Town in Gregg County, part of the Longview metro
Living in White Oak, TX
148th of 745Texas towns of 1,000 to 10,000 people
Overall score 80 of 100
2nd of 16 in the Longview area
White Oak gets an overall grade of B+ and ranks 148th of 745 Texas towns of 1,000 to 10,000 people. It does best on schools and cost of living, and trails on health and errands and things to do.
- Top-rated schools
- Short commutes
- Tornado risk is very high
- Heat wave risk is very high
- Population
- 6,186-0.5% since 2020
- Median rent
- $1,19415% lower than Texas
- Median home value
- $235,00017% lower than Texas
- Household income
- $101,027Median
- Average commute
- 20 minOne way
- Violent crime
- 112Per 100k, 2025
What it's like to live in White Oak
White Oak sits about 6 miles from downtown Longview, in the Longview metro. 6,186 people lived here in 2025, down 0.5% from 2020. It is small-town and rural in feel.
Local spots people know include White Oak City Park, Penick Park and White Oak School Community Library.
The median age is 32.5, 44% of households have children, 67% of homes are owned by the people living in them and the typical household earns $101,027 a year (29% higher than the Texas median).
Pros of living in White Oak
- Strong public schools. 100% of the 4 rated campuses here earn an A or B from the Texas Education Agency.
- Low violent crime. 112 violent crimes per 100,000 people in 2025, 71% lower than the Texas rate.
- Lower rent. Median rent is $1,194, 15% lower than the Texas median.
- Homes are affordable for local incomes. The median home costs 2.3 times the median household income, against 3.6 times across Texas.
- High incomes. The median household earns $101,027, 29% higher than the Texas median.
Cons of living in White Oak
- Natural hazard risk. FEMA rates the risk of tornadoes, heat waves and hail as very high here.
- Long, hot summers. Expect about 112 days a year at 90°F or hotter.
Who White Oak suits
- FamiliesA reasonable fit: 100% of rated schools earn an A or B and violent crime is 71% lower than the Texas rate. Compared with similar Texas places, it beats 74% for families.
- Young professionalsA reasonable fit: household income is 29% higher than the Texas median, with 24 restaurants and 2 cafes in town. Compared with similar Texas places, it beats 59% for young professionals.
- RetireesA reasonable fit: 13% of working-age adults are uninsured and violent crime is 71% lower than the Texas rate. Compared with similar Texas places, it beats 52% for retirees.
- Remote workersA strong fit: 94% of homes have broadband and the median rent of $1,194 is 15% lower than the Texas median. Compared with similar Texas places, it beats 76% for remote workers.
- People on a budgetA reasonable fit: the median rent of $1,194 is 15% lower than the Texas median. Compared with similar Texas places, it beats 72% for people on a budget.
White Oak report card
Ten grades, one for each part of daily life we measure. Most compare White Oak 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 $1,194, homes cost 2.3x income.
70 of 100 vs US townsJobs and income: grade B
Median household income $101,027, 5.0% unemployed.
67 of 100 vs US townsSchools: grade A-
4 rated campuses, 100% rated A or B.
87 of 100 vs TX townsSafety: grade C+
112 violent crimes per 100k, 833 property crimes per 100k.
55 of 100 vs TX townsErrands and things to do: grade D+
2 grocery stores, 24 restaurants, 2 parks mapped in town.
27 of 100 vs TX townsGetting around: grade C
Average commute 20 min, 5.9% work from home.
42 of 100 vs US townsEducation levels: grade C-
19% have a bachelor’s degree.
38 of 100 vs US townsHealth: grade D
13% of adults uninsured.
24 of 100 vs US townsHome ownership: grade C-
67% of homes owner-occupied.
40 of 100 vs US townsInternet access: grade B
94% of homes have broadband.
70 of 100 vs US towns
Where White Oak stands out compared with Texas
Better than Texas
- Renters paying 30%+ of income on rent: 32%20 points lower than Texas (52%)
- Home value to income: 2.3x36% lower than Texas (3.6x)
- Median household income: $101,02729% higher than Texas ($78,476)
Worse than Texas
- Adults with a bachelor's degree or higher: 19%15 points lower than Texas (34%)
- Workers who walk, bike or take transit: 0%3 points lower than Texas (2.6%)
Cost of living in White Oak
White Oak renters pay a median of $1,194 a month, 15% lower than the statewide median. The usual rule is to spend no more than 30% of income on rent, which means earning around $48,000 a year for a median unit. Right now 32% of renters here pay more than 30% of their income on rent.
HUD sets fair market rents for this area at $1,041 for a one-bedroom, $1,232 for a two-bedroom and $1,611 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 $235,000, 17% lower than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $1,286 before tax, or $1,467 with property tax. That is $273 a month more than the median rent, a gap that can be worth it if you plan to stay a while.
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 White Oak pays $2,163 a year, 49% 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
| Measure | Here | Texas | US |
|---|---|---|---|
| Median rent15% lower than Texas | $1,194 | $1,403 | $1,413 |
| Median home value17% lower than Texas | $235,000 | $283,800 | $332,700 |
| Home value to income36% lower than Texas | 2.3x | 3.6x | 4.1x |
| Renters paying 30%+ of income on rent20 points lower than Texas | 32% | 52% | 51% |
| Median property tax per year49% lower than Texas | $2,163 | $4,232 | $3,119 |
| Homes owned by the people living in them4 points higher than Texas | 67% | 63% | 65% |
| Median year homes were builtAbout the same as Texas | 1982 | 1992 | 1980 |
Monthly cost to buy a median home
- Mortgage payment
- $1,286
- Property tax
- $180
- Median rent, for comparison
- $1,194
Based on a $235,000 home in White Oak, 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 White Oak safe?
In 2025, White Oak Police Department reported 7 violent crimes and 52 property crimes. That works out to 112 violent crimes per 100,000 people, 71% lower than the Texas rate of 387, and 833 property crimes per 100,000, 60% lower than the state rate.
Violent crime is down about 30% 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, White Oak Police Department, 2025. Rates count reported crimes only and cover the area this police department serves.
Schools in White Oak
White Oak has 4 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 White Oak ISD.
Top-rated campuses include White Oak High School and White Oak Middle. The average rating score across all campuses is 89 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.
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
- AWhite Oak High SchoolHigh, White Oak ISD96 of 100
- AWhite Oak MiddleMiddle, White Oak ISD90 of 100
- BWhite Oak IntermediateElementary, White Oak ISD85 of 100
- BWhite Oak PriElementary, White Oak ISD85 of 100
Daily life in White Oak
Everyday places mapped inside White Oak, from Overture Maps. Well-known spots include White Oak City Park, Penick Park, White Oak School Community Library.
The average one-way commute is 20 minutes, 27% 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.
Downtown Longview is about 6 miles away in a straight line. Many people who live in White Oak work elsewhere in the metro, so test the drive at rush hour before you commit.
The median household income is $101,027, income per person is $30,841, unemployment is 5.0% and 19% of adults hold a bachelor's degree.
Jobs, income and education
| Measure | Here | Texas | US |
|---|---|---|---|
| Median household income29% higher than Texas | $101,027 | $78,476 | $80,734 |
| Income per person24% lower than Texas | $30,841 | $40,752 | $44,673 |
| Unemployment rateAbout the same as Texas | 5.0% | 5.3% | 5.2% |
| People below the poverty line6 points lower than Texas | 7.4% | 14% | 12% |
| Adults with a bachelor's degree or higher15 points lower than Texas | 19% | 34% | 36% |
| Adults with a high school diploma or higher5 points higher than Texas | 91% | 86% | 90% |
| Adults 18 to 64 without health insurance6 points lower than Texas | 13% | 20% | 11% |
| Homes with broadband internet2 points higher than Texas | 94% | 91% | 91% |
Getting to work
| Measure | Here | Texas | US |
|---|---|---|---|
| Average commute27% lower than Texas | 20 min | 27 min | 26 min |
| Workers who work from home8 points lower than Texas | 5.9% | 14% | 15% |
Who lives in White Oak
Median age 32.5 years. 44% of households have children.
Race and ethnicity
Shown for information only. It is never part of any grade.
Weather in White Oak
White Oak has a hot Texas climate. July highs average 95°F and January lows about 36°F. There are about 112 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 Longview #2, 8 mi away. Orange months average 90°F or more.
Natural hazard risk
FEMA's National Risk Index says river flooding risk is moderate, hurricane risk is high, tornado risk is very 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 floodingModerate
- HurricanesHigh
- TornadoesVery high
- HailVery high
- Heat wavesVery high
- WildfiresHigh
- 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 White Oak
Nearby, Gladewater gets a D-, Longview gets a C+ and Liberty City gets a D+. Each is graded against Texas places of its own size, so a small town and a big city can both earn an A.
- D-GladewaterTown, 6,227 people5 mi
- C+LongviewCity, 82,923 people6 mi
- D+Liberty CityTown, 2,648 people7 mi
- DKilgoreSmall city, 13,470 people9 mi
- B-LakeportTown, 1,170 people13 mi
- D+GilmerTown, 5,025 people14 mi
White Oak in the Longview area
How it ranks among 16 places in the metro.
- 1AHallsville4,628 people11 mito downtown
- 2B+White Oak6,235 people6 mito downtown
- 3B-Lake Cherokee3,093 people13 mito downtown
- 4B-Lakeport1,170 people8 mito downtown
- 5C+Longview82,923 people0 mito downtown
Living in White Oak: common questions
Is White Oak, TX a good place to live?
White Oak gets an overall grade of B+ and ranks 148th of 745 Texas towns of 1,000 to 10,000 people. It does best on schools and cost of living, and trails on health and errands and things to do.
How much does it cost to live in White Oak?
Renters in White Oak pay a median of $1,194 a month, 15% lower than the Texas median. The median home is worth $235,000, 17% lower than the Texas median. A median home costs 2.3x 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 $1,467, including property tax.
Is White Oak safe?
In 2025, White Oak Police Department reported 112 violent crimes per 100,000 people, 71% lower than the Texas rate. Property crime was 833 per 100,000, 60% lower than the Texas rate.
Are the schools good in White Oak?
We found 4 rated public school campuses inside White Oak. 100% are rated A or B by the Texas Education Agency. Its schools score is 87 of 100 compared with other Texas towns of 1,000 to 10,000 people.
Does White Oak flood?
FEMA rates river flooding risk in White Oak as moderate, and coastal flooding as not rated. Hazards rated high or very high here: hurricanes, 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 White Oak?
Summers in White Oak peak at about 95°F in July, and January nights fall to about 36°F. Expect around 112 days a year at 90°F or hotter, and 51 inches of rain.
How long is the commute in White Oak?
The average one-way commute is 20 min, 27% lower than the Texas average. About 5.9% of workers work from home. It is about 6 miles from downtown Longview.
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.