Town in Henderson County

Living in Seven Points, TX

F

731st of 745Texas towns of 1,000 to 10,000 people
Overall score 2 of 100

Seven Points gets an overall grade of F and ranks 731st of 745 Texas towns of 1,000 to 10,000 people. It does best on cost of living and safety, and trails on getting around and jobs and income.

  • Fast-growing
  • Jobs and income scores low (4 of 100)
  • Getting around scores low (3 of 100)
Map of Texas showing where Seven Points isHoustonSan AntonioAustinFort WorthSeven Points
Where Seven Points is in Texas.
Population
1,530+13.4% since 2020
Median rent
$1,07923% lower than Texas
Median home value
$91,10068% lower than Texas
Household income
$39,934Median
Average commute
35 minOne way
Violent crime
193Per 100k, 2025

What it's like to live in Seven Points

Seven Points is a town in Henderson County. 1,530 people lived here in 2025, up 13.4% from 2020, so it is one of the faster-growing places in Texas. It is small-town and rural in feel.

Local spots people know include Optimist Park and The Library at Cedar Creek Lake.

The median age is 38.4, 35% of households have children, 69% of homes are owned by the people living in them and the typical household earns $39,934 a year (49% lower than the Texas median).

Pros of living in Seven Points

  • Low violent crime. 193 violent crimes per 100,000 people in 2025, 50% lower than the Texas rate.
  • Lower rent. Median rent is $1,079, 23% lower than the Texas median.
  • Homes are affordable for local incomes. The median home costs 2.3 times the median household income, against 3.6 times across Texas.

Cons of living in Seven Points

  • Higher unemployment. 10.0% of the labor force is out of work, against 5.3% statewide.
  • Higher poverty. 27% of people live below the poverty line, against 14% across Texas.
  • Long commutes. The average trip to work takes 35 minutes, against 27 across Texas.

Who Seven Points suits

  • FamiliesNot the best fit: violent crime is 50% lower than the Texas rate. Compared with similar Texas places, it beats 9% for families.
  • Young professionalsNot the best fit: household income is 49% lower than the Texas median, with 30 restaurants and 3 cafes in town. Compared with similar Texas places, it beats 1% for young professionals.
  • RetireesNot the best fit: 15% of working-age adults are uninsured and violent crime is 50% lower than the Texas rate. Compared with similar Texas places, it beats 16% for retirees.
  • Remote workersNot the best fit: 82% of homes have broadband and the median rent of $1,079 is 23% lower than the Texas median. Compared with similar Texas places, it beats 6% for remote workers.
  • People on a budgetNot the best fit: the median rent of $1,079 is 23% lower than the Texas median. Compared with similar Texas places, it beats 22% for people on a budget.

Seven Points report card

Ten grades, one for each part of daily life we measure. Most compare Seven Points 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 C-

    Median rent $1,079, homes cost 2.3x income.

    39 of 100 vs US towns

  • Jobs and income: grade F

    Median household income $39,934, 10.0% unemployed.

    4 of 100 vs US towns

  • Schools: grade D+

    Not enough data.

    30 of 100 vs TX towns

  • Safety: grade D+

    193 violent crimes per 100k, 1,545 property crimes per 100k.

    32 of 100 vs TX towns

  • Errands and things to do: no grade

    3 grocery stores, 30 restaurants, 1 park mapped in town.

    No score vs TX towns

  • Getting around: grade F

    Average commute 35 min, 22% work from home.

    3 of 100 vs US towns

  • Education levels: grade D

    14% have a bachelor’s degree.

    17 of 100 vs US towns

  • Health: grade D

    15% of adults uninsured.

    23 of 100 vs US towns

  • Home ownership: grade D

    69% of homes owner-occupied.

    16 of 100 vs US towns

  • Internet access: grade D-

    82% of homes have broadband.

    15 of 100 vs US towns

Where Seven Points stands out compared with Texas

Better than Texas

  • Home value to income: 2.3x37% lower than Texas (3.6x)
  • Median rent: $1,07923% lower than Texas ($1,403)
  • Homes owned by the people living in them: 69%6 points higher than Texas (63%)

Worse than Texas

  • Renters paying 30%+ of income on rent: 74%23 points higher than Texas (52%)
  • Adults with a bachelor's degree or higher: 14%20 points lower than Texas (34%)
  • Median household income: $39,93449% lower than Texas ($78,476)

Cost of living in Seven Points

Seven Points renters pay a median of $1,079 a month, 23% lower than the statewide median. The usual rule is to spend no more than 30% of income on rent, which means earning around $43,000 a year for a median unit. Right now 74% 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 $91,100, 68% lower than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $499 before tax, or $563 with property tax. That is close to the median rent, so buying can make sense if you plan to stay.

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 Seven Points pays $777 a year, 82% 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 Seven PointsStudio$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 rent23% lower than Texas$1,079$1,403$1,413
Median home value68% lower than Texas$91,100$283,800$332,700
Home value to income37% lower than Texas2.3x3.6x4.1x
Renters paying 30%+ of income on rent23 points higher than Texas74%52%51%
Median property tax per year82% lower than Texas$777$4,232$3,119
Homes owned by the people living in them6 points higher than Texas69%63%65%
Median year homes were builtAbout the same as Texas198619921980

Monthly cost to buy a median home

$563
Mortgage payment
$499
Property tax
$65
Median rent, for comparison
$1,079

Based on a $91,100 home in Seven Points, 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 Seven Points safe?

In 2025, Seven Points Police Department reported 3 violent crimes and 24 property crimes. That works out to 193 violent crimes per 100,000 people, 50% lower than the Texas rate of 387, and 1,545 property crimes per 100,000, 26% lower than the state rate.

Violent crime is down about 39% since 2021, based on the yearly rates below.

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 Seven Points by yearTexas19320212022202320242025

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

Violent crime
193
per 100k, Texas 387
Property crime
1,545
per 100k, Texas 2,086
Property crimes per 100,000 people in Seven Points by yearTexas1,54520212022202320242025

Property crimes per 100,000 people by year.

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

Daily life in Seven Points

Everyday places mapped inside Seven Points, from Overture Maps. Well-known spots include Optimist Park, The Library at Cedar Creek Lake.

The average one-way commute is 35 minutes, 30% longer than the Texas average. 22% 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 25 miles away in a straight line. Many people who live in Seven Points work elsewhere in the metro, so test the drive at rush hour before you commit.

The median household income is $39,934, income per person is $24,358, unemployment is 10.0% and 14% of adults hold a bachelor's degree.

Grocery stores
3
Pharmacies
2
Restaurants
30
Cafes
3
Bars
3
Parks
1
Gyms
0
Hospitals and urgent care
0
Childcare
0
Libraries
1

Jobs, income and education

MeasureHereTexasUS
Median household income49% lower than Texas$39,934$78,476$80,734
Income per person40% lower than Texas$24,358$40,752$44,673
Unemployment rate5 points higher than Texas10.0%5.3%5.2%
People below the poverty line13 points higher than Texas27%14%12%
Adults with a bachelor's degree or higher20 points lower than Texas14%34%36%
Adults with a high school diploma or higher1 points lower than Texas85%86%90%
Adults 18 to 64 without health insurance5 points lower than Texas15%20%11%
Homes with broadband internet10 points lower than Texas82%91%91%

Getting to work

MeasureHereTexasUS
Average commute30% higher than Texas35 min27 min26 min
Workers who work from home7 points higher than Texas22%14%15%
Workers who work from home22%
Workers who take transit0%
Workers who walk0%
Workers who bike0%

Who lives in Seven Points

Under 1827%
18 to 3419%
35 to 6438%
65 and over16%

Median age 38.4 years. 35% of households have children.

Race and ethnicity
White76%
Hispanic or Latino16%
Black0%
Asian0%
Other or more than one race7.8%

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

Weather in Seven Points

Seven Points has a hot Texas climate. July highs average 95°F and January lows about 35°F. There are about 100 days a year at 90°F or above, and about 42 inches of rain a year.

Average monthly high and low temperatures in Seven Points30°50°70°90°57J61F68M76A83M90J95J96A90S79O67N59DRain

Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from Corsicana, 21 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 Seven Points

    Nearby, Tool gets a C-, Gun Barrel City gets a B- and Kemp gets an F. Each is graded against Texas places of its own size, so a small town and a big city can both earn an A.

    1. C-ToolTown, 2,367 people6 mi
    2. B-Gun Barrel CityTown, 6,570 people6 mi
    3. FKempTown, 1,302 people7 mi
    4. C-Payne SpringsTown, 1,201 people8 mi
    5. CMabankTown, 5,187 people8 mi
    6. C+EustaceTown, 1,039 people13 mi

    Living in Seven Points: common questions

    Is Seven Points, TX a good place to live?

    Seven Points gets an overall grade of F and ranks 731st of 745 Texas towns of 1,000 to 10,000 people. It does best on cost of living and safety, and trails on getting around and jobs and income.

    How much does it cost to live in Seven Points?

    Renters in Seven Points pay a median of $1,079 a month, 23% lower than the Texas median. The median home is worth $91,100, 68% lower than the Texas median. A median home costs 2.3x 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 $563, including property tax.

    Is Seven Points safe?

    In 2025, Seven Points Police Department reported 193 violent crimes per 100,000 people, 50% lower than the Texas rate. Property crime was 1,545 per 100,000, 26% lower than the Texas rate.

    What is the weather like in Seven Points?

    Summers in Seven Points peak at about 95°F in July, and January nights fall to about 35°F. Expect around 100 days a year at 90°F or hotter, and 42 inches of rain.

    How long is the commute in Seven Points?

    The average one-way commute is 35 min, 30% higher than the Texas average. About 22% of workers work from home. It is about 25 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.