Town in Sabine County

Living in Milam, TX

C-

490th of 745Texas towns of 1,000 to 10,000 people
Overall score 34 of 100

Milam gets an overall grade of C- and ranks 490th of 745 Texas towns of 1,000 to 10,000 people. It does best on cost of living and getting around, and trails on errands and things to do and jobs and income.

  • Jobs and income scores low (14 of 100)
  • Errands and things to do scores low (3 of 100)
Map of Texas showing where Milam isHoustonSan AntonioDallasAustinFort WorthMilam
Where Milam is in Texas.
Population
1,258
Median rent
No data
Median home value
$206,30027% lower than Texas
Household income
$50,781Median
Average commute
27 minOne way
Violent crime
No dataNo full-year report

What it's like to live in Milam

Milam is a town in Sabine County. About 1,258 people live here. It is small-town and rural in feel, with mostly newer homes (the median home was built in 2003).

The median age is 63.3, 18% of households have children, 90% of homes are owned by the people living in them and the typical household earns $50,781 a year (35% lower than the Texas median).

Pros of living in Milam

No clear standouts in our data.

Cons of living in Milam

  • Higher unemployment. 11% of the labor force is out of work, against 5.3% statewide.
  • Errands mean a drive. Compared with similar Texas places, fewer homes here are within a mile of a grocery store, pharmacy, park or clinic.
  • Natural hazard risk. FEMA rates the risk of hurricanes, tornadoes and heat waves as very high here.

Who Milam suits

  • FamiliesNot the best fit. Compared with similar Texas places, it beats 38% for families.
  • Young professionalsNot the best fit: household income is 35% lower than the Texas median, with 1 restaurant and 0 cafes in town. Compared with similar Texas places, it beats 15% for young professionals.
  • RetireesA reasonable fit: 12% of working-age adults are uninsured. Compared with similar Texas places, it beats 45% for retirees.
  • Remote workersNot the best fit: 85% of homes have broadband. Compared with similar Texas places, it beats 21% for remote workers.
  • People on a budgetA reasonable fit. Compared with similar Texas places, it beats 61% for people on a budget.

Milam report card

Ten grades, one for each part of daily life we measure. Most compare Milam 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 B

    Homes cost 4.1x income.

    69 of 100 vs US towns

  • Jobs and income: grade D-

    Median household income $50,781, 11% unemployed.

    14 of 100 vs US towns

  • Schools: grade C+

    Not enough data.

    48 of 100 vs TX towns

  • Safety: no grade

    No full year of crime data from local police.

    No score vs TX towns

  • Errands and things to do: grade F

    0 grocery stores, 1 restaurant, 0 parks mapped in town.

    3 of 100 vs TX towns

  • Getting around: grade C+

    Average commute 27 min, 30% work from home.

    52 of 100 vs US towns

  • Education levels: grade D+

    10% have a bachelor’s degree.

    29 of 100 vs US towns

  • Health: grade C-

    12% of adults uninsured.

    39 of 100 vs US towns

  • Home ownership: grade C

    90% of homes owner-occupied.

    43 of 100 vs US towns

  • Internet access: grade D+

    85% of homes have broadband.

    24 of 100 vs US towns

Where Milam stands out compared with Texas

Better than Texas

  • Renters paying 30%+ of income on rent: 0%52 points lower than Texas (52%)
  • Homes owned by the people living in them: 90%27 points higher than Texas (63%)
  • Adults 18 to 64 without health insurance: 12%8 points lower than Texas (20%)

Worse than Texas

  • Vacant homes: 47%37 points higher than Texas (9.4%)
  • Adults with a bachelor's degree or higher: 10%24 points lower than Texas (34%)
  • Median household income: $50,78135% lower than Texas ($78,476)

Cost of living in Milam

HUD sets fair market rents for this area at $808 for a one-bedroom, $1,057 for a two-bedroom and $1,366 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 $206,300, 27% lower than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $1,129 before tax, or $1,237 with property tax.

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 Milam pays $1,293 a year, 69% 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

Fair market rent by bedroom count in MilamStudio$8031 bedroom$8082 bedrooms$1,0573 bedrooms$1,3664 bedrooms$1,523
HUD fair market rent for FY2027, Sabine County, TX. This is what a typical, modest unit rents for, including utilities.
MeasureHereTexasUS
Median home value27% lower than Texas$206,300$283,800$332,700
Home value to income12% higher than Texas4.1x3.6x4.1x
Renters paying 30%+ of income on rent52 points lower than Texas0%52%51%
Median property tax per year69% lower than Texas$1,293$4,232$3,119
Homes owned by the people living in them27 points higher than Texas90%63%65%
Median year homes were builtAbout the same as Texas200319921980

Monthly cost to buy a median home

$1,237
Mortgage payment
$1,129
Property tax
$108

Based on a $206,300 home in Milam, 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.

Daily life in Milam

Everyday places mapped inside Milam, from Overture Maps.

The average one-way commute is 27 minutes, about the same as the Texas average. 30% of workers work from home. 3.5% walk, bike or take transit to work.

The median household income is $50,781, income per person is $28,580, unemployment is 11% and 10% of adults hold a bachelor's degree.

Grocery stores
0
Pharmacies
0
Restaurants
1
Cafes
0
Bars
0
Parks
0
Gyms
0
Hospitals and urgent care
0
Childcare
0
Libraries
0

Jobs, income and education

MeasureHereTexasUS
Median household income35% lower than Texas$50,781$78,476$80,734
Income per person30% lower than Texas$28,580$40,752$44,673
Unemployment rate6 points higher than Texas11%5.3%5.2%
People below the poverty line1 points higher than Texas15%14%12%
Adults with a bachelor's degree or higher24 points lower than Texas10%34%36%
Adults with a high school diploma or higher6 points higher than Texas92%86%90%
Adults 18 to 64 without health insurance8 points lower than Texas12%20%11%
Homes with broadband internet7 points lower than Texas85%91%91%

Getting to work

MeasureHereTexasUS
Average commuteAbout the same as Texas27 min27 min26 min
Workers who work from home16 points higher than Texas30%14%15%
Workers who work from home30%
Workers who take transit0%
Workers who walk3.5%
Workers who bike0%

Who lives in Milam

Under 1815%
18 to 341.4%
35 to 6441%
65 and over43%

Median age 63.3 years. 18% of households have children.

Race and ethnicity
White96%
Hispanic or Latino1.6%
Black0%
Asian0%
Other or more than one race2.6%

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

Weather in Milam

Milam has a hot Texas climate. July highs average 94°F and January lows about 35°F. There are about 96 days a year at 90°F or above, and about 56 inches of rain a year.

Average monthly high and low temperatures in Milam30°50°70°90°60J63F70M77A84M90J94J94A88S80O70N61DRain

Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from San Augustine, 20 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 very high, tornado risk is very high and hail risk is 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
  • HurricanesVery high
  • TornadoesVery high
  • HailHigh
  • Heat wavesVery high
  • WildfiresVery high
  • Winter stormsHigh
  • 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 Milam

Nearby, Hemphill gets a B-, San Augustine gets an F and Sam Rayburn gets an A-. Each is graded against Texas places of its own size, so a small town and a big city can both earn an A.

  1. B-HemphillTown, 1,488 people8 mi
  2. FSan AugustineTown, 2,054 people20 mi
  3. A-Sam RayburnTown, 1,366 people29 mi
  4. C-CenterTown, 5,271 people33 mi
  5. D-JasperTown, 7,299 people39 mi
  6. D-NewtonTown, 2,534 people42 mi

Living in Milam: common questions

Is Milam, TX a good place to live?

Milam gets an overall grade of C- and ranks 490th of 745 Texas towns of 1,000 to 10,000 people. It does best on cost of living and getting around, and trails on errands and things to do and jobs and income.

How much does it cost to live in Milam?

The median home is worth $206,300, 27% lower than the Texas median. A median home costs 4.1x 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 $1,237, including property tax.

Does Milam flood?

FEMA rates river flooding risk in Milam as high, and coastal flooding as not rated. Hazards rated high or very high here: river flooding, hurricanes, 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 Milam?

Summers in Milam peak at about 94°F in July, and January nights fall to about 35°F. Expect around 96 days a year at 90°F or hotter, and 56 inches of rain.

How long is the commute in Milam?

The average one-way commute is 27 min, about the same as the Texas average. About 30% of workers work from home.

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.