What it's like to live in Corsicana
Corsicana 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 schools with class sizes near the national average. Those factors carry real weight for anyone weighing where to move next.
The tradeoffs are worth naming plainly. Corsicana deals with household incomes below the national average, crime rates above the national average, air quality that falls short of national benchmarks, and college degree attainment below the national average.
The good
- Rent below the national average
- Affordable home prices
- Short commutes
- Average class sizes
The not so good
- Below-average household incomes
- Crime above national average
- Air quality concerns
- Low college degree attainment
- High poverty rate
- Hot summers
How Corsicana compares
Median household income
Median rent (per month)
Median home value
What it takes to move to Corsicana
Based on Corsicana's median rent, home value and household income
To rent
$2,186
up front: first month plus a typical one-month deposit
- Income to keep rent under 30%: $43,720 a year
- 40% of Corsicana renters spend 30% or more of their income on rent
To buy
$33,780
a 20% down payment on the median home
- With 10% down: $16,890
- Homes cost 3.0× the typical local household income (US: 4.1×)
Moving costs, closing costs and taxes not included.
The details
Cost of living▼ 23% below US
$1,093/mo median rent
Cost of living works in this city's favor. Median rent sits around $1,093 a month, nothing that raises eyebrows. Solid value overall. Home prices here are genuinely accessible, with a median around $168,900. That kind of affordability is rare in today's market.
Median home value $168,900 · 40% of renters cost-burdened
Job marketNear US average
4.6% unemployment
Unemployment here is 4.6%, close to the national average of 4.3%.
City-level (BLS)
Safety▲ 35% above US
444 violent crimes per 100k
Crime is worth weighing seriously here. Rates run above the national average, and while plenty of residents live comfortably, neighborhood selection matters a lot more than it does in a safer city.
Property crime 2070/100k · Corsicana Police Department · 2025 data
Getting around▼ 22% below US
20 min average commute
Commutes are reasonable, averaging 20.3 minutes. Nothing heroic, and there's still time left over for a life after work. 9 in 10 workers drive to work; 7% work from home.
How workers get to work
Climate
Summers are hot and humid, with highs regularly hitting 94°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▼ 56% below US
16% bachelor's degree or higher
This is a working-class city, and college degree rates reflect that. Trades, manufacturing, and service industries tend to dominate the local economy, which is a strength for some fields and a real constraint for others.
Schools
10 public schools inside the boundary
There are 10 public schools inside the boundary. The student-to-teacher ratio is 16:1, close to 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 (53 miles away).
Bottom line
Corsicana'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 crime rates above the national average. A year of median rent ($1,093/mo) equals 23% 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.
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