Town in Montgomery County, part of the Houston metro
Living in Shenandoah, TX
454th of 745Texas towns of 1,000 to 10,000 people
Overall score 39 of 100
69th of 125 in the Houston area
Shenandoah gets an overall grade of C- and ranks 454th of 745 Texas towns of 1,000 to 10,000 people. It does best on errands and things to do and education levels, and trails on getting around and cost of living. It is a strong pick for remote workers.
- Good for remote workers
- Pricey
- Well connected
- Cost of living scores low (6 of 100)
- Safety scores low (16 of 100)
- Population
- 3,833+9.7% since 2020
- Median rent
- $1,418about the same as Texas
- Median home value
- $395,20039% higher than Texas
- Household income
- $61,833Median
- Average commute
- 40 minOne way
- Violent crime
- 281Per 100k, 2025
What it's like to live in Shenandoah
Shenandoah sits about 28 miles from downtown Houston, in the Houston-Pasadena-The Woodlands metro. 3,833 people lived here in 2025, up 9.7% from 2020. It is spread out, with mostly newer homes (the median home was built in 2003).
The median age is 60.7, 7% of households have children, 55% of homes are owned by the people living in them and the typical household earns $61,833 a year (21% lower than the Texas median).
Pros of living in Shenandoah
- Plenty close to home. 5 grocery stores, 89 restaurants and 4 parks are mapped in town.
Cons of living in Shenandoah
- Homes are pricey for local incomes. The median home costs 6.4 times the median household income, against 3.6 times across Texas.
- Long commutes. The average trip to work takes 40 minutes, against 27 across Texas.
- Natural hazard risk. FEMA rates the risk of hurricanes and tornadoes as very high here.
- Long, hot summers. Expect about 111 days a year at 90°F or hotter.
Who Shenandoah suits
- FamiliesNot the best fit: violent crime is 28% lower than the Texas rate. Compared with similar Texas places, it beats 31% for families.
- Young professionalsA reasonable fit: household income is 21% lower than the Texas median, with 89 restaurants and 2 cafes in town. Compared with similar Texas places, it beats 68% for young professionals.
- RetireesA reasonable fit: 9.4% of working-age adults are uninsured and violent crime is 28% lower than the Texas rate. Compared with similar Texas places, it beats 65% for retirees.
- Remote workersA reasonable fit: 98% of homes have broadband and the median rent of $1,418 is about the same as the Texas median. Compared with similar Texas places, it beats 90% for remote workers.
- People on a budgetNot the best fit: the median rent of $1,418 is about the same as the Texas median. Compared with similar Texas places, it beats 1% for people on a budget.
Shenandoah report card
Ten grades, one for each part of daily life we measure. Most compare Shenandoah 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 F
Median rent $1,418, homes cost 6.4x income.
6 of 100 vs US townsJobs and income: grade C-
Median household income $61,833, 5.7% unemployed.
36 of 100 vs US townsSchools: grade D
1 rated campuses, 0% rated A or B.
24 of 100 vs TX townsSafety: grade D
281 violent crimes per 100k, 5,201 property crimes per 100k.
16 of 100 vs TX townsErrands and things to do: grade A+
5 grocery stores, 89 restaurants, 4 parks mapped in town.
97 of 100 vs TX townsGetting around: grade F
Average commute 40 min, 22% work from home.
5 of 100 vs US townsEducation levels: grade A
50% have a bachelor’s degree.
91 of 100 vs US townsHealth: grade B+
9.4% of adults uninsured.
76 of 100 vs US townsHome ownership: grade C+
55% of homes owner-occupied.
48 of 100 vs US townsInternet access: grade A
98% of homes have broadband.
90 of 100 vs US towns
Where Shenandoah stands out compared with Texas
Better than Texas
- Adults with a bachelor's degree or higher: 50%16 points higher than Texas (34%)
- Adults 18 to 64 without health insurance: 9.4%10 points lower than Texas (20%)
- Homes with broadband internet: 98%6 points higher than Texas (91%)
Worse than Texas
- Home value to income: 6.4x77% higher than Texas (3.6x)
- Average commute: 40 min50% higher than Texas (27 min)
- Renters paying 30%+ of income on rent: 67%16 points higher than Texas (52%)
Cost of living in Shenandoah
Shenandoah renters pay a median of $1,418 a month, about the same as the statewide median. The usual rule is to spend no more than 30% of income on rent, which means earning around $57,000 a year for a median unit. Right now 67% of renters here pay more than 30% of their income on rent.
HUD sets fair market rents for this area at $1,261 for a one-bedroom, $1,497 for a two-bedroom and $2,017 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 $395,200, 39% higher than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $2,163 before tax, or $2,539 with property tax. That is $1,121 a month more than the median rent, so renting is the cheaper monthly choice unless you plan to stay for years.
Texas has no state income tax, but property taxes are among the highest in the country. The median homeowner in Shenandoah pays $4,511 a year, 7% higher 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
| Measure | Here | Texas | US |
|---|---|---|---|
| Median rentAbout the same as Texas | $1,418 | $1,403 | $1,413 |
| Median home value39% higher than Texas | $395,200 | $283,800 | $332,700 |
| Home value to income77% higher than Texas | 6.4x | 3.6x | 4.1x |
| Renters paying 30%+ of income on rent16 points higher than Texas | 67% | 52% | 51% |
| Median property tax per year7% higher than Texas | $4,511 | $4,232 | $3,119 |
| Homes owned by the people living in them8 points lower than Texas | 55% | 63% | 65% |
| Median year homes were builtAbout the same as Texas | 2003 | 1992 | 1980 |
Monthly cost to buy a median home
- Mortgage payment
- $2,163
- Property tax
- $376
- Median rent, for comparison
- $1,418
Based on a $395,200 home in Shenandoah, 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 Shenandoah safe?
In 2025, Shenandoah Police Department reported 11 violent crimes and 204 property crimes. That works out to 281 violent crimes per 100,000 people, 28% lower than the Texas rate of 387, and 5,201 property crimes per 100,000, 149% higher than the state rate.
Violent crime is up about 13% 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 by year. The dashed line is the Texas rate for 2025.
Property crimes per 100,000 people by year.
Source: FBI Crime Data Explorer, Shenandoah Police Department, 2025. Rates count reported crimes only and cover the area this police department serves.
Schools in Shenandoah
Shenandoah has 1 public school campuses with a 2025 state rating inside the city, and 0% of them earn an A or B. Most students here are served by Texas College Preparatory Academies.
Texas districts usually assign students by attendance zone rather than the closest campus, so check the zone for a specific address with the district before you sign a lease or buy.
Ratings are the 2025 Texas Education Agency A to F accountability ratings. Always check which school serves a specific address with the district.
Top-rated schools
- CQuest Collegiate Academy - ShenandoahOther, Texas College Preparatory Academies75 of 100
Daily life in Shenandoah
Everyday places mapped inside Shenandoah, from Overture Maps. Well-known spots include Shenandoah Park.
The average one-way commute is 40 minutes, 50% 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 Houston is about 28 miles away in a straight line. Many people who live in Shenandoah work elsewhere in the metro, so test the drive at rush hour before you commit.
The median household income is $61,833, income per person is $79,191, unemployment is 5.7% and 50% of adults hold a bachelor's degree.
Jobs, income and education
| Measure | Here | Texas | US |
|---|---|---|---|
| Median household income21% lower than Texas | $61,833 | $78,476 | $80,734 |
| Income per person94% higher than Texas | $79,191 | $40,752 | $44,673 |
| Unemployment rateAbout the same as Texas | 5.7% | 5.3% | 5.2% |
| People below the poverty line3 points lower than Texas | 11% | 14% | 12% |
| Adults with a bachelor's degree or higher16 points higher than Texas | 50% | 34% | 36% |
| Adults with a high school diploma or higher12 points higher than Texas | 98% | 86% | 90% |
| Adults 18 to 64 without health insurance10 points lower than Texas | 9.4% | 20% | 11% |
| Homes with broadband internet6 points higher than Texas | 98% | 91% | 91% |
Getting to work
| Measure | Here | Texas | US |
|---|---|---|---|
| Average commute50% higher than Texas | 40 min | 27 min | 26 min |
| Workers who work from home8 points higher than Texas | 22% | 14% | 15% |
Who lives in Shenandoah
Median age 60.7 years. 6.9% of households have children.
Race and ethnicity
Shown for information only. It is never part of any grade.
Weather in Shenandoah
Shenandoah has a hot Texas climate. July highs average 94°F and January lows about 43°F. There are about 111 days a year at 90°F or above, and about 51 inches of rain a year.
Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from Houston Hooks Mem Ap, 10 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 wavesHigh
- WildfiresModerate
- Winter stormsModerate
- Strong windModerate
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 Shenandoah
Nearby, Oak Ridge North gets an A-, The Woodlands gets an A+ and Spring 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.
- A-Oak Ridge NorthTown, 3,034 people2 mi
- A+The WoodlandsCity, 121,002 people3 mi
- C-SpringCity, 68,580 people8 mi
- C-ConroeCity, 102,360 people9 mi
- C+TomballSmall city, 13,655 people11 mi
- BDeerwoodTown, 2,366 people13 mi
Shenandoah in the Houston area
How it ranks among 125 places in the metro.
- 1A+Taylor Lake Village3,721 people25 mito downtown
- 2A+Bunker Hill Village3,829 people9 mito downtown
- 3A+West University Place14,982 people6 mito downtown
- 66CWillis6,878 people45 mito downtown
- 67CWoodbranch1,719 people30 mito downtown
- 68CBeach City3,309 people32 mito downtown
- 69C-Shenandoah3,705 people28 mito downtown
- 70C-Conroe102,360 people38 mito downtown
- 71C-Montgomery2,489 people46 mito downtown
- 72C-Roman Forest2,336 people31 mito downtown
Living in Shenandoah: common questions
Is Shenandoah, TX a good place to live?
Shenandoah gets an overall grade of C- and ranks 454th of 745 Texas towns of 1,000 to 10,000 people. It does best on errands and things to do and education levels, and trails on getting around and cost of living. It is a strong pick for remote workers.
How much does it cost to live in Shenandoah?
Renters in Shenandoah pay a median of $1,418 a month, about the same as the Texas median. The median home is worth $395,200, 39% higher than the Texas median. A median home costs 6.4x 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 $2,539, including property tax.
Is Shenandoah safe?
In 2025, Shenandoah Police Department reported 281 violent crimes per 100,000 people, 28% lower than the Texas rate. Property crime was 5,201 per 100,000, 149% higher than the Texas rate.
Are the schools good in Shenandoah?
We found 1 rated public school campuses inside Shenandoah. 0% are rated A or B by the Texas Education Agency. Its schools score is 24 of 100 compared with other Texas towns of 1,000 to 10,000 people.
Does Shenandoah flood?
FEMA rates river flooding risk in Shenandoah as high, and coastal flooding as not rated. Hazards rated high or very high here: river flooding, hurricanes, tornadoes, heat waves and hail. Always check the flood map for a specific address before you buy.
What is the weather like in Shenandoah?
Summers in Shenandoah peak at about 94°F in July, and January nights fall to about 43°F. Expect around 111 days a year at 90°F or hotter, and 51 inches of rain.
How long is the commute in Shenandoah?
The average one-way commute is 40 min, 50% higher than the Texas average. About 22% of workers work from home. It is about 28 miles from downtown Houston.
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.