails on health and education levels. It is a strong pick for young professionals and people on a budget.

  • Good for young professionals
  • Good for people on a budget
  • Affordable
  • Short commutes
  • Health scores low (20 of 100)
  • Hail risk is very high
Map of Texas showing where Big Lake isHoustonSan AntonioDallasAustinFort WorthBig Lake
Where Big Lake is in Texas.
Population
2,783-7.5% since 2020
Median rent
$74647% lower than Texas
Median home value
$157,90044% lower than Texas
Household income
$71,471Median
Average commute
19 minOne way
Violent crime
No dataNo full-year report

What it's like to live in Big Lake

Big Lake is a town in Reagan County. 2,783 people lived here in 2025, down 7.5% from 2020. It is spread out.

Places locals use include Reagan County Park, Josh Mitchell Park and Bertrand Park.

The median age is 27.9, 55% of households have children, 75% of homes are owned by the people living in them and the typical household earns $71,471 a year (9% lower than the Texas median).

Pros of living in Big Lake

  • Lower rent. Median rent is $746, 47% lower than the Texas median.
  • Homes are affordable for local incomes. The median home costs 2.2 times the median household income, against 3.6 times across Texas.
  • Short commutes. The average trip to work takes 19 minutes, against 27 across Texas.

Cons of living in Big Lake

  • Weaker school ratings. Only 33% of the 3 rated campuses earn an A or B from the state.
  • Many adults uninsured. 26% of adults 18 to 64 have no health insurance, against 20% statewide.
  • Natural hazard risk. FEMA rates the risk of hail, wildfires and winter storms as very high here.

Who Big Lake suits

  • FamiliesNot the best fit: 33% of rated schools earn an A or B. Compared with similar Texas places, it beats 38% for families.
  • Young professionalsA reasonable fit: household income is 9% lower than the Texas median, with 15 restaurants and 0 cafes in town. Compared with similar Texas places, it beats 85% for young professionals.
  • RetireesA reasonable fit: 26% of working-age adults are uninsured. Compared with similar Texas places, it beats 73% for retirees.
  • Remote workersA reasonable fit: 89% of homes have broadband and the median rent of $746 is 47% lower than the Texas median. Compared with similar Texas places, it beats 78% for remote workers.
  • People on a budgetA reasonable fit: the median rent of $746 is 47% lower than the Texas median. Compared with similar Texas places, it beats 94% for people on a budget.

Big Lake report card

Ten grades, one for each part of daily life we measure. Most compare Big Lake with other US towns of 1,000 to 10,000 people. Schools, safety and errands compare it with other Texas towns of 1,000 to 10,000 people.

  • Cost of living: grade A+

    Median rent $746, homes cost 2.2x income.

    97 of 100 vs US towns

  • Jobs and income: grade C

    Median household income $71,471, 5.6% unemployed.

    40 of 100 vs US towns

  • Schools: grade D+

    3 rated campuses, 33% rated A or B.

    28 of 100 vs TX towns

  • Safety: no grade

    No full year of crime data from local police.

    No score vs TX towns

  • Errands and things to do: grade C

    2 grocery stores, 15 restaurants, 3 parks mapped in town.

    45 of 100 vs TX towns

  • Getting around: grade A

    Average commute 19 min, 3.1% work from home.

    93 of 100 vs US towns

  • Education levels: grade D+

    14% have a bachelor’s degree.

    25 of 100 vs US towns

  • Health: grade D

    26% of adults uninsured.

    20 of 100 vs US towns

  • Home ownership: grade C-

    75% of homes owner-occupied.

    33 of 100 vs US towns

  • Internet access: grade C

    89% of homes have broadband.

    45 of 100 vs US towns

Where Big Lake stands out compared with Texas

Better than Texas

  • Renters paying 30%+ of income on rent: 14%38 points lower than Texas (52%)
  • Median rent: $74647% lower than Texas ($1,403)
  • Home value to income: 2.2x39% lower than Texas (3.6x)

Worse than Texas

  • Adults with a bachelor's degree or higher: 14%20 points lower than Texas (34%)
  • Vacant homes: 17%8 points higher than Texas (9.4%)
  • Adults 18 to 64 without health insurance: 26%6 points higher than Texas (20%)

Cost of living in Big Lake

Rent is the cost most newcomers feel first. The median rent in Big Lake is $746 a month, 47% lower than the Texas median of $1,403. To keep that rent at 30% of income, a household needs to earn about $30,000 a year. Right now 14% of renters here pay more than 30% of their income on rent.

HUD sets fair market rents for this area at $807 for a one-bedroom, $1,014 for a two-bedroom and $1,310 for a three-bedroom (fiscal year 2027). These figures include utilities and describe a modest unit, so newer apartments often ask for more.

The median home is worth $157,900, 44% lower than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $864 before tax, or $1,002 with property tax. That is $256 a month more than the median rent, so renting is the cheaper monthly choice unless you plan to stay for years.

Texas has no state income tax, but it leans on property taxes instead, though they are lighter here than in much of the state. The median homeowner in Big Lake pays $1,657 a year, 61% lower than the Texas median of $4,232. Budget for it, along with homeowners insurance, which our numbers do not include.

Typical rent by apartment size

Fair market rent by bedroom count in Big LakeStudio$7711 bedroom$8072 bedrooms$1,0143 bedrooms$1,3104 bedrooms$1,461
HUD fair market rent for FY2027, Reagan County, TX. This is what a typical, modest unit rents for, including utilities.
MeasureHereTexasUS
Median rent47% lower than Texas$746$1,403$1,413
Median home value44% lower than Texas$157,900$283,800$332,700
Home value to income39% lower than Texas2.2x3.6x4.1x
Renters paying 30%+ of income on rent38 points lower than Texas14%52%51%
Median property tax per year61% lower than Texas$1,657$4,232$3,119
Homes owned by the people living in them13 points higher than Texas75%63%65%
Median year homes were builtAbout the same as Texas198319921980

Monthly cost to buy a median home

$1,002
Mortgage payment
$864
Property tax
$138
Median rent, for comparison
$746

Based on a $157,900 home in Big Lake, 20% down and a 30-year loan at 7.28% (Freddie Mac average, week of 2026-10-01). Property tax is the median paid locally, or the county median where the local figure is not published. Insurance and fees are not included.

Schools in Big Lake

Big Lake has 3 public school campuses with a 2025 state rating inside the city, and 33% of them earn an A or B. Most students here are served by Reagan County ISD.

Texas districts usually assign students by attendance zone rather than the closest campus, so check the zone for a specific address with the district before you sign a lease or buy.

Schools grade
28
of 100 vs Texas towns
Average rating
76
Texas median 81

Ratings are the 2025 Texas Education Agency A to F accountability ratings. Always check which school serves a specific address with the district.

Top-rated schools

  • BReagan County High SchoolHigh, Reagan County ISD81 of 100
  • CReagan County ElementaryElementary, Reagan County ISD74 of 100
  • CReagan County MiddleMiddle, Reagan County ISD73 of 100

Daily life in Big Lake

Everyday places mapped inside Big Lake, from Overture Maps. Well-known spots include Reagan County Park, Josh Mitchell Park, Bertrand Park.

The average one-way commute is 19 minutes, 29% shorter than the Texas average. 3% of workers work from home. 8.6% walk, bike or take transit to work.

The median household income is $71,471, income per person is $28,589, unemployment is 5.6% and 14% of adults hold a bachelor's degree.

Grocery stores
2
Pharmacies
0
Restaurants
15
Cafes
0
Bars
3
Parks
3
Gyms
0
Hospitals and urgent care
1
Childcare
0
Libraries
1

Jobs, income and education

MeasureHereTexasUS
Median household income9% lower than Texas$71,471$78,476$80,734
Income per person30% lower than Texas$28,589$40,752$44,673
Unemployment rateAbout the same as Texas5.6%5.3%5.2%
People below the poverty line2 points lower than Texas12%14%12%
Adults with a bachelor's degree or higher20 points lower than Texas14%34%36%
Adults with a high school diploma or higher3 points higher than Texas89%86%90%
Adults 18 to 64 without health insurance6 points higher than Texas26%20%11%
Homes with broadband internet2 points lower than Texas89%91%91%

Getting to work

MeasureHereTexasUS
Average commute29% lower than Texas19 min27 min26 min
Workers who work from home11 points lower than Texas3.1%14%15%
Workers who work from home3.1%
Workers who take transit0%
Workers who walk8.6%
Workers who bike0%

Who lives in Big Lake

Under 1835%
18 to 3425%
35 to 6433%
65 and over7.2%

Median age 27.9 years. 55% of households have children.

Race and ethnicity
White19%
Hispanic or Latino71%
Black5.9%
Asian1.5%
Other or more than one race2.5%

Shown for information only. It is never part of any grade.

Weather in Big Lake

Big Lake has a hot Texas climate. July highs average 94°F and January lows about 33°F. There are about 104 days a year at 90°F or above, and about 18 inches of rain a year.

Average monthly high and low temperatures in Big Lake30°50°70°90°60J65F73M82A88M93J94J95A89S80O69N61DRain

Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from Big Lake 2, 1 mi away. Orange months average 90°F or more.

Natural hazard risk

FEMA's National Risk Index says river flooding risk is moderate, hurricane risk is moderate, tornado risk is high and hail risk is very high. Even in lower-risk areas, check the FEMA flood map for the exact address before you buy.

  • River floodingModerate
  • HurricanesModerate
  • TornadoesHigh
  • HailVery high
  • Heat wavesModerate
  • WildfiresVery high
  • Winter stormsVery high
  • Strong windVery high

Source: FEMA National Risk Index, December 2025, Census tract level averaged for the city. Check the FEMA flood map for any address before you buy.

Places near Big Lake

Nearby, Rankin gets a B, Iraan gets a B- and Ozona gets an A. Each is graded against Texas places of its own size, so a small town and a big city can both earn an A.

  1. BRankinTown, 1,087 people29 mi
  2. B-IraanTown, 1,038 people33 mi
  3. AOzonaTown, 2,405 people36 mi
  4. FMcCameyTown, 1,643 people46 mi
  5. B+Sterling CityTown, 1,256 people52 mi
  6. CCraneTown, 2,640 people55 mi

Living in Big Lake: common questions

Is Big Lake, TX a good place to live?

Big Lake gets an overall grade of B+ and ranks 200th of 745 Texas towns of 1,000 to 10,000 people. It does best on cost of living and getting around, and trails on health and education levels. It is a strong pick for young professionals and people on a budget.

How much does it cost to live in Big Lake?

Median rent in Big Lake is $746 a month, 47% lower than the Texas median. The median home is worth $157,900, 44% lower than the Texas median. A median home costs 2.2x the median household income, compared with 3.6x across Texas. With 20% down at a 7.28% rate, the monthly payment on a median home is about $1,002, including property tax.

Are the schools good in Big Lake?

We found 3 rated public school campuses inside Big Lake. 33% are rated A or B by the Texas Education Agency. Its schools score is 28 of 100 compared with other Texas towns of 1,000 to 10,000 people.

Does Big Lake flood?

FEMA rates river flooding risk in Big Lake as moderate, and coastal flooding as not rated. Hazards rated high or very high here: tornadoes, hail, wildfires, winter storms and strong wind. Always check the flood map for a specific address before you buy.

What is the weather like in Big Lake?

Summers in Big Lake peak at about 94°F in July, and January nights fall to about 33°F. Expect around 104 days a year at 90°F or hotter, and 18 inches of rain.

How long is the commute in Big Lake?

The average one-way commute is 19 min, 29% lower than the Texas average. About 3.1% of workers work from home.

Sources: US Census Bureau 2020-2024 ACS 5-year and 2025 population estimates, CDC PLACES 2025, Texas Education Agency 2025 ratings, FBI Crime Data Explorer, FEMA National Risk Index, NOAA climate normals, HUD fair market rents, Overture Maps. Updated 2026-10-04. How we grade.