River Oaks, TX

This city of 7,520 residents needs 306 more housing units over the next five years. River Oaks is part of the North Central Texas COG.

Housing snapshot

Population
7,520 (2026)
Households
2,428
Median household income
$68,669 (2026)
Typical home value
$235,218
Owner-occupied
75%
Five-year housing need
306 units

Comparison to other Texas municipalities

River Oaks: $68,669 Median income (2026 estimate)
<$23K >$162K
River Oaks: 0.69 jobs to household ratio
<0 >2.52
River Oaks: Permits since 2021 represent 1.7% of housing
<0% >28%
On this page

How affordable is this community?

At $235,218, typical home prices in River Oaks, TX are close to the Texas average of $245,578. River Oaks, TX's median household income of $68,669 puts the typical home within reach for most households.

This chart tracks whether housing prices are keeping pace with local incomes. The gap between what homes cost and what households can afford reveals affordability trends over time.

How is the population changing?

River Oaks, TX has a population of roughly 7,584 that has been largely stable in recent years.

Population growth patterns reveal how communities are evolving. This chart shows historical population changes by age group and projects future trends based on demographic patterns.

How has employment changed over time?

Jobs by industry sector since 2012. Switch between local jobs — counted where the jobs are located — and resident jobs, counted where the workers live. On the local view the most recent year is a nowcast: it grows the latest local LODES job mix forward using recent county employment growth from QCEW and the BLS local employment series, so the newest point tracks today's economy instead of data that is roughly two years old.

How are households changing by income?

River Oaks, TX has roughly 2,428 households and a population that has been largely stable in recent years.

Understanding how households at different income levels are growing or declining helps identify which groups face the greatest housing pressure and where new housing is most needed.

Who lives here today?

The housing stock in River Oaks, TX is heavily oriented toward detached single-family, which makes up 86% of units. River Oaks, TX is a strongly owner-occupied community, with 75% of households owning their home.

Households may have different structure type preferences depending on characteristics such as household size, income, employment, presence of children, age of individuals, and lifestyle choices. Understanding the housing stock in corresponding terms helps assess how well existing units align with existing households' ideals.

What does the housing stock look like?

The mix of housing types and ownership patterns shapes a community's character. This chart breaks down housing units by structure type and whether they're owner-occupied or rented.

How much new housing supply is needed?

To keep up with growth and fill current housing shortages, River Oaks, TX needs 306 new units over the next 5 years.

41
Units needed to keep up with expected growth
Projected total household growth from 2026 to 2031.
1.7%
Projected household growth rate
Expected increase in total households from 2,428 in 2026 to 2,469 in 2031.
265
Units to address shortages in existing housing stock
Production needs to address vacancy rates and other factors.
36
Replacement housing
Effective annual loss rate is 2.8 per 1,000 units.
29
Ownership vacancy adjustment
Owner-occupied vacancy is 0.0%. This is below the minimum stable target of 1.5%.
45
Rental vacancy adjustment
Rental vacancy is 0.0%. This is below the minimum stable target of 7.4%.
155
Overcrowding adjustment
Overcrowding rate is 9.7%. This is above National avg. of 3.4%.
306
Total 5-year housing production need (2026-2031)
61
Annual production pace
Average units needed per year to meet 5-year need
12.1%
Total housing unit growth
Percent increase in housing stock over 5 years
2.4%
Annual housing unit growth
Average percent increase in housing stock per year

How does this place compare to similar communities?