George West, Texas.
Typical home $225,026 (-3.1% in a year).
to buy the typical home at today's mortgage rate — +$397 (+51%) since Jan 2020.
- 1 year
- Down $7,092 -3%
- $232,118$225,026 since Sep 2025
- 5 years
- Down $17,907 -7%
- $242,933$225,026 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.
- George West$1,181
- Texas$1,556
- United States$1,922
At the last five years' pace, prices here aren't rising.
Typical home values in George West, TX fell 3.1% over the past year — slower than the nation's +1.2%.
Living in George West, Live Oak County, Texas
George West is a city of 2,171 people in Live Oak County. 62% of its homes are lived in by their owners and 38% are rented. Unemployment in Live Oak County was 5.9% in August 2026, and the county had 2.9% fewer jobs in 2025 than the year before. The most residents work in schools and health care, then restaurants and hotels.
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 It can be wrong or out of date.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. George West is a small Texas city and the seat of Live Oak County. It is a young town for its size, with residents who are younger than in most of the country, and more people rent their homes than across much of the county. Winters are mild and brief, with little or no snow, while summers are long and hot, and the year brings a moderate amount of rain.
Work. Residents work mostly in schools, hospitals and social care, with many others in restaurants and hotels, in shops, and in the building trades. Among the largest workplaces in George West are George West ISD, Live Oak Nursing and Rehabilitation Center, and PAY and Save. Few people work from home, and the typical drive to work is short.
Things to do. The Frio River is a short drive away and is the nearest spot for time on the water. Farther out, Choke Canyon Reservoir is a large lake, and Choke Canyon State Park offers protected land beside it, both a longer drive from town. Lake Corpus Christi State Park is another longer trip for those who want a different shoreline.
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- 1,023households
- 12%of adults have a degree
- 14%below the poverty line
- 18 mintypical commute
- 1%work from home
What residents work in
Employed residents by industry, from the Census survey. Live Oak County had 3,609 jobs in 2025, 2.9% fewer than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 64° and lows near 43°; warmest in August, with highs near 97° and lows near 74°. About 27 inches of rain a year, and little or no snow.
Average daily high and low, 1991–2020, at the Choke Canyon Dam weather station, 12 miles away (NOAA).
Largest workplaces in George West
- George West ISDSchool district173FTE
- Live Oak Nursing and Rehabilitation Center93
- PAY and SaveGrocery stores37
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 2 workplaces with 20 or more staff, 130 people in all. 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
- Cold wavesVery high
- DroughtRelatively moderate
- HurricanesRelatively moderate
- Heat wavesRelatively moderate
- TornadoesRelatively moderate
- Inland floodingRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in George West’s 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 Live Oak County.
George West home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- George West$225,026
- Texas$296,424
- United States$366,157
Sellers are cutting prices on about 1 in 6 George West listings — the market is roughly in balance.
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
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- George West15.64%
- United States26.36%
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- George West21
New listings per month
Sellers arriving at the market.
- George West4
Zip codes with a George West address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls George West — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.