Neighborhood in League City, Galveston County

Living in Gianni, League City

A

8th of 27areas in League City
Overall score 89 of 100 vs Texas neighborhoods
League City overall: A

Gianni is a neighborhood in League City, TX, home to about 3,000 people. It gets an A, in the top 12% of Texas neighborhoods, and ranks 8th of 27 areas we score in League City. It does best on jobs and income and worst on cost of living.

  • Coastal flooding risk is very high
  • Hurricane risk is very high

Closest everyday places

Grocery store0.8 mi
Pharmacy0.6 mi
Park0.6 mi
Cafe0.3 mi
Restaurant0.2 mi
Gym0.8 mi
Hospital or urgent care0.7 mi
Childcare0.5 mi
Library2.5 mi

Straight-line distance from the middle of where people live. Overture Maps.

Population
3,000
Median rent
$2,790
Median home value
$373,000
Household income
$168,200
Average commute
26 min
Homes owned
95%
Loading map

What it's like to live in Gianni

Gianni is a neighborhood in League City with about 3,000 residents, mostly newer homes (median year built 2014), mostly owner-occupied (95%) and 53% of households with children.

It grades A against every neighborhood in Texas and ranks 8th of 27 areas in League City, which grades A overall.

Pros of living in Gianni

  • Higher incomes. The median household earns $168,200, 39% higher than the League City median.
  • Well-rated schools nearby. 3 of the 3 closest public schools are rated A or B.

Cons of living in Gianni

  • Pricier rent than the city. Median rent is $2,790, 66% higher than the League City median.
  • Natural hazard risk. FEMA rates the risk of coastal flooding and hurricanes as very high in this part of town.

Gianni report card

Each grade compares Gianni with every neighborhood in Texas. Safety is not graded for single neighborhoods because police report crime for the whole city.

  • Cost of living: grade D

    Median rent $2,790, homes cost 2.2x income.

    22 of 100 vs TX areas

  • Jobs and income: grade A

    Median household income $168,200, 1.1% unemployed.

    94 of 100 vs TX areas

  • Schools: grade A-

    Nearby schools average 88 of 100 on the state rating.

    83 of 100 vs TX areas

  • Safety: no grade

    Citywide, 60 violent crimes per 100k, 1,072 property crimes per 100k.

    No score vs TX areas

  • Errands and things to do: grade B+

    Most everyday stores and services within a mile of homes.

    79 of 100 vs TX areas

  • Getting around: grade C-

    Average commute 26 min, 9.4% work from home.

    39 of 100 vs TX areas

  • Education levels: grade B

    35% have a bachelor’s degree.

    66 of 100 vs TX areas

  • Health: grade C+

    13% of adults uninsured.

    54 of 100 vs TX areas

  • Home ownership: grade A

    95% of homes owner-occupied.

    88 of 100 vs TX areas

  • Internet access: grade A-

    99% of homes have broadband.

    82 of 100 vs TX areas

Gianni compared with League City

Better than League City

  • Homes owned by the people living in them: 95%20 points higher than League City (75%)
  • Median household income: $168,20039% higher than League City ($121,099)
  • Home value to income: 2.2x25% lower than League City (3.0x)

Worse than League City

  • Renters paying 30%+ of income on rent: 100%49 points higher than League City (51%)
  • Median rent: $2,79066% higher than League City ($1,684)
  • Adults with a bachelor's degree or higher: 35%12 points lower than League City (48%)

Closest public schools

Texas Education Agency 2025 ratings. Check the attendance zone for any address with the district.

  • BJake Silbernagel ElementaryElementary, Dickinson ISD1.2 mi
  • ALeague City IntermediateMiddle, Clear Creek ISD1.5 mi
  • BClear Falls High SchoolHigh, Clear Creek ISD1.7 mi

Cost of living in Gianni

Median rent in Gianni is $2,790 a month, 66% higher than the League City median. A household would need about $112,000 a year to keep that rent at 30% of income.

The median home is worth $373,000, about the same as the League City median, which means a monthly payment of about $2,747 with property tax at today's mortgage rates.

MeasureHereLeague CityTexas
Median rent66% higher than League City$2,790$1,684$1,403
Median home value4% higher than League City$373,000$360,000$283,800
Home value to income25% lower than League City2.2x3.0x3.6x
Renters paying 30%+ of income on rent49 points higher than League City100%51%52%
Homes owned by the people living in them20 points higher than League City95%75%63%
Vacant homes3 points lower than League City1.9%4.4%9.4%
Median year homes were builtAbout the same as League City201420031992

Monthly cost to buy a median home

$2,747
Mortgage payment
$2,042
Property tax
$705
Median rent, for comparison
$2,790

Based on a $373,000 home in Gianni, 20% down and a 30-year loan at 7.28% (Freddie Mac average, week of 2026-10-01). Property tax is the median for the surrounding Census tract, or the county where that is not published. Insurance and fees are not included.

Work, income and getting around

MeasureHereLeague CityTexas
Median household income39% higher than League City$168,200$121,099$78,476
Unemployment rate3 points lower than League City1.1%3.8%5.3%
People below the poverty line3 points lower than League City2.9%5.4%14%
Adults with a bachelor's degree or higher12 points lower than League City35%48%34%
Average commute13% lower than League City26 min30 min27 min
Workers who work from home5 points lower than League City9.4%15%14%
Workers who walk, bike or take transitAbout the same as League City0.5%0.8%2.6%
Homes with broadband internet3 points higher than League City99%96%91%

Natural hazard risk

FEMA National Risk Index for the Census tracts in this area.

  • River floodingModerate
  • Coastal floodingVery high
  • HurricanesVery high
  • TornadoesHigh
  • HailLow
  • Heat wavesModerate
  • WildfiresHigh
  • Winter stormsVery low
  • Strong windLow

Who lives in Gianni

Under 1826%
18 to 3419%
35 to 6450%
65 and over4.7%
Race and ethnicity
White48%
Hispanic or Latino21%
Black21%
Asian6.3%
Other or more than one race3.5%

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

Other neighborhoods in League City

  1. 1A+Siena
  2. 2A+Sedonia
  3. 3A+Roma
  4. 4A+Bayou Lakes
  5. 5A+Whispering Lakes Ranch
  6. 6A+BelterraMedian rent $3,500+
  7. 7AThe Enclave in Bay ColonyMedian rent $2,080
  8. 9A-Westwood

Similar neighborhoods in other cities

Areas elsewhere in Texas with the closest mix of grades.

  1. AOak CreekRound Rock
  2. A-Bethany Ridge EstatesAllen
  3. AKings MillMansfield

Questions about Gianni

Is Gianni a good place to live?

Gianni is a neighborhood in League City, TX, home to about 3,000 people. It gets an A, in the top 12% of Texas neighborhoods, and ranks 8th of 27 areas we score in League City. It does best on jobs and income and worst on cost of living.

How much does it cost to live in Gianni?

Median rent in Gianni is $2,790 a month, 66% higher than the League City median. The median home is worth $373,000, 4% higher than the League City median. A median home costs 2.2x the median household income, compared with 3.0x across League City.

What schools serve Gianni?

The closest rated public schools are Jake Silbernagel Elementary (elementary, rated B), League City Intermediate (middle, rated A) and Clear Falls High School (high, rated B). School zones can differ from the closest school, so check with the district.

This area is built from 1 Census block group closest to the Gianni name on the map, so its edges are approximate. Sources: US Census Bureau 2020-2024 ACS 5-year, CDC PLACES 2025, Texas Education Agency, FEMA National Risk Index, Overture Maps. How we grade.