Town in Montgomery County, part of the Houston metro

Living in Willis, TX

C

415th of 745Texas towns of 1,000 to 10,000 people
Overall score 44 of 100
66th of 125 in the Houston area

We give Willis a C. It ranks 415th of 745 Texas towns of 1,000 to 10,000 people. It does best on errands and things to do and internet access, and trails on education levels and schools. It is a strong pick for young professionals and remote workers.

  • Good for young professionals
  • Good for remote workers
  • Errands close by
  • Fast-growing
  • Schools scores low (18 of 100)
  • Education levels scores low (14 of 100)
Map of Texas showing where Willis isSan AntonioDallasAustinFort WorthWillis
Where Willis is in Texas.
Population
7,652+19.4% since 2020
Median rent
$1,26810% lower than Texas
Median home value
$124,30056% lower than Texas
Household income
$68,632Median
Average commute
24 minOne way
Violent crime
256Per 100k, 2025

What it's like to live in Willis

Willis sits about 45 miles from downtown Houston, in the Houston-Pasadena-The Woodlands metro. 7,652 people lived here in 2025, up 19.4% from 2020, so it is one of the faster-growing places in Texas. It is spread out.

Places locals use include Charles Traylor Memorial Park, NCFL Football field and City Park.

The median age is 35.4, 29% of households have children, 61% of homes are owned by the people living in them and the typical household earns $68,632 a year (13% lower than the Texas median).

Pros of living in Willis

  • Homes are affordable for local incomes. The median home costs 1.8 times the median household income, against 3.6 times across Texas.
  • Plenty close to home. 4 grocery stores, 69 restaurants and 6 parks are mapped in town.
  • Growing fast. The population grew 19% from 2020 to 2025, which usually means new homes, shops and jobs.

Cons of living in Willis

  • Weaker school ratings. None of the 5 rated campuses earn an A or B from the state.
  • Higher unemployment. 12% of the labor force is out of work, against 5.3% statewide.
  • Natural hazard risk. FEMA rates the risk of hurricanes and tornadoes as very high here.

Who Willis suits

  • FamiliesNot the best fit: 0% of rated schools earn an A or B and violent crime is 34% lower than the Texas rate. Compared with similar Texas places, it beats 30% for families.
  • Young professionalsA strong fit: household income is 13% lower than the Texas median, with 69 restaurants and 9 cafes in town. Compared with similar Texas places, it beats 84% for young professionals.
  • RetireesNot the best fit: 20% of working-age adults are uninsured and violent crime is 34% lower than the Texas rate. Compared with similar Texas places, it beats 38% for retirees.
  • Remote workersA strong fit: 94% of homes have broadband and the median rent of $1,268 is 10% lower than the Texas median. Compared with similar Texas places, it beats 88% for remote workers.
  • People on a budgetNot the best fit: the median rent of $1,268 is 10% lower than the Texas median. Compared with similar Texas places, it beats 35% for people on a budget.

Willis report card

Ten grades, one for each part of daily life we measure. Most compare Willis 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 C

    Median rent $1,268, homes cost 1.8x income.

    43 of 100 vs US towns

  • Jobs and income: grade D+

    Median household income $68,632, 12% unemployed.

    29 of 100 vs US towns

  • Schools: grade D

    5 rated campuses, 0% rated A or B.

    18 of 100 vs TX towns

  • Safety: grade D

    256 violent crimes per 100k, 2,032 property crimes per 100k.

    21 of 100 vs TX towns

  • Errands and things to do: grade A+

    4 grocery stores, 69 restaurants, 6 parks mapped in town.

    99 of 100 vs TX towns

  • Getting around: grade B

    Average commute 24 min, 5.4% work from home.

    72 of 100 vs US towns

  • Education levels: grade D-

    16% have a bachelor’s degree.

    14 of 100 vs US towns

  • Health: grade D

    20% of adults uninsured.

    19 of 100 vs US towns

  • Home ownership: grade B

    61% of homes owner-occupied.

    65 of 100 vs US towns

  • Internet access: grade B+

    94% of homes have broadband.

    72 of 100 vs US towns

Where Willis stands out compared with Texas

Better than Texas

  • Home value to income: 1.8x50% lower than Texas (3.6x)
  • Vacant homes: 0.6%9 points lower than Texas (9.4%)
  • Median rent: $1,26810% lower than Texas ($1,403)

Worse than Texas

  • Adults with a bachelor's degree or higher: 16%18 points lower than Texas (34%)
  • Renters paying 30%+ of income on rent: 64%12 points higher than Texas (52%)
  • Unemployment rate: 12%7 points higher than Texas (5.3%)

Cost of living in Willis

Rent is the cost most newcomers feel first. The median rent in Willis is $1,268 a month, 10% lower than the Texas median of $1,403. To keep that rent at 30% of income, a household needs to earn about $51,000 a year. Right now 64% of renters here pay more than 30% of their income on rent.

HUD sets fair market rents for this area at $1,261 for a one-bedroom, $1,497 for a two-bedroom and $2,017 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 $124,300, 56% lower than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $680 before tax, or $847 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 Willis pays $1,997 a year, 53% 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 WillisStudio$1,2331 bedroom$1,2612 bedrooms$1,4973 bedrooms$2,0174 bedrooms$2,502
HUD fair market rent for FY2027, Houston-The Woodlands-Sugar Land, TX HUD Metro FMR Area. This is what a typical, modest unit rents for, including utilities.
MeasureHereTexasUS
Median rent10% lower than Texas$1,268$1,403$1,413
Median home value56% lower than Texas$124,300$283,800$332,700
Home value to income50% lower than Texas1.8x3.6x4.1x
Renters paying 30%+ of income on rent12 points higher than Texas64%52%51%
Median property tax per year53% lower than Texas$1,997$4,232$3,119
Homes owned by the people living in them2 points lower than Texas61%63%65%
Median year homes were builtAbout the same as Texas199519921980

Monthly cost to buy a median home

$847
Mortgage payment
$680
Property tax
$166
Median rent, for comparison
$1,268

Based on a $124,300 home in Willis, 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 Willis safe?

In 2025, Willis Police Department reported 19 violent crimes and 151 property crimes. That works out to 256 violent crimes per 100,000 people, 34% lower than the Texas rate of 387, and 2,032 property crimes per 100,000, about the same as the state rate.

Violent crime is down about 58% 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 Willis by yearTexas25620212022202320242025

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

Violent crime
256
per 100k, Texas 387
Property crime
2,032
per 100k, Texas 2,086
Property crimes per 100,000 people in Willis by yearTexas2,03220212022202320242025

Property crimes per 100,000 people by year.

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

Schools in Willis

Willis has 5 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 Willis 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
18
of 100 vs Texas towns
Average rating
73
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

  • CEdward B Cannan ElementaryElementary, Willis ISD78 of 100
  • CParmley ElementaryElementary, Willis ISD78 of 100
  • CRoark Early Education CenterOther, Willis ISD77 of 100
  • DC C Hardy ElementaryElementary, Willis ISD69 of 100
  • DLynn Lucas MiddleMiddle, Willis ISD64 of 100

Daily life in Willis

Everyday places mapped inside Willis, from Overture Maps. Well-known spots include Charles Traylor Memorial Park, NCFL Football field, City Park.

The average one-way commute is 24 minutes, 9% shorter than the Texas average. 5% of workers work from home. 4.6% walk, bike or take transit to work.

Downtown Houston is about 45 miles away in a straight line. Many people who live in Willis work elsewhere in the metro, so test the drive at rush hour before you commit.

The median household income is $68,632, income per person is $23,207, unemployment is 12% and 16% of adults hold a bachelor's degree.

Grocery stores
4
Pharmacies
4
Restaurants
69
Cafes
9
Bars
1
Parks
6
Gyms
8
Hospitals and urgent care
0
Childcare
0
Libraries
1

Jobs, income and education

MeasureHereTexasUS
Median household income13% lower than Texas$68,632$78,476$80,734
Income per person43% lower than Texas$23,207$40,752$44,673
Unemployment rate7 points higher than Texas12%5.3%5.2%
People below the poverty line3 points lower than Texas11%14%12%
Adults with a bachelor's degree or higher18 points lower than Texas16%34%36%
Adults with a high school diploma or higher7 points lower than Texas79%86%90%
Adults 18 to 64 without health insuranceAbout the same as Texas20%20%11%
Homes with broadband internet3 points higher than Texas94%91%91%

Getting to work

MeasureHereTexasUS
Average commute9% lower than Texas24 min27 min26 min
Workers who work from home9 points lower than Texas5.4%14%15%
Workers who work from home5.4%
Workers who take transit0%
Workers who walk4.6%
Workers who bike0%

Who lives in Willis

Under 1824%
18 to 3425%
35 to 6437%
65 and over14%

Median age 35.4 years. 29% of households have children.

Race and ethnicity
White41%
Hispanic or Latino48%
Black10.0%
Asian0%
Other or more than one race1.4%

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

Weather in Willis

Willis has a hot Texas climate. July highs average 94°F and January lows about 39°F. There are about 108 days a year at 90°F or above, and about 48 inches of rain a year.

Average monthly high and low temperatures in Willis30°50°70°90°62J66F73M79A86M91J94J94A90S82O71N64DRain

Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from Conroe Montgomery Co Ap, 8 mi away. Orange months average 90°F or more.

Natural hazard risk

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

  • River floodingVery low
  • HurricanesVery high
  • TornadoesVery high
  • HailHigh
  • Heat wavesHigh
  • WildfiresHigh
  • Winter stormsModerate
  • Strong windModerate

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 Willis

Nearby, Panorama Village gets an A-, Conroe gets a C- and Montgomery 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-Panorama VillageTown, 2,525 people4 mi
  2. C-ConroeCity, 102,360 people9 mi
  3. C-MontgomeryTown, 2,489 people12 mi
  4. BDeerwoodTown, 2,366 people14 mi
  5. FHuntsvilleSmall city, 47,864 people17 mi
  6. C-ShenandoahTown, 3,705 people18 mi

Willis in the Houston area

How it ranks among 125 places in the metro.

  1. 1A+Taylor Lake Village3,721 people25 mito downtown
  2. 2A+Bunker Hill Village3,829 people9 mito downtown
  3. 3A+West University Place14,982 people6 mito downtown
  4. 63CCloverleaf24,063 people13 mito downtown
  5. 64CRosharon1,737 people30 mito downtown
  6. 65CBrazoria2,880 people52 mito downtown
  7. 66CWillis6,878 people45 mito downtown
  8. 67CWoodbranch1,719 people30 mito downtown
  9. 68CBeach City3,309 people32 mito downtown
  10. 69C-Shenandoah3,705 people28 mito downtown

See all of the best suburbs of houston

Living in Willis: common questions

Is Willis, TX a good place to live?

We give Willis a C. It ranks 415th of 745 Texas towns of 1,000 to 10,000 people. It does best on errands and things to do and internet access, and trails on education levels and schools. It is a strong pick for young professionals and remote workers.

How much does it cost to live in Willis?

Median rent in Willis is $1,268 a month, 10% lower than the Texas median. The median home is worth $124,300, 56% lower than the Texas median. A median home costs 1.8x 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 $847, including property tax.

Is Willis safe?

In 2025, Willis Police Department reported 256 violent crimes per 100,000 people, 34% lower than the Texas rate. Property crime was 2,032 per 100,000, about the same as the Texas rate.

Are the schools good in Willis?

We found 5 rated public school campuses inside Willis. 0% are rated A or B by the Texas Education Agency. Its schools score is 18 of 100 compared with other Texas towns of 1,000 to 10,000 people.

Does Willis flood?

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

What is the weather like in Willis?

Summers in Willis peak at about 94°F in July, and January nights fall to about 39°F. Expect around 108 days a year at 90°F or hotter, and 48 inches of rain.

How long is the commute in Willis?

The average one-way commute is 24 min, 9% lower than the Texas average. About 5.4% of workers work from home. It is about 45 miles from downtown Houston.

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.