Neighborhood in McAllen, Hidalgo County

Living in Ivory Palm Estates, McAllen

D+

21st of 21areas in McAllen
Overall score 30 of 100 vs Texas neighborhoods
McAllen overall: B+

Ivory Palm Estates is a neighborhood in McAllen, TX, home to about 2,600 people. It gets a D+, in the bottom third of Texas neighborhoods, and ranks 21st of 21 areas we score in McAllen. It does best on schools and worst on health.

  • Short commutes
  • Lots of parks
  • Jobs and income scores low (16 of 100)
  • Education levels scores low (17 of 100)

Closest everyday places

Grocery store0.7 mi
Pharmacy0.7 mi
Park0.3 mi
Cafe0.7 mi
Restaurant0.3 mi
Gym0.6 mi
Hospital or urgent care0.8 mi
Childcare0.6 mi
Library0.9 mi

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

Population
2,560
Median rent
$800
Median home value
$205,000
Household income
$36,700
Average commute
19 min
Homes owned
17%
Loading map

What it's like to live in Ivory Palm Estates

Ivory Palm Estates is a neighborhood in McAllen with about 2,600 residents, homes built around 1992, mostly rented (83% of homes) and 39% of households with children.

It grades D+ against every neighborhood in Texas and ranks 21st of 21 areas in McAllen, which grades B+ overall.

Pros of living in Ivory Palm Estates

  • Cheaper rent than the city. Median rent is $800, 24% lower than the McAllen median.
  • Well-rated schools nearby. 3 of the 3 closest public schools are rated A or B.
  • Groceries close by. The nearest grocery store is about 0.7 miles from the middle of the neighborhood.
  • Parks within walking distance. The closest park is about 0.3 miles away.

Cons of living in Ivory Palm Estates

  • Natural hazard risk. FEMA rates the risk of hurricanes as very high in this part of town.

Ivory Palm Estates report card

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

  • Cost of living: grade C

    Median rent $800, homes cost 5.6x income.

    40 of 100 vs TX areas

  • Jobs and income: grade D

    Median household income $36,700, 3.7% unemployed.

    17 of 100 vs TX areas

  • Schools: grade B+

    Nearby schools average 87 of 100 on the state rating.

    78 of 100 vs TX areas

  • Safety: no grade

    Citywide, 126 violent crimes per 100k, 1,422 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.

    77 of 100 vs TX areas

  • Getting around: grade C+

    Average commute 19 min, 4.9% work from home.

    55 of 100 vs TX areas

  • Education levels: grade D

    21% have a bachelor’s degree.

    17 of 100 vs TX areas

  • Health: grade F

    42% of adults uninsured.

    2 of 100 vs TX areas

  • Home ownership: grade F

    17% of homes owner-occupied.

    4 of 100 vs TX areas

  • Internet access: grade D+

    86% of homes have broadband.

    25 of 100 vs TX areas

Ivory Palm Estates compared with McAllen

Better than McAllen

  • Median rent: $80024% lower than McAllen ($1,049)
  • Average commute: 19 min16% lower than McAllen (22 min)
  • Unemployment rate: 3.7%2 points lower than McAllen (6.0%)

Worse than McAllen

  • Homes owned by the people living in them: 17%43 points lower than McAllen (59%)
  • Home value to income: 5.6x80% higher than McAllen (3.1x)
  • Renters paying 30%+ of income on rent: 74%23 points higher than McAllen (51%)

Closest public schools

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

  • BMcAuliffe ElementaryElementary, McAllen ISD0.2 mi
  • BDe Leon MiddleMiddle, McAllen ISD1 mi
  • ARowe High SchoolHigh, McAllen ISD0.7 mi

Cost of living in Ivory Palm Estates

Median rent in Ivory Palm Estates is $800 a month, 24% lower than the McAllen median. A household would need about $32,000 a year to keep that rent at 30% of income.

The median home is worth $205,000, 8% higher than the McAllen median, which means a monthly payment of about $1,400 with property tax at today's mortgage rates.

MeasureHereMcAllenTexas
Median rent24% lower than McAllen$800$1,049$1,403
Median home value8% higher than McAllen$205,000$190,400$283,800
Home value to income80% higher than McAllen5.6x3.1x3.6x
Renters paying 30%+ of income on rent23 points higher than McAllen74%51%52%
Homes owned by the people living in them43 points lower than McAllen17%59%63%
Vacant homes5 points higher than McAllen17%12%9.4%
Median year homes were builtAbout the same as McAllen199219951992

Monthly cost to buy a median home

$1,400
Mortgage payment
$1,122
Property tax
$278
Median rent, for comparison
$800

Based on a $205,000 home in Ivory Palm Estates, 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

MeasureHereMcAllenTexas
Median household income40% lower than McAllen$36,700$61,579$78,476
Unemployment rate2 points lower than McAllen3.7%6.0%5.3%
People below the poverty line1 points lower than McAllen19%20%14%
Adults with a bachelor's degree or higher11 points lower than McAllen21%32%34%
Average commute16% lower than McAllen19 min22 min27 min
Workers who work from home7 points lower than McAllen4.9%12%14%
Workers who walk, bike or take transit2 points lower than McAllen0%1.7%2.6%
Homes with broadband internet6 points lower than McAllen86%92%91%

Natural hazard risk

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

  • River floodingVery low
  • HurricanesVery high
  • TornadoesLow
  • HailHigh
  • Heat wavesModerate
  • WildfiresVery low
  • Winter stormsLow
  • Strong windVery low

Who lives in Ivory Palm Estates

Under 1828%
18 to 3430%
35 to 6429%
65 and over12%
Race and ethnicity
White0.8%
Hispanic or Latino98%
Black0%
Asian0%
Other or more than one race1.4%

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

Other neighborhoods in McAllen

  1. 1A+Royal Oak EstatesMedian rent $1,340
  2. 2A+The GablesMedian rent $1,070
  3. 3ATrenton VillageMedian rent $1,980
  4. 4ASouthwest McAllenMedian rent $1,300
  5. 5A-Central McAllenMedian rent $1,670
  6. 6A-Nuevo SantanderMedian rent $1,020
  7. 7A-Tuscany EstatesMedian rent $1,280
  8. 8A-The GardensMedian rent $1,140

Similar neighborhoods in other cities

Areas elsewhere in Texas with the closest mix of grades.

  1. C-SilverdaleHouston
  2. DFifth WardHouston
  3. CSecond WardHouston

Questions about Ivory Palm Estates

Is Ivory Palm Estates a good place to live?

Ivory Palm Estates is a neighborhood in McAllen, TX, home to about 2,600 people. It gets a D+, in the bottom third of Texas neighborhoods, and ranks 21st of 21 areas we score in McAllen. It does best on schools and worst on health.

How much does it cost to live in Ivory Palm Estates?

Median rent in Ivory Palm Estates is $800 a month, 24% lower than the McAllen median. The median home is worth $205,000, 8% higher than the McAllen median. A median home costs 5.6x the median household income, compared with 3.1x across McAllen.

What schools serve Ivory Palm Estates?

The closest rated public schools are McAuliffe Elementary (elementary, rated B), De Leon Middle (middle, rated B) and Rowe High School (high, rated A). School zones can differ from the closest school, so check with the district.

This area is built from 2 Census block groups closest to the Ivory Palm Estates 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.