Cass County's composite score of 71.3 significantly exceeds the national median of 50.0, ranking it in the top tier of U.S. counties for livability. This 21.3-point advantage reflects exceptional affordability and tax efficiency that serve all residents.
2 / 5
Top performer within Texas counties
Cass ranks above Texas's composite average of 66.8, emerging as one of the state's stronger performers on overall livability. The county's 71.3 score demonstrates it delivers better-than-average living conditions across measured dimensions.
3 / 5
Cass excels at affordability and low taxes
Cass County's cost score of 83.6 reflects exceptional housing affordability: median home values of $133,500 and rents at just $821 per month. A tax score of 72.4 backed by a 1.063% effective tax rate—among the lowest in Texas—gives residents maximum purchasing power.
4 / 5
Income levels need strengthening
The county's income score of 18.9 is the lowest among these eight counties, with median household income at $54,328—reflecting limited high-wage job opportunities. School quality, health care access, and safety metrics remain unmeasured, leaving important livability factors incomplete.
5 / 5
Best for budget-first home seekers
Cass County is ideal for retirees, remote workers, and families where the primary goal is minimizing housing costs and taxes while maintaining comfort. Its exceptional affordability makes it perfect for those with flexible income sources unwilling to sacrifice value for location.
Cass County's composite score of 71.3 significantly exceeds the national median of 50.0, ranking it in the top tier of U.S. counties for livability. This 21.3-point advantage reflects exceptional affordability and tax efficiency that serve all residents.
Top performer within Texas counties
Cass ranks above Texas's composite average of 66.8, emerging as one of the state's stronger performers on overall livability. The county's 71.3 score demonstrates it delivers better-than-average living conditions across measured dimensions.
Cass excels at affordability and low taxes
Cass County's cost score of 83.6 reflects exceptional housing affordability: median home values of $133,500 and rents at just $821 per month. A tax score of 72.4 backed by a 1.063% effective tax rate—among the lowest in Texas—gives residents maximum purchasing power.
Income levels need strengthening
The county's income score of 18.9 is the lowest among these eight counties, with median household income at $54,328—reflecting limited high-wage job opportunities. School quality, health care access, and safety metrics remain unmeasured, leaving important livability factors incomplete.
Best for budget-first home seekers
Cass County is ideal for retirees, remote workers, and families where the primary goal is minimizing housing costs and taxes while maintaining comfort. Its exceptional affordability makes it perfect for those with flexible income sources unwilling to sacrifice value for location.
Score breakdown
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🏛72.4
Property Tax
Effective property tax rate vs national benchmarks
Cass County's 1.063% effective rate is nearly the lowest in the nation, with median taxes of just $1,419 on a $133,500 home. This puts Cass in approximately the 5th percentile nationally—among the most tax-friendly counties in America.
Well below Texas average
At 1.063%, Cass's rate ranks in the bottom 10% of Texas counties and undercuts the state average of 1.276% by a significant margin. The median tax of $1,419 is nearly $774 below Texas's median, making it one of the state's bargains.
The panhandle's tax leader
Cass offers the lowest effective rate among its regional peers—beating Carson (1.362%), Cherokee (1.211%), and Childress (1.472%) considerably. This combination of low rates and modest home values creates one of Texas's most affordable property tax environments.
One of Texas's lowest bills
On Cass County's median home value of $133,500, you'll pay approximately $1,419 annually in property taxes at the 1.063% rate. With mortgage-related fees, annual obligations climb to around $1,872.
Verify your home's value
Even in low-tax Cass County, some homeowners face inflated assessments that don't reflect market value. File an appeal with the appraisal district if your home's assessed value exceeds recent comparable sales.
Cass County's rent-to-income ratio of 18.1% matches Texas's state average exactly, meaning renters here face a typical burden for the Lone Star State. However, this ratio runs 3 percentage points higher than the national average, reflecting Texas's broader housing affordability challenges.
Middle of the pack in Texas affordability
With a 18.1% rent-to-income ratio, Cass County sits right at Texas's median, neither particularly affordable nor expensive by state standards. This places the county in the mainstream of Texas housing costs, offering no particular advantage over or disadvantage against peer counties.
Comparison: Cass vs. East Texas peers
Cass County's median rent of $821 undercuts the state average of $963 by $142, making it one of the cheaper renting markets in East Texas. Yet its lower median household income of $54,328 means that savings doesn't translate as starkly into affordability relief as neighboring counties.
Tight margins in Cass County
The median household income of $54,328 means renters spending $821 monthly dedicate 18.1% of earnings to rent, while homeowners pay $660 toward a median home value of $133,500. Both represent sustainable housing costs, though the lower overall income leaves less cushion for emergencies.
Cass offers modest affordability
For job-seekers relocating to East Texas, Cass County delivers below-state-average rents in a region with manageable living costs. Just compare housing percentages carefully against your expected salary—lower wages here mean lower rents don't automatically spell greater savings.
Cass County's median household income of $54,328 falls $20,427 short of the national median of $74,755, placing it below average nationally. This gap reflects economic challenges that many rural and smaller counties face.
Below Texas average but not alone
At $54,328, Cass County's median household income trails the Texas state average of $64,737 by $10,409, or 16.1%. Still, the county's income aligns with many rural Texas communities facing similar economic headwinds.
Income challenges across the region
Cass County's $54,328 median income ranks below neighboring Cherokee County ($59,830) and substantially below Carson County ($84,583). These disparities suggest uneven economic opportunity across the region.
Housing costs strain household budgets
At 18.1%, Cass County's rent-to-income ratio edges close to the 30% affordability threshold, signaling modest housing affordability stress. Combined with lower median income, households here have less margin for unexpected expenses.
Strategic savings build financial security
With tighter household budgets, even small, automatic savings—starting at 5% of income—compound over time into meaningful wealth. Consider employer 401(k) matches and low-cost index funds to build security despite income constraints.
At 70.7 years, Cass County's life expectancy trails the U.S. average by nearly 6 years, and its 23.3% poor or fair health rate substantially exceeds the national average of 18%. These metrics reflect serious, persistent health headwinds across the county.
Well below Texas averages
Cass County ranks among Texas's lowest-performing counties for life expectancy at 70.7 years versus the state average of 74.3 years. Its 17.6% uninsured rate is slightly better than the state average of 19.8%, but this modest insurance advantage hasn't translated into better health outcomes.
Worst life expectancy in the region
Cass County's 70.7-year life expectancy is the lowest among nearby counties—significantly trailing Carson (72.1), Cherokee (73.1), and Childress (73.6). With just 21 primary care providers per 100K and 35 mental health providers per 100K, provider access remains stretched thin.
Healthcare access and coverage gaps persist
At 17.6% uninsured, Cass County still has nearly 1 in 6 residents without coverage, and the sparse primary care network of 21 providers per 100K makes scheduling appointments difficult. Mental health support is similarly limited at 35 providers per 100K, leaving residents competing for limited behavioral health services.
Make healthcare a priority now
Cass County residents should act immediately to secure health insurance through Healthcare.gov, employer plans, or Medicaid. Getting covered is the first step toward accessing the primary and mental health care that this county clearly needs.
Cass County's composite risk score of 50.80 exceeds the national average and places it in the Relatively Low category nationally. The county experiences meaningful exposure across multiple hazard types, particularly tornadoes and hurricanes, making comprehensive preparedness essential.
Slightly above Texas average risk
At 50.80, Cass County's composite risk score edges above Texas's average of 49.00, placing it in the middle tier of statewide risk. The county ranks higher than many rural West Texas regions but lower than coastal and eastern counties.
Most exposed among east-central peers
Cass County carries notably higher risk than Cherokee County (61.64) in some hazards but shows elevated tornado (73.98) and hurricane (56.28) exposure compared to regional averages. Its position in the Piney Woods region creates distinct multi-hazard vulnerabilities.
Tornadoes and hurricanes lead threats
Cass County faces severe tornado risk (73.98) and hurricane risk (56.28), the two most significant hazards threatening the county. Wildfire risk (70.83) and flood risk (39.92) round out a diverse hazard landscape requiring multi-pronged resilience planning.
Invest in comprehensive coverage now
Residents should secure homeowners insurance with rider coverage for tornado and wind damage, plus separate flood insurance given the county's 39.92 flood exposure. Storm shelters or safe rooms provide critical protection during severe weather events common to the region.