China Spring is where Central Texas families go when they’re done compromising. A school-centered community 12 miles northwest of Waco where 90% of residents own their homes, China Spring ISD earns some of the highest marks in McLennan County, and Friday night football still brings the entire community to Cougar Stadium. Rural Texas living with Waco’s amenities ten minutes down the road.
China Spring sits along FM 1637 northwest of Waco, an unincorporated community defined by China Spring ISD. Homes run from new production builds to gated lots on the Brazos and multi-acre tracts. Here are seven areas, with recent price ranges.
New plans about $270K–$403K
A Stylecraft Builders community begun in 2021, with one- and two-story brick-and-stone homes of about 1,270 to 2,610 square feet and about 245 lots planned.
Resales are starting to appear, such as a home that sold near $290,000 in April 2026. There’s an HOA. Confirm city or county status by address.
Lots about $175K per acre
A private, gated community along the Brazos River, with custom homes on lots of about two-thirds of an acre.
Lots are still selling, so buying a lot and building is an option. China Spring ISD.
Lots about $250K per acre
A gated HOA community with direct Brazos River access and lots of about half an acre.
Custom builders, including build-to-suit on the builder’s own lots, are active here. China Spring ISD.
Luxury tier · priced individually
Large custom homes on tracts of about 5 to 6 acres, the estate end of the China Spring market.
Expect a water supply corporation or well and a septic system. Confirm utilities and deed restrictions before you offer.
Recent listings about $665K–$700K
Four-bedroom new homes of about 2,330 to 2,850 square feet on lots of about an acre.
Room for a shop or a garden without stepping up to a ranch. Check the water provider and septic design.
About $510K to $1.3M+ with a home
Ranch-style and custom homes on 1.5 to 28+ acres, plus raw land, along roads such as Jackson Lane, County Road 3570 and Old China Spring Road.
Usually few or no deed restrictions, but verify. Expect a water supply corporation or well plus septic, permitted through the county health district.
Area median about $250K (12 months)
Part of the FM 1637 / China Spring Road corridor lies inside Waco city limits, with City of Waco zoning, water and sewer.
These homes pay City of Waco property tax but often keep a China Spring address and China Spring ISD. Verify by parcel.
Swipe or drag sideways to see them all.
Few homes sell here, and tract homes trade beside million-dollar acreage, so monthly medians swing wildly. Recent sales mostly run about $250K to $400K, and listings about $335K to $575K.
Marketing time is long, often 80 to 117+ days on listing sites. Price against true comparables.
Water comes from small water supply corporations, including Cross Country WSC, Highland Park Water and Community WSC, or from City of Waco inside city limits.
Outside the city most homes are on septic. A new single-family permit runs about $510 through the Waco-McLennan County Public Health District.
China Spring is an unincorporated community, so there are no city limits of its own. Services come from McLennan County, a volunteer fire department and water corporations.
Part of China Spring Road is inside Waco city limits. Confirm the jurisdiction for the exact address.
Outside Waco, the 2026 rate is about $1.50 per $100 before exemptions: China Spring ISD $0.98, county $0.37 and MCC $0.14, with no city tax. Inside Waco, add the city rate.
China Spring ISD earned a B (87) in 2025, and voters approved a tax rate election in November 2025. The community counted 1,436 residents in 2020; the ZIP code is far larger.
China Spring is an unincorporated community and census-designated place in McLennan County, per the Texas State Historical Association and the U.S. Census Bureau. Area names follow builder, HOA and listing usage; boundaries are approximate, and whether each subdivision is inside Waco city limits was not confirmed except where noted. Price ranges are drawn from individual 2025–2026 listings and sales, not neighborhood medians, and are directional only. Market sources disagree because few homes sell; ask for a current comparative market analysis. Rivers Crossing HOA dues are listed differently by different sites. Water provider details are from the Public Utility Commission of Texas and provider websites; deposits and rates were not confirmed. Septic fees are from the Waco-McLennan County Public Health District’s schedule dated 1 September 2025. Tax rates are 2026 adopted rates for China Spring ISD, McLennan County and McLennan Community College; no emergency services district rate was found. China Spring ISD’s 2026 rating was not confirmed; the 2025 rating is from the district. Population is the 2020 census count for the China Spring CDP. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
China Spring’s everyday life runs along China Spring Road (FM 1637), with a new local grocery, a handful of grills and the usual chains. The weekends belong to Lake Waco. Here’s a 2026-checked list.
10214 China Spring Rd, Suite 200
A self-described “boujee dive bar” and grill known for craft cocktails, the Buckle Burger and Philly, plus Sunday brunch.
Weekends bring live music, and there’s free 9-ball. It anchors the small dining cluster on China Spring Road.
10214 China Spring Rd
A local burger bar with three area locations, known for “The Texan,” cheese curds and Frito pie.
10207 China Spring Rd
An Italian restaurant on the same stretch of China Spring Road.
10400 Wortham Bend Rd
A grill and caterer known for Philly steak sandwiches.
10412 China Spring Rd, Unit B
China Spring’s own grocery store, opened in March 2026 with locally sourced produce, meats and sourdough, attached to a pharmacy.
Before it opened, groceries often meant a 20- to 30-minute drive into Waco.
10208 China Spring Rd
A Dollar General market with a grocery section for quick stops.
9900–10400 blocks of China Spring Rd
The corridor also has Sonic, McDonald’s, Pizza Hut, Marco’s, Domino’s, Subway and Baskin-Robbins, plus a 7-Eleven for fuel.
165 Illinois Ave
The community’s volunteer fire department, which opened a second station at MCC’s Highlander Ranch. It’s always looking for volunteers.
Administration: 12166 Yankie Rd
The district that defines the community, with primary, elementary, intermediate, middle and high school campuses; China Spring High is at 7301 N. River Crossing.
Off Yankie Rd, about 2 miles from FM 185
The nearest Corps of Engineers park to China Spring, with a free boat ramp, parking and bird watching. No camping or beach.
Via FM 1637, Flat Rock Rd & Skeet Eason Rd
Year-round camping with water and electric sites, screened shelters, tent sites and a group area. Campsites run about $20 to $36; the ramp is $5 a day.
Next to Airport Park, west of the dam
A swim beach with 47 covered picnic sites, a playground, a reservable group shelter and a four-lane ramp.
Off Speegleville Rd
A free two-lane ramp and roughly 20 miles of hiking, biking and horse trails on the lake.
2885 Speegleville Rd N
Campsites including equestrian sites, showers, a playground, a two-lane ramp and the Tejas nature trail.
7809 N Hwy 6, Woodway
Central Texas-style barbecue cooked on wood-burning pits, named twice to Texas Monthly’s Top 50, on Highway 6.
N. 19th St at Park Lake Dr, Waco
The nearest full-line supermarket. H-E-B has dropped plans for a store closer to China Spring.
Off Hwy 6, past the bridges
Two swim beaches, covered picnic sites and a four-lane ramp on the Highway 6 side of the lake.
Valley Mills, not China Spring
A Valley Mills spot pairing burgers and Chinese food.
Food and Shops are on the China Spring Road (FM 1637) corridor; most carry Waco 76708 addresses, and some sit inside Waco city limits. Things To Do are Lake Waco parks run by the Corps of Engineers. Places farther away are under Just Outside.
Two things worth saying plainly. Restaurants turn over, so check hours before a special trip. And Corps fees change, so confirm with the lake office at 254-756-5359.
What stands out is the mix: a new local grocery, a lively grill and bar, and free boat ramps and 20 miles of lake trails minutes away.
Compiled October 2026. Restaurant listings were confirmed in 2026 business websites, ordering platforms and review listings; call ahead to confirm hours and that a business is still open. Jayce’s Grocery details are from KWBU and the store’s page. Park details and fees are from the U.S. Army Corps of Engineers Lake Waco pages, whose fee table may be dated; America the Beautiful Senior and Access pass holders receive 50 percent off. China Spring is unincorporated; whether individual businesses are inside Waco city limits was not confirmed. Robbinsnest Cafe is not listed because its address was not confirmed. Helberg Barbecue’s address is from its official site; other directories list 8532 N. Hwy 6. No county park, community center or youth sports complex in China Spring was confirmed. National chains are mentioned, not featured. Businesses listed are for general local reference and are not endorsements; I receive no compensation from any business named. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
From a Chinaberry Spring and Cotton Gins to a School District Community Northwest of Lake Waco
Settlers arrived as early as 1860, and the community was founded in 1867. It was named for a spring in a grove of chinaberry trees.
Settlement in northwestern McLennan County began as early as 1860, and the Handbook of Texas gives 1867 as the founding year. The China Spring Cemetery Association’s history places the community’s establishment around 1870.
Both accounts tie the name to a spring in a grove of chinaberry trees. The community grew up about twelve miles northwest of Waco, along what is now Farm Road 1637, and its name was sometimes written “China Springs.”
The China Spring post office opened in May 1873.
The China Spring post office opened in May 1873, with Charles S. Eichelberger as the first postmaster. Mail service gave the surrounding farms a fixed point on the map and a regular reason to come together.
Within a decade the crossroads around the post office would add cotton gins, mills, stores and a church. The name it recorded is the one the community’s cemetery, school district and census area still carry.
By the early 1880s China Spring had five steam cotton gins and gristmills, three general stores and a Methodist church.
By the early 1880s about 200 people lived in China Spring, which had five steam cotton gins and gristmills, three general stores and a Methodist church. Cotton, corn and wool were the principal shipments from the area.
The count did not hold steady. According to the Handbook of Texas, population estimates fell to about 100 in the early 1890s, then climbed to 250 by 1896.
Residents formed the China Spring Cemetery Association and bought the first five-acre tract in 1902.
Early families buried their dead on private land. In March 1902 residents formalized a community burial ground, and the first trustees, G. P. Harris, M. T. Presnall, R. R. Cox and W. N. Foster, bought five acres. The first lot sold that September for $10.
The association added land in 1915, 1924, 1961 and 1991, and the grounds were designated a Historic Texas Cemetery in 2004. Its history notes Isaac Brock (1787–1909), who lived in three centuries.
China Spring became the center of a rural high school district in the late 1920s.
In the late 1920s China Spring became the focus of a rural high school district, making it the school center for the surrounding countryside. The Handbook of Texas reports a population of 214 from the 1930s through the 1960s and 181 from the 1970s through 1990.
Topographic maps in the mid-1970s showed two churches, a school and a good number of houses. For most of the century China Spring remained a small farming community about twelve miles northwest of Waco.
The Corps of Engineers rebuilt the Waco Dam, starting in 1958, and the enlarged lake was filled by 1965.
The original Waco Dam, built by the City of Waco in 1928–29, had lost much of its storage to sediment by the mid-1940s. Beginning in 1958 the U.S. Army Corps of Engineers, working with the Brazos River Authority, built a new earthfill dam 140 feet high.
The enlarged lake, filled by 1965, covers about 19,440 acres fed by the North and South Bosque rivers. Its construction displaced the original Speegleville townsite and put the north shore a few minutes from China Spring.
China Spring joined Bosqueville to form the China Spring-Bosqueville ISD in 1963.
In 1963 China Spring joined with Bosqueville to form the China Spring-Bosqueville Independent School District. Two years later, in 1965, China Spring became its own independent school district.
A Bosqueville school history dates the arrangement to 1958–1965 and records a brief earlier consolidation from 1926 to 1928. Today the district serves China Spring and sections of Waco, and a small portion extends into Bosque County.
China Spring High School won the UIL 1A state football championship in 1978.
The 1978 Cougars won the UIL Class 1A state championship. The program returned to the state final in 1979 and 2007, finishing as runner-up both times.
On December 17, 2021, China Spring beat Gilmer 31–7 at AT&T Stadium in Arlington for the Class 4A Division II title, its first state crown since 1978, to finish 16–0. A year later the Cougars rallied from a 21–7 halftime deficit to beat Boerne 24–21 for a second straight title.
McLennan Community College bought about 200 acres for Highlander Ranch, home to its veterinary technology and agriculture programs.
McLennan Community College bought the 200-acre Highlander Ranch in 2002. Set on Cobbs Lane in the Bosqueville area, about five miles from the main campus, it houses the veterinary technology and agriculture associate degree programs and a veterinary assistant certificate.
The ranch also offers a covered arena, riding lessons, camps and horse boarding. The China Spring Volunteer Fire Department later opened a second station there to shorten response times in parts of China Spring and Bosqueville.
China Spring first appeared as a census-designated place, counting 1,281 residents.
The Census Bureau first counted China Spring as a census-designated place in 2010, recording 1,281 residents. A census-designated place is a statistical area defined for a settled community that has no city government of its own.
China Spring remains unincorporated, so McLennan County and local water corporations provide services outside Waco city limits. The census area is much smaller than the China Spring ZIP code or the school district, which also reaches into sections of Waco.
Voters approved a $57 million bond in May 2021, funding a new grades 2–4 school, a gym and career and agriculture space.
In May 2021 voters approved a $57 million bond for China Spring ISD. It funded a second elementary campus for grades 2–4, a new gym and added space for career and agriculture programs, and the district said it would also ease traffic around its schools.
The new two-story China Spring Elementary opened on Wortham Bend Road for the 2022–23 school year. The district now has separate primary, elementary, intermediate, middle and high school campuses.
The 2020 census counted 1,436 residents. In November 2025, voters approved China Spring ISD’s first tax rate election after a 2022 attempt failed.
The 2020 census counted 1,436 residents, up from 1,281 in 2010. In November 2025 voters approved China Spring ISD’s first tax rate election after a 2022 attempt failed; the district had cited three years of deficit budgets.
In early February 2026, Jayce’s Grocery held a soft opening on China Spring Road, with a grand opening in March. Owner Vorie Miller, a Navy veteran and local resident, named it in memory of his son and stocks goods from local vendors.
Compiled from the Texas State Historical Association Handbook of Texas, the China Spring Cemetery Association, the Texas Water Development Board, Waco History, McLennan Community College, the U.S. Census Bureau, China Spring ISD, the Waco Tribune-Herald, KWTX, KCEN, KWBU and The Waco Bridge. Where sources conflict, both versions are noted rather than resolved. The Handbook of Texas gives an 1867 founding; the cemetery’s history says the community was established around 1870. The Handbook dates the Bosqueville consolidation to 1963–1965; a Bosqueville school history gives 1958–1965 and also records a brief 1926–1928 consolidation. The 2010 and 2020 figures are census counts for the China Spring census-designated place; the ZIP code and school district cover a much larger area. Jayce’s Grocery held a soft opening in early February 2026 and a grand opening in March. The year of the volunteer fire department’s founding and of its Highlander Ranch station were not confirmed. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
The Volunteer Fire Department BBQ, Friday Nights at Cougar Stadium and Homecoming
Brisket, sausage and chicken plates, often more than 3,000 of them, sold to fund the China Spring Volunteer Fire Department.
The spring and fall BBQs are the department’s main source of funding beyond a small county subsidy, and the tradition goes back decades. Watch the department’s page for dates and pickup details.
China Spring High’s varsity football at Cougar Stadium, a program with state titles in 1978 and 2021.
A “reverse parade” of student stations, a fire-truck-led spirit parade and a community pep rally near Cougar Stadium. It replaced the long-running homecoming parade in 2024.
A free concert and fireworks by McLane Stadium.
Pro rodeo, concerts, a livestock show and the carnival at the Extraco Events Center.
Magnolia’s free anniversary festival, with a vendor fair and live music.
Downtown Waco’s holiday festival, with a tree lighting, fireworks, a parade and a snow tube hill.
A Czech heritage festival with polka, kolaches, a parade and a midway. 2026 marked its 50th year.
A barbecue cook-off, 5K, parade and car show in downtown McGregor.
A ticketed tasting festival at the Carleen Bright Arboretum, with a new theme each year.
A tree lighting, Santa and a vendor market at the arboretum.
U-pick sunflowers and photo fields at a private farm in Crawford.
China Spring’s own calendar runs on Friday nights at Cougar Stadium and the volunteer fire department’s BBQ lines, spring and fall. For fairs, fireworks and holiday festivals, residents head into Waco or Woodway.
We didn’t find a recurring China Spring Christmas parade, Fourth of July event or farmers market, so none is listed. If one starts, it will be added once it has two years of history.
For current dates, check China Spring ISD and the China Spring VFD pages.
Timing shown is the usual pattern for each event; exact dates, times and locations change from year to year and should be confirmed with organizers. Event patterns are drawn from China Spring ISD, MaxPreps, KWTX, KXXV, FOX 44, KCEN, the Heart O’ Texas Fair, Magnolia, Destination Waco, the City of Waco, Discover Woodway, Westfest, the McGregor Chamber, McGregor Founder’s Day and the Crawford Sunflower Festival; each China Spring event listed was confirmed in at least two years. The VFD BBQ’s origins are given as “since the 1960s” by KWTX and “almost 50 years” by KXXV. The homecoming community night replaced a long-running parade in 2024. Football timing follows the standard UIL season. The Crawford Sunflower Festival is held on a private farm and is confirmed by organizer pages only. Events under “Next Door in Waco” and “Just Outside” are held in Waco, West, McGregor, Woodway or Crawford, not in China Spring. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
What to know about China Spring schools:
The ratings: China Spring ISD earned a B each year since 2023, rising from 85 to 88 (2026 preliminary). Review the full results at TXschools.gov.
Nearby: McLennan Community College, Baylor University and TSTC Waco are all in Waco.
Want the full breakdown? Read our complete China Spring schools guide →
China Spring is unincorporated, so China Spring ISD is what ties the community together. Every student follows one path from Primary to High School, and the district’s rating has risen a point each year since 2023. District lines, not ZIP codes, decide the school.
District office at 12166 Yankie Rd
The district that defines China Spring, reaching into sections of Waco and a small part of Bosque County. It runs a four-day instructional week.
District rating: B (88) in 2026 (preliminary), up from 87 in 2025, 86 in 2024 and 85 in 2023.
Registration requires living inside district boundaries; ask the district about any transfer policy.
China Spring High: 7301 N River Crossing
Each grade band has one campus, so every student in the district follows the same path from China Spring Primary to China Spring High.
The two-story China Spring Elementary for grades 2–4 opened after the 2021 bond.
District-wide
In November 2025, voters approved the district’s first tax rate election, adding about $2.2 million a year for salaries and programs.
The 2026–27 school rate is $0.98192 per $100, unchanged from last year. The school year runs August 3, 2026, to May 27, 2027.
China Spring High School
Programs include Tango Flight aircraft engineering and a student nursing program, plus bond-funded career and technical classrooms.
The Cougars play in District 12-4A Division I for 2026–28, with state football titles in 1978, 2021 and 2022.
Nearby districts
The 76633 ZIP and district lines don’t match exactly. Nearby, Midway ISD earned an A (90) and Waco ISD a D (66) in 2026.
Bosqueville, Valley Mills and Crawford ISD ratings were not confirmed. Use TEA’s School District Locator for every address.
In Waco
Charter options include Rapoport Academy, and private schools include Vanguard College Preparatory, Reicher Catholic and Live Oak Classical.
Confirm grades and enrollment directly with each school.
In Waco
McLennan Community College, about 12 miles away, offers dual credit, and its Highlander Ranch reaches into the China Spring area. Baylor and TSTC Waco are a little farther.
Distances are estimates; check a live map.
China Spring ISD covers parts of Waco and a sliver of Bosque County, and the ZIP code may cross into neighboring districts.
Check TEA’s School District Locator and the appraisal district record before you fall for a house.
Outside Waco, a China Spring home carries about $1.50 per $100 for 2026: school $0.98, county $0.37 and MCC $0.14, with no city tax.
On a $400,000 homestead, the school share drops from about $3,930 to $2,550 after the $140,000 exemption.
China Spring ISD earned a B each year since 2023, with its score rising from 85 to 88. The 2026 rating is preliminary.
Ratings change year to year, so review the full results at TXschools.gov.
The 2021 bond built a new elementary and added career and agriculture space. The 2025 tax election funds salaries and programs.
Ask the district about growth and capacity as new subdivisions fill in.
Accountability ratings are shown at the district level only; campus ratings are intentionally not shown. Ratings change every year; use TXschools.gov for current ratings. The 2026 China Spring ISD rating (released 14 August 2026) is preliminary, as reported by KWTX, and subject to TEA’s appeals process; 2023–2025 ratings are from the district. Enrollment is approximate (U.S. News and the Texas Tribune). Grade configuration is from published district information. The 2021 bond is reported as $57.2 million by the Waco Tribune-Herald and as $59 million in later coverage. VATRE results are from The Waco Bridge; the 2026–27 rate and calendar are from China Spring ISD. UIL alignment is for 2026–28. Neighboring-district ratings are 2026 ratings as reported by KWTX; Bosqueville, Valley Mills and Crawford ISD ratings were not confirmed. Private and charter school details should be confirmed with each school. Distances are estimates. Tax figures use China Spring ISD’s 0.98192, McLennan County’s 0.3748 and McLennan Community College’s 0.140772 and are illustrations, not quotes; parcels inside Waco city limits also pay City of Waco tax. The state school homestead exemption is $140,000, with an additional $60,000 for owners aged 65 or older or disabled. School district assignment is determined by address and must be confirmed with the district. School information is provided for general reference only and is not a recommendation regarding any school, district, neighborhood or property. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Median Sales Price
What China Spring homes actually sold for each month. With new tract homes, gated river lots and multi-acre ranches trading side by side, the mix of what sold moves this line more than the market does.
RealtyTrac put the 76633 median sold price near $399,000 in July 2026 on 23 sales, while one portal showed $470,000 on a single sale. A ranch can double the median in a slow month. That is sample size, not the market.
A Stylecraft home in Rivers Crossing, a gated lot on the Brazos and 20 acres off Old China Spring Road can all land on this one line. The chart is not your comp. Your comps match your land, water source and septic.
Texas is a non-disclosure state, so portal prices are models. This is MLS. Ask for the actual comparable sales, including acreage, the water corporation, septic, any ag valuation and whether the home is inside Waco city limits.
Listing sites show China Spring homes marketing for roughly 80 to 117+ days. Days on market describes how buyers behaved, which holds up better than a median in a thin market.
The first two weeks bring the most traffic a listing will ever get. If they pass without an offer, that is pricing information. Acting in week three beats acting in week ten.
Long marketing times mean room to negotiate, especially on acreage and higher-priced homes. A listing that has waited a while is usually where the negotiating room is.
Under 10 showings means buyers are deciding quickly. Rising counts mean people are walking through and walking away, which is a different problem from nobody looking at all.
This separates a pricing problem from a presentation problem. Plenty of showings and no offer usually means something specific is putting people off, and that is fixable without dropping the price.
High showings-to-pending means you can be selective without losing homes. Read it against days on market: low on both is a hot market, high on both means the leverage is yours.
China Spring closes only a couple dozen homes in a typical month across the 76633 ZIP, and fewer inside the community itself. When the bars are short, one unusual sale moves every other number on this page.
Your competition includes new construction in Rivers Crossing and homes across north Waco. Price against true comparables, and prepare water, septic and survey documents before you list.
Inventory runs from new production homes to large acreage. Confirm the water provider, septic and city-limits status early, because they affect cost and timing more than the price chart does.
Charts supplied by NTREIS via 10K Research and Marketing and update automatically. Data reflects residential activity reported to the MLS and may be revised as late-reported sales come in. China Spring records relatively few closings, and its homes range from new tract houses to large acreage, so monthly medians can swing sharply. China Spring is unincorporated; the 76633 ZIP covers a much larger area than the community, part of the corridor lies inside Waco city limits, and listings may be filed under China Spring or Waco, so these charts may not match a single boundary. Narrative figures are from RealtyTrac (July 2026), Redfin and listing sites; sources measure different periods and differ. These charts do not separate lot size, utilities, agricultural valuation, new construction or resale. Market statistics describe the area as a whole and are not a substitute for a comparative market analysis on a specific property. Texas is a non-disclosure state, so publicly available sale prices elsewhere are estimates rather than recorded figures. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Pick a purchase year and the price fills in. If you own here, type over it with what you actually paid. This calculator runs on the McLennan County index, the federal repeat-sales measure for China Spring’s county. It’s up about 129 percent since 2009, with the biggest jump between 2020 and 2022.
Bought here? Tap the number and enter what you paid.
Federal house price index growth, indexed to the purchase year, where the purchase year equals 100.
The county index rose about 37 percent from 2020 to 2022. Since 2023 it has grown only about 1 to 2 percent a year.
A 2009 buyer’s index value is up about 2.3 times; a 2023 buyer’s is up only about 3 percent so far.
RealtyTrac put the 76633 median sold price at about $399,000 in July 2026, and a ZIP-level value estimate lands near $397,500. Higher figures are list prices or rest on a single sale.
Read $350,000 to $450,000 as the typical band. Acreage sells well above it, and new tract homes start below it.
The index is county-wide, built from repeat sales of mortgaged homes, and blends China Spring with Waco and every nearby town.
China Spring runs from new production homes to multi-acre ranches, so value any specific property from true comparables, not from this chart.
Outside Waco city limits there’s no city tax: about $1.50 per $100 for 2026, or roughly $4,200 a year on a $400,000 homestead. Inside Waco, the city rate pushes that to about $6,770.
The county and MCC exempt 20 percent of a homestead and the state school exemption is $140,000. Homesteads are capped at a 10 percent rise in taxable value a year.
Growth rates are the FHFA All-Transactions House Price Index, annual values 2009 through 2025: McLennan County, Texas (FRED series ATNHPIUS48309A, base 2000 equals 100, last updated 31 March 2026), the State of Texas (TXSTHPI) and the United States (USSTHPI). State and national figures are annual averages of published quarters. The McLennan County series recorded 139.10 in 2009, 155.07 in 2015, 214.19 in 2020, 293.32 in 2022, 308.63 in 2023, 314.67 in 2024 and 318.43 in 2025: a rise of about 129 percent since 2009 and about 1.2 percent in 2025. No 2026 county value has been published. FHFA describes county indices as developmental and subject to revision. The prefilled dollar figures are derived and illustrative, not published: they apply the McLennan County index to a $400,000 anchor set from RealtyTrac’s 76633 median sold price of $399,000 (July 2026, 23 sales) and a ZIP-level value estimate of $397,530. Other sources range from about $250,000 (a small Waco-city neighborhood definition) to $523,000 (an average of listings). The index is built from conforming loans and excludes jumbo lending and all-cash purchases. The 2026 FHA one-unit limit for McLennan County is the national floor, $541,287; the 2026 conforming limit is $832,750. Equity figures assume a 30-year fixed mortgage at that year’s Freddie Mac annual average rate (2025 approximately 6.60 percent), held to today, with no refinancing, no extra principal and no additional borrowing. They exclude closing costs, property taxes, insurance, maintenance, improvements and selling costs. The unincorporated rate combines China Spring ISD’s 0.98192, McLennan County’s 0.3748 and McLennan Community College’s 0.140772 (subject to a 3 November 2026 election); no emergency services district was found. The Waco-city example adds the City of Waco’s proposed 0.755, whose final adoption was not confirmed, after a 15 percent city homestead exemption. Worked examples apply the $140,000 school exemption and 20 percent county and college exemptions and are illustrations, not quotes. The homestead appraisal cap limits increases in a homestead’s taxable appraised value to 10 percent a year and ends on sale. Owners aged 65 or older or disabled receive an additional $60,000 school exemption and a school tax freeze; McLennan County and MCC offer additional over-65 exemptions. Confirm taxing units, exemptions and protest deadlines with the McLennan Central Appraisal District (254-752-9864). This is an illustration for general reference, not an appraisal, a comparative market analysis, a valuation or investment advice. Past appreciation does not predict future appreciation. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
China Spring is an unincorporated community of about 1,436 people (the 76633 ZIP holds roughly 6,000), tied together by China Spring ISD. It trades city services for acreage, lake access and no city tax outside Waco’s limits, with downtown Waco about 20 minutes away.
Estimated Off-Peak Drive Time from the China Spring Road Strip
Around Town and Beyond
Estimated minutes off-peak from about 10200 China Spring Road. I-35 work through south Waco can add time to southbound trips through 2029, so check a live map before relying on any of them.
Flat Rock Park’s free boat ramp is a couple of miles away, and Airport Park offers camping and a swim beach next door.
The City of Waco has bought 85 acres for a China Spring Park at Flat Rock and Skeet Eason roads, with a splash pad, trails and native prairie planned.
Homes run from new production builds to multi-acre ranches, and outside Waco there’s no city tax, about $1.50 per $100 in all.
Larger tracts may qualify for agricultural valuation through the appraisal district.
The China Spring Volunteer Fire Department runs two stations, AMR handles 911 ambulance calls and the county sheriff covers unincorporated areas.
Water comes from four member-owned water corporations or City of Waco inside the city, and rural areas may be on the Heart of Texas Electric Co-op.
FM 1637 is now four lanes with a raised median along much of the corridor. In September 2026, Waco annexed about 154 acres for a future wastewater plant to serve China Spring-area growth, with construction not expected before the 2030s.
I-35 through south Waco is under construction until early 2029.
Cross Country WSC has been on Stage I watering limits since August 19, 2026, and new meters have cost up to $8,000. Most homes outside Waco rely on septic.
The volunteer fire department reports short daytime staffing, and an August 2026 grass fire closed FM 1637. Talk to your insurer early.
Part of the corridor is inside Waco city limits, much of the rest sits in Waco’s extraterritorial jurisdiction, and some is fully county.
That decides taxes, permits, trash and police. Check the taxing units on the appraisal record for every address.
Drive times are estimates from about 10200 China Spring Road along typical routes; they were not drawn from a mapping or live traffic source and should be checked against a live map before you rely on them. The I-35 My35 Waco South project (South Loop 340 to 12th Street) is anticipated to be completed in early 2029, per TxDOT. FM 1637 widening details are from TxDOT coverage by the Waco Tribune-Herald and KXXV. The September 2026 annexation and wastewater plant timeline are from KWTX and the Waco Tribune-Herald. China Spring Park was projected to open in spring 2026; its opening was not confirmed. Water rates, watering stages and meter fees are from Cross Country WSC; other water providers’ details were not confirmed. Fire department details are from the Texas A&M Forest Service, FOX 44 and KCEN; the department’s ISO rating was not published. EMS details are from AMR and McLennan County. Electric co-op coverage is from Heart of Texas Electric Cooperative and a third-party directory; confirm the provider by address. Tax rates are 2026 adopted rates for China Spring ISD, McLennan County and McLennan Community College. Population is the 2020 census count for the China Spring CDP; the ZIP figure is from Census-based estimates. No crime, fire rating or flood zone claims are made; flood and wildfire risk are parcel-specific. This information is provided for general reference and is not a representation about any specific property, commute or future development outcome. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Answered with verified specifics, from city limits, school districts and taxes to water corporations, septic permits, burn bans and Lake Waco ramps.
No. China Spring is an unincorporated community and census-designated place in northwest McLennan County, about 12 miles from Waco on FM 1637. It has no city government, no mayor and no city tax of its own.
Services come from McLennan County, the China Spring Volunteer Fire Department, member-owned water corporations and private providers. What holds the community together is China Spring ISD.
The twist: part of the China Spring Road corridor is inside Waco city limits, and much of the rest sits in Waco’s extraterritorial jurisdiction. Which one an address falls in shapes taxes, permits and services.
Check the taxing units on the property’s McLennan Central Appraisal District record or tax statement. If “City of Waco” is listed, the home is inside the city.
The line runs right through the community. A 2025 Waco zoning case described the Yankie Road and China Spring Road area as “at the very edge of the City Limits.” Neighbors a short walk apart can be on different sides.
Inside Waco you pay the city tax but get city zoning, permits, police and, often, City of Waco water and sewer. Outside it, the county rules, and you’ll likely have a water corporation and septic.
Most 76633 addresses are in China Spring ISD, which also covers parts of Waco and a small part of Bosque County. The district office is at 12166 Yankie Road, 254-836-1115.
Students move through one campus per grade band: Primary (PK–1), Elementary (2–4), Intermediate (5–6), Middle (7–8) and China Spring High (9–12). The district earned a B (88) in preliminary 2026 state ratings.
ZIP codes and district lines don’t match exactly, so confirm every address with TEA’s School District Locator and the district before you write an offer. Registration requires living inside district boundaries, so ask the district about any transfer policy.
Outside Waco city limits, the 2026 rate is about $1.50 per $100: China Spring ISD $0.98192, McLennan County $0.3748 and McLennan Community College $0.140772, with no city tax.
On a $400,000 homestead, that’s roughly $4,200 a year after the $140,000 school exemption and the 20 percent county and college exemptions. Inside Waco, the city rate (proposed at $0.755) and its 15 percent exemption push the same home to about $6,770.
No emergency services district tax was found. Confirm the taxing units on the appraisal record, and file your homestead exemption in your first year.
It depends on the address. Four member-owned water corporations serve the area, and the City of Waco serves homes inside its limits. Find yours on the Public Utility Commission’s CCN viewer or ask the seller.
The largest is Cross Country WSC, 14933 Wortham Bend Road, (254) 836-9962, open Monday through Thursday 7:30 a.m. to 4 p.m. and Friday until 3. Its rates start at a $45 monthly minimum, then rise in tiers from $3.50 to $16 per 1,000 gallons.
New meters there were raised to $8,000 in 2023, and the corporation has paused new meter applications, so ask before buying land you plan to build on.
For Cross Country WSC members, yes. The corporation has been on Stage I since August 19, 2026.
Odd-numbered addresses water Sunday, Tuesday and Thursday; even-numbered addresses water Monday, Wednesday and Saturday. There’s no watering on Fridays and none between 10 a.m. and 7 p.m. Livestock watering is exempt.
Other water corporations and the City of Waco set their own stages, so check with your provider. Drought stages change with conditions, so look at the provider’s news page before planting a new lawn or filling a pool. Repeated violations can bring penalties under the corporation’s drought plan.
With Cross Country WSC, buying a home that already has a meter is usually a Transfer of Membership, not new service. The forms are on the corporation’s website.
New Service applies only when there’s no meter on the property, and that’s where the high meter fees and the paused applications come in.
Start the transfer before closing so water stays on at move-in. If the home is inside Waco city limits, it may be on City of Waco water and sewer instead; check the seller’s bill to see which provider you’re dealing with.
The Waco-McLennan County Public Health District runs the septic (OSSF) program for the whole county. A permit is required regardless of lot size, and a registered site evaluator or engineer must do the soil analysis.
A single-family permit costs $510 for a standard system, plus $100 for an aerobic unit, a $10 state fee and $200 for a residential reinspection. Permits are valid for one year.
Aerobic systems also require a maintenance contract and a $20 annual fee. No county point-of-sale inspection requirement was found, so order a private septic inspection when you buy and ask the seller for the contract.
McLennan County doesn’t issue general building permits the way a city does, so a home outside Waco’s limits and ETJ typically doesn’t need a structural permit.
Some permits still apply: septic permits, a floodplain development permit from the County Engineer for anything in the 100-year floodplain, and county subdivision, drainage and road rules that cover driveway culverts.
Inside Waco city limits, city permits apply. Deed restrictions and HOAs can add their own approval steps, so read them before you plan a shop, a barn or a pool. When in doubt, call the County Engineer’s office before you pour a slab.
Check the McLennan County burn ban page before every burn. As of October 1, 2026, the county was not under a full burn ban, but a conditional order bans outdoor burning whenever the National Weather Service issues a Red Flag Warning.
A full ban was ordered in August 2026 during dry conditions, and past violations have carried fines up to $500.
Questions go to the County Judge’s office at 254-757-5049 or the Office of Emergency Management at 254-750-5911. Grass fires move fast here, so keep cleared space around barns and fences.
The China Spring Volunteer Fire Department, 165 Illinois Avenue, (254) 836-1215, with about 20 active volunteers. A second station at MCC’s Highlander Ranch can cut response times by six to ten minutes in its area.
The department reports that daytime staffing is often short, and Waco and nearby volunteer departments provide mutual aid. It funds itself largely through a spring and fall BBQ, donations and a small county subsidy.
Ask your insurer which station and fire protection class it uses for a specific address; the department’s ISO rating wasn’t published.
American Medical Response (AMR) provides 911 ambulance service across McLennan County, including unincorporated areas like China Spring. Its local office is at 6800 Woodway Drive in Woodway.
The nearest hospitals, Baylor Scott & White–Hillcrest and Ascension Providence, are both in Waco, about 20 to 25 minutes away by estimate.
The volunteer fire department often arrives first on medical calls. For non-emergencies, Jayce’s Grocery has a pharmacy inside, which saves a trip into town for prescriptions. Keep your address clearly marked at the road so responders can find it quickly on rural lots.
It depends on the address. Rural areas may be served by the Heart of Texas Electric Cooperative, a member-owned co-op founded in 1937 and based in McGregor, (254) 840-2871.
Other parts of the area may be on a different utility, where you may be able to choose a retail provider. The boundaries weren’t confirmed address by address.
The quickest answer is a recent electric bill from the seller. If you’re building on raw land, ask the utility early about line extension costs, which can add up on large tracts. Co-op members also receive a vote in the cooperative’s annual elections.
It varies by street. FCC-based data from late 2025 shows Spectrum cable across about 97 percent of the community and Spectrum fiber in roughly 7 percent.
Other options include 5G home internet, Rise fixed wireless and satellite service. Comparison sites disagree on fiber availability.
On acreage especially, check the FCC National Broadband Map for the exact address before you count on working from home, and ask the seller what service they use and how it performs. Speeds can drop sharply at the far end of a long rural road, so test it during your option period.
76633 is China Spring’s only ZIP code, but properties along the corridor, especially inside Waco city limits, may carry Waco 76708 addresses. Jayce’s Grocery at 10412 China Spring Road is one example.
The mailing city doesn’t tell you the taxing jurisdiction. A Waco address can be in China Spring ISD, and a China Spring address can sit inside Waco’s limits.
Always check the appraisal district record for the taxing units and the school district rather than relying on the mailing address on a listing. Delivery services sometimes route by the Waco ZIP, so give both when ordering.
Register through McLennan County’s “Register for Emergency Notifications” page, which uses the Waco-McLennan County Office of Emergency Management’s Everbridge system. Any McLennan County address can sign up.
The City of Waco’s separate notification portal is limited to Waco city addresses, so homes outside the city should use the county system.
With grass fire risk and summer heat, alerts matter here. The August 2026 fire on FM 1637 prompted road closures and voluntary evacuations, so sign up when you move in. Add a second phone or email so everyone in the household gets the message.
Locally, Jayce’s Grocery Store opened in March 2026 at 10412 China Spring Road, Unit B, open Monday through Saturday, 8 a.m. to 8 p.m., with Pill Box Pharmacy inside.
It carries produce, meat, baked goods and local vendors’ products. Before it opened, groceries often meant a 20- to 30-minute drive into Waco.
For a full-line store, H-E-B and Walmart are roughly 15 to 20 minutes away in Waco, and a Dollar General market sits on China Spring Road for quick stops. A cluster of restaurants and national chains on the same stretch covers most everyday errands.
Possibly. The McLennan Central Appraisal District uses production-based standards rather than one fixed acreage minimum, but its application warns that tracts smaller than 10 acres may not qualify.
Applicants generally need to show five of the last seven years of agricultural use. Wildlife valuation requires at least 12.5 acres and prior ag status, and beekeeping requires 5 to 20 acres.
Ag valuation can lower taxes dramatically, but a change of use can trigger a rollback. When buying, ask whether the land is currently valued as ag and plan to keep it in qualifying use.
Much of the area sits in Waco’s extraterritorial jurisdiction (ETJ), which generally extends five miles from the city limits. Under a 2023 state law, ETJ landowners can petition for release, and Waco must act on a valid petition within 45 days without a council vote.
Waco’s 2026 annexations have involved city-owned land, including a 154-acre Chalk Bluff tract for a future wastewater plant meant to serve China Spring-area growth.
Construction there likely won’t begin before 2032. Ask a real estate attorney about your options if annexation matters to your plans.
Flat Rock Park, off Yankie Road about two miles from FM 185, has a free one-lane ramp and parking. It’s the closest Corps of Engineers park to China Spring, with no camping or beach.
For more room, Airport Park has a two-lane ramp ($5 a day), campsites and screened shelters, and Airport Beach next door has a four-lane ramp and swim beach.
Corps parks are cashless, and fees change, so confirm with the Lake Waco office at 254-756-5359. The Lacy Point area also offers a free ramp and about 20 miles of trails.
Answers were verified as of October 2026 from McLennan County, the McLennan Central Appraisal District, the Waco-McLennan County Public Health District, the City of Waco, China Spring ISD, Cross Country WSC, Heart of Texas Electric Cooperative, AMR, the Texas A&M Forest Service, the U.S. Army Corps of Engineers, TxDOT, KWTX, KCEN, KXXV, KWBU, FOX 44 and the Waco Tribune-Herald. Rates, fees, providers and rules change; verify anything you intend to rely on. Watering stages and burn ban status are as of 1 October 2026 and change often. The City of Waco’s 2026 rate was proposed at $0.755; final adoption and the 15 percent homestead exemption were not confirmed from a primary source. The China Spring ISD rating is preliminary. The county’s lack of general building permits is from a secondary source; confirm with McLennan County. Electric and internet providers vary by address. Drive times are estimates. Combined tax figures are illustrations, not quotes. This is general information, not legal, tax, lending, insurance, environmental or engineering advice. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
China Spring has no city hall, so services come from McLennan County, a volunteer fire department, water corporations and the City of Waco for in-city addresses. Start by learning which jurisdiction an address is in, then work down the list. Start with the green first-week cards; county offices are in blue, and anything outside town is in purple.
China Spring is unincorporated, but part of the China Spring Road corridor is inside Waco city limits. If “City of Waco” appears on the tax statement, the home is in the city. That decides city taxes, zoning, permits, police and trash. Waco Planning, 401 Franklin Ave, can confirm city or ETJ status.
Waco Planning (254) 750-5650 · [email protected] Check the taxing units on the appraisal recordA member-owned co-op serving rural McLennan County. Report outages by phone or text OUT to 1-855-644-1795. Some addresses may be on a different utility; ask the seller for a recent bill.
254-840-2871 · outages 1-800-840-2957 1111 S Johnson Dr, McGregorOne, city limits or county. Two, the water provider and meter. Three, the septic permit and any aerobic contract. Four, the floodplain near the Bosque and Lake Waco. Five, a survey and easements. Six, any ag valuation and rollback exposure.
About thirty minutesFile your homestead exemption and check any ag (1-d-1) valuation at the appraisal district. The tax office collects for the county, MCC, China Spring ISD and the City of Waco.
CAD 254-752-9864 · Tax office 254-757-5130 CAD: 315 S 26th St · Tax office: 215 N 5th StNew students enroll in person at their campus, generally Monday through Thursday 7:30 a.m. to 4 p.m.; high school is by appointment. Returning students use the Parent Portal. Bring a birth certificate, Social Security card, shot record, photo ID and a utility bill as proof of residency.
Primary 254-836-4635 · High 254-836-1771 Primary: 200 Bob Johnson Rd · High: 7301 N River CrossingAn all-volunteer department covering about 65 square miles, including Bosqueville, with a second station at MCC’s Highlander Ranch. It’s a 501(c)(3), so donations may be tax-deductible. Its spring and fall BBQ fundraisers keep the trucks running.
Emergencies: 911 Mail: PO Box 65, China Spring 76633Retail counter weekdays 8 a.m.–12:30 p.m. and 1:30–4 p.m., Saturday 8–10:30 a.m.; the lobby is open 24/7. Confirm hours on usps.com. Some corridor addresses use Waco 76708; the mailing city doesn’t decide taxes.
254-836-4751 14038 China Spring RdWaco’s first city park in China Spring, on 85 acres, with a playground, splash pad, pavilion, nature trails, a ball court and restrooms planned. The city expected construction to wrap up toward the end of 2026.
5201 Flat Rock Rd, across from Waco Regional AirportCards are free for McLennan County residents age 5 and up with a photo ID and proof of residency. Open Monday and Thursday until 8 p.m., other weekdays and Saturday until 6. It posted a temporary closure for new flooring, so call first.
(254) 745-6018 5301 Bosque Blvd, WacoOne of four water corporations serving China Spring. Buying a home with a meter is a membership transfer; the seller and buyer each sign. New service costs $8,000 plus any bore or main work, and new-meter applications were paused in 2023. Watering limits took effect August 19, 2026.
(254) 836-9962 · after hours 254-447-6931 14933 Wortham Bend Rd · Mon–Thu 7:30–4, Fri 7:30–3Another member-owned water corporation serving part of the area, open weekdays 8 a.m. to 5 p.m. Ask the office for its tariff and service-area map. Use the PUC CCN map to see which provider holds a parcel.
254-836-1890 · [email protected] PO Box 254, China Spring 76633Issues septic permits for all of McLennan County, including China Spring. Pull the permit file before you buy. An aerobic system requires a maintenance contract, and a licensed servicer list is on the program page.
(254) 299-2473 · [email protected] 401 Franklin Ave, 1st floor, WacoNatural gas wasn’t confirmed for unincorporated China Spring, so plan for propane on rural tracts unless the seller shows a gas bill. Spectrum cable covers most of the community; fixed wireless and satellite fill gaps. Check the FCC broadband map, and call 811 before you dig.
Varies by tractCovers unincorporated China Spring. For emergencies, call 911. Homes inside Waco city limits are served by Waco Police, non-emergency (254) 750-7500.
Non-emergency 254-757-5000 901 Washington Ave, WacoCheck the county burn-ban page before any outdoor burning; bans and Red Flag orders change with conditions. Sign up for Everbridge emergency alerts through the county’s “Register for Emergency Notifications” page.
254-750-5911 McLennan County OEMBaylor Scott & White–Hillcrest and Ascension Providence run 24-hour emergency rooms in Waco. AMR answers 911 ambulance calls county-wide. Pill Box Pharmacy is inside Jayce’s Grocery on China Spring Road. Poison Control: 1-800-222-1222.
Hillcrest 254-202-2000 · Providence 254-751-4000 Hillcrest: 100 Hillcrest Medical Blvd · Providence: 6901 Medical PkwyA floodplain development permit is required before building in the floodplain. Bring a survey for a determination. China Spring is split between Commissioner Precincts 3 and 4 for county roads; check the precinct map for your address.
Engineering 254-757-5028 215 N 5th St, Suite 130, WacoThe Justice of the Peace court sits in China Spring. The County Clerk holds deeds, plats and deed restrictions. Update your voter registration after you move.
JP 254-836-8313 · Clerk 254-757-5078 · Elections 254-757-5043 JP Pct. 4: 13341 China Spring Rd · Clerk: 215 N 5th St, Rm 223 · Elections: 214 N 4th St, Ste 300AgriLife Extension helps with soil tests, pasture and ag-valuation management. The Corps of Engineers answers questions about lots bordering Lake Waco land, including flowage easements and access.
AgriLife (254) 757-5180 · Corps (254) 756-5359 AgriLife: 4224 Cobbs Dr, Waco · Corps: temporarily at 2330 W Hwy 6Appointments required; book online. New residents have 90 days to get a Texas license.
254-759-7120 1617 East Crest Dr, WacoVerified October 2026 against China Spring ISD, the City of Waco (Planning, Parks, Library and Health District pages), McLennan County (sheriff, burn ban, emergency notification, floodplain, precinct, clerk and elections pages), the McLennan Central Appraisal District, Cross Country WSC, Highland Park WSC, Heart of Texas Electric Cooperative, Texas A&M AgriLife Extension, the U.S. Army Corps of Engineers, Charity Navigator, FOX 44, KWTX, KXXV and The Waco Bridge. Phone numbers, addresses, hours, fees and providers change; confirm anything you intend to rely on. The septic program is listed at both (254) 299-2473 and 254-299-2405; Waco Planning at both (254) 750-5650 and 254-750-5608; the Sheriff’s non-emergency line at both 254-757-5000 and 254-757-5095. Post office hours are from directory listings. Whether Cross Country’s 2023 pause on new meters remains in effect was not confirmed. Community Water Supply Corp. publishes no contact details; use the PUC CCN map or ask the seller. The fire department’s street address and phone, trash haulers, natural gas availability and urgent care locations were not confirmed. China Spring Park’s completion date is the city’s estimate. Commissioner precinct boundaries vary by address. Listings are for general local reference and are not endorsements; I receive no compensation from any organization named. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
China Spring sits on FM 1637 northwest of Waco, a little over an hour south of my Waxahachie office, with new tract homes, gated river lots and multi-acre ranches. Buying here is about water meters, septic, the floodplain and whether you’re inside Waco or out. I sort out the details that matter here, and the awkward parts are named.
Cross Country WSC charges $8,000 for a new meter and paused new applications in 2023, and it has had watering limits since August 2026. I confirm the water provider and get meter status in writing before you buy land or a home here.
Portals put China Spring anywhere from $250,000 to $575,000, on as few as three sales a month. The most recent dated figure is about $399,000 for 76633 in July 2026. I comp tract homes, resales and acreage separately.
Inventory was up about 57 percent from a year earlier, and recent homes have taken 105 to 197 days to sell. Price cuts of $11,000 and $25,000 are showing up. That’s negotiating room, and I’ll find it.
Most homes outside Waco are on septic, and aerobic systems need a maintenance contract. I order a septic inspection, a new survey and a county floodplain determination, especially near the Bosque rivers and Lake Waco.
Outside Waco, the 2026 rate is about $1.50 per $100; inside the city, about $2.25. On a $400,000 homestead that’s roughly $4,200 versus $6,770 a year. I pull the tax statement before you fall for a house.
China Spring rewards honesty. Water meters are scarce, grass fire risk is real, insurance can cost more, and an ag valuation can trigger rollback taxes. Some parcels sit in the floodplain. If any of that is a dealbreaker, you will hear it from me first.
Confirm Waco city limits or county. Second, confirm the water provider and meter. Third, inspect the septic and get the aerobic contract. Fourth, pull the floodplain map. Fifth, order a survey. And sixth, ask about ag valuation and rollback before closing.
China Spring-specific things to raise with all four. McLennan County’s 2026 FHA limit is the national floor, $541,287, and the conforming limit is $832,750. Many rural China Spring addresses may be USDA-eligible, while tract areas may not, so check each address. Ask how septic, private water and water corporation membership affect FHA, VA and USDA appraisals, and order inspections early. I recommend these lenders based on their expertise and service. I do not receive compensation for referrals.
Either is fine. I answer my own phone, and you will never be routed to a call center or handed to a junior agent. Send me an address and I will tell you whether it’s inside Waco city limits, who supplies the water, whether it’s near a floodplain, and what the tax bill looks like.
Bobby Franklin, REALTOR® · Legacy Realty Group – Leslie Majors Team · 214-228-0003 · northtexasmarketinsider.com
Information on this page is provided for general reference and is not legal, tax, insurance, environmental or lending advice. Tax figures combine China Spring ISD’s 0.98192, McLennan County’s 2026 rate of 0.3748, McLennan Community College’s 0.140772 (subject to a 3 November 2026 election) and, for in-city parcels, the City of Waco’s proposed 0.755, whose final adoption was not confirmed; the worked example applies the $140,000 school exemption, 20 percent county and college exemptions and a 15 percent city exemption and is an illustration, not a quote. Market figures are RealtyTrac’s 76633 data for July 2026 and other portals’ figures for various periods; they conflict because few homes sell. Water corporation fees, the new-meter pause and drought restrictions are from Cross Country WSC; whether the 2023 pause remains in effect was not confirmed. Wildfire and flood exposure figures are third-party estimates; risk is parcel-specific. USDA eligibility is determined by address and household income; third-party eligibility counts are not official. The FHA figure is HUD’s 2026 national floor. School information is not a recommendation regarding any school, district, neighborhood or property. All real estate services are provided through Legacy Realty Group. Equal Housing Opportunity.
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