Neighborhood in Seguin, Guadalupe County

Living in South Seguin, Seguin

D+

2nd of 6areas in Seguin
Overall score 25 of 100 vs Texas neighborhoods
Seguin overall: D

South Seguin covers part of Seguin, TX, home to about 6,400 people. It gets a D+, in the bottom third of Texas neighborhoods, and ranks 2nd of 6 areas we score in Seguin. It does best on cost of living and worst on schools.

  • Lots of parks
  • Schools scores low (13 of 100)
  • Education levels scores low (19 of 100)

Closest everyday places

Grocery store0.5 mi
Pharmacy1.2 mi
Park0.5 mi
Cafe0.7 mi
Restaurant0.5 mi
Gym0.8 mi
Hospital or urgent care1.1 mi
Childcare1.1 mi
Library1.1 mi

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

Population
6,440
Median rent
$1,000
Median home value
$196,000
Household income
$60,600
Average commute
29 min
Homes owned
68%
Loading map

What it's like to live in South Seguin

South Seguin is an area in Seguin with about 6,400 residents, homes built around 1978, mostly owner-occupied (68%) and 22% of households with children.

Our grade for South Seguin is D+. That puts it 2nd of 6 areas we grade in Seguin, a city that gets a D overall.

Pros of living in South Seguin

  • Cheaper rent than the city. Median rent is $1,000, 16% lower than the Seguin median.
  • Groceries close by. The nearest grocery store is about 0.5 miles from the middle of the neighborhood.
  • Parks within walking distance. The closest park is about 0.5 miles away.

Cons of living in South Seguin

  • Lower-rated schools nearby. Only 0 of the 3 closest public schools are rated A or B.
  • Longer commutes. The average commute is 29 minutes, against 25 for Seguin as a whole.
  • Natural hazard risk. FEMA rates the risk of river flooding, tornadoes and hail as very high in this part of town.

South Seguin report card

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

  • Cost of living: grade B+

    Median rent $1,000, homes cost 3.2x income.

    73 of 100 vs TX areas

  • Jobs and income: grade C-

    Median household income $60,600, 1.8% unemployed.

    40 of 100 vs TX areas

  • Schools: grade D-

    Nearby schools average 71 of 100 on the state rating.

    13 of 100 vs TX areas

  • Safety: no grade

    Citywide, 409 violent crimes per 100k, 1,533 property crimes per 100k.

    No score vs TX areas

  • Errands and things to do: grade C

    Most everyday stores and services within a mile of homes.

    44 of 100 vs TX areas

  • Getting around: grade D+

    Average commute 29 min, 4.7% work from home.

    25 of 100 vs TX areas

  • Education levels: grade D

    18% have a bachelor’s degree.

    19 of 100 vs TX areas

  • Health: grade D+

    22% of adults uninsured.

    24 of 100 vs TX areas

  • Home ownership: grade C

    68% of homes owner-occupied.

    43 of 100 vs TX areas

  • Internet access: grade C

    92% of homes have broadband.

    47 of 100 vs TX areas

South Seguin compared with Seguin

Better than Seguin

  • Renters paying 30%+ of income on rent: 40%8 points lower than Seguin (48%)
  • Home value to income: 3.2x16% lower than Seguin (3.8x)
  • Median rent: $1,00016% lower than Seguin ($1,187)

Worse than Seguin

  • Average commute: 29 min19% higher than Seguin (25 min)
  • Median household income: $60,6007% lower than Seguin ($64,861)

Closest public schools

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

  • CVogel ElementaryElementary, Seguin ISD0.9 mi
  • CBriesemeister MiddleMiddle, Seguin ISD1.9 mi
  • DSeguin High SchoolHigh, Seguin ISD3 mi

Cost of living in South Seguin

Median rent in South Seguin is $1,000 a month, 16% lower than the Seguin median. A household would need about $40,000 a year to keep that rent at 30% of income.

The median home is worth $196,000, 21% lower than the Seguin median, which means a monthly payment of about $1,272 with property tax at today's mortgage rates.

MeasureHereSeguinTexas
Median rent16% lower than Seguin$1,000$1,187$1,403
Median home value21% lower than Seguin$196,000$249,400$283,800
Home value to income16% lower than Seguin3.2x3.8x3.6x
Renters paying 30%+ of income on rent8 points lower than Seguin40%48%52%
Homes owned by the people living in them3 points higher than Seguin68%65%63%
Vacant homesAbout the same as Seguin7.3%6.8%9.4%
Median year homes were builtAbout the same as Seguin197819901992

Monthly cost to buy a median home

$1,272
Mortgage payment
$1,073
Property tax
$199
Median rent, for comparison
$1,000

Based on a $196,000 home in South Seguin, 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

MeasureHereSeguinTexas
Median household income7% lower than Seguin$60,600$64,861$78,476
Unemployment rate3 points lower than Seguin1.8%4.4%5.3%
People below the poverty line4 points lower than Seguin13%17%14%
Adults with a bachelor's degree or higherAbout the same as Seguin18%19%34%
Average commute19% higher than Seguin29 min25 min27 min
Workers who work from home5 points lower than Seguin4.7%9.7%14%
Workers who walk, bike or take transitAbout the same as Seguin0.4%1.1%2.6%
Homes with broadband internet3 points higher than Seguin92%89%91%

Natural hazard risk

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

  • River floodingVery high
  • HurricanesModerate
  • TornadoesVery high
  • HailVery high
  • Heat wavesHigh
  • WildfiresHigh
  • Winter stormsHigh
  • Strong windHigh

Who lives in South Seguin

Under 1815%
18 to 3423%
35 to 6434%
65 and over27%
Race and ethnicity
White37%
Hispanic or Latino57%
Black4.6%
Asian0%
Other or more than one race1.2%

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

Other neighborhoods in Seguin

  1. 1C+Northwest SeguinMedian rent $1,950
  2. 3DJoye SubdivisionMedian rent $1,060
  3. 4D-Central SeguinMedian rent $1,900
  4. 5D-Southeast SeguinMedian rent $1,330
  5. 6D-Villa VistaMedian rent $2,100

Similar neighborhoods in other cities

Areas elsewhere in Texas with the closest mix of grades.

  1. DSoutheast SpringSpring
  2. C-ColinOdessa
  3. D-Near NorthwestHouston

Questions about South Seguin

Is South Seguin a good place to live?

South Seguin covers part of Seguin, TX, home to about 6,400 people. It gets a D+, in the bottom third of Texas neighborhoods, and ranks 2nd of 6 areas we score in Seguin. It does best on cost of living and worst on schools.

How much does it cost to live in South Seguin?

Renters in South Seguin pay a median of $1,000 a month, 16% lower than the Seguin median. The median home is worth $196,000, 21% lower than the Seguin median. A median home costs 3.2x the median household income, compared with 3.8x across Seguin.

What schools serve South Seguin?

The closest rated public schools are Vogel Elementary (elementary, rated C), Briesemeister Middle (middle, rated C) and Seguin High School (high, rated D). School zones can differ from the closest school, so check with the district.

This area groups 5 Census block groups in this part of Seguin 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.