Town in Henderson County

Living in Payne Springs, TX

C-

486th of 745Texas towns of 1,000 to 10,000 people
Overall score 35 of 100

Payne Springs gets an overall grade of C- and ranks 486th of 745 Texas towns of 1,000 to 10,000 people. It does best on schools and jobs and income, and trails on getting around and cost of living.

  • Getting around scores low (6 of 100)
  • 63% of renters spend 30% or more of income on rent
Map of Texas showing where Payne Springs isHoustonSan AntonioDallasAustinFort WorthPayne Springs
Where Payne Springs is in Texas.
Population
788+3.1% since 2020
Median rent
$1,15817% lower than Texas
Median home value
$233,20018% lower than Texas
Household income
$63,145Median
Average commute
44 minOne way
Violent crime
129Per 100k, 2025

What it's like to live in Payne Springs

Payne Springs is a town in Henderson County. 788 people lived here in 2025, up 3.1% from 2020. It is small-town and rural in feel.

The median age is 36.2, 46% of households have children, 81% of homes are owned by the people living in them and the typical household earns $63,145 a year (20% lower than the Texas median).

Pros of living in Payne Springs

  • Low violent crime. 129 violent crimes per 100,000 people in 2025, 67% lower than the Texas rate.
  • Lower rent. Median rent is $1,158, 17% lower than the Texas median.

Cons of living in Payne Springs

  • Long commutes. The average trip to work takes 44 minutes, against 27 across Texas.

Who Payne Springs suits

  • FamiliesA reasonable fit: violent crime is 67% lower than the Texas rate. Compared with similar Texas places, it beats 49% for families.
  • Young professionalsNot the best fit: household income is 20% lower than the Texas median, with 7 restaurants and 0 cafes in town. Compared with similar Texas places, it beats 19% for young professionals.
  • RetireesNot the best fit: 13% of working-age adults are uninsured and violent crime is 67% lower than the Texas rate. Compared with similar Texas places, it beats 17% for retirees.
  • Remote workersNot the best fit: 87% of homes have broadband and the median rent of $1,158 is 17% lower than the Texas median. Compared with similar Texas places, it beats 8% for remote workers.
  • People on a budgetNot the best fit: the median rent of $1,158 is 17% lower than the Texas median. Compared with similar Texas places, it beats 15% for people on a budget.

Payne Springs report card

Ten grades, one for each part of daily life we measure. Most compare Payne Springs 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 D

    Median rent $1,158, homes cost 3.7x income.

    21 of 100 vs US towns

  • Jobs and income: grade B-

    Median household income $63,145, 1.1% unemployed.

    59 of 100 vs US towns

  • Schools: grade B

    Not enough data.

    68 of 100 vs TX towns

  • Safety: grade C+

    129 violent crimes per 100k, 645 property crimes per 100k.

    55 of 100 vs TX towns

  • Errands and things to do: no grade

    1 grocery store, 7 restaurants, 0 parks mapped in town.

    No score vs TX towns

  • Getting around: grade F

    Average commute 44 min, 10% work from home.

    6 of 100 vs US towns

  • Education levels: grade C-

    19% have a bachelor’s degree.

    39 of 100 vs US towns

  • Health: grade D

    13% of adults uninsured.

    21 of 100 vs US towns

  • Home ownership: grade C-

    81% of homes owner-occupied.

    37 of 100 vs US towns

  • Internet access: grade C-

    87% of homes have broadband.

    34 of 100 vs US towns

Where Payne Springs stands out compared with Texas

Better than Texas

  • Homes owned by the people living in them: 81%18 points higher than Texas (63%)
  • Median rent: $1,15817% lower than Texas ($1,403)
  • Adults 18 to 64 without health insurance: 13%7 points lower than Texas (20%)

Worse than Texas

  • Average commute: 44 min66% higher than Texas (27 min)
  • Adults with a bachelor's degree or higher: 19%14 points lower than Texas (34%)
  • Vacant homes: 21%12 points higher than Texas (9.4%)

Cost of living in Payne Springs

Rent is the cost most newcomers feel first. The median rent in Payne Springs is $1,158 a month, 17% lower than the Texas median of $1,403. To keep that rent at 30% of income, a household needs to earn about $46,000 a year. Right now 63% of renters here pay more than 30% of their income on rent.

HUD sets fair market rents for this area at $910 for a one-bedroom, $1,114 for a two-bedroom and $1,456 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 $233,200, 18% lower than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $1,276 before tax, or $1,420 with property tax. That is $262 a month more than the median rent, a gap that can be worth it if you plan to stay a while.

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 Payne Springs pays $1,718 a year, 59% 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 Payne SpringsStudio$8221 bedroom$9102 bedrooms$1,1143 bedrooms$1,4564 bedrooms$1,648
HUD fair market rent for FY2027, Henderson County, TX. This is what a typical, modest unit rents for, including utilities.
MeasureHereTexasUS
Median rent17% lower than Texas$1,158$1,403$1,413
Median home value18% lower than Texas$233,200$283,800$332,700
Home value to incomeAbout the same as Texas3.7x3.6x4.1x
Renters paying 30%+ of income on rent11 points higher than Texas63%52%51%
Median property tax per year59% lower than Texas$1,718$4,232$3,119
Homes owned by the people living in them18 points higher than Texas81%63%65%
Median year homes were builtAbout the same as Texas198519921980

Monthly cost to buy a median home

$1,420
Mortgage payment
$1,276
Property tax
$143
Median rent, for comparison
$1,158

Based on a $233,200 home in Payne Springs, 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.

Is Payne Springs safe?

In 2025, Payne Springs Police Department reported 1 violent crimes and 5 property crimes. That works out to 129 violent crimes per 100,000 people, 67% lower than the Texas rate of 387, and 645 property crimes per 100,000, 69% lower than the state rate.

Crime rates describe the whole area a police department covers. Some streets are much quieter than the average and some are busier, so look at the neighborhood grades and visit at different times of day.

Violent crimes per 100,000 people in Payne Springs by yearTexas12920212022202320242025

Violent crimes per 100,000 people by year. The dashed line is the Texas rate for 2025.

Violent crime
129
per 100k, Texas 387
Property crime
645
per 100k, Texas 2,086
Property crimes per 100,000 people in Payne Springs by yearTexas64520212022202320242025

Property crimes per 100,000 people by year.

Source: FBI Crime Data Explorer, Payne Springs Police Department, 2025. Rates count reported crimes only and cover the area this police department serves.

Daily life in Payne Springs

Everyday places mapped inside Payne Springs, from Overture Maps.

The average one-way commute is 44 minutes, 66% longer than the Texas average. 10% of workers work from home. Fewer than 3% walk, bike or take transit to work, so plan on driving for almost everything.

Downtown Athens is about 18 miles away in a straight line. Many people who live in Payne Springs work elsewhere in the metro, so test the drive at rush hour before you commit.

The median household income is $63,145, income per person is $27,193, unemployment is 1.1% and 19% of adults hold a bachelor's degree.

Grocery stores
1
Pharmacies
0
Restaurants
7
Cafes
0
Bars
0
Parks
0
Gyms
0
Hospitals and urgent care
0
Childcare
0
Libraries
0

Jobs, income and education

MeasureHereTexasUS
Median household income20% lower than Texas$63,145$78,476$80,734
Income per person33% lower than Texas$27,193$40,752$44,673
Unemployment rate4 points lower than Texas1.1%5.3%5.2%
People below the poverty line1 points lower than Texas13%14%12%
Adults with a bachelor's degree or higher14 points lower than Texas19%34%36%
Adults with a high school diploma or higher5 points higher than Texas91%86%90%
Adults 18 to 64 without health insurance7 points lower than Texas13%20%11%
Homes with broadband internet4 points lower than Texas87%91%91%

Getting to work

MeasureHereTexasUS
Average commute66% higher than Texas44 min27 min26 min
Workers who work from home4 points lower than Texas10%14%15%
Workers who work from home10%
Workers who take transit0%
Workers who walk0.7%
Workers who bike0%

Who lives in Payne Springs

Under 1825%
18 to 3424%
35 to 6437%
65 and over15%

Median age 36.2 years. 46% of households have children.

Race and ethnicity
White88%
Hispanic or Latino9.5%
Black0%
Asian0%
Other or more than one race2.2%

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

Weather in Payne Springs

Payne Springs has a hot Texas climate. July highs average 94°F and January lows about 35°F. There are about 92 days a year at 90°F or above, and about 45 inches of rain a year.

Average monthly high and low temperatures in Payne Springs30°50°70°90°58J62F69M76A83M90J94J95A89S79O68N59DRain

Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from Athens, 19 mi away. Orange months average 90°F or more.

Natural hazard risk

    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 Payne Springs

    Nearby, Gun Barrel City gets a B-, Tool gets a C- and Mabank gets a C. 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-Gun Barrel CityTown, 6,570 people3 mi
    2. C-ToolTown, 2,367 people3 mi
    3. CMabankTown, 5,187 people6 mi
    4. C+EustaceTown, 1,039 people6 mi
    5. FSeven PointsTown, 1,167 people8 mi
    6. AMalakoffTown, 2,045 people10 mi

    Living in Payne Springs: common questions

    Is Payne Springs, TX a good place to live?

    Payne Springs gets an overall grade of C- and ranks 486th of 745 Texas towns of 1,000 to 10,000 people. It does best on schools and jobs and income, and trails on getting around and cost of living.

    How much does it cost to live in Payne Springs?

    Median rent in Payne Springs is $1,158 a month, 17% lower than the Texas median. The median home is worth $233,200, 18% lower than the Texas median. A median home costs 3.7x 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 $1,420, including property tax.

    Is Payne Springs safe?

    In 2025, Payne Springs Police Department reported 129 violent crimes per 100,000 people, 67% lower than the Texas rate. Property crime was 645 per 100,000, 69% lower than the Texas rate.

    What is the weather like in Payne Springs?

    Summers in Payne Springs peak at about 94°F in July, and January nights fall to about 35°F. Expect around 92 days a year at 90°F or hotter, and 45 inches of rain.

    How long is the commute in Payne Springs?

    The average one-way commute is 44 min, 66% higher than the Texas average. About 10% of workers work from home. It is about 18 miles from downtown Athens.

    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.