Best Places75803, TX Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood inside ZIP code 75803, scored on 40 measures of daily life and ranked to fit what matters to you. This page is for people who live here or already know they want to. To work out which city fits you best, start with the best places to live tool.
75803 ranks 16,858th of 33,110 U.S. zip codes on the BestNeighborhood index. It scores highest on low taxes by a wide margin, and thin health care access ranks lowest.
The best neighborhoods in 75803
BestNeighborhood is the only ranking that scores 40 measures of daily life neighborhood by neighborhood and lets you re-weight every one of them yourself.
75803's strengths and weaknesses
Where 75803 ranks high
- Low income/sales/gas taxBetter than 91% of zip codes
- Cheap childcare$574 a month, better than 87% of zip codes
- Nice weatherabout 140 pleasant days a year, better than 86% of zip codes
- Local economyBetter than 82% of zip codes
- State fiscal healthBetter than 82% of zip codes
Where 75803 ranks low
- Healthcare accessBetter than only 12% of zip codes
- Heat safetyBetter than only 13% of zip codes
- Educational attainmentBetter than only 15% of zip codes
- Voter turnoutBetter than only 17% of zip codes
- Internet speedBetter than only 24% of zip codes
What it costs to buy a home in 75803
A household needs to earn about $53,000 a year to comfortably buy the median 75803 home, at 20% down and today's 30-year rate. That is below the area's own median income of $70,323, so a typical household can afford the median home outright.
Where the monthly payment goes
Assumes a 20% down payment, a 6.6% 30-year fixed rate, and a 28% share of income going to the payment. The rate is the 2026-07-23 30-year fixed average, series MORTGAGE30US from the St. Louis Fed, which publishes Freddie Mac's weekly survey. Against the median home value, property tax uses 75803's effective rate of 0.82%, and insurance is estimated at 0.4% of home value a year.
Renting versus buying
At today's prices, buying tends to cost more than renting for about the first 6 years, then pulls ahead as rent keeps rising and the mortgage builds equity. The chart tracks the running cost of each.
Who lives in 75803
75803 runs older than the country.
Residents by age
Racial and ethnic makeup has its own map. See the race and diversity map for 75803.
Who works in 75803, and how
Work in 75803 centers on retail trade and public administration. Unemployment is low, and jobs are growing.
Largest industries
How people get to work
- Drive or carpool 88%
- Work from home 6%
- Transit, walk, or bike 6%
Life in 75803
75803 has fewer places to eat and drink per resident than most zip codes. That concentrates in some parts of 75803 and thins out in others, which the map shows.
What the weather is like in 75803, month by month
75803 sees roughly 140 pleasant days a year. July highs average about 94 degrees. January highs sit near 60, with lows near 39. The comfortable stretch runs March through May, October, and November.
Show the monthly temperatures
| Month | Avg high | Avg | Avg low |
|---|---|---|---|
| January | 60° | 48° | 39° |
| April | 78° | 66° | 57° |
| July | 94° | 83° | 74° |
| October | 81° | 68° | 58° |
Flying in and out of 75803
The nearest airport, Tyler Pounds Regional, is about 42 miles away and is a small airport. The nearest major hub is Dallas Love Field, about 99 miles away.
The best schools in and around 75803
Schools across 75803 average a C+, better than 48% of zip codes.
Top elementary schools
- Cayuga ElA− · 58% proficient
- Frankston ElB · 48% proficient
- Neches ElB · 45% proficient
Top middle schools
- Cayuga MiddleB+ · 50% proficient
- Frankston MiddleB · 45% proficient
- Athens MiddleC+ · 39% proficient
Top high schools
- Neches H SA+ · 80% proficient
- Cayuga H SA− · 63% proficient
- Lapoynor H SB · 50% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every 75803 school and its grade on SchoolGrade.
75803 measure by measure
Cards are ordered by how much each measure matters to you, so the ones you weighted highest come first. Expand to see every measure. Percentages compare 75803 against the other 33,109 zip codes.
Common questions about living in 75803
Is 75803 a good place to live?
Using BestNeighborhood's default rankings, 75803 ranks 16,858th of 33,110 zip codes. It scores highest on low taxes, affordable childcare, and the weather, and lowest on thin health care access and summer heat. How good it is for you depends on which of those you weight most, which the map lets you set.
Is 75803 expensive to live in?
The median home is worth $203,909. The overall cost of living runs about 17% below the national average. Set against a $70,323 median income, cost of living beats 49% of zip codes.
Is 75803 safe?
75803 is safer than 31% of zip codes. Safety varies a lot by neighborhood. Crime costs an estimated $478 per resident a year.
Compare 75803 with other zip codes
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to 75803. Scores are absolute rather than ranked, which means a 60 in 75803 represents the same real quantity as a 60 anywhere else, and the ranking is a weighted average of those absolutes. The map colors come from a national scale calibrated against a population weighted random sample of 5,000 neighborhoods. That absolute scoring is what no other places-to-live ranking does: it puts a single neighborhood, a town, a metro, and a state on one scale, so the same 40 measures answer both which metro to move to and which street inside it to buy on. Read the full methodology.
75803 detail on BestNeighborhood maps:
- Walk Grade for 75803: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in 75803: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of 75803: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in 75803: carrier by carrier coverage behind the cell score.
75803 detail on related sites:
- CrimeGrade: neighborhood crime rates behind the crime safety score.
- ISPreports.org: provider by provider internet availability and advertised speeds.
- CoverageWatch: the car insurance premiums behind the cheap car insurance score.
Federal and public data:
- U.S. Census Bureau American Community Survey: income, home value, rent, vacancy, commute time and mode, educational attainment, home age, age structure, household type, industry, and race.
- NOAA Global Surface Summary of the Day: the daily station record behind the monthly temperatures and the pleasant-day count.
- FAA Passenger Boarding Data: airport size and annual passenger counts.
- Freddie Mac Primary Mortgage Market Survey: the 30-year fixed rate used in the cost-to-buy estimate.
- FBI Crime Data Explorer: reported offenses behind the tangible crime cost estimate.
- U.S. EPA Air Quality System: five year average air quality index.
- FEMA National Risk Index: expected annual loss from natural hazards.
- CDC PLACES: disease burden, preventable risk, and barriers to care.
- National Center for Education Statistics: school enrollment and assessment inputs behind the school grade.
- FCC National Broadband Map: internet and wireless availability.
- U.S. Bureau of Labor Statistics: employment and job growth behind the local economy score.
- Religious activity uses a proprietary religious signal measurement.
Your priorities
Move a slider to say how much a measure matters. Zero turns it off.