Town in Van Zandt County

Living in Van, TX

B+

193rd of 745Texas towns of 1,000 to 10,000 people
Overall score 74 of 100

We give Van a B+. It ranks 193rd 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 health. It is a strong pick for retirees and remote workers.

  • Good for retirees
  • Good for remote workers
  • Fast-growing
  • Getting around scores low (6 of 100)
  • Hail risk is very high
Map of Texas showing where Van isHoustonSan AntonioDallasAustinFort WorthVan
Where Van is in Texas.
Population
2,993+12.2% since 2020
Median rent
$1,22013% lower than Texas
Median home value
$169,90040% lower than Texas
Household income
$69,155Median
Average commute
31 minOne way
Violent crime
33Per 100k, 2025

What it's like to live in Van

Van is a town in Van Zandt County. 2,993 people lived here in 2025, up 12.2% from 2020, so it is one of the faster-growing places in Texas. It is spread out.

Local spots people know include Van Community Library, Van Parks and Rec and Van City Ballpark.

The median age is 36.3, 43% of households have children, 78% of homes are owned by the people living in them and the typical household earns $69,155 a year (12% lower than the Texas median).

Pros of living in Van

  • Low violent crime. 33 violent crimes per 100,000 people in 2025, 91% lower than the Texas rate.
  • Lower rent. Median rent is $1,220, 13% lower than the Texas median.
  • Homes are affordable for local incomes. The median home costs 2.5 times the median household income, against 3.6 times across Texas.
  • Plenty close to home. 2 grocery stores, 22 restaurants and 2 parks are mapped in town.

Cons of living in Van

  • Long commutes. The average trip to work takes 31 minutes, against 27 across Texas.
  • Natural hazard risk. FEMA rates the risk of hail, wildfires and strong wind as very high here.

Who Van suits

  • FamiliesA reasonable fit: 67% of rated schools earn an A or B and violent crime is 91% lower than the Texas rate. Compared with similar Texas places, it beats 77% for families.
  • Young professionalsA reasonable fit: household income is 12% lower than the Texas median, with 22 restaurants and 1 cafe in town. Compared with similar Texas places, it beats 79% for young professionals.
  • RetireesA reasonable fit: 13% of working-age adults are uninsured and violent crime is 91% lower than the Texas rate. Compared with similar Texas places, it beats 84% for retirees.
  • Remote workersA reasonable fit: 91% of homes have broadband and the median rent of $1,220 is 13% lower than the Texas median. Compared with similar Texas places, it beats 82% for remote workers.
  • People on a budgetA reasonable fit: the median rent of $1,220 is 13% lower than the Texas median. Compared with similar Texas places, it beats 58% for people on a budget.

Van report card

Ten grades, one for each part of daily life we measure. Most compare Van 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 B-

    Median rent $1,220, homes cost 2.5x income.

    60 of 100 vs US towns

  • Jobs and income: grade C

    Median household income $69,155, 5.5% unemployed.

    47 of 100 vs US towns

  • Schools: grade B-

    3 rated campuses, 67% rated A or B.

    58 of 100 vs TX towns

  • Safety: grade B

    33 violent crimes per 100k, 961 property crimes per 100k.

    67 of 100 vs TX towns

  • Errands and things to do: grade A-

    2 grocery stores, 22 restaurants, 2 parks mapped in town.

    88 of 100 vs TX towns

  • Getting around: grade F

    Average commute 31 min, 20% work from home.

    6 of 100 vs US towns

  • Education levels: grade B+

    28% have a bachelor’s degree.

    72 of 100 vs US towns

  • Health: grade D+

    13% of adults uninsured.

    28 of 100 vs US towns

  • Home ownership: grade C-

    78% of homes owner-occupied.

    36 of 100 vs US towns

  • Internet access: grade C+

    91% of homes have broadband.

    54 of 100 vs US towns

Where Van stands out compared with Texas

Better than Texas

  • Homes owned by the people living in them: 78%16 points higher than Texas (63%)
  • Home value to income: 2.5x32% lower than Texas (3.6x)
  • Renters paying 30%+ of income on rent: 40%12 points lower than Texas (52%)

Worse than Texas

  • Vacant homes: 19%9 points higher than Texas (9.4%)
  • Average commute: 31 min16% higher than Texas (27 min)
  • Adults with a bachelor's degree or higher: 28%6 points lower than Texas (34%)

Cost of living in Van

Van renters pay a median of $1,220 a month, 13% lower than the statewide median. The usual rule is to spend no more than 30% of income on rent, which means earning around $49,000 a year for a median unit. Right now 40% of renters here pay more than 30% of their income on rent.

HUD sets fair market rents for this area at $905 for a one-bedroom, $1,184 for a two-bedroom and $1,534 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 $169,900, 40% lower than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $930 before tax, or $1,149 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 Van pays $2,623 a year, 38% 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 VanStudio$8991 bedroom$9052 bedrooms$1,1843 bedrooms$1,5344 bedrooms$1,556
HUD fair market rent for FY2027, Van Zandt County, TX. This is what a typical, modest unit rents for, including utilities.
MeasureHereTexasUS
Median rent13% lower than Texas$1,220$1,403$1,413
Median home value40% lower than Texas$169,900$283,800$332,700
Home value to income32% lower than Texas2.5x3.6x4.1x
Renters paying 30%+ of income on rent12 points lower than Texas40%52%51%
Median property tax per year38% lower than Texas$2,623$4,232$3,119
Homes owned by the people living in them16 points higher than Texas78%63%65%
Median year homes were builtAbout the same as Texas198119921980

Monthly cost to buy a median home

$1,149
Mortgage payment
$930
Property tax
$219
Median rent, for comparison
$1,220

Based on a $169,900 home in Van, 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 Van safe?

In 2025, Van Police Department reported 1 violent crimes and 29 property crimes. That works out to 33 violent crimes per 100,000 people, 91% lower than the Texas rate of 387, and 961 property crimes per 100,000, 54% lower than the state rate.

Violent crime is down about 85% 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 Van by yearTexas3320212022202320242025

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

Violent crime
33
per 100k, Texas 387
Property crime
961
per 100k, Texas 2,086
Property crimes per 100,000 people in Van by yearTexas96120212022202320242025

Property crimes per 100,000 people by year.

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

Schools in Van

Van has 3 public school campuses with a 2025 state rating inside the city, and 67% of them earn an A or B. Most students here are served by Van ISD.

Top-rated campuses include Van Junior High. The average rating score across all campuses is 82 out of 100, against a Texas median of 81.

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
58
of 100 vs Texas towns
Average rating
82
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

  • AVan Junior HighMiddle, Van ISD90 of 100
  • BVan High SchoolHigh, Van ISD85 of 100
  • CRhodes ElementaryElementary, Van ISD70 of 100

Daily life in Van

Everyday places mapped inside Van, from Overture Maps. Well-known spots include Van Community Library, Van Parks and Rec, Van City Ballpark.

The average one-way commute is 31 minutes, 16% longer than the Texas average. 20% 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 $69,155, income per person is $29,426, unemployment is 5.5% and 28% of adults hold a bachelor's degree.

Grocery stores
2
Pharmacies
2
Restaurants
22
Cafes
1
Bars
1
Parks
2
Gyms
1
Hospitals and urgent care
0
Childcare
2
Libraries
1

Jobs, income and education

MeasureHereTexasUS
Median household income12% lower than Texas$69,155$78,476$80,734
Income per person28% lower than Texas$29,426$40,752$44,673
Unemployment rateAbout the same as Texas5.5%5.3%5.2%
People below the poverty line5 points lower than Texas8.6%14%12%
Adults with a bachelor's degree or higher6 points lower than Texas28%34%36%
Adults with a high school diploma or higher10 points higher than Texas96%86%90%
Adults 18 to 64 without health insurance7 points lower than Texas13%20%11%
Homes with broadband internetAbout the same as Texas91%91%91%

Getting to work

MeasureHereTexasUS
Average commute16% higher than Texas31 min27 min26 min
Workers who work from home6 points higher than Texas20%14%15%
Workers who work from home20%
Workers who take transit0%
Workers who walk0%
Workers who bike0%

Who lives in Van

Under 1833%
18 to 3416%
35 to 6438%
65 and over13%

Median age 36.3 years. 43% of households have children.

Race and ethnicity
White76%
Hispanic or Latino17%
Black1.3%
Asian0%
Other or more than one race5.7%

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

Weather in Van

Van has a hot Texas climate. July highs average 93°F and January lows about 33°F. There are about 99 days a year at 90°F or above, and about 46 inches of rain a year.

Average monthly high and low temperatures in Van30°50°70°90°57J60F68M75A82M89J93J94A88S78O67N59DRain

Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from Mineola, 12 mi away. Orange months average 90°F or more.

Natural hazard risk

FEMA's National Risk Index says river flooding risk is low, hurricane risk is moderate, tornado risk is high and hail risk is very high. Even in lower-risk areas, check the FEMA flood map for the exact address before you buy.

  • River floodingLow
  • HurricanesModerate
  • TornadoesHigh
  • HailVery high
  • Heat wavesHigh
  • WildfiresVery high
  • Winter stormsHigh
  • Strong windVery high

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 Van

Nearby, Ben Wheeler gets an A-, Hideaway gets an A and Grand Saline 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.

  1. A-Ben WheelerTown, 1,792 people6 mi
  2. AHideawayTown, 3,301 people11 mi
  3. C-Grand SalineTown, 3,203 people12 mi
  4. D+MineolaTown, 5,068 people13 mi
  5. A-LindaleTown, 6,644 people14 mi
  6. C+CantonTown, 4,545 people14 mi

Living in Van: common questions

Is Van, TX a good place to live?

We give Van a B+. It ranks 193rd 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 health. It is a strong pick for retirees and remote workers.

How much does it cost to live in Van?

Renters in Van pay a median of $1,220 a month, 13% lower than the Texas median. The median home is worth $169,900, 40% lower than the Texas median. A median home costs 2.5x 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 $1,149, including property tax.

Is Van safe?

In 2025, Van Police Department reported 33 violent crimes per 100,000 people, 91% lower than the Texas rate. Property crime was 961 per 100,000, 54% lower than the Texas rate.

Are the schools good in Van?

We found 3 rated public school campuses inside Van. 67% are rated A or B by the Texas Education Agency. Its schools score is 58 of 100 compared with other Texas towns of 1,000 to 10,000 people.

Does Van flood?

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

What is the weather like in Van?

Summers in Van peak at about 93°F in July, and January nights fall to about 33°F. Expect around 99 days a year at 90°F or hotter, and 46 inches of rain.

How long is the commute in Van?

The average one-way commute is 31 min, 16% higher than the Texas average. About 20% 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.