Town in Live Oak County

Living in Three Rivers, TX

C+

372nd of 745Texas towns of 1,000 to 10,000 people
Overall score 50 of 100

Three Rivers earns a grade of C+ on our index, 372nd of 745 Texas towns of 1,000 to 10,000 people. It does best on cost of living and errands and things to do, and trails on home ownership and education levels. It is a strong pick for retirees and people on a budget.

  • Good for retirees
  • Good for people on a budget
  • Low crime
  • Affordable
  • Fast-growing
  • Jobs and income scores low (7 of 100)
  • Education levels scores low (5 of 100)
Map of Texas showing where Three Rivers isHoustonSan AntonioDallasAustinFort WorthThree Rivers
Where Three Rivers is in Texas.
Population
1,732+17.4% since 2020
Median rent
$96831% lower than Texas
Median home value
$77,80073% lower than Texas
Household income
$46,705Median
Average commute
23 minOne way
Violent crime
0Per 100k, 2025

What it's like to live in Three Rivers

Three Rivers is a town in Live Oak County. 1,732 people lived here in 2025, up 17.4% from 2020, so it is one of the faster-growing places in Texas. It is spread out.

Places locals use include Hilbert H. Kopplin Memorial Park, Ponce Park and Montgomery Park.

The median age is 43.4, 25% of households have children, 48% of homes are owned by the people living in them and the typical household earns $46,705 a year (40% lower than the Texas median).

Pros of living in Three Rivers

  • Low violent crime. 0 violent crimes per 100,000 people in 2025, 100% lower than the Texas rate.
  • Lower rent. Median rent is $968, 31% lower than the Texas median.
  • Homes are affordable for local incomes. The median home costs 1.7 times the median household income, against 3.6 times across Texas.
  • Plenty close to home. 2 grocery stores, 16 restaurants and 5 parks are mapped in town.
  • Growing fast. The population grew 17% from 2020 to 2025, which usually means new homes, shops and jobs.

Cons of living in Three Rivers

  • Higher unemployment. 8.5% of the labor force is out of work, against 5.3% statewide.
  • Higher poverty. 26% of people live below the poverty line, against 14% across Texas.
  • Many adults uninsured. 28% of adults 18 to 64 have no health insurance, against 20% statewide.
  • Natural hazard risk. FEMA rates the risk of hurricanes, tornadoes and heat waves as very high here.
  • Long, hot summers. Expect about 137 days a year at 90°F or hotter.

Who Three Rivers suits

  • FamiliesA reasonable fit: violent crime is 100% lower than the Texas rate. Compared with similar Texas places, it beats 71% for families.
  • Young professionalsA reasonable fit: household income is 40% lower than the Texas median, with 16 restaurants and 2 cafes in town. Compared with similar Texas places, it beats 60% for young professionals.
  • RetireesA reasonable fit: 28% of working-age adults are uninsured and violent crime is 100% lower than the Texas rate. Compared with similar Texas places, it beats 96% for retirees.
  • Remote workersA reasonable fit: 76% of homes have broadband and the median rent of $968 is 31% lower than the Texas median. Compared with similar Texas places, it beats 57% for remote workers.
  • People on a budgetA reasonable fit: the median rent of $968 is 31% lower than the Texas median. Compared with similar Texas places, it beats 82% for people on a budget.

Three Rivers report card

Ten grades, one for each part of daily life we measure. Most compare Three Rivers 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 A

    Median rent $968, homes cost 1.7x income.

    91 of 100 vs US towns

  • Jobs and income: grade F

    Median household income $46,705, 8.5% unemployed.

    7 of 100 vs US towns

  • Schools: grade D+

    2 rated campuses, 0% rated A or B.

    31 of 100 vs TX towns

  • Safety: grade A

    0 violent crimes per 100k, 211 property crimes per 100k.

    90 of 100 vs TX towns

  • Errands and things to do: grade A

    2 grocery stores, 16 restaurants, 5 parks mapped in town.

    90 of 100 vs TX towns

  • Getting around: grade D+

    Average commute 23 min, 6.0% work from home.

    26 of 100 vs US towns

  • Education levels: grade F

    12% have a bachelor’s degree.

    5 of 100 vs US towns

  • Health: grade D-

    28% of adults uninsured.

    12 of 100 vs US towns

  • Home ownership: grade F

    48% of homes owner-occupied.

    1 of 100 vs US towns

  • Internet access: grade F

    76% of homes have broadband.

    6 of 100 vs US towns

Where Three Rivers stands out compared with Texas

Better than Texas

  • Renters paying 30%+ of income on rent: 22%30 points lower than Texas (52%)
  • Home value to income: 1.7x54% lower than Texas (3.6x)
  • Median rent: $96831% lower than Texas ($1,403)

Worse than Texas

  • Adults with a bachelor's degree or higher: 12%22 points lower than Texas (34%)
  • Vacant homes: 26%16 points higher than Texas (9.4%)
  • Median household income: $46,70540% lower than Texas ($78,476)

Cost of living in Three Rivers

Rent is the cost most newcomers feel first. The median rent in Three Rivers is $968 a month, 31% lower than the Texas median of $1,403. To keep that rent at 30% of income, a household needs to earn about $39,000 a year. Right now 22% of renters here pay more than 30% of their income on rent.

HUD sets fair market rents for this area at $852 for a one-bedroom, $1,115 for a two-bedroom and $1,329 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 $77,800, 73% lower than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $426 before tax, or $501 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 Three Rivers pays $906 a year, 79% 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 Three RiversStudio$8481 bedroom$8522 bedrooms$1,1153 bedrooms$1,3294 bedrooms$1,639
HUD fair market rent for FY2027, Live Oak County, TX. This is what a typical, modest unit rents for, including utilities.
MeasureHereTexasUS
Median rent31% lower than Texas$968$1,403$1,413
Median home value73% lower than Texas$77,800$283,800$332,700
Home value to income54% lower than Texas1.7x3.6x4.1x
Renters paying 30%+ of income on rent30 points lower than Texas22%52%51%
Median property tax per year79% lower than Texas$906$4,232$3,119
Homes owned by the people living in them15 points lower than Texas48%63%65%
Median year homes were builtAbout the same as Texas198119921980

Monthly cost to buy a median home

$501
Mortgage payment
$426
Property tax
$76
Median rent, for comparison
$968

Based on a $77,800 home in Three Rivers, 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 Three Rivers safe?

In 2025, Three Rivers Police Department reported 0 violent crimes and 4 property crimes. That works out to 0 violent crimes per 100,000 people, 100% lower than the Texas rate of 387, and 211 property crimes per 100,000, 90% lower than the state rate.

Violent crime is down about 100% 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 Three Rivers by yearTexas0202320242025

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

Violent crime
0
per 100k, Texas 387
Property crime
211
per 100k, Texas 2,086
Property crimes per 100,000 people in Three Rivers by yearTexas211202320242025

Property crimes per 100,000 people by year.

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

Schools in Three Rivers

Three Rivers has 2 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 Three Rivers ISD.

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.

Schools grade
31
of 100 vs Texas towns
Average rating
77
Texas median 81

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

  • CThree Rivers Jr/Sr High SchoolOther, Three Rivers ISD79 of 100
  • CThree Rivers ElementaryElementary, Three Rivers ISD74 of 100

Daily life in Three Rivers

Everyday places mapped inside Three Rivers, from Overture Maps. Well-known spots include Hilbert H. Kopplin Memorial Park, Ponce Park, Montgomery Park.

The average one-way commute is 23 minutes, 13% shorter than the Texas average. 6% of workers work from home. Fewer than 3% walk, bike or take transit to work, so plan on driving for almost everything.

The median household income is $46,705, income per person is $24,695, unemployment is 8.5% and 12% of adults hold a bachelor's degree.

Grocery stores
2
Pharmacies
1
Restaurants
16
Cafes
2
Bars
2
Parks
5
Gyms
1
Hospitals and urgent care
1
Childcare
0
Libraries
1

Jobs, income and education

MeasureHereTexasUS
Median household income40% lower than Texas$46,705$78,476$80,734
Income per person39% lower than Texas$24,695$40,752$44,673
Unemployment rate3 points higher than Texas8.5%5.3%5.2%
People below the poverty line12 points higher than Texas26%14%12%
Adults with a bachelor's degree or higher22 points lower than Texas12%34%36%
Adults with a high school diploma or higher21 points lower than Texas65%86%90%
Adults 18 to 64 without health insurance8 points higher than Texas28%20%11%
Homes with broadband internet16 points lower than Texas76%91%91%

Getting to work

MeasureHereTexasUS
Average commute13% lower than Texas23 min27 min26 min
Workers who work from home8 points lower than Texas6.0%14%15%
Workers who work from home6.0%
Workers who take transit0%
Workers who walk0%
Workers who bike0%

Who lives in Three Rivers

Under 1819%
18 to 3422%
35 to 6438%
65 and over21%

Median age 43.4 years. 25% of households have children.

Race and ethnicity
White28%
Hispanic or Latino67%
Black0%
Asian2.2%
Other or more than one race1.9%

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

Weather in Three Rivers

Three Rivers has a hot Texas climate. July highs average 95°F and January lows about 43°F. There are about 137 days a year at 90°F or above, and about 27 inches of rain a year.

Average monthly high and low temperatures in Three Rivers40°60°80°100°64J68F75M81A88M93J95J97A91S84O73N65DRain

Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from Choke Canyon Dam, 5 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 very 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
  • HailVery high
  • Heat wavesVery high
  • WildfiresVery high
  • Winter stormsModerate
  • Strong windHigh

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 Three Rivers

Nearby, George West gets a B+, Beeville gets a C and Kenedy gets a B-. 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+George WestTown, 3,094 people10 mi
  2. CBeevilleSmall city, 13,412 people27 mi
  3. B-KenedyTown, 3,430 people31 mi
  4. C+SkidmoreTown, 1,183 people33 mi
  5. BKarnes CityTown, 3,605 people33 mi
  6. C-MathisTown, 4,308 people34 mi

Living in Three Rivers: common questions

Is Three Rivers, TX a good place to live?

Three Rivers earns a grade of C+ on our index, 372nd of 745 Texas towns of 1,000 to 10,000 people. It does best on cost of living and errands and things to do, and trails on home ownership and education levels. It is a strong pick for retirees and people on a budget.

How much does it cost to live in Three Rivers?

Median rent in Three Rivers is $968 a month, 31% lower than the Texas median. The median home is worth $77,800, 73% lower than the Texas median. A median home costs 1.7x 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 $501, including property tax.

Is Three Rivers safe?

In 2025, Three Rivers Police Department reported 0 violent crimes per 100,000 people, 100% lower than the Texas rate. Property crime was 211 per 100,000, 90% lower than the Texas rate.

Are the schools good in Three Rivers?

We found 2 rated public school campuses inside Three Rivers. 0% are rated A or B by the Texas Education Agency. Its schools score is 31 of 100 compared with other Texas towns of 1,000 to 10,000 people.

Does Three Rivers flood?

FEMA rates river flooding risk in Three Rivers as high, and coastal flooding as not rated. Hazards rated high or very high here: river flooding, hurricanes, tornadoes, heat waves, hail, wildfires and strong wind. Always check the flood map for a specific address before you buy.

What is the weather like in Three Rivers?

Summers in Three Rivers peak at about 95°F in July, and January nights fall to about 43°F. Expect around 137 days a year at 90°F or hotter, and 27 inches of rain.

How long is the commute in Three Rivers?

The average one-way commute is 23 min, 13% lower than the Texas average. About 6.0% of workers work from home.

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.