Neighborhood in Manvel, Brazoria County

Living in South Manvel, Manvel

C

3rd of 4areas in Manvel
Overall score 48 of 100 vs Texas neighborhoods
Manvel overall: C+

South Manvel covers part of Manvel, TX, home to about 1,500 people. It gets a C, around the middle of Texas neighborhoods, and ranks 3rd of 4 areas we score in Manvel. It does best on cost of living and worst on getting around.

  • Affordable
  • Errands and things to do scores low (7 of 100)
  • Getting around scores low (4 of 100)

Closest everyday places

Grocery store3.1 mi
Pharmacy1.6 mi
Park1.6 mi
Cafe1.6 mi
Restaurant1.3 mi
Gym2.0 mi
Hospital or urgent care4.9 mi
Childcare1.6 mi
Library1.9 mi

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

Population
1,530
Median rent
$1,470
Median home value
$253,000
Household income
$92,200
Average commute
36 min
Homes owned
95%
Loading map

What it's like to live in South Manvel

South Manvel is an area in Manvel with about 1,500 residents, homes built around 1979, mostly owner-occupied (95%) and 47% of households with children.

Our grade for South Manvel is C. That puts it 3rd of 4 areas we grade in Manvel, a city that gets a C+ overall.

Pros of living in South Manvel

  • Cheaper rent than the city. Median rent is $1,470, 33% lower than the Manvel median.
  • Well-rated schools nearby. 3 of the 3 closest public schools are rated A or B.

Cons of living in South Manvel

  • Groceries are a drive. The nearest grocery store is about 3.1 miles from the middle of the neighborhood.
  • Natural hazard risk. FEMA rates the risk of hurricanes, tornadoes and wildfires as very high in this part of town.

South Manvel report card

Each grade compares South 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 A-

    Median rent $1,470, homes cost 2.7x income.

    80 of 100 vs TX areas

  • Jobs and income: grade C+

    Median household income $92,200, 7.4% unemployed.

    53 of 100 vs TX areas

  • Schools: grade B+

    Nearby schools average 86 of 100 on the state rating.

    73 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 F

    Few everyday stores and services within a mile of homes.

    7 of 100 vs TX areas

  • Getting around: grade F

    Average commute 36 min, 1.7% work from home.

    4 of 100 vs TX areas

  • Education levels: grade D

    20% have a bachelor’s degree.

    23 of 100 vs TX areas

  • Health: grade D+

    20% of adults uninsured.

    25 of 100 vs TX areas

  • Home ownership: grade C+

    95% of homes owner-occupied.

    51 of 100 vs TX areas

  • Internet access: grade B-

    95% of homes have broadband.

    60 of 100 vs TX areas

South Manvel compared with Manvel

Better than Manvel

  • Renters paying 30%+ of income on rent: 0%62 points lower than Manvel (62%)
  • Homes owned by the people living in them: 95%14 points higher than Manvel (81%)
  • Median rent: $1,47033% lower than Manvel ($2,209)

Worse than Manvel

  • Adults with a bachelor's degree or higher: 20%21 points lower than Manvel (41%)
  • Vacant homes: 23%15 points higher than Manvel (8.1%)
  • Median household income: $92,20022% lower than Manvel ($118,808)

Closest public schools

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

  • BBarbara Bennett ElementaryElementary, Alvin ISD0.2 mi
  • BJackie Doucet Caffey Junior HighMiddle, Alvin ISD1.1 mi
  • BManvel High SchoolHigh, Alvin ISD1.7 mi

Cost of living in South Manvel

Median rent in South Manvel is $1,470 a month, 33% lower than the Manvel median. A household would need about $59,000 a year to keep that rent at 30% of income.

The median home is worth $253,000, 25% lower than the Manvel median, which means a monthly payment of about $1,702 with property tax at today's mortgage rates.

MeasureHereManvelTexas
Median rent33% lower than Manvel$1,470$2,209$1,403
Median home value25% lower than Manvel$253,000$338,700$283,800
Home value to income4% lower than Manvel2.7x2.9x3.6x
Renters paying 30%+ of income on rent62 points lower than Manvel0%62%52%
Homes owned by the people living in them14 points higher than Manvel95%81%63%
Vacant homes15 points higher than Manvel23%8.1%9.4%
Median year homes were builtAbout the same as Manvel197920121992

Monthly cost to buy a median home

$1,702
Mortgage payment
$1,385
Property tax
$317
Median rent, for comparison
$1,470

Based on a $253,000 home in South 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 income22% lower than Manvel$92,200$118,808$78,476
Unemployment rate2 points higher than Manvel7.4%5.8%5.3%
People below the poverty line1 points lower than Manvel4.7%5.7%14%
Adults with a bachelor's degree or higher21 points lower than Manvel20%41%34%
Average commuteAbout the same as Manvel36 min35 min27 min
Workers who work from home11 points lower than Manvel1.7%12%14%
Workers who walk, bike or take transit1 points lower than Manvel0%1.1%2.6%
Homes with broadband internet2 points higher than Manvel95%93%91%

Natural hazard risk

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

  • River floodingHigh
  • Coastal floodingHigh
  • HurricanesVery high
  • TornadoesVery high
  • HailModerate
  • Heat wavesHigh
  • WildfiresVery high
  • Winter stormsVery low
  • Strong windLow

Who lives in South Manvel

Under 1830%
18 to 3417%
35 to 6442%
65 and over11%
Race and ethnicity
White48%
Hispanic or Latino45%
Black0%
Asian0%
Other or more than one race7.1%

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

Other neighborhoods in Manvel

  1. 1BCentral ManvelMedian rent $690
  2. 2BNortheast Manvel
  3. 4DEast ManvelMedian rent $1,760

Similar neighborhoods in other cities

Areas elsewhere in Texas with the closest mix of grades.

  1. B+Southwest WeslacoWeslaco
  2. C+Northwest Texas CityTexas City
  3. BNorth McAllenMcAllen

Questions about South Manvel

Is South Manvel a good place to live?

South Manvel covers part of Manvel, TX, home to about 1,500 people. It gets a C, around the middle of Texas neighborhoods, and ranks 3rd of 4 areas we score in Manvel. It does best on cost of living and worst on getting around.

How much does it cost to live in South Manvel?

Renters in South Manvel pay a median of $1,470 a month, 33% lower than the Manvel median. The median home is worth $253,000, 25% lower than the Manvel median. A median home costs 2.7x the median household income, compared with 2.9x across Manvel.

What schools serve South Manvel?

The closest rated public schools are Barbara Bennett Elementary (elementary, rated B), Jackie Doucet Caffey 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 1 Census block group 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.