Beverly Hills, Texas
Population, housing costs, incomes, jobs, commuting and climate in Beverly Hills, compared with Texas and the U.S. using Census records and their margins of error.
Beverly Hills city · Incorporated city · Census GEOID 4808104 · Texas directory
- Population · July 1, 2025
- 1,835 PEP Vintage 2025
- Change · 2024 to 2025
- -0.4% -7 residents
- Household income
- $47,313 ACS 2020–2024 · ±$14,910
- Home value
- $156,700 ACS 2020–2024 · ±$15,947
- Monthly gross rent
- $942 ACS 2020–2024 · ±$85
- Median age
- 36.6 years ACS 2020–2024 · ±5.9
Beverly Hills is an incorporated city in McLennan County, Texas, part of the Waco, TX metropolitan area. With 1,835 residents on July 1, 2025, it ranks 639th in Texas and 7,987th nationally among Census places. Its population fell by 7 (0.4%) in the year to July 2025; since April 2020 it has declined 2.0%. Median gross rent in the 2020–2024 survey is $942 a month, 32.9% below the Texas median. Median household income is $47,313, 39.7% below the Texas median.
Detailed demographics → Housing and cost-of-living context →
What stands out in Beverly Hills?
Compared with other Texas places, Beverly Hills is most distinctive for a larger share of cost-burdened renters, weaker local job growth and denser settlement. Each statement below uses reliable estimates only, and survey differences from the state exceed their combined 90% margin of error.
- Renters paying 30%+ of income on rent: 76.3%, 24.6 percentage points above the Texas rate (51.7%); higher than 95% of 535 Texas places with reliable estimates.
- Change in local jobs since 2019: -21.1%; lower than 92% of 742 Texas places with reliable estimates.
- Residents per square mile of land: 2,789; higher than 91% of 1,223 Texas places with reliable estimates.
- Median household income: $47,313, 39.7% below the Texas median ($78,476); lower than 86% of 1,020 Texas places with reliable estimates.
- Population change since April 2020: -2.0%; lower than 85% of 1,196 Texas places with reliable estimates.
How Beverly Hills compares with Texas and the U.S.
| Measure | Beverly Hills | Texas | U.S. | Position in Texas |
|---|---|---|---|---|
| Population change since April 2020 PEP Vintage 2025 | -2.0% | — | — | lower than 85% of 1,196 Texas places |
| Residents per square mile of land PEP 2025 / Gazetteer 2025 | 2,789 | — | — | higher than 91% of 1,223 Texas places |
| Median household income B19013 | $47,313 ±$14,910 | $78,476 | $80,734 | lower than 86% of 1,020 Texas places |
| Median home value B25077 | $156,700 ±$15,947 | $283,800 | $332,700 | lower than 63% of 1,040 Texas places |
| Median real estate taxes paid B25103 | $1,577 ±$193 | $4,232 | $3,119 | lower than 73% of 968 Texas places |
| Median gross rent B25064 | $942 ±$85 | $1,403 | $1,413 | lower than 69% of 927 Texas places |
| Renters paying 30%+ of income on rent B25070 | 76.3% ±8.4 pp | 51.7% | 51.1% | higher than 95% of 535 Texas places |
| Homeownership rate B25003 | 65.9% ±13.8 pp | 62.6% | 65.2% | lower than 66% of 1,169 Texas places |
| Median age B01002 | 36.6 years ±5.9 | 35.6 years | 38.9 years | lower than 57% of 1,169 Texas places |
| Adults 25+ with a bachelor’s degree or higher B15003 | 13.4% ±7.5 pp · low precision | 33.8% | 35.7% | Not ranked: low precision |
| Poverty rate B17001 | 13.5% ±8.0 pp · low precision | 13.8% | 12.5% | Not ranked: low precision |
| People without health insurance B27010 | 20.0% ±5.6 pp | 17.1% | 8.4% | higher than 63% of 814 Texas places |
| Households with a broadband subscription B28002 | 82.4% ±4.8 pp | 91.4% | 91.0% | lower than 75% of 1,170 Texas places |
| Unemployment rate (civilian labor force) B23025 | 1.9% ±1.7 pp · low precision | 5.3% | 5.2% | Not ranked: low precision |
| Foreign-born residents B05002 | 21.1% ±8.3 pp | 17.6% | 14.1% | higher than 79% of 465 Texas places |
| Jobs located in the place per 100 residents LODES 8.4 / PEP | 39.6 | — | — | higher than 59% of 862 Texas places |
| Change in local jobs since 2019 LODES 8.4 | -21.1% | — | — | lower than 92% of 742 Texas places |
| Workers who work from home B08301 | 6.9% ±6.9 pp · low precision | 14.4% | 15.1% | Not ranked: low precision |
| Commutes of 45 minutes or longer B08303 | 2.0% ±2.5 pp · low precision | 16.9% | 16.5% | Not ranked: low precision |
| Households without a vehicle B08201 | 7.1% ±6.6 pp · low precision | 5.4% | 8.4% | Not ranked: low precision |
Positions compare Beverly Hills with Texas places in this directory whose estimate has a coefficient of variation of 30% or less (survey measures) or a published PEP value. The marker runs from the lowest value (left) to the highest (right); it is a description, not a score or a recommendation. 6 measures are shown in grey because the survey margin of error is too wide to rank reliably.
How many people live in Beverly Hills?
The latest official estimate is 1,835 residents on July 1, 2025. It ranks 7,987th by population nationally and 639th in Texas among this directory’s PEP places. Population changed by 7 residents between the 2024 and 2025 estimates. These are annual estimates, not census enumerations.
| Reference date | Population | Change from previous estimate |
|---|---|---|
| July 1, 2020 | 1,873 | Separate from April 2020 base |
| July 1, 2021 | 1,863 | -10 |
| July 1, 2022 | 1,868 | +5 |
| July 1, 2023 | 1,863 | -5 |
| July 1, 2024 | 1,842 | -21 |
| July 1, 2025 | 1,835 | -7 |
From the revised April 2020 base to July 2025, the change is −38 residents (-2.0%). This is a within-vintage comparison. Boundary adjustments can affect both the estimates and their interpretation.
Download this population chart (SVG) · Official population release
Where are the boundaries?
- Entity and stable identifier
- Beverly Hills city, Texas · Incorporated city · 4808104
- Counties or equivalents · 2025 boundaries
- McLennan County
- Metropolitan or micropolitan context · July 2023 delineations
- Waco, TX — Metropolitan Statistical Area County associations use Census PEP county place parts. Each county is matched by FIPS code to the official CBSA list; a city can span several counties or statistical areas. A missing association can reflect an area outside a CBSA or changed county codes between vintages. City figures on this page remain place-level statistics.
- Land area
- 0.7 square miles · 2025 Gazetteer
- Water area
- 0.0 square miles · 2025 Gazetteer
- Approximate population density
- 2,789 residents per square mile of land
- Internal point
- 31.522339°, -97.156347° · Census geographic reference point
Density divides the July 2025 estimate by 2025 Gazetteer land area, so it is approximate. The internal point is a locator, not an address. Census place profile reference .
Income and poverty
| Measure / survey universe | City estimate ± MOE | State estimate ± MOE | U.S. estimate ± MOE |
|---|---|---|---|
| Median household income Households · USD/year | $47,313 ±$14,910 | $78,476 ±$263 | $80,734 ±$166 |
| Per-capita income Total population · USD/year | $21,506 ±$2,843 | $40,752 ±$159 | $44,673 ±$122 |
| Category | Count ± MOE | Share ± MOE (pp) |
|---|---|---|
| Below the poverty level | 214 ±139 · low precision | 13.5% ±8.0 pp · low precision |
Household income combines the incomes of everyone in a household; per-capita income divides all income by every resident. The poverty rate is 13.5% (±8.0 percentage points · low precision) under the official Census definition.
Home values, rent and tenure
| Measure / survey universe | City estimate ± MOE | State estimate ± MOE | U.S. estimate ± MOE |
|---|---|---|---|
| Median owner-occupied home value Owner-occupied housing units · USD | $156,700 ±$15,947 | $283,800 ±$738 | $332,700 ±$236 |
| Median gross rent Renter-occupied units paying cash rent · USD/month | $942 ±$85 | $1,403 ±$4 | $1,413 ±$2 |
| Category | Count ± MOE | Share ± MOE (pp) |
|---|---|---|
| Owner occupied | 408 ±124 | 65.9% ±13.8 pp |
| Renter occupied | 211 ±83 | 34.1% ±11.1 pp |
Owner-occupied units make up 65.9% of occupied housing. Gross rent includes estimated tenant-paid utilities and home values are owners’ own estimates; both cover 2020–2024 leases and homes rather than current listings. The median home value is 3.3 times the median household income.
See housing units, occupancy, rent burden and homeowner costs .
Monthly rent by bedroom count
| Bedrooms | Monthly gross rent | 90% margin of error | Precision |
|---|---|---|---|
| No bedroom (studio) | Unavailable | Unavailable | Unavailable |
| 1 bedroom | $765 | ±$352 | Estimate with MOE |
| 2 bedrooms | $1,101 | ±$110 | Estimate with MOE |
| 3 bedrooms | $986 | ±$212 | Estimate with MOE |
| 4 bedrooms | $954 | ±$70 | Estimate with MOE |
| 5 or more bedrooms | Unavailable | Unavailable | Unavailable |
Census table B25031 describes renter-occupied units paying cash rent within this exact place geography. Gross rent includes contract rent and estimated tenant-paid utilities. These survey medians include existing leases across 2020–2024; they are not current apartment listings. Missing categories stay unavailable, and open-ended medians remain ranges. Small bedroom categories can have large margins of error. Download source values and provenance .
Employment among residents
| Category | Count ± MOE | Share ± MOE (pp) |
|---|---|---|
| In the labor force | 774 ±235 | 62.0% ±11.6 pp |
| Not in the labor force | 474 ±132 | 38.0% ±5.4 pp |
| Category | Count ± MOE | Share ± MOE (pp) |
|---|---|---|
| Civilian employed | 759 ±233 | 98.1% ±4.4 pp |
| Civilian unemployed | 15 ±14 · low precision | 1.9% ±1.7 pp · low precision |
These estimates describe residents of Beverly Hills wherever they work; jobs at workplaces inside the city appear under jobs located in Beverly Hills. They are 2020–2024 averages, not a current monthly unemployment rate.
Which industries employ residents?
Education, health care and social assistance is the largest of the published broad industry groups among employed residents: 21.9% (166 people; ±6.1 percentage points). The estimate covers residents’ industries wherever they work, rather than employers located inside the place.
| Category | Count ± MOE | Share ± MOE (pp) |
|---|---|---|
| Agriculture, forestry, fishing, hunting and mining | 0 ±21 · low precision | 0.0% ±2.8 pp · low precision |
| Construction | 112 ±79 · low precision | 14.8% ±9.4 pp · low precision |
| Manufacturing | 122 ±66 · low precision | 16.1% ±7.2 pp |
| Wholesale trade | 11 ±13 · low precision | 1.4% ±1.7 pp · low precision |
| Retail trade | 91 ±62 · low precision | 12.0% ±7.3 pp · low precision |
| Transportation, warehousing and utilities | 82 ±52 · low precision | 10.8% ±6.1 pp · low precision |
| Information | 14 ±27 · low precision | 1.8% ±3.6 pp · low precision |
| Finance, insurance, real estate, rental and leasing | 18 ±25 · low precision | 2.4% ±3.2 pp · low precision |
| Professional, scientific, management, administrative and waste services | 69 ±43 · low precision | 9.1% ±4.9 pp · low precision |
| Education, health care and social assistance | 166 ±69 | 21.9% ±6.1 pp |
| Arts, entertainment, recreation, accommodation and food services | 55 ±43 · low precision | 7.2% ±5.2 pp · low precision |
| Other services, except public administration | 5 ±17 · low precision | 0.7% ±2.2 pp · low precision |
| Public administration | 14 ±13 · low precision | 1.8% ±1.7 pp · low precision |
Occupations among employed residents
| Category | Count ± MOE | Share ± MOE (pp) |
|---|---|---|
| Management, business, science and arts | 150 ±66 | 19.8% ±6.3 pp |
| Service occupations | 122 ±56 | 16.1% ±5.6 pp |
| Sales and office | 215 ±107 | 28.3% ±11.1 pp |
| Natural resources, construction and maintenance | 158 ±91 · low precision | 20.8% ±10.1 pp |
| Production, transportation and material moving | 114 ±49 | 15.0% ±4.6 pp |
| Category | Count ± MOE | Share ± MOE (pp) |
|---|---|---|
| Management occupations | 32 ±36 · low precision | 4.2% ±4.6 pp · low precision |
| Computer and mathematical occupations | 6 ±17 · low precision | 0.8% ±2.3 pp · low precision |
| Educational instruction and library occupations | 21 ±19 · low precision | 2.8% ±2.4 pp · low precision |
| Health practitioners and technical occupations | 45 ±33 · low precision | 5.9% ±4.0 pp · low precision |
| Sales and related occupations | 70 ±55 · low precision | 9.2% ±6.6 pp · low precision |
| Transportation occupations | 27 ±20 · low precision | 3.6% ±2.4 pp · low precision |
The detailed groups are subsets of the broad groups and should not be added to them.
How residents get to work
| Category | Count ± MOE | Share ± MOE (pp) |
|---|---|---|
| Drove alone | 523 ±170 | 69.8% ±7.2 pp |
| Carpooled | 170 ±100 · low precision | 22.7% ±11.4 pp · low precision |
| Public transportation | 4 ±6 · low precision | 0.5% ±0.8 pp · low precision |
| Taxi or ride-hailing | 0 ±15 · low precision | 0.0% ±2.0 pp · low precision |
| Motorcycle | 0 ±15 · low precision | 0.0% ±2.0 pp · low precision |
| Bicycle | 0 ±15 · low precision | 0.0% ±2.0 pp · low precision |
| Walked | 0 ±15 · low precision | 0.0% ±2.0 pp · low precision |
| Other means | 0 ±15 · low precision | 0.0% ±2.0 pp · low precision |
| Worked from home | 52 ±54 · low precision | 6.9% ±6.9 pp · low precision |
| Category | Count ± MOE | Share ± MOE (pp) |
|---|---|---|
| Under 15 minutes | 249 ±109 | 35.7% ±10.7 pp |
| 15–29 minutes | 369 ±136 | 52.9% ±9.7 pp |
| 30–44 minutes | 65 ±54 · low precision | 9.3% ±7.2 pp · low precision |
| 45–59 minutes | 9 ±16 · low precision | 1.3% ±2.3 pp · low precision |
| 60 minutes or longer | 5 ±8 · low precision | 0.7% ±1.2 pp · low precision |
| Category | Count ± MOE | Share ± MOE (pp) |
|---|---|---|
| No vehicle available | 44 ±42 · low precision | 7.1% ±6.6 pp · low precision |
Travel times cover workers who did not work from home. Vehicle availability is counted per household, not per driver.
Households and residents
Median age is 36.6 years (±5.9). The demographic profile covers age groups, race and Hispanic origin, household types, nativity, languages, education and moves, each compared with Texas and the U.S.
How many jobs are located in Beverly Hills?
Employers in Beverly Hills reported 738 jobs in 2023, -21.1% compared with 2019 (935 jobs). That is 39.6 jobs for every 100 residents in the July 2023 population estimate. These are jobs at workplaces inside the city limits, wherever the workers live, unlike resident employment figures.
| Industry | Jobs | Share of local jobs | Texas share |
|---|---|---|---|
| Retail trade | 187 | 25.3% | 10.4% |
| Accommodation and food services | 112 | 15.2% | 9.4% |
| Other services, except public administration | 104 | 14.1% | 2.8% |
| Construction | 63 | 8.5% | 6.3% |
| Administrative, support and waste management services | 45 | 6.1% | 6.7% |
| Professional, scientific and technical services | 44 | 6.0% | 7.8% |
| Educational services | 43 | 5.8% | 9.8% |
| Manufacturing | 41 | 5.6% | 7.1% |
| Wholesale trade | 36 | 4.9% | 4.9% |
| Public administration | 27 | 3.7% | 2.9% |
| Transportation and warehousing | 17 | 2.3% | 4.7% |
| Health care and social assistance | 16 | 2.2% | 13.5% |
| Real estate and rental and leasing | 3 | 0.4% | 1.9% |
| Group | Jobs | Share | Texas share |
|---|---|---|---|
| $1,250 a month or less | 177 | 24.0% | 16.4% |
| $1,251 to $3,333 a month | 325 | 44.0% | 26.4% |
| More than $3,333 a month | 236 | 32.0% | 57.2% |
| Age 29 or younger | 221 | 29.9% | 23.3% |
| Age 30 to 54 | 340 | 46.1% | 54.3% |
| Age 55 or older | 177 | 24.0% | 22.4% |
Retail trade is the largest sector for jobs located in Beverly Hills (25.3% of local jobs, compared with 10.4% statewide). Earnings bands describe what each job pays per month, not household income, and a worker can hold more than one job.
Source: Census LEHD Origin-Destination Employment Statistics (LODES) 8.4, workplace area characteristics, all jobs, second-quarter reference date. Census blocks are summed to 2024 place boundaries. Includes private, state and local government and federal civilian jobs; excludes self-employment, military and informal work. Counts include confidentiality noise and are less precise for small places.
Nearby station climate normals
No station in the retained NOAA release meets our complete standard-normal criteria within 25 km of this place’s Census internal point. We leave local climate values unavailable. Use NOAA’s station lookup to inspect other locations and their coverage.
Check a specific address before moving
City averages help compare places. A particular home’s school assignment, transit service and flood-map coverage need checks at the address.
- FEMA Flood Map Service Center — search the address, read the effective map and its date, and check any map changes. An unmapped location does not establish an absence of flood risk.
- NCES public school district directory — find district contact information, then use the district’s official address locator or enrollment office to confirm school assignment. A city name or district boundary alone does not assign a school.
- FCC National Broadband Map — check reported service at the exact location, then confirm availability and terms with the provider.
- Check the official transit operator’s route map and timetable for the address and your actual travel hours; the citywide commuting shares above do not measure service on a particular street.
Sources and data notes
Population: Census PEP Vintage 2025, published May 14, 2026. Survey measures: ACS 2020–2024 five-year estimates, published January 29, 2026, dollar figures in 2024 dollars. Geography: Census 2025 Gazetteer, with simplified 2024 state outlines for the locator. Statistical estimates and derived values use the same retained records in profiles, comparison, filters and downloads.
Climate uses NOAA 1991–2020 station normals (v1.0.1); jobs located in the city use LEHD LODES 8.4. Crime, school assignments and hazard scores are not inferred from these datasets, and missing values are never treated as zero. Inspect original sources, read calculation details, download this place’s source observations , or submit a correction.