Bivins, Texas.
Typical home $192,530 (+1.8% in a year).
to buy the typical home at today's mortgage rate — +$465 (+85%) since Jan 2020.
- 1 year
- Up $3,363 +2%
- $189,168$192,530 since Sep 2025
- 5 years
- Down $14,730 -7%
- $207,260$192,530 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Bivins$1,011
- Texas$1,556
- United States$1,922
At the last five years' pace, prices here aren't rising.
Typical home values in Bivins, TX rose 1.8% over the past year — faster than the nation's +1.2%.
Living in Bivins, Cass County, Texas
Bivins, in Cass County, had 153 people in the 2020 census. Half its households earn more than $38,349 a year and half less, against $53,813 across Cass County. Unemployment in Cass County was 5.5% in August 2026, and the county had 1.9% more jobs in 2025 than the year before. The most people in Cass County work in schools and health care, then shops.
Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Bivins is a very small community in Cass County, Texas, with far fewer people than most towns. Household incomes here run well below the county's, and a typical home is valued at a level that many buyers would find modest. Winters are cool and mild, with a good deal of rain through the year and almost no snow, while summers turn hot, especially in August.
Work. Residents work mostly in schools, hospitals and social care, in shops, in manufacturing and in the building trades. Across Cass County, some of the largest workplaces are Graphic Packaging International, which makes paper and paperboard, Atlanta ISD, the school district, and Walmart. Unemployment in the county is a little higher than a year ago, though the county has gained jobs over the past year.
Things to do. The nearest outdoor destinations are all a longer drive away. Caddo Lake is a large reservoir and a good place to be on the water, and Atlanta State Park is a protected area with a lake of its own. The Four States Auto Museum, also a longer drive away, suits a rainy day.
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What people in Cass County work in
Employed residents by industry, from the Census survey. Cass County had 7,925 jobs in 2025, 1.9% more than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 56° and lows near 33°; warmest in August, with highs near 95° and lows near 71°. About 1 inches of snow and 50 inches of rain and melted snow a year.
Average daily high and low, 1991–2020, at the Atlanta weather station, 7 miles away (NOAA).
Largest workplaces in Cass County
- Graphic Packaging InternationalPaper and paperboard825
- Atlanta ISDSchool district355FTE
- ADV Hughes SpringsHome health care agencies309
- WalmartWarehouse clubs and supercenters261
- Great American FoodsBuffet eating places238
- Ameripack FoodsNationality specialty foods, frozen, manufacturing229
- Hughes Springs ISDSchool district211FTE
- Queen City ISDSchool district178FTE
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 21 workplaces with 20 or more staff, 2,814 people in all across the county; Bivins has none of its own. School districts come from the Common Core of Data (NCES, 2023–24); FTE marks full-time equivalent staff. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- DroughtRelatively high
- Ice stormsRelatively high
- Strong windRelatively high
- HailRelatively high
- Heat wavesRelatively high
- TornadoesRelatively high
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Bivins’ census tracts, against the rest of the country; all of them together, relatively moderate. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Cass County.
Bivins home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Bivins$192,530
- Texas$296,424
- United States$366,157
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Bivins7
Zip codes with a Bivins address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Bivins — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.