Is Beverly Hills a good place to live?
Beverly Hills’ best subject grade is an A− for cost of living; its weakest is a D for safety. Beverly Hills’ property crime rate is 35.9 per 1,000 residents, above both Texas’ towns (10.7) and U.S. towns (9.9). Only 6 of Texas’ 1,000 towns score higher on hazard risk. Beverly Hills's schools rank behind 92% of the state's. Beverly Hills's civic life (library use, community groups, volunteering) trails 100% of U.S. towns. Beverly Hills has fewer than 2,500 residents, so it gets subject grades but no overall grade.
What makes Beverly Hills stand out
Where Beverly Hills beats most towns, and one thing worth knowing.
Typical home value
Violent crime per 1,000 residents
How Beverly Hills grades
Each subject compared with towns across the country (schools within Texas), ordered by how far Beverly Hills is from typical.
How TownRatings grades towns →
Moving to Beverly Hills: who provides what
Who provides power, water and the rest in Beverly Hills, and how to reach them.
EPA SDWIS (Oct 9, 2026) · HIFLD + EIA-861 2025 · Census 2020 ZCTAs · NCES 2024–25 · registration: vote.gov, updated Nov 18, 2024.
The data
Ordered by what stands out in Beverly Hills.
Beverly Hills reports more crime per resident than 94% of U.S. towns
The rate of reported violence for Beverly Hills comes to 5.4 per 1,000 residents.
Violent crime per 1,000 residents
Property crime per 1,000 residents
FBI crime data, 2025 · crimes reported to police
For schools, Beverly Hills earns a D
Its one school is below. Harmony Public Schools - North Texas runs its public schools. The largest public high school is Harmony School of Innovation - Waco, with 614 students.
| School | Level | Students | Letter |
|---|---|---|---|
| Harmony School of Innovation - WacoLargest public high schoolGrades 6–12 | Grades 6–12 | 614 | D |
NCES · EDFacts · graded within TX on state tests and graduation
Beverly Hills stands out in Texas and nationally: the FEMA risk score there is lower
Of the losses FEMA expects in Beverly Hills, 40% come from tornadoes and 26% from inland flooding. Since 1989, 9 flood insurance claims have been paid out in the town. Households locally have drawn federal disaster aid once, in 2021.
FEMA flood insurance claims · FEMA National Risk Index · OpenFEMA
The typical home in Beverly Hills: about $140K
Beverly Hills’ median rent stands at $942 a month, below both the Texas town median ($1,208 a month) and the median of U.S. towns ($1,185 a month). In the year to September 2026, typical home values climbed 2.2%. Also worth knowing: the share of households in Beverly Hills who are owner-occupiers: 66%.
| Beverly Hills | Texas towns | U.S. towns | |
|---|---|---|---|
| Median rent | $942 a month | $1,208 a month | $1,185 a month |
| Households that own their home | 66% | 69% | 73% |
Typical home value
Census ACS, 2020–24 · Zillow Home Value Index · Redfin Data Center
Health in Beverly Hills trails 89% of U.S. towns
Among adults in Beverly Hills, 37% get no exercise outside work and 28% worry about having enough food. This Texas town does better than the Texas average on 1 of 31 CDC measures and worse on 16. 29% of adults 18 to 64 have no health insurance locally.
| Beverly Hills | Texas towns | U.S. towns | |
|---|---|---|---|
| No health insurance, 18–64 (CDC PLACES) | 29% | 18% | 8.1% |
| Fair or poor health (CDC PLACES) | 31% | 24% | 19% |
| Get no exercise (CDC PLACES) | 37% | 30% | 25% |
| Food insecurity (CDC PLACES) | 28% | 20% | 14% |
| What stands out | Beverly Hills | TX |
|---|---|---|
| Fewer adults who have had cancer | 5.3% | 6.1% |
| More older adults who have lost all their teeth | 20.5% | 12.5% |
CDC PLACES 2025 · modeled estimates for adults · CMS · HRSA
Expect mild winters and hot summers in Beverly Hills
Beverly Hills’ peak summer temperature comes in at 95°F.
Typical low → high °F
NOAA U.S. Climate Normals, 1991–2020
About half of Beverly Hills’ working residents commute to Waco
In Beverly Hills, the typical household income is $47,000. Commuting out is the norm in the town: 1% of working residents work locally. Between 2013 and 2023, jobs locally rose by 35, to 684. 14% of Beverly Hills residents live below the poverty line.
| Beverly Hills | Texas towns | U.S. towns | |
|---|---|---|---|
| Average trip to work | 17 minutes | 25 minutes | 25 minutes |
| Median household income | $47,000 | $69,000 | $80,000 |
| Working residents who work in town | 0.5% | 8.3% | 8% |
| Below the poverty line | 14% | 12% | 9.6% |
Where working residents work
Census LEHD 2023 · ACS
McLane Stadium and 4 more within 40 miles
Museums, parks, gardens and other places to visit around Beverly Hills. Close and well known come first.
in town Stadium & arenaMcLane Stadium
3 mi MuseumTexas Ranger Hall of Fame and Museum
6 mi National MonumentWaco Mammoth National Monument92K visitors a year
3 mi Zoo & aquariumCameron Park Zoo
3 mi MuseumMayborn Museum ComplexPhoto credits
McLane Stadium: Djyueng, CC BY-SA 4.0 · Texas Ranger Hall of Fame and Museum: Pi3.124, CC BY-SA 3.0 · Waco Mammoth National Monument: Larry D. Moore, CC BY 4.0 · Cameron Park Zoo: Larry D. Moore, CC BY 4.0 · Mayborn Museum Complex: User:Aboxorocks, Public domain
Everything we know about Beverly Hills
Colleges nearby
3 within 15 miles of the center of Beverly Hills
About 3 of every 100 Beverly Hills residents are enrolled in college, against 6 across Texas.
About Beverly Hills
City in Texas, United States
Beverly Hills is an enclave city in McLennan County, Texas, United States. The population was 1,878 at the 2020 census. The city is surrounded by Waco and is part of the Waco Metropolitan Statistical Area.
From Wikipedia, licensed CC BY-SA 4.0 · facts via Wikidata (CC0)
- Area
- 0.7 sq mi
- Elevation
- 528 ft
- Area code
- 254
Questions about Beverly Hills
Short answers, built from the data on this page.
Is Beverly Hills, TX expensive?
Not for the area. Cost of living, which also weighs rents, property taxes and how many households pay 30% or more of their income for housing, grades A−.