Neighborhood in Spring, Harris County
Living in Inverness Forest, Spring
6th of 11areas in Spring
Overall score 42 of 100 vs Texas neighborhoods
Spring overall: C-
Inverness Forest is a neighborhood in Spring, TX, home to about 2,200 people. It gets a C, around the middle of Texas neighborhoods, and ranks 6th of 11 areas we score in Spring. It does best on home ownership and worst on getting around.
- Lots of parks
- Schools scores low (6 of 100)
- Getting around scores low (3 of 100)
Closest everyday places
| Grocery store | 0.8 mi |
| Pharmacy | 0.6 mi |
| Park | 0.1 mi |
| Cafe | 0.5 mi |
| Restaurant | 0.4 mi |
| Gym | 0.6 mi |
| Hospital or urgent care | 0.9 mi |
| Childcare | 1.4 mi |
| Library | 2.6 mi |
Straight-line distance from the middle of where people live. Overture Maps.
- Population
- 2,200
- Median rent
- No data
- Median home value
- $233,000
- Household income
- $59,800
- Average commute
- 38 min
- Homes owned
- 100%
What it's like to live in Inverness Forest
Inverness Forest is a neighborhood in Spring with about 2,200 residents, homes built around 1978, mostly owner-occupied (100%) and 45% of households with children.
Our grade for Inverness Forest is C. That puts it 6th of 11 areas we grade in Spring, a city that gets a C- overall.
Pros of living in Inverness Forest
- Parks within walking distance. The closest park is about 0.1 miles away.
Cons of living in Inverness Forest
- Lower-rated schools nearby. Only 0 of the 3 closest public schools are rated A or B.
- Natural hazard risk. FEMA rates the risk of river flooding, hurricanes and tornadoes as very high in this part of town.
Inverness Forest report card
Each grade compares Inverness Forest with every neighborhood in Texas. Safety is not graded for single neighborhoods because police report crime for the whole city.
Cost of living: grade C
Homes cost 3.9x income.
43 of 100 vs TX areasJobs and income: grade B+
Median household income $59,800, 0% unemployed.
79 of 100 vs TX areasSchools: grade F
Nearby schools average 67 of 100 on the state rating.
6 of 100 vs TX areasSafety: no grade
No full year of crime data from local police.
No score vs TX areasErrands and things to do: grade B
Most everyday stores and services within a mile of homes.
66 of 100 vs TX areasGetting around: grade F
Average commute 38 min, 12% work from home.
3 of 100 vs TX areasEducation levels: grade C-
31% have a bachelor’s degree.
33 of 100 vs TX areasHealth: grade B-
14% of adults uninsured.
59 of 100 vs TX areasHome ownership: grade A+
100% of homes owner-occupied.
99 of 100 vs TX areasInternet access: grade D-
81% of homes have broadband.
15 of 100 vs TX areas
Inverness Forest compared with Spring
Better than Spring
- Homes owned by the people living in them: 100%26 points higher than Spring (74%)
- People below the poverty line: 0.9%9 points lower than Spring (10%)
- Vacant homes: 0%5 points lower than Spring (5.1%)
Worse than Spring
- Home value to income: 3.9x50% higher than Spring (2.6x)
- Homes with broadband internet: 81%14 points lower than Spring (95%)
- Median household income: $59,80033% lower than Spring ($88,997)
Closest public schools
Texas Education Agency 2025 ratings. Check the attendance zone for any address with the district.
- CLemm ElementaryElementary, Klein ISD0.9 mi
- CTwin Creeks MiddleMiddle, Spring ISD2 mi
- FSpring High SchoolHigh, Spring ISD0.8 mi
Cost of living in Inverness Forest
The median home is worth $233,000, about the same as the Spring median, which means a monthly payment of about $1,724 with property tax at today's mortgage rates.
| Measure | Here | Spring | Texas |
|---|---|---|---|
| Median home valueAbout the same as Spring | $233,000 | $231,500 | $283,800 |
| Home value to income50% higher than Spring | 3.9x | 2.6x | 3.6x |
| Homes owned by the people living in them26 points higher than Spring | 100% | 74% | 63% |
| Vacant homes5 points lower than Spring | 0% | 5.1% | 9.4% |
| Median year homes were builtAbout the same as Spring | 1978 | 1993 | 1992 |
Monthly cost to buy a median home
- Mortgage payment
- $1,275
- Property tax
- $448
Based on a $233,000 home in Inverness Forest, 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
| Measure | Here | Spring | Texas |
|---|---|---|---|
| Median household income33% lower than Spring | $59,800 | $88,997 | $78,476 |
| Unemployment rate5 points lower than Spring | 0% | 4.8% | 5.3% |
| People below the poverty line9 points lower than Spring | 0.9% | 10% | 14% |
| Adults with a bachelor's degree or higher5 points higher than Spring | 31% | 26% | 34% |
| Average commute11% higher than Spring | 38 min | 34 min | 27 min |
| Workers who work from home1 points higher than Spring | 12% | 11% | 14% |
| Workers who walk, bike or take transit2 points lower than Spring | 0% | 2.0% | 2.6% |
| Homes with broadband internet14 points lower than Spring | 81% | 95% | 91% |
Natural hazard risk
FEMA National Risk Index for the Census tracts in this area.
- River floodingVery high
- Coastal floodingVery low
- HurricanesVery high
- TornadoesVery high
- HailLow
- Heat wavesHigh
- WildfiresModerate
- Winter stormsLow
- Strong windLow
Who lives in Inverness Forest
Race and ethnicity
Shown for information only. It is never part of any grade.
Other neighborhoods in Spring
- 1BSpring LakesMedian rent $1,560
- 2C+Cypresswood LakeMedian rent $1,760
- 3C+The Park VillagesMedian rent $2,400
- 4CEastgate VillageMedian rent $1,740
- 5CCrossgate VillageMedian rent $2,400
- 7C-East SpringMedian rent $1,540
- 8DSpring FallsMedian rent $2,400
- 9DSoutheast SpringMedian rent $1,760
Similar neighborhoods in other cities
Areas elsewhere in Texas with the closest mix of grades.
- C+Kingwood GlenAtascocita
- D+Hill Crest AcresMidland
- C-McKamy Meadow EstatesRoyse City
Questions about Inverness Forest
Is Inverness Forest a good place to live?
Inverness Forest is a neighborhood in Spring, TX, home to about 2,200 people. It gets a C, around the middle of Texas neighborhoods, and ranks 6th of 11 areas we score in Spring. It does best on home ownership and worst on getting around.
How much does it cost to live in Inverness Forest?
The median home is worth $233,000, about the same as the Spring median. A median home costs 3.9x the median household income, compared with 2.6x across Spring.
What schools serve Inverness Forest?
The closest rated public schools are Lemm Elementary (elementary, rated C), Twin Creeks Middle (middle, rated C) and Spring High School (high, rated F). School zones can differ from the closest school, so check with the district.
This area is built from 1 Census block group closest to the Inverness Forest name on the map, so its edges are approximate. Sources: US Census Bureau 2020-2024 ACS 5-year, CDC PLACES 2025, Texas Education Agency, FEMA National Risk Index, Overture Maps. How we grade.