Neighborhood in Manvel, Brazoria County

Living in East Manvel, Manvel

D

4th of 4areas in Manvel
Overall score 16 of 100 vs Texas neighborhoods
Manvel overall: C+

East Manvel covers part of Manvel, TX, home to about 3,200 people. It gets a D, in the bottom quarter of Texas neighborhoods, and ranks 4th of 4 areas we score in Manvel. It does best on schools and worst on education levels.

  • Errands and things to do scores low (15 of 100)
  • Education levels scores low (10 of 100)

Closest everyday places

Grocery store2.2 mi
Pharmacy2.2 mi
Park0.5 mi
Cafe2.1 mi
Restaurant1.7 mi
Gym1.8 mi
Hospital or urgent care5.2 mi
Childcare3.4 mi
Library1.8 mi

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

Population
3,200
Median rent
$1,760
Median home value
$262,000
Household income
$79,400
Average commute
34 min
Homes owned
82%
Loading map

What it's like to live in East Manvel

East Manvel is an area in Manvel with about 3,200 residents, homes built around 1992, mostly owner-occupied (82%) and 52% of households with children.

Our grade for East Manvel is D. That puts it 4th of 4 areas we grade in Manvel, a city that gets a C+ overall.

Pros of living in East Manvel

  • Cheaper rent than the city. Median rent is $1,760, 20% lower than the Manvel median.
  • Parks within walking distance. The closest park is about 0.5 miles away.

Cons of living in East Manvel

  • Groceries are a drive. The nearest grocery store is about 2.2 miles from the middle of the neighborhood.
  • Natural hazard risk. FEMA rates the risk of river flooding, coastal flooding and hurricanes as very high in this part of town.

East Manvel report card

Each grade compares East Manvel 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 $1,760, homes cost 3.3x income.

    24 of 100 vs TX areas

  • Jobs and income: grade C-

    Median household income $79,400, 8.0% unemployed.

    38 of 100 vs TX areas

  • Schools: grade B

    Nearby schools average 85 of 100 on the state rating.

    67 of 100 vs TX areas

  • Safety: no grade

    Citywide, 44 violent crimes per 100k, 812 property crimes per 100k.

    No score vs TX areas

  • Errands and things to do: grade D-

    Few everyday stores and services within a mile of homes.

    15 of 100 vs TX areas

  • Getting around: grade D

    Average commute 34 min, 9.1% work from home.

    24 of 100 vs TX areas

  • Education levels: grade D-

    16% have a bachelor’s degree.

    10 of 100 vs TX areas

  • Health: grade D+

    22% of adults uninsured.

    26 of 100 vs TX areas

  • Home ownership: grade C+

    82% of homes owner-occupied.

    55 of 100 vs TX areas

  • Internet access: grade C

    92% of homes have broadband.

    46 of 100 vs TX areas

East Manvel compared with Manvel

Better than Manvel

  • Median rent: $1,76020% lower than Manvel ($2,209)
  • Average commute: 34 min5% lower than Manvel (35 min)

Worse than Manvel

  • Adults with a bachelor's degree or higher: 16%24 points lower than Manvel (41%)
  • Renters paying 30%+ of income on rent: 83%20 points higher than Manvel (62%)
  • Median household income: $79,40033% lower than Manvel ($118,808)

Closest public schools

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

  • BE C Mason ElementaryElementary, Alvin ISD1.8 mi
  • BManvel Junior HighMiddle, Alvin ISD2.1 mi
  • BManvel High SchoolHigh, Alvin ISD2.3 mi

Cost of living in East Manvel

Median rent in East Manvel is $1,760 a month, 20% lower than the Manvel median. A household would need about $70,000 a year to keep that rent at 30% of income.

The median home is worth $262,000, 23% lower than the Manvel median, which means a monthly payment of about $1,803 with property tax at today's mortgage rates.

MeasureHereManvelTexas
Median rent20% lower than Manvel$1,760$2,209$1,403
Median home value23% lower than Manvel$262,000$338,700$283,800
Home value to income16% higher than Manvel3.3x2.9x3.6x
Renters paying 30%+ of income on rent20 points higher than Manvel83%62%52%
Homes owned by the people living in themAbout the same as Manvel82%81%63%
Vacant homesAbout the same as Manvel8.7%8.1%9.4%
Median year homes were builtAbout the same as Manvel199220121992

Monthly cost to buy a median home

$1,803
Mortgage payment
$1,434
Property tax
$369
Median rent, for comparison
$1,760

Based on a $262,000 home in East Manvel, 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

MeasureHereManvelTexas
Median household income33% lower than Manvel$79,400$118,808$78,476
Unemployment rate2 points higher than Manvel8.0%5.8%5.3%
People below the poverty line2 points higher than Manvel7.8%5.7%14%
Adults with a bachelor's degree or higher24 points lower than Manvel16%41%34%
Average commute5% lower than Manvel34 min35 min27 min
Workers who work from home3 points lower than Manvel9.1%12%14%
Workers who walk, bike or take transitAbout the same as Manvel1.9%1.1%2.6%
Homes with broadband internetAbout the same as Manvel92%93%91%

Natural hazard risk

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

  • River floodingVery high
  • Coastal floodingVery high
  • HurricanesVery high
  • TornadoesVery high
  • HailModerate
  • Heat wavesHigh
  • WildfiresVery high
  • Winter stormsLow
  • Strong windModerate

Who lives in East Manvel

Under 1825%
18 to 3423%
35 to 6433%
65 and over20%
Race and ethnicity
White29%
Hispanic or Latino56%
Black16%
Asian0%
Other or more than one race0%

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

Other neighborhoods in Manvel

  1. 1BCentral ManvelMedian rent $690
  2. 2BNortheast Manvel
  3. 3CSouth ManvelMedian rent $1,470

Similar neighborhoods in other cities

Areas elsewhere in Texas with the closest mix of grades.

  1. D+North Missouri CityMissouri City
  2. CJoshua MeadowsJoshua
  3. D-North Texas CityTexas City

Questions about East Manvel

Is East Manvel a good place to live?

East Manvel covers part of Manvel, TX, home to about 3,200 people. It gets a D, in the bottom quarter of Texas neighborhoods, and ranks 4th of 4 areas we score in Manvel. It does best on schools and worst on education levels.

How much does it cost to live in East Manvel?

Renters in East Manvel pay a median of $1,760 a month, 20% lower than the Manvel median. The median home is worth $262,000, 23% lower than the Manvel median. A median home costs 3.3x the median household income, compared with 2.9x across Manvel.

What schools serve East Manvel?

The closest rated public schools are E C Mason Elementary (elementary, rated B), Manvel Junior High (middle, rated B) and Manvel High School (high, rated B). School zones can differ from the closest school, so check with the district.

This area groups 2 Census block groups in this part of Manvel that have no neighborhood name on the map. Sources: US Census Bureau 2020-2024 ACS 5-year, CDC PLACES 2025, Texas Education Agency, FEMA National Risk Index, Overture Maps. How we grade.