1st Advantage MortgageSabine County households have a median income of $66,585 and median rent of $844 a month (ACS 2020 to 2024). Your income, debts and credit decide what you qualify for. Get offers in writing, compare the total repaid, and never pay a fee up front.
On this page
- Getting oriented in Sabine County
- How Sabine County ranks in Texas
- Sabine County housing compared with Texas
- Earnings across Sabine County households
- The Sabine County job picture
- Hemphill and the rest of Sabine County
- Counties near Sabine County
- A Sabine County household budget, worked through
- Sabine County residents: age, schooling, coverage
- What the numbers mean for Sabine County borrowers
- Steps before you apply in Sabine County
- Verifying a lender from Sabine County
- Related local guides
- Frequently asked questions
Getting oriented in Sabine County
Sabine County is home to about 10,023 people, according to the Census Bureau's 2020 to 2024 American Community Survey, which makes it the 162nd most populous of 254 county-level areas in Texas. Its 492 square miles average 20 people per square mile, by the 2024 Census Gazetteer. Sabine County is classed as nonmetropolitan in the OMB's July 2023 list. Of the 3 Census places inside Sabine County, Hemphill leads by population with about 1,488; 2 of the 3 are incorporated.
How Sabine County ranks in Texas
Where Sabine County lands at the extremes of Texas's county rankings:
- On homeownership, Sabine County sits near the top of Texas at 86%, 7th highest of 254. An owner-heavy county means repairs are a common reason to borrow.
- Few Texas counties match Sabine County on the share of mobile homes: 35.2% here, 6.4% for the state, ranking 7th highest of 254. Manufactured homes often do not qualify for home equity loans, so unsecured loans fill the gap.
- On the housing vacancy rate, Sabine County sits near the top of Texas at 40%, 8th highest of 254. High vacancy often reflects seasonal or second homes.
- Sabine County ranks 9th highest of 254 Texas counties for median age: 54.2, against 35.6 statewide. Older borrowers often rely on fixed incomes, so a fixed payment helps.
Sabine County housing compared with Texas
Renters in Sabine County pay a median of $844 a month, 40% below the Texas figure of $1,403. Cost-burdened renters, paying 30%-plus of income: 33% in Sabine County, 52% statewide. The median owner-occupied home is valued at $153,100, about 2.3 times the median household income. In Sabine County, 86% of occupied homes are owned by the people living in them. Nationally, Sabine County's $844 rent is 4% below the middle county.
| Sabine County | Texas | Difference | |
|---|---|---|---|
| Owners | 86% | 63% | +23.1 pts |
| Rent-burdened renters | 33% | 52% | -18.8 pts |
| Median home value | $153,100 | $283,800 | 46% lower |
| Median gross rent | $844/mo | $1,403/mo | 40% lower |
| Burdened owners | 27% | 29% | -1.8 pts |
Sabine County owners: get one secured and one unsecured quote, then compare the total cost and what you would put up as collateral (side by side).
Earnings across Sabine County households
At $66,585, the typical Sabine County household income sits near the median U.S. county ($65,681). Only 109 Texas counties post a higher median.
| Household income | Sabine County | vs Texas |
|---|---|---|
| Under $35,000 | 26.3% | +4.9 pts |
| $35,000 to $99,999 | 48.3% | +8.9 pts |
| $100,000 to $199,999 | 20.5% | -6.2 pts |
| $200,000 or more | 4.9% | -7.6 pts |
The spread is wide: 25% of Sabine County households make $100,000 or more, and 26% make less than $35,000. Census counts 11.0% of Sabine County residents in poverty, against 13.8% across Texas. Gini index for Sabine County: 0.460. If your income is irregular, as it often is with tips, gig work or seasonal jobs, plan around your leaner months rather than the Sabine County median.
The Sabine County job picture
Education and health care (28%), retail trade (12%) and public administration (10%) lead Sabine County's job mix. Relative to Texas (2%), agriculture, forestry and mining is 8 points bigger in Sabine County (10%). 4.7% of Sabine County's labor force reported being unemployed, averaged across 2020 to 2024. 33% of Sabine County workers get to work in under 15 minutes, while 22% need 45 or more. Only 2.7% of homes here go without a vehicle.
| Where residents work | Sabine County | Difference from Texas |
|---|---|---|
| Education and health care | 27.6% | +6.0 pts |
| Retail trade | 11.7% | +0.7 pts |
| Public administration | 10.4% | +6.3 pts |
| Agriculture, forestry and mining | 9.8% | +7.5 pts |
| Construction | 8.2% | -0.3 pts |
| Professional and administrative services | 7.4% | -5.5 pts |
Self-employed in Sabine County? Two years of tax returns usually stand in for pay stubs.
Hemphill and the rest of Sabine County
Here are the 3 most populous of the county's 3 Census places, with income and rent from the same 2020 to 2024 survey. About 36% of Sabine County residents live in one of the 3. Incomes vary by place: $67,260 at the median in Hemphill, $31,858 in Pineland. None of the 3 has its own city guide, so this page covers all of them.
| Town or CDP | Type | People | Median household income | Median gross rent | Miles from center |
|---|---|---|---|---|---|
| Hemphill | city | 1,488 | $67,260 | $882 | 0 mi |
| Milam | CDP | 1,258 | $50,781 | n/a | 8 mi |
| Pineland | city | 817 | $31,858 | $500 | 10 mi |
CDP: census-designated place, an unincorporated community mapped for statistics.
Counties near Sabine County
Nearest neighbors first, measured between county centers (19 to 43 miles). Vernon Parish leads the group on income ($57,270), Newton County trails ($42,618), and Sabine County out-earns 6 of the six. The list crosses into Louisiana, where different lending rules and regulators apply.
| Neighbor | Distance | Income | Rent | Own |
|---|---|---|---|---|
| Sabine County | - | $66,585 | $844/mo | 86% |
| San Augustine County, TX | 19 mi | $50,408 | $591/mo | 75% |
| Sabine Parish, LA | 23 mi | $50,329 | $701/mo | 80% |
| Shelby County, TX | 35 mi | $49,776 | $781/mo | 74% |
| Newton County, TX | 39 mi | $42,618 | $1,001/mo | 83% |
| Jasper County, TX | 42 mi | $56,723 | $848/mo | 79% |
| Vernon Parish, LA | 43 mi | $57,270 | $1,068/mo | 56% |
A Sabine County household budget, worked through
Sabine County at the medians, through a lender's eyes (what DTI means):
- $5,549 a month: gross income for a household at the Sabine County median
- Median rent: $844, or 15 cents of every gross dollar
- Under a 40% cap, $2,220 total minus rent leaves $1,376
These are gross figures; take-home pay in Sabine County will be lower after taxes and deductions.
Sabine County residents: age, schooling, coverage
14% of Sabine County adults 25 and older hold a bachelor's degree or more. The uninsured rate is 12.8%, against 17.1% for Texas.
| Indicator | Sabine County | +/- Texas | +/- U.S. county |
|---|---|---|---|
| Median age | 54.2 | +18.6 yrs | +12.7 yrs |
| Bachelor's or higher | 14.3% | -19.5 pts | -7.8 pts |
| No high school diploma | 12.2% | -1.9 pts | n/a |
| No health insurance | 12.8% | -4.3 pts | +5.0 pts |
| No vehicle | 2.7% | -2.8 pts | -2.7 pts |
| Work from home | 7.0% | -7.4 pts | -1.7 pts |
| Poverty rate | 11.0% | -2.8 pts | -2.2 pts |
| Unemployment (ACS) | 4.7% | -0.5 pts | +0.3 pts |
| Minutes to work | Sabine County workers |
|---|---|
| Under 15 min | 32.7% |
| 15 to 29 min | 26.3% |
| 30 to 44 min | 19.1% |
| 45 to 59 min | 10.7% |
| 60+ min | 11.2% |
What the numbers mean for Sabine County borrowers
Sabine County-specific points to check:
- 13% uninsured. In Sabine County, ask for an itemized bill and a payment plan first (medical bills).
- Vehicle repairs. 22% of Sabine County workers commute 45+ minutes, so a breakdown can cost a paycheck. Get two written estimates.
- 35% mobile homes. Many are not titled as real estate, so home-equity options may not apply; an unsecured loan is the usual route.
- Age 54.2 at the median. Many Sabine County applicants document income with award letters; ask about early payoff.
Steps before you apply in Sabine County
A short checklist for Sabine County borrowers:
- Price the Sabine County expense first and borrow that amount, no more.
- Compare the total repaid on every offer, not just the payment.
- Confirm the lender is licensed in Texas.
- Confirm the first due date before setting up autopay.
Verifying a lender from Sabine County
Before sharing details with a lender, a Sabine County resident can confirm its license with the Texas Department of Banking. For consumer-credit complaints, Texas residents can also contact the Office of Consumer Credit Commissioner. A CFPB complaint gets forwarded to the company for a response. State-level detail for Sabine County borrowers is in the Texas guide.
Related local guides
For statewide rules and data, see the Texas guide.
Frequently asked questions
What does a typical Sabine County household make?
About $66,585 a year at the median (ACS 2020-24), 15% below the Texas median.
Is Sabine County expensive for renters?
Median rent is $844 against $1,403 statewide, and 33% of renter households are cost-burdened.
I own my home in Sabine County. Personal loan or HELOC?
A HELOC uses the house as collateral; a personal loan usually does not. With 86% of homes owner-occupied here, many readers can compare both in writing.
I live in a small Sabine County town. Is this my guide?
Yes. If your town has no city guide, this county page is the local one; it covers Hemphill, Milam, Pineland.
Are Sabine County applicants treated differently?
No. Everyone answers the same questions and is screened on the same objective points; lending partners set their own criteria under fair-lending laws.