What it's like to live in Athens
Athens is a small city in Texas with rent below the national average, home prices that remain within reach, commutes that run shorter than most cities, and a growing population. Those factors carry real weight for anyone weighing where to move next.
The tradeoffs are worth naming plainly. Athens deals with household incomes below the national average, college degree attainment below the national average, a rent burden that leaves many renters stretched thin, and hot summers.
The good
- Rent below the national average
- Affordable home prices
- Short commutes
- Growing population
- Low student-teacher ratio
The not so good
- Below-average household incomes
- Low college degree attainment
- High rent burden for renters
- Hot summers
- Smaller place — fewer dining and entertainment options
- Car-dependent — few commuters use transit
How Athens compares
Median household income
Median rent (per month)
Median home value
What it takes to move to Athens
Based on Athens's median rent, home value and household income
To rent
$2,224
up front: first month plus a typical one-month deposit
- Income to keep rent under 30%: $44,480 a year
- 52% of Athens renters spend 30% or more of their income on rent
To buy
$42,160
a 20% down payment on the median home
- With 10% down: $21,080
- Homes cost 3.1× the typical local household income (US: 4.1×)
Moving costs, closing costs and taxes not included.
The details
Cost of living▼ 21% below US
$1,112/mo median rent
Cost of living works in this city's favor. Median rent sits around $1,112 a month, nothing that raises eyebrows. Solid value overall. Home prices here are genuinely accessible, with a median around $210,800. That kind of affordability is rare in today's market.
Median home value $210,800 · 52% of renters cost-burdened
Job market
4.5% county unemployment
Unemployment in Henderson County is 4.5%, close to the national average of 4.3%. That's the county-wide rate; BLS doesn't measure a place this size on its own.
Henderson County (county-wide)
SafetyNear US average
327 violent crimes per 100k
Crime runs about typical for a city this size. Some neighborhoods are safer than others, and one overall rate doesn't tell the whole story, so a neighborhood-level look matters more than the headline stat.
Property crime 1040/100k · Athens Police Department · 2025 data
Getting around▼ 20% below US
21 min average commute
Commutes are reasonable, averaging 20.7 minutes. Nothing heroic, and there's still time left over for a life after work. 9 in 10 workers drive to work.
How workers get to work
Climate
Summers are hot and humid, with highs regularly hitting 93°F, and winters are chilly but manageable, with lows around 37°F. Rainfall is regular throughout the year.
Average month
30-year averages, 1991–2020
Healthcare
1 hospital
There's one Medicare-certified hospital inside city limits, rated 2.0 out of 5 by Medicare. Hospitals in neighboring towns aren't counted here.
Medicare-certified hospitals
Education & workforce▼ 41% below US
21% bachelor's degree or higher
College degree attainment runs below average at 21%. That tends to reflect a more trade and working-class economy, which can be great or limiting depending on the industry.
Schools
5 public schools inside the boundary
There are 5 public schools inside the boundary and 1 private school. The student-to-teacher ratio is 15:1, well below the national average of 16:1. Smaller class sizes are generally a positive sign for a district.
Parks & recreation
The nearest national park or historic site is Waco Mammoth National Monument (89 miles away).
Bottom line
Athens's strongest points are rent below the national average and home prices that remain within reach; the main tradeoffs are household incomes below the national average and college degree attainment below the national average. A year of median rent ($1,112/mo) equals 20% of the median household income here, about the same as the 21% typical nationwide. It tends to suit people watching their budget and people who want short commutes. It may be a harder fit for anyone who doesn't drive.
Other places near Athens
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