Median Income
$194,205
158% higher than US avg
Home Value
$757,800
169% higher than US avg
Violent Crime
22/100K
94% lower than US avg
Bachelor's+
62.9%
87% higher than US avg
Median Rent
$3,500
201% higher than US avg
Obesity Rate
25.3%
21% lower than US avg
Unemployment
0.0%
100% lower than US avg
Poverty Rate
0.0%
100% lower than US avg
How Independence Compares to the U.S. Average (100% = U.S. avg)
People
Population3,695
Median Age45.9 yrs
Density114/mi²
Male / Female53% / 47%
Largest GroupWhite 88%
Veterans4.6%
Economy
A+
Median Income$194,205
Per Capita$94,243
Unemployment0.0%
Poverty0.0%
County GDP$193,617M
Commute26 min
Housing
A
Home Value$757,800
Rent$3,500
Ownership91.6%
Zillow$770,525
Housing Units1,244
Rent Burden50.0%
Crime
F
Violent22/100K
Property736/100K
Health
Obesity25.3%
Uninsured6.2%
Smoking10.4%
Depression27.6%
Heart Disease4.3%
Climate
Avg Temp45°F (7°C)
AQI36 (Good)
Sunny Days258/yr
Elevation949 ft (289 m)
Education
A+
Bachelor's+62.9%
High School+96.9%
Graduate+19.7%
School Score6.15
Community
2024 VoteR 28% / D 70%
Commute26 min
Broadband91.3%
EV Stations1
Libraries41
Is Independence a Good Place to Live?
Based on current data, Independence receives an overall livability score of 3.9 out of 5.0, earning a grade of B+. Key strengths include above-average household incomes, low unemployment, low crime rates, a highly educated population. Areas to be aware of include high housing costs. Independence offers a solid quality of life with a good balance of affordability, safety, and opportunity.
Economy & Jobs
The median household income in Independence is $194,205, which is significantly higher than the national average / 158% above $75,149. This places Independence among higher-income communities. The job market is very strong with unemployment at just 0.0%. Only 0.0% of residents live below the poverty line, well below the national rate of 12.4%. Workers commute an average of 26 minutes.
Cost of Living & Housing
The median home value in Independence is $757,800, making it a premium housing market at 169% above the U.S. median of $281,900. Renters pay a median of $3,500 per month, significantly above the national average of $1,163. A price-to-income ratio of 3.9x indicates a reasonably affordable housing market.
Safety & Crime
Independence is a very safe community with a violent crime rate of 22 per 100,000 residents / well below the national average of 380. Property crime occurs at a rate of 736 per 100,000, 62% below the national average.
Education
Independence is a highly educated community / 62.9% of adults hold a bachelor's degree or higher, well above the national average of 33.7%. 96.9% have completed high school. Local schools score 6.2/10 in standardized testing, reflecting strong academic performance.
Climate & Weather
Independence has a cool climate with an average annual temperature of 45°F. Winters average 14°F in January while summers reach 72°F in July. With 258 sunny days per year, residents enjoy well above the national average of sunshine. Air quality is rated Good with a median AQI of 36.
Independence has a population of 3,695 with a density of 114 people per square mile, spread across 34.6 square miles. The median age is 45.9 years, 18% older than the national median of 38.9. The gender split is 46.9% female and 53.1% male. The city is predominantly White (88.1%), with 1.4% Black. English is the primary language spoken at home by 98% of residents. 4.6% of the population are veterans, below the national rate of 6.0%. 9.8% of residents have a disability (below the 13.0% national average). 98.0% have health insurance coverage.
Population
45.9yrs
Median Age
18% above US avg
Race & Ethnicity
Independence vs U.S. Average
Language Spoken at Home
English Only
98.0%
25% above US avg
Spanish
2.0%
85% below US avg
Social Characteristics
Independence vs U.S. Average
The median household income in Independence is $194,205, which is 158% above the national average of $75,149. Per capita income is $94,243 (above the $39,052 national figure). The average weekly wage is $1,734, 21% higher than the U.S. average. The unemployment rate is 0.0% (below the 3.6% US average). 0.0% of residents live below the poverty line, lower than the national rate of 12.4%. The area has 44,785 business establishments, including 3,018 restaurants. The cost of living index is 98.6, roughly in line with the national average. Workers commute an average of 26 minutes. 27.0% of workers work from home (above the 15.2% national rate).
Income: Independence vs U.S.
Income
| Median HH Income | $194,205 |
| 158% above US avg |
| Per Capita Income | $94,243 |
| Avg Weekly Wage | $1,734 |
| IRS Avg AGI | $115,538 |
| Gini Index | 0.479 (0=equal, 1=unequal) |
Employment & Poverty
| Unemployment | 0.0% |
| 100% below US avg |
| Poverty Rate | 0.0% |
| 100% below US avg |
| Establishments (County) | 44,785 |
| County GDP | $193,617M |
Business (County)
| Restaurants | 3,018 |
| Healthcare | 5,330 |
| Retail | 3,721 |
| Manufacturing | 1,443 |
Tax & Cost of Living
| Property Tax (IRS) | $7,736 |
| 121% above US avg |
| Cost of Living | 98.60 (100=avg) |
| Effective Tax Rate | 1.02% |
Commute & Transportation
| Commute Time | 26.1 min |
| Drive Alone | 60.1% |
| Public Transit | 0.0% |
| Work from Home | 27.0% |
The median home value in Independence is $757,800, 169% above the national median of $281,900. Zillow estimates the typical home value at $770,525. Homes sell for 100.5% of their list price, indicating a competitive market where bidding wars are common. Monthly rent averages $3,500 (201% above the national average of $1,163). Fair market rent ranges from $899 for a one-bedroom to $1,125 for a two-bedroom apartment. 91.6% of housing units are owner-occupied (above the 65.4% national rate). There are 1,244 total housing units in the city. The median year a home was built is 1987. The average annual property tax is $7,736 (higher than the $3,500 national average). 50.0% of renters spend 30% or more of their income on housing, indicating a significant affordability challenge for renters. The home price-to-income ratio is 3.9x.
Home Values
| Census Median | $757,800 |
| 169% above US avg |
| Zillow ZHVI | $770,525 |
| Median List Price | $1,599,100 |
Real Estate Market (Redfin)
| Median List Price | $1,599,100 |
| $/Sq Ft | $346 |
| Homes Sold | 3 |
| Sale-to-List Ratio | 100.5% |
| Price Drops | 0.0% |
| Inventory | 12 |
Rental Costs
| Census Median Rent | $3,500 |
| 201% above US avg |
| Rent Burden | 50.0% |
HUD Fair Market Rent
| Studio | $809 |
| 1 Bedroom | $899 |
| 2 Bedrooms | $1,125 |
| 3 Bedrooms | $1,483 |
| 4 Bedrooms | $1,698 |
Ownership & Property
| Homeownership | 91.6% |
| Owner-Occupied | 91.6% |
| Renter-Occupied | 8.4% |
| Housing Units | 1,244 |
| Median Year Built | 1987 |
Property Tax
| Avg Tax (IRS) | $7,736 |
| 121% above US avg |
| Effective Rate | 1.02% |
In Independence, 25.3% of adults are obese, below the national rate of 32.1%. 6.2% have diabetes (below the 10.5% national rate). Heart disease affects 4.3% of residents, below the national average. 24.7% have high blood pressure. 10.4% are current smokers (below the 14.0% national rate). 21.6% report binge drinking. 15.7% are physically inactive, below the national average. 27.6% report depression (above the 20.0% national average). 14.8% experience frequent mental distress. 6.2% of residents lack health insurance (below the 8.6% national rate). The primary care physician ratio is 1:832. The dentist ratio is 1:946. 99.1% of residents have access to exercise opportunities. The food environment index is 9.2 out of 10.
Health Metrics: Independence vs U.S. Average (%)
Chronic Conditions
| Obesity | 25.3% |
| 21% below US avg |
| Diabetes | 6.2% |
| Heart Disease | 4.3% |
| High Blood Pressure | 24.7% |
| Asthma | 9.5% |
| COPD | 3.7% |
| Cancer | 7.5% |
| Stroke | 2.3% |
Behaviors & Mental Health
| Smoking | 10.4% |
| 26% below US avg |
| Binge Drinking | 21.6% |
| Physical Inactivity | 15.7% |
| Depression | 27.6% |
| Mental Distress | 14.8% |
| Physical Distress | 8.9% |
| Short Sleep | 25.9% |
Healthcare Access
| Insurance Rate | 98.0% |
| Uninsured | 6.2% |
| 28% below US avg |
| Primary Care | 1:832 |
| Dentists | 1:946 |
| Mental Health | 1:164 |
| Checkup Rate | 72.5% |
| Dental Visits | 71.5% |
| Premature Death | 6,600/100K |
Food & Exercise
| Food Environment | 9.2/10 |
| Exercise Access | 99.1% |
| Healthcare Facilities | 5,330 |
Independence has a violent crime rate of 22 per 100,000 residents, 94% below the national average of 380. Property crime stands at 736 per 100,000, 62% below the U.S. average. The county recorded 60 fatal traffic crashes. Overall, Independence receives a safety grade of F.
Crime Rates: Independence vs U.S. Average (per 100,000)
Violent Crime
| Total Violent | 21.7/100K |
| 94% below US avg |
| |
Property Crime
| Total Property | 736.3/100K |
| 62% below US avg |
Traffic Safety
| Fatal Crashes (County/yr) | 60 |
| Traffic Accidents | 10 |
| Avg Accident Severity | 2.0 / 4.0 |
Safety Score
| Safety Grade | F |
| Safety Score | 1.0 / 5.0 |
Independence has a cool climate with an average annual temperature of 45°F (7°C). Winters average 14°F in January while summers reach 72°F in July. The area gets 258 sunny days per year, above the national average. Air quality is rated Good with a median AQI of 36. The city sits at an elevation of 949 feet.
Temperature
14°F Jan (-10°C)
72°F Jul (22°C)
| Annual Average | 44.5°F |
| 18% below US avg |
| January Average | 14°F (-10°C) |
| July Average | 72°F (22°C) |
| Sunny Days | 258 days/yr |
Geography
| Elevation | 949 ft (289 m) |
| Area | 34.6 sq mi (89.5 km²) |
| Population Density | 114/sq mi |
| Coordinates | 45.0186°N, 93.7198°W |
| Timezone | America/Chicago |
| County | Hennepin County County |
| Nearest Airport | Minneapolis-St Paul International/Wold-Chamberlain (MSP)
26 miles away |
Precipitation & Snow
Wettest Month (Jun)
4.25"
Air Quality
| AQI Median | 36.0 |
| Rating | Good |
Air Pollutants (EPA 2023)
| Ozone (O₃) | 0.0419 ppm |
| NO₂ (Nitrogen Dioxide) | 16.9 ppb |
| SO₂ (Sulfur Dioxide) | 0.78 ppb |
| CO (Carbon Monoxide) | 0.45 ppm |
| PM2.5 (Fine Particles) | 9.7 μg/m³ |
Natural Hazard Risk
| Overall Risk | Relatively High |
| Risk Score | 98.3 / 100 |
| Social Vulnerability | 20.3 / 100 |
| Community Resilience | 98.1 / 100 |
Hazard Breakdown
| Tornado |
Very High |
| Earthquake |
Very Low |
| Wildfire |
Relatively Low |
| Flood |
Relatively High |
| Hail |
Very High |
| Strong Wind |
Very High |
| Heat Wave |
Relatively High |
| Winter Weather |
Very High |
| Lightning |
Relatively High |
| Ice Storm |
Relatively Moderate |
| Drought |
Relatively Low |
| Cold Wave |
Very High |
| Landslide |
Relatively Low |
Source: FEMA National Risk Index v1.20 (Dec 2025)
Earthquake History
2 earthquakes (M2.5+) within 150 km since 1990.
Strongest: M3.1. Most recent: M2.8 on Apr 25, 2017.
| Feb 9, 1994 |
6 km NNE of Blomkest, Minnesota |
M3.1 |
101 km |
| Apr 25, 2017 |
Near Mankato, Minnesota |
M2.8 |
95 km |
Source: USGS (M2.5+, 1990–2025)
Tornado History
518 tornadoes (EF0+) within 100 km since 1950.
Strongest: EF4. Total: 39 fatalities, 1,192 injuries.
| Date |
Rating |
Distance |
Fatalities |
| Jul 3, 1983 |
EF4 |
39 km |
0 |
| May 6, 1965 |
EF4 |
27 km |
3 |
| May 6, 1965 |
EF4 |
27 km |
6 |
| May 6, 1965 |
EF4 |
24 km |
0 |
| May 6, 1965 |
EF4 |
35 km |
3 |
| May 21, 1957 |
EF4 |
91 km |
0 |
| Jun 19, 1951 |
EF4 |
53 km |
1 |
| May 25, 2008 |
EF3 |
56 km |
1 |
| Aug 24, 2006 |
EF3 |
94 km |
1 |
| Mar 29, 1998 |
EF3 |
90 km |
1 |
| Mar 29, 1998 |
EF3 |
79 km |
0 |
| Jul 1, 1997 |
EF3 |
26 km |
0 |
| Jun 16, 1992 |
EF3 |
40 km |
0 |
| Jul 27, 1987 |
EF3 |
93 km |
0 |
| Jul 23, 1987 |
EF3 |
24 km |
0 |
| Apr 26, 1984 |
EF3 |
39 km |
1 |
| Jun 14, 1981 |
EF3 |
42 km |
1 |
| Sep 3, 1980 |
EF3 |
69 km |
1 |
| May 6, 1965 |
EF3 |
52 km |
0 |
| May 24, 1958 |
EF3 |
62 km |
0 |
Source: NOAA SPC (EF0+, 1950–2024)
Wildfire History
20 wildfires (100+ acres) within 100 km.
Largest: UNIT 4 (5,887 ac, 2002).
| Year |
Name |
Acres |
Distance |
| 2002 |
UNIT 4 |
5,887 |
54 km |
| 2003 |
UNITS 37 38 39 A |
4,879 |
51 km |
| 1998 |
UNITS 1617 |
4,649 |
55 km |
| 2005 |
RX HFR 05 |
4,253 |
55 km |
| 2009 |
BU9 |
4,112 |
55 km |
| 2007 |
WUI 07 - UNIT 36 |
4,025 |
49 km |
| 2000 |
UNIT 25 |
3,412 |
50 km |
| 2009 |
BU11 |
3,242 |
52 km |
| 1997 |
BIG |
2,987 |
51 km |
| 2009 |
UNNAMED |
2,904 |
55 km |
| 2003 |
UNITS 34 33 W |
2,637 |
50 km |
| 2024 |
UNIT 8E RX |
2,551 |
54 km |
| 1992 |
SHARPTAIL |
2,288 |
49 km |
| 1988 |
UNNAMED |
2,243 |
93 km |
| 2010 |
WUI 10 UNIT D |
2,042 |
49 km |
| 1996 |
UNNAMED |
1,906 |
50 km |
| 2006 |
UNIT 4 |
1,732 |
56 km |
| 2009 |
UNIT 23 24 26 |
1,644 |
51 km |
| 1995 |
ANTLER |
1,603 |
49 km |
| 2004 |
WUI UNIT 16 |
1,592 |
56 km |
Source: NIFC/IRWIN (100+ acres)
Monthly Weather
| Month |
Avg Temperature |
Precipitation |
Summary |
| January |
14°F (-10°C) |
0.8 in |
Coldest |
| February |
18°F (-8°C) |
0.8 in |
Driest |
| March |
30°F (-1°C) |
1.7 in |
|
| April |
45°F (7°C) |
2.5 in |
|
| May |
58°F (15°C) |
3.4 in |
|
| June |
67°F (20°C) |
4.3 in |
Wettest |
| July |
72°F (22°C) |
3.9 in |
Warmest |
| August |
69°F (21°C) |
3.9 in |
|
| September |
60°F (15°C) |
3.1 in |
|
| October |
48°F (9°C) |
2.2 in |
|
| November |
31°F (-1°C) |
1.7 in |
|
| December |
17°F (-9°C) |
0.9 in |
|
Independence has a seasonal temperature swing of 59°F / from 14°F in January to 72°F in July. Total annual precipitation is 29.1 inches, with June being the wettest month (4.3") and February the driest (0.8").
Average costs for common services in Independence. Prices are estimated based on regional cost of living data and may vary by provider.
Healthcare
| Doctor Visit (Primary Care) |
$247 ($148–$394) |
| Specialist Visit |
$345 ($197–$542) |
| Urgent Care Visit |
$197 ($99–$345) |
| Emergency Room Visit |
$2,169 ($789–$4,930) |
| Dental Cleaning |
$128 ($74–$197) |
| Dental Filling |
$247 ($148–$394) |
View all 40 services
Auto Repair
| Oil Change (Conventional) |
$44 ($25–$74) |
| Oil Change (Synthetic) |
$74 ($49–$118) |
| Brake Pad Replacement |
$296 ($148–$493) |
| Tire Rotation |
$39 ($20–$74) |
| New Tires (Set of 4) |
$592 ($394–$986) |
| Battery Replacement |
$197 ($99–$345) |
View all 18 services
Home Services
| Plumber (Per Hour) |
$99 ($59–$148) |
| Electrician (Per Hour) |
$89 ($49–$138) |
| HVAC Repair |
$394 ($148–$789) |
| HVAC System Install |
$6,902 ($3,944–$11,832) |
| Roof Repair |
$986 ($394–$1,972) |
| Roof Replacement |
$8,874 ($5,423–$14,790) |
View all 25 services
Legal
| Divorce (Uncontested) |
$1,479 ($493–$3,451) |
| Divorce (Contested) |
$14,790 ($4,930–$29,580) |
| DUI Defense |
$4,930 ($1,972–$9,860) |
| Bankruptcy (Chapter 7) |
$1,479 ($789–$2,958) |
| Will Preparation |
$493 ($197–$986) |
| Trust Preparation |
$2,465 ($986–$4,930) |
View all 12 services
Personal Care
| Men's Haircut |
$25 ($15–$44) |
| Women's Haircut |
$54 ($30–$99) |
| Hair Coloring (Full) |
$148 ($74–$247) |
| Manicure |
$25 ($15–$44) |
| Pedicure |
$39 ($25–$64) |
| Massage (1 Hour) |
$79 ($49–$128) |
View all 12 services
Food & Grocery
| Gallon of Milk (per gallon) |
$4.04 ($2.96–$5.42) |
| Dozen Eggs (per dozen) |
$3.45 ($2.47–$4.93) |
| Loaf of Bread |
$3.75 ($2.47–$5.42) |
| Chicken Breast (per lb) |
$4.44 ($2.96–$6.41) |
| Ground Beef (per lb) |
$5.42 ($3.94–$7.40) |
| Rice (per lb) |
$0.99 ($0.59–$1.77) |
View all 20 services
Utilities
| Electricity (Monthly) |
$138 ($79–$247) |
| Natural Gas (Monthly) |
$69 ($30–$148) |
| Water/Sewer (Monthly) |
$69 ($39–$118) |
| Internet (Monthly) |
$69 ($39–$99) |
| Cell Phone Plan (Monthly) |
$64 ($30–$99) |
| Cable TV (Monthly) |
$84 ($49–$148) |
View all 8 services
Transportation
| Monthly Parking (Downtown) |
$197 ($74–$493) |
| Car Insurance (Annual) |
$1,972 ($1,183–$3,451) |
| Bus Pass (Monthly) |
$69 ($30–$128) |
| Taxi/Uber (5-Mile Ride) |
$15 ($7.89–$25) |
| Car Registration (Annual) |
$99 ($30–$247) |
| Driver's License Renewal |
$30 ($15–$74) |
View all 8 services
Education & Childcare
| Daycare (Infant, Monthly) |
$1,183 ($592–$2,465) |
| Daycare (Toddler, Monthly) |
$986 ($493–$1,972) |
| After-School Care (Monthly) |
$394 ($197–$690) |
| Tutoring (Per Hour) |
$49 ($25–$99) |
| SAT/ACT Prep Course |
$986 ($394–$2,465) |
| Private School (K-12, Annual) |
$12,325 ($4,930–$29,580) |
View all 8 services
Pets
| Vet Visit (Routine Checkup) |
$59 ($30–$99) |
| Dog Vaccination (Annual) |
$99 ($49–$197) |
| Dog Grooming |
$59 ($30–$99) |
| Pet Boarding (Per Night) |
$39 ($20–$74) |
| Dog Spay/Neuter |
$296 ($148–$493) |
| Cat Spay/Neuter |
$197 ($99–$394) |
View all 9 services
Childcare
| Center-Based (monthly) |
| Infant | $1,689 |
| Toddler | $1,505 |
| Preschool | $1,338 |
| Family Childcare (monthly) |
| Infant | $888 |
| Toddler | $787 |
| Preschool | $801 |
Source: DOL Women's Bureau (2022)
Frequently Asked Questions About Independence
What is the population of Independence?
Independence has a population of 3,695 residents and is located in Minnesota. The population density is 114 people per square mile, spread across 34.6 square miles. The median age of residents is 45.9 years, which is older than the national median of 38.9 years. The population is 46.9% female and 53.1% male.
Is Independence expensive to live in?
Independence has a cost of living roughly in line with the national average, with an index of 98.6 (baseline: 100). The median household income is $194,205, 158% above the national average of $75,149. The median home value is $757,800 (169% above the U.S. median). Renters pay a median of $3,500 per month, above the national average of $1,163. The home price-to-income ratio is 3.9x, indicating housing is reasonably affordable relative to local income levels.
Is Independence safe?
Independence is considered a very safe city with a violent crime rate of 22 per 100,000 residents, well below the national average of 380. Property crime occurs at a rate of 736 per 100,000 (below the national average). Overall, Independence receives a safety grade of F based on combined crime data.
What is the weather like in Independence?
Independence has a cool climate with an average annual temperature of 45°F (7°C). Winter temperatures average 14°F in January, while summers reach an average of 72°F in July. The area receives 258 sunny days per year, well above the national average of 205. Air quality is rated Good with a median Air Quality Index (AQI) of 36.
How is the job market in Independence?
The job market in Independence is very strong, with unemployment at just 0.0% / well below the national rate of 3.6%. The average weekly wage is $1,734. There are 44,785 business establishments in the area, including 3,018 restaurants and food service locations. The average commute time is 26 minutes, and 27.0% of workers work from home.
How much does housing cost in Independence?
The median home value in Independence is $757,800. Zillow estimates the typical home value at $770,525. For renters, the median monthly rent is $3,500. Fair market rent is $899 for a 1-bedroom and $1,125 for a 2-bedroom apartment. The homeownership rate is 91.6%. The average annual property tax is $7,736.
How are the schools in Independence?
Schools in Independence score 6.2 out of 10 on standardized testing, near the national average. 62.9% of adults in Independence hold a bachelor's degree or higher, above the national average of 33.7%. 96.9% have completed high school. 19.7% hold a graduate or professional degree.
How healthy is Independence?
The obesity rate in Independence is 25.3% (below the national rate of 32.1%). 10.4% of adults are smokers. 15.7% are physically inactive. 27.6% of residents report depression. 6.2% lack health insurance (below the national rate). 99.1% of residents have access to exercise opportunities. The primary care physician ratio is 1:832.
What is transportation like in Independence?
The average commute in Independence is 26 minutes. 60.1% of workers drive alone to work, and 27.0% work from home.
What are the demographics of Independence?
The racial and ethnic makeup of Independence is 88.1% White, 1.4% Black or African American, 1% Hispanic or Latino. 98% of residents speak only English at home. 4.6% of the population are military veterans. 9.8% of residents have a disability. 98.0% have health insurance coverage.
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