Town in Shelby County
Living in Timpson, TX
386th of 745Texas towns of 1,000 to 10,000 people
Overall score 48 of 100
Timpson gets an overall grade of C and ranks 386th of 745 Texas towns of 1,000 to 10,000 people. It does best on cost of living and getting around, and trails on home ownership and health. It is a strong pick for people on a budget.
- Good for people on a budget
- Affordable
- Jobs and income scores low (9 of 100)
- Health scores low (6 of 100)
- Population
- 995+0.6% since 2020
- Median rent
- $61956% lower than Texas
- Median home value
- $82,00071% lower than Texas
- Household income
- $31,250Median
- Average commute
- 27 minOne way
- Violent crime
- No dataNo full-year report
What it's like to live in Timpson
Timpson is a town in Shelby County. 995 people lived here in 2025, up 0.6% from 2020. It is small-town and rural in feel.
The median age is 41.7, 35% of households have children, 40% of homes are owned by the people living in them and the typical household earns $31,250 a year (60% lower than the Texas median).
Pros of living in Timpson
- Lower rent. Median rent is $619, 56% lower than the Texas median.
Cons of living in Timpson
- Higher poverty. 37% of people live below the poverty line, against 14% across Texas.
Who Timpson suits
- FamiliesA reasonable fit. Compared with similar Texas places, it beats 45% for families.
- Young professionalsA reasonable fit: household income is 60% lower than the Texas median, with 9 restaurants and 2 cafes in town. Compared with similar Texas places, it beats 56% for young professionals.
- Remote workersA reasonable fit: 84% of homes have broadband and the median rent of $619 is 56% lower than the Texas median. Compared with similar Texas places, it beats 46% for remote workers.
- People on a budgetA reasonable fit: the median rent of $619 is 56% lower than the Texas median. Compared with similar Texas places, it beats 82% for people on a budget.
Timpson report card
Ten grades, one for each part of daily life we measure. Most compare Timpson 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 $619, homes cost 2.6x income.
91 of 100 vs US townsJobs and income: grade D-
Median household income $31,250, 4.7% unemployed.
9 of 100 vs US townsSchools: grade B-
1 rated campuses, 100% rated A or B.
64 of 100 vs TX townsSafety: no grade
No full year of crime data from local police.
No score vs TX townsErrands and things to do: no grade
2 grocery stores, 9 restaurants, 1 park mapped in town.
No score vs TX townsGetting around: grade B
Average commute 27 min, 13% work from home.
65 of 100 vs US townsEducation levels: grade D
16% have a bachelor’s degree.
23 of 100 vs US townsHealth: grade F
16% of adults uninsured.
6 of 100 vs US townsHome ownership: grade F
40% of homes owner-occupied.
1 of 100 vs US townsInternet access: grade D
84% of homes have broadband.
21 of 100 vs US towns
Where Timpson stands out compared with Texas
Better than Texas
- Median rent: $61956% lower than Texas ($1,403)
- Renters paying 30%+ of income on rent: 35%17 points lower than Texas (52%)
- Home value to income: 2.6x27% lower than Texas (3.6x)
Worse than Texas
- Median household income: $31,25060% lower than Texas ($78,476)
- People below the poverty line: 37%23 points higher than Texas (14%)
- Homes owned by the people living in them: 40%23 points lower than Texas (63%)
Cost of living in Timpson
Rent is the cost most newcomers feel first. The median rent in Timpson is $619 a month, 56% lower than the Texas median of $1,403. To keep that rent at 30% of income, a household needs to earn about $25,000 a year. Right now 35% of renters here pay more than 30% of their income on rent.
HUD sets fair market rents for this area at $878 for a one-bedroom, $1,014 for a two-bedroom and $1,404 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 $82,000, 71% lower than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $449 before tax, or $534 with property tax. That is close to the median rent, so buying can make sense if you plan to stay.
Typical rent by apartment size
| Measure | Here | Texas | US |
|---|---|---|---|
| Median rent56% lower than Texas | $619 | $1,403 | $1,413 |
| Median home value71% lower than Texas | $82,000 | $283,800 | $332,700 |
| Home value to income27% lower than Texas | 2.6x | 3.6x | 4.1x |
| Renters paying 30%+ of income on rent17 points lower than Texas | 35% | 52% | 51% |
| Homes owned by the people living in them23 points lower than Texas | 40% | 63% | 65% |
| Median year homes were builtAbout the same as Texas | 1973 | 1992 | 1980 |
Monthly cost to buy a median home
- Mortgage payment
- $449
- Property tax
- $85
- Median rent, for comparison
- $619
Based on a $82,000 home in Timpson, 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.
Schools in Timpson
Timpson has 1 public school campuses with a 2025 state rating inside the city, and 100% of them earn an A or B. Most students here are served by Timpson 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.
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
- BTimpson SchoolOther, Timpson ISD83 of 100
Daily life in Timpson
Everyday places mapped inside Timpson, from Overture Maps. Well-known spots include SoSo Park.
The average one-way commute is 27 minutes, about the same as the Texas average. 13% of workers work from home. 5.5% walk, bike or take transit to work.
The median household income is $31,250, income per person is $20,123, unemployment is 4.7% and 16% of adults hold a bachelor's degree.
Jobs, income and education
| Measure | Here | Texas | US |
|---|---|---|---|
| Median household income60% lower than Texas | $31,250 | $78,476 | $80,734 |
| Income per person51% lower than Texas | $20,123 | $40,752 | $44,673 |
| Unemployment rateAbout the same as Texas | 4.7% | 5.3% | 5.2% |
| People below the poverty line23 points higher than Texas | 37% | 14% | 12% |
| Adults with a bachelor's degree or higher18 points lower than Texas | 16% | 34% | 36% |
| Adults with a high school diploma or higherAbout the same as Texas | 86% | 86% | 90% |
| Adults 18 to 64 without health insurance3 points lower than Texas | 16% | 20% | 11% |
| Homes with broadband internet8 points lower than Texas | 84% | 91% | 91% |
Getting to work
| Measure | Here | Texas | US |
|---|---|---|---|
| Average commuteAbout the same as Texas | 27 min | 27 min | 26 min |
| Workers who work from home2 points lower than Texas | 13% | 14% | 15% |
Who lives in Timpson
Median age 41.7 years. 35% of households have children.
Race and ethnicity
Shown for information only. It is never part of any grade.
Weather in Timpson
Timpson has a hot Texas climate. July highs average 94°F and January lows about 36°F. There are about 97 days a year at 90°F or above, and about 56 inches of rain a year.
Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from Center, 15 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 Timpson
Nearby, Garrison gets a C+, Tenaha gets a D+ and Center 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.
Living in Timpson: common questions
Is Timpson, TX a good place to live?
Timpson gets an overall grade of C and ranks 386th of 745 Texas towns of 1,000 to 10,000 people. It does best on cost of living and getting around, and trails on home ownership and health. It is a strong pick for people on a budget.
How much does it cost to live in Timpson?
Median rent in Timpson is $619 a month, 56% lower than the Texas median. The median home is worth $82,000, 71% lower than the Texas median. A median home costs 2.6x 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 $534, including property tax.
Are the schools good in Timpson?
We found 1 rated public school campuses inside Timpson. 100% are rated A or B by the Texas Education Agency. Its schools score is 64 of 100 compared with other Texas towns of 1,000 to 10,000 people.
What is the weather like in Timpson?
Summers in Timpson peak at about 94°F in July, and January nights fall to about 36°F. Expect around 97 days a year at 90°F or hotter, and 56 inches of rain.
How long is the commute in Timpson?
The average one-way commute is 27 min, about the same as the Texas average. About 13% 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.