Town in Medina County, part of the San Antonio metro
Living in Devine, TX
638th of 745Texas towns of 1,000 to 10,000 people
Overall score 14 of 100
46th of 54 in the San Antonio area
Devine earns a grade of D- on our index, 638th of 745 Texas towns of 1,000 to 10,000 people. It does best on home ownership and errands and things to do, and trails on schools and education levels.
- Schools scores low (3 of 100)
- Education levels scores low (8 of 100)
- Population
- 4,652+8.4% since 2020
- Median rent
- $72548% lower than Texas
- Median home value
- $167,90041% lower than Texas
- Household income
- $38,207Median
- Average commute
- 33 minOne way
- Violent crime
- 234Per 100k, 2025
What it's like to live in Devine
Devine sits about 32 miles from downtown San Antonio, in the San Antonio-New Braunfels metro. 4,652 people lived here in 2025, up 8.4% from 2020. It is spread out.
Local spots people know include Devine City Park, John Curcio Park and Driscoll Public Library.
The median age is 45.6, 34% of households have children, 69% of homes are owned by the people living in them and the typical household earns $38,207 a year (51% lower than the Texas median).
Pros of living in Devine
- Lower rent. Median rent is $725, 48% lower than the Texas median.
Cons of living in Devine
- Weaker school ratings. None of the 4 rated campuses earn an A or B from the state.
- Long commutes. The average trip to work takes 33 minutes, against 27 across Texas.
- Natural hazard risk. FEMA rates the risk of hail, wildfires and winter storms as very high here.
- Long, hot summers. Expect about 120 days a year at 90°F or hotter.
- Spotty home internet. Only 78% of homes have a broadband plan.
Who Devine suits
- FamiliesNot the best fit: 0% of rated schools earn an A or B and violent crime is 40% lower than the Texas rate. Compared with similar Texas places, it beats 16% for families.
- Young professionalsA reasonable fit: household income is 51% lower than the Texas median, with 29 restaurants and 2 cafes in town. Compared with similar Texas places, it beats 50% for young professionals.
- RetireesNot the best fit: 25% of working-age adults are uninsured and violent crime is 40% lower than the Texas rate. Compared with similar Texas places, it beats 22% for retirees.
- Remote workersNot the best fit: 78% of homes have broadband and the median rent of $725 is 48% lower than the Texas median. Compared with similar Texas places, it beats 10% for remote workers.
- People on a budgetNot the best fit: the median rent of $725 is 48% lower than the Texas median. Compared with similar Texas places, it beats 19% for people on a budget.
Devine report card
Ten grades, one for each part of daily life we measure. Most compare Devine 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 D+
Median rent $725, homes cost 4.4x income.
30 of 100 vs US townsJobs and income: grade C-
Median household income $38,207, 0% unemployed.
38 of 100 vs US townsSchools: grade F
4 rated campuses, 0% rated A or B.
3 of 100 vs TX townsSafety: grade D+
234 violent crimes per 100k, 1,256 property crimes per 100k.
28 of 100 vs TX townsErrands and things to do: grade B
5 grocery stores, 29 restaurants, 3 parks mapped in town.
67 of 100 vs TX townsGetting around: grade C
Average commute 33 min, 4.3% work from home.
47 of 100 vs US townsEducation levels: grade F
13% have a bachelor’s degree.
8 of 100 vs US townsHealth: grade D
25% of adults uninsured.
23 of 100 vs US townsHome ownership: grade B+
69% of homes owner-occupied.
77 of 100 vs US townsInternet access: grade D-
78% of homes have broadband.
9 of 100 vs US towns
Where Devine stands out compared with Texas
Better than Texas
- Median rent: $72548% lower than Texas ($1,403)
- Vacant homes: 0%9 points lower than Texas (9.4%)
- Homes owned by the people living in them: 69%6 points higher than Texas (63%)
Worse than Texas
- Renters paying 30%+ of income on rent: 86%34 points higher than Texas (52%)
- Adults with a bachelor's degree or higher: 13%21 points lower than Texas (34%)
- Median household income: $38,20751% lower than Texas ($78,476)
Cost of living in Devine
Devine renters pay a median of $725 a month, 48% lower than the statewide median. The usual rule is to spend no more than 30% of income on rent, which means earning around $29,000 a year for a median unit. Right now 86% of renters here pay more than 30% of their income on rent.
HUD sets fair market rents for this area at $941 for a one-bedroom, $1,231 for a two-bedroom and $1,600 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 $167,900, 41% lower than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $919 before tax, or $1,097 with property tax. That is $372 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 Devine pays $2,130 a year, 50% 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
| Measure | Here | Texas | US |
|---|---|---|---|
| Median rent48% lower than Texas | $725 | $1,403 | $1,413 |
| Median home value41% lower than Texas | $167,900 | $283,800 | $332,700 |
| Home value to income22% higher than Texas | 4.4x | 3.6x | 4.1x |
| Renters paying 30%+ of income on rent34 points higher than Texas | 86% | 52% | 51% |
| Median property tax per year50% lower than Texas | $2,130 | $4,232 | $3,119 |
| Homes owned by the people living in them6 points higher than Texas | 69% | 63% | 65% |
| Median year homes were builtAbout the same as Texas | 1976 | 1992 | 1980 |
Monthly cost to buy a median home
- Mortgage payment
- $919
- Property tax
- $178
- Median rent, for comparison
- $725
Based on a $167,900 home in Devine, 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.
Is Devine safe?
In 2025, Devine Police Department reported 11 violent crimes and 59 property crimes. That works out to 234 violent crimes per 100,000 people, 40% lower than the Texas rate of 387, and 1,256 property crimes per 100,000, 40% lower than the state rate.
Violent crime is up about 193% since 2021, based on the yearly rates below.
Crime rates describe the whole area a police department covers. Some streets are much quieter than the average and some are busier, so look at the neighborhood grades and visit at different times of day.
Violent crimes per 100,000 people by year. The dashed line is the Texas rate for 2025.
Property crimes per 100,000 people by year.
Source: FBI Crime Data Explorer, Devine Police Department, 2025. Rates count reported crimes only and cover the area this police department serves.
Schools in Devine
Devine has 4 public school campuses with a 2025 state rating inside the city, and 0% of them earn an A or B. Most students here are served by Devine 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.
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
- CDevine MiddleMiddle, Devine ISD78 of 100
- CDevine High SchoolHigh, Devine ISD77 of 100
- FDevine Intermediate SchoolElementary, Devine ISD50 of 100
- FJohn J Ciavarra ElementaryElementary, Devine ISD50 of 100
Daily life in Devine
Everyday places mapped inside Devine, from Overture Maps. Well-known spots include Devine City Park, John Curcio Park, Driscoll Public Library.
The average one-way commute is 33 minutes, 22% longer than the Texas average. 4% of workers work from home. 6.2% walk, bike or take transit to work.
Downtown San Antonio is about 32 miles away in a straight line. Many people who live in Devine work elsewhere in the metro, so test the drive at rush hour before you commit.
The median household income is $38,207, income per person is $24,603, unemployment is 0% and 13% of adults hold a bachelor's degree.
Jobs, income and education
| Measure | Here | Texas | US |
|---|---|---|---|
| Median household income51% lower than Texas | $38,207 | $78,476 | $80,734 |
| Income per person40% lower than Texas | $24,603 | $40,752 | $44,673 |
| Unemployment rate5 points lower than Texas | 0% | 5.3% | 5.2% |
| People below the poverty line5 points higher than Texas | 19% | 14% | 12% |
| Adults with a bachelor's degree or higher21 points lower than Texas | 13% | 34% | 36% |
| Adults with a high school diploma or higher10 points lower than Texas | 76% | 86% | 90% |
| Adults 18 to 64 without health insurance5 points higher than Texas | 25% | 20% | 11% |
| Homes with broadband internet13 points lower than Texas | 78% | 91% | 91% |
Getting to work
| Measure | Here | Texas | US |
|---|---|---|---|
| Average commute22% higher than Texas | 33 min | 27 min | 26 min |
| Workers who work from home10 points lower than Texas | 4.3% | 14% | 15% |
Who lives in Devine
Median age 45.6 years. 34% of households have children.
Race and ethnicity
Shown for information only. It is never part of any grade.
Weather in Devine
Devine has a hot Texas climate. July highs average 96°F and January lows about 42°F. There are about 120 days a year at 90°F or above, and about 30 inches of rain a year.
Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from Lytle 3w, 7 mi away. Orange months average 90°F or more.
Natural hazard risk
FEMA's National Risk Index says river flooding risk is high, hurricane risk is moderate, tornado risk is high and hail risk is very high. Before you buy, look up the FEMA flood zone for the exact address and get a flood insurance quote, since standard home policies do not cover floods.
- River floodingHigh
- HurricanesModerate
- TornadoesHigh
- HailVery high
- Heat wavesHigh
- 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 Devine
Nearby, Bigfoot gets an F, Lytle gets a C+ and LaCoste gets a B-. Each is graded against Texas places of its own size, so a small town and a big city can both earn an A.
Devine in the San Antonio area
How it ranks among 54 places in the metro.
- 1A+Cross Mountain3,752 people16 mito downtown
- 2A+Shavano Park3,670 people9 mito downtown
- 3A+Hollywood Park3,143 people10 mito downtown
- 43DSan Antonio1,479,835 people0 mito downtown
- 44DSeguin33,754 people35 mito downtown
- 45D-Leon Valley11,446 people6 mito downtown
- 46D-Devine4,476 people32 mito downtown
- 47D-Hondo8,713 people39 mito downtown
- 48D-Von Ormy1,142 people15 mito downtown
- 49D-Sandy Oaks5,396 people21 mito downtown
Living in Devine: common questions
Is Devine, TX a good place to live?
Devine earns a grade of D- on our index, 638th of 745 Texas towns of 1,000 to 10,000 people. It does best on home ownership and errands and things to do, and trails on schools and education levels.
How much does it cost to live in Devine?
Renters in Devine pay a median of $725 a month, 48% lower than the Texas median. The median home is worth $167,900, 41% lower than the Texas median. A median home costs 4.4x 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 $1,097, including property tax.
Is Devine safe?
In 2025, Devine Police Department reported 234 violent crimes per 100,000 people, 40% lower than the Texas rate. Property crime was 1,256 per 100,000, 40% lower than the Texas rate.
Are the schools good in Devine?
We found 4 rated public school campuses inside Devine. 0% are rated A or B by the Texas Education Agency. Its schools score is 3 of 100 compared with other Texas towns of 1,000 to 10,000 people.
Does Devine flood?
FEMA rates river flooding risk in Devine as high, and coastal flooding as not rated. Hazards rated high or very high here: river flooding, tornadoes, heat waves, 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 Devine?
Summers in Devine peak at about 96°F in July, and January nights fall to about 42°F. Expect around 120 days a year at 90°F or hotter, and 30 inches of rain.
How long is the commute in Devine?
The average one-way commute is 33 min, 22% higher than the Texas average. About 4.3% of workers work from home. It is about 32 miles from downtown San Antonio.
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.