Waco is the Heart of Texas both geographically and literally. Perfectly positioned between Dallas and Austin, anchored by Baylor University and the Brazos River, put back on the national map by Magnolia and Chip and Joanna Gaines, and now one of the fastest-growing cities in Central Texas. This is where affordability, culture, and a genuine community identity converge on the I-35 corridor.
Waco stretches from early-1900s bungalows near downtown and the curving streets of Castle Heights to ranch homes near Lake Waco and newer subdivisions out Highway 84. Here are ten areas buyers ask about most, with typical recent price ranges.
Typical recent range about $250K–$700K+
Platted in 1923 and named for nearby Cottonland Castle, with about 230 homes on curving streets like Castle and Chateau. Colonial Revival, Tudor and Spanish Eclectic homes sit beside post-war ranches.
Waco’s first National Register historic district (2009), near the Uptown shops on Austin Avenue. Verify the school district by address.
Typical recent range about $150K–$450K
One of Waco’s oldest neighborhoods, with early-1900s bungalows, Victorians and brick Tudors under mature trees, less than a mile from downtown.
Fixer-upper bungalows and fully renovated historic homes share the same blocks, and new infill homes are planned on a former school site. Verify the school district by address.
Typical recent range about $100K–$300K
Early-1900s cottages and mid-century homes next to Cameron Park’s 400-plus acres of trails and river overlooks, near where the Bosque meets the Brazos.
Many homes are renovation candidates. Some properties near the rivers carry flood risk, so check the FEMA map. Verify the school district by address.
Typical recent range about $150K–$600K
Lofts, condos and new mixed-use buildings downtown, plus older homes and infill across the Brazos along Elm Avenue.
Walk to the Silos, Union Hall and the Suspension Bridge, inside the Waco Downtown Historic District. Parts of downtown carry flood risk. Verify the school district by address.
Typical recent range about $150K–$600K
Older homes, many rented to students, alongside newer townhomes and infill around Baylor and across the river from McLane Stadium.
Popular with investors and faculty who want to walk or bike to campus, the Mayborn Museum and George’s. Verify the school district by address.
Typical recent range about $200K–$600K · estates higher
Mostly ranch-style homes on broad lots with mature trees between Lake Waco and the Brazos, plus newer infill and a few lakeside estates.
Close to Lake Waco, creekside trails and the Extraco Events Center. Much of the area is Waco ISD, but parts may be Midway ISD. Verify the school district by address.
Listings about $180K–$400K
Mid-century ranch homes on established streets in west-central Waco, the area locals also call Lake Air.
Near McLennan Community College and the Waco Civic Theatre. Verify the school district by address.
Typical recent range about $130K–$300K
An established neighborhood of mostly mid-century single-family homes.
Few homes sell here each year, so neighborhood medians swing sharply. Price against true comps. Verify the school district by address.
Typical recent range about $200K–$325K
Established mid-century single-family homes in west-central Waco.
Not to be confused with the separate city of Richland Hills near Fort Worth. Verify the school district by address.
Typical recent range about $250K–$600K+
1980s-to-2020s homes and subdivisions toward Woodway, with new custom-home communities nearby off Highway 84.
Quick access to Highway 84 and Woodway shopping. Much of the area is Midway ISD, with some Waco ISD. Verify the school district by address.
Swipe or drag sideways to see them all.
In August 2026 the City of Waco median was $275,000, up 3.8 percent from a year earlier. Homes took about 65 days to sell, with about 5.9 months of inventory.
That gives buyers room to negotiate and means sellers need to price realistically.
Most of Waco is in Waco ISD, but parts of the city are served by Midway, China Spring, La Vega, Connally, Robinson or Bosqueville ISD.
Confirm the district for the exact address before you fall for a house.
The Brazos and Bosque rivers and Lake Waco shape the city, and some homes near them carry flood risk.
Check the FEMA flood map and ask about flood insurance for any home near the water.
Castle Heights became Waco’s first National Register historic district in 2009, and the Waco Downtown Historic District followed in 2012.
Other older neighborhoods, like Sanger Heights, have historic homes but no district designation.
Area names follow the City of Waco’s neighborhood association directory and common MLS and portal usage; boundaries are approximate. Price ranges are typical recent ranges drawn from Redfin, Homes.com and Trulia neighborhood data in 2025–2026; neighborhood medians rest on few sales and can swing sharply, and listing ranges include lots, fixer-uppers and multi-unit properties. Ask for a current comparative market analysis. Lake Air / Heart of Texas pricing is based on active listings. Market figures: City of Waco, August 2026, Waco Association of REALTORS® data as republished by a local brokerage; confirm against the association’s own report. Historic district listings are from the National Register of Historic Places. School district assignments were not checked against district attendance maps and must be confirmed by address. School information is not a recommendation regarding any school, district, neighborhood or property. Flood risk is parcel-specific; check FEMA maps and order a floodplain determination. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Waco mixes century-old local favorites like Vitek’s and George’s with the Silo District, a downtown food hall and museums you won’t find anywhere else. Here’s a verified, currently open starting list.
601 Webster Ave
Chip and Joanna Gaines’ flagship store, with Magnolia Home, rotating boutiques, food trucks and lawn space on the Silos grounds.
Silobration fills the grounds each October. Weekends draw big crowds, so go early.
2132 S Valley Mills Dr
The Gaines family’s sit-down restaurant, famous for its butter flight, with a take-away counter at the Silos.
418 S 8th St
A library-style coffee shop by the Silos, known for its lavender latte.
2601 Circle Rd
A Waco traffic-circle institution since 1949, still serving burgers and thick shakes under new owners who kept the name and menu.
1600 Speight Ave
Home of the Gut Pak: Fritos, brisket, sausage, beans, cheese and more, from a family business founded in 1915.
1925 Speight Ave
A Baylor-fan hangout since 1930, home of the “Big O,” an 18-ounce goblet of beer, and chicken-fried steak.
1020 Franklin Ave
Chef-driven Southern food and scratch biscuits in downtown Waco.
508 Austin Ave
A coffee bar by day and cocktail bar by night, with a rooftop deck overlooking downtown.
300 S 6th St, Ste B
Upscale interior-Mexican food two blocks from the Silos, with brunch and a patio.
217 Mary Ave
A fine-dining steakhouse in a historic downtown warehouse.
703 N Valley Mills Dr
Topping-loaded pizzas in a retro room that plays classic comedy films, plus an arcade.
720 Franklin Ave
A downtown food hall with about 25 vendor stalls and a bar, so everyone can order something different.
213 Mary Ave (entrance on Franklin)
Dozens of boutiques inside a 1928 warehouse at Second and Franklin.
Bridge Street Plaza, Elm Ave
Local farmers and makers every Saturday morning across the river on Elm Avenue, closing a little earlier in the heat of July and August.
225 S 11th St
Texas craft whisky made in the historic Texas Fireproof Storage building, with tours for guests 21 and over.
Zoo: 1701 N 4th St
A 400-plus-acre city park with trails and river overlooks, plus a 52-acre natural-habitat zoo.
6220 Steinbeck Bend Dr
See Columbian mammoth fossils where they were found, on guided tours of the dig shelter.
100 Texas Ranger Trail
The official museum of the Texas Rangers, right on the Brazos.
300 S 5th St
Where Dr Pepper was born, with admission that includes a soda-fountain Dr Pepper.
1300 S University Parks Dr
Baylor’s natural and cultural history museum, closed on home-football Saturdays.
5347 Old Mexia Rd
An inland surf lagoon with lessons and lodging. Its water park is closed for the 2026 season, so check before you go.
608 Dry Creek Rd, north of Waco
Farm-to-table lunches at Homestead Heritage, a short drive north of the city. Check hours before you go.
Everything here is in Waco except Cafe Homestead, which is labeled with its location north of town.
Two things worth saying plainly. The Silos draw big weekend crowds, so locals go early or on weekdays. And Waco’s restaurant scene turns over, so check hours before a special trip.
What stands out is the range: a Gut Pak at Vitek’s, a butter flight at Magnolia Table, Texas whisky at Balcones and mammoth fossils on the edge of town.
Verified September 2026. This is a curated list drawn from business websites and social pages, Magnolia, Destination Waco, the National Park Service, Baylor University, the Waco Tribune-Herald, KWTX and review sites updated in 2026. Harp Design Co. (closed January 2023) and Lula Jane’s (closed 2021) are not listed. Several chain restaurants in Waco have also closed. Mall and grocery store details were not verified and are not shown. Waco Surf’s water park closure for 2026 is as posted on its website. Cafe Homestead’s status is based on a review site updated in 2026 and was not confirmed by the business. The Mayborn Museum closes on Baylor home-football Saturdays. Hours shown in some directories conflict with official hours; verify before making a special journey. 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 Village on the Brazos to a Cattle and Cotton Crossroads to the Home of Baylor, Dr Pepper and the Silos
Waco stands on the site of an ancient farming village of the Waco (Hueco) people, a Wichita-affiliated band, near where the Brazos and Bosque rivers meet.
Visitors in 1824 described a farming town on the west bank of the Brazos beside a cold spring. Stephen F. Austin recorded 33 grass houses and about 200 acres of corn, and the Handbook of Texas puts the population at 500 to 600.
According to the Handbook, Cherokee groups moved into the area around 1830 and drove the Wacos from the village. Fort Fisher, a short-lived Texas Rangers post, was built nearby in 1837. The city still carries the Waco name.
Surveyor George B. Erath laid out the first block on March 1, 1849, on land sold through agent Jacob de Cordova, with lots going for $5.
George Barnard opened a trading post on Tehuacana Creek in 1844, and Neil McLennan settled on the South Bosque River a year later. In 1848 Thomas J. Chambers sold a two-league grant including the old village site to John S. Sydnor of Galveston.
Agent Jacob de Cordova handled sales. Erath divided the first block into numbered lots selling for five dollars each and persuaded the owners to choose Waco Village over Lamartine.
When McLennan County was organized in 1850, Waco Village became the county seat.
The Texas Legislature established McLennan County on January 22, 1850, and named it for settler Neil McLennan. De Cordova’s group won the county seat for Waco Village by donating free lots for public purposes, and the first courthouse went up later that year.
By 1852 the town had Methodist and Baptist churches and had established the First Street Cemetery. About 749 people lived there by 1859, and the town incorporated as Waco in 1856.
The 475-foot Waco Suspension Bridge, built with cable from the firm behind the Brooklyn Bridge, opened in January 1870 as the longest single-span suspension bridge west of the Mississippi.
The Legislature chartered the Waco Bridge Company in 1866, and work began in 1868 under engineer Thomas M. Griffith, with cable from John A. Roebling and Son. It cost about $135,000 to $141,000, carried Chisholm Trail cattle drives and earned about $25,000 a year in tolls.
McLennan County bought it for $75,000 in 1889 and sold it to the city for $1, ending tolls. Rebuilt in 1914, it was listed on the National Register in 1970 and has been pedestrian-only since 1971.
From 1868 Waco sat on a spur of the Chisholm Trail, and railroads arrived beginning in 1871.
The Waco and Northwestern Railroad reached the city in 1871, and the St. Louis Southwestern and the Missouri-Kansas-Texas lines followed in the early 1880s, making Waco a rail center for the surrounding farm country.
By 1884 about 12,000 people lived in Waco, and an estimated 50,000 bales of cotton, plus wool and hides, passed through each year. By the 1890s Waco was one of the most important cotton markets in the South, and the population reached 20,686 in 1900.
Pharmacist Charles Alderton created a soda at Morrison’s Old Corner Drug Store. Customers first ordered it as “a Waco.”
Alderton’s blend of 23 flavors proved popular at the soda fountain, and Morrison named it Dr Pepper. In 1891 Morrison and beverage chemist Robert Lazenby formed the Artesian Manufacturing and Bottling Company, and the drink reached a national audience at the 1904 Louisiana Purchase Exposition in St. Louis.
The company built its Waco headquarters and bottling plant in 1905–1906. The firm reorganized in Dallas in 1923, and the Waco building opened as the museum on May 11, 1991.
Baylor University, chartered in 1845 in Independence, Texas, consolidated with Waco University and opened in Waco in 1886.
Baylor was chartered by the Republic of Texas on February 1, 1845, through the Union Baptist Association and operated in Independence for four decades. Its Waco partner began as Waco Classical School and became Waco University in 1861.
Under the new Baptist General Convention of Texas, the two schools were consolidated, with former Waco University president Rufus C. Burleson playing a leading role. Baylor has shaped Waco ever since, from campus to McLane Stadium on the Brazos. Paul Quinn College opened in Waco in 1872.
The Cameron family deeded the Proctor Springs land to the city in memory of lumberman William Cameron, and about 15,000 people attended the dedication on May 27, 1910.
William Cameron, a Scottish-born lumberman, died in 1899. His widow, Flora B. Cameron, and their children bought the Proctor Springs tract and gave it to the city with $5,000 to develop it as a public park, announcing the gift on May 24, 1910.
The family gave about 60 more acres in 1917, including Lovers’ Leap, and 191 acres in 1920 that took in the meeting of the Bosque and Brazos rivers and limestone bluffs. The park now covers 416 acres by the city’s count.
On May 15, 1916, Jesse Washington, a 17-year-old Black farmhand, was lynched by a mob outside Waco City Hall after a trial lasting minutes.
The NAACP sent an investigator to Waco, and W. E. B. Du Bois published the findings in The Crisis as a special supplement titled “The Waco Horror.” The coverage helped build support for the national anti-lynching movement.
In 2016 the Waco City Council formally condemned the lynching. A Texas Historical Commission marker on the City Hall grounds at Austin Avenue and Third Street was unveiled on February 12, 2023, documenting the event and its place in the county’s history.
The city built the original Lake Waco dam on the Bosque River around 1929–30.
Voters approved a $3.5 million bond in 1926, and the original dam was dedicated in April 1930. About a mile and a quarter long, it carried a highway across its top, controlled Bosque River floods and supplied city water.
The Corps of Engineers broke ground on the larger dam on July 5, 1958. Impoundment began in February 1965, raising the lake from 430 to 455 feet, and a 2003 project raised it to 462 feet.
On May 11, 1953, a tornado tore through downtown, killing 114 people, tied for the deadliest in Texas since 1900.
The storm struck at about 4:36 p.m. and traveled about 23 miles. It injured 597 people and destroyed about 150 homes and nearly 200 businesses and factories. Rebuilding began within a week, though the Handbook of Texas notes that the damage contributed to a long downtown decline.
It disproved the belief that tornadoes would not strike a downtown. A conference that followed helped spur the SKYWARN spotter program, the Texas Radar Tornado Warning Network and a national weather radar network.
McLane Stadium opened in 2014, Waco Mammoth became a national monument in 2015, and Magnolia Market at the Silos opened that October. Baylor won the 2021 NCAA men’s basketball title.
McLane Stadium opened on August 31, 2014, on the north bank of the Brazos, replacing Floyd Casey Stadium. The Waco Mammoth site, found in 1978, holds the nation’s first recorded evidence of a nursery herd of Columbian mammoths and joined the National Park System on July 10, 2015.
On September 24, 2026, the city broke ground on Barron’s Branch, a 30-acre first phase between Jefferson and Washington avenues that will re-expose a buried creek and add parks and mixed-use buildings. I-35 reconstruction continues through 2029.
Compiled from the Texas State Historical Association Handbook of Texas, Waco History, the National Park Service, the National Weather Service, Baylor University, the NCAA, TxDOT, the Waco Tribune-Herald, KWTX, Texas Monthly and the Baylor Lariat. Where sources conflict both versions are noted rather than resolved. The Suspension Bridge’s official opening is given by the Handbook of Texas as January 7, 1870; some sources date the first toll to January 1. Baylor’s move is dated 1886 by the university; the Handbook’s city entry says 1887. The original Lake Waco dam is dated 1929 by the Handbook and 1930 by local archives. The Jesse Washington marker was unveiled on 12 February 2023; the City Council’s resolution was adopted in 2016. The riverfront redevelopment is a multi-phase, long-range plan; later phases are projections. The I-35 My35 Waco South segment is scheduled for completion in 2029. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Silobration, the Heart O’ Texas Fair, Baylor Homecoming and Waco Wonderland
Magnolia’s anniversary festival, with concerts, vendors and food spread across the Silos grounds over several days.
Magnolia also hosts Spring at the Silos each March. Expect big crowds, so plan parking and go early.
A half marathon and 6K since 2003, winding through campus and Cameron Park.
Free outdoor concerts at Indian Spring Park by the Suspension Bridge.
A downtown parade celebrating Juneteenth ahead of the federal holiday.
A riverfront concert and fireworks near McLane Stadium.
Game days fill McLane Stadium on the Brazos, and some attractions adjust hours.
A half-distance triathlon finishing at the Suspension Bridge, with road closures around the course.
A fair and rodeo since 1953 at the Extraco Events Center, with livestock shows, a carnival and concerts.
An evening fundraiser at Cameron Park Zoo that has run for more than a decade.
A bonfire, Extravaganza and downtown parade. Baylor traces its homecoming to 1909, making it one of the nation’s earliest.
A downtown parade and festival presented by Creative Waco.
A holiday light display at Cameron Park Zoo, open select evenings.
The city’s holiday festival, with a tree lighting and fireworks on Friday and a parade down Austin Avenue on Saturday.
Baylor’s free, open-to-the-public holiday celebration on campus.
Downtown shops, galleries and restaurants stay open late with events and live music.
Local farmers and makers at Bridge Street Plaza, closing a bit earlier in July and August.
A Czech heritage festival since 1976, with polka, kolaches, a Saturday parade and a Sunday Polka Mass, about 20 minutes north.
A barbecue cook-off, parade, carnival and 5K west of Waco.
Silobration, the Heart O’ Texas Fair, Ironman, Brew at the Zoo and Baylor Homecoming all land in the fall. Book early and expect traffic on those weekends.
What you may hear about: Christmas on the Brazos now runs as Waco Wonderland, and the zoo’s holiday lights are now Wild Lights. The Waco Cultural Arts Fest was held through 2024 but no 2025 festival was found.
For more, West is about 20 minutes north.
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 Magnolia, the Heart O’ Texas Fair, Brazos Nights, Baylor University, Creative Waco, Cameron Park Zoo, Waco Wonderland, 1st Friday Waco, the Waco Downtown Farmers Market, race registration listings, Westfest, the City of McGregor, KWTX, KXXV and Destination Waco; each was confirmed in 2025 or 2026 and at least one earlier year. Baylor’s homecoming claim is the university’s; other schools also claim early homecomings. The Waco Cultural Arts Fest is not listed because no 2025 festival was found. A proposed music festival at Waco Surf was canceled before its first edition and is not listed. Drive times are estimates. Events under “Just Outside” are held in West or McGregor, not in Waco. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
What to know about Waco schools:
The ratings: Waco ISD earned a D in 2024, 2025 and 2026. Midway ISD earned an A in 2025 and 2026. Review the full results at TXschools.gov.
The choices: Waco also has a public charter, Rapoport Academy, and private schools including Vanguard, Reicher Catholic and Live Oak Classical.
Want the full breakdown? Read our complete Waco schools guide →
Waco ISD serves most of the city and opened a new Waco High in 2025, while Midway ISD serves the west side and six more districts reach the edges. Add Baylor, MCC and TSTC, and Waco is a college town where the school district is set by the address.
Serves most of central, north, south and east Waco
The city’s main district. Its new $157 million Waco High School opened in August 2025, funded by a 2021 bond that also built a new Kendrick Elementary.
Enrollment has been declining in recent years. Meals are free for every student under a federal program.
District rating: D in 2024, 2025 and 2026 (scores 64, 63 and 66).
Waco High and district-wide
Students can earn an associate degree through ACCELERATE with McLennan Community College, take dual credit through MCC and TSTC, or train in welding at the Greater Waco Advanced Manufacturing Academy.
Waco High also runs a Future Educators Academy (P-TECH), and Lake Air Montessori is a district magnet.
South Waco & Dean Highland elementaries
Starting in 2026–27, a nonprofit charter operator runs two Waco ISD elementaries under a state partnership law that brings added funding.
The campuses remain Waco ISD schools. Ask the district how the partnership affects enrollment at a specific address.
West and southwest Waco, Woodway, Hewitt
Serves the west side of Waco and neighboring Woodway and Hewitt. Voters approved an $83.5 million bond in 2025 with no tax rate increase.
District rating: A in 2025 and 2026 (score 90 both years).
North, east, south and northwest edges
Parts of Waco are served by China Spring ISD (northwest), La Vega ISD (east), Connally ISD (north and northeast), Robinson and Lorena ISDs (south) and Bosqueville ISD (north).
2026 district ratings: Lorena A, Robinson A, China Spring B, La Vega C, Connally D. Bosqueville’s rating was not confirmed.
Connally ISD has been run by a state-appointed board since May 2026.
Campuses on J.J. Flewellen, MacArthur Dr and Elm Ave
A tuition-free open-enrollment public charter with three schools on four Waco campuses. Enrollment is by application, not by address.
Across Waco
Options include Vanguard College Preparatory School, Bishop Louis Reicher Catholic School, Live Oak Classical School, Waco Montessori and Eagle Christian Academy.
Some older lists include schools that have since closed, so confirm enrollment directly with each school.
Across Waco
Baylor University, a top-tier research university with about 19,900 students, anchors a college town that also includes McLennan Community College, TSTC Waco and Tarleton State–Waco.
Tarleton and Texas Tech Online offer bachelor’s programs through the University Center at MCC.
District lines inside Waco don’t follow the city limits, and two homes on the same side of town can be in different districts.
Check the district’s attendance-zone lookup and the appraisal district record before you fall for a house.
A typical home in Waco ISD and the city carries about $2.25 per $100 before exemptions, using 2025 rates: school $1.03, city $0.76, county $0.33 and MCC $0.13.
On a $280,000 homestead, the school share drops from about $2,870 to $1,440 after the $140,000 exemption. The county raised its rate for 2026.
Waco ISD earned a D in 2024, 2025 and 2026, with its score rising to 66 this year. Midway and Lorena ISDs earned an A both years.
Ratings change year to year, so review the full results at TXschools.gov.
Waco ISD’s 2021 bond built a new Waco High and Kendrick Elementary. Midway’s 2025 bond funds technology, safety, classrooms and 30 buses.
New buildings are a good reason to tour the campus before you decide.
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. Ratings referenced are district ratings for 2025 and 2026 (released 14 August 2026) as reported by KWTX, and Waco ISD’s 2024 rating as reported by KXXV; confirm on TXschools.gov. Enrollment figures are from district sources, NCES and news reports and are approximate. Bond details are from the Waco Tribune-Herald, Midway ISD and The Waco Bridge; Third Future Schools partnership details are from The Waco Bridge and the Texas Tribune. Connally ISD’s state-appointed board is as reported by KWTX. Program details are from Waco ISD. Private and charter school details are from NCES, school websites and news reports; confirm enrollment directly. Baylor enrollment is fall 2025. Tax rates are 2025 adopted rates from McLennan County’s rate sheet; McLennan County adopted 0.3748 for 2026; other 2026 rates were not confirmed. Tax figures are illustrations, not quotes. 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 Waco homes actually sold for each month. With older homes near Baylor and downtown, mid-century neighborhoods and newer construction on the edges of town trading side by side, the mix of what sold moves this line as much as the market does.
Waco’s market mixes older homes, investor purchases and new construction, so the median can shift with what happened to sell. Read the trend across several months, not any single point. Redfin put the three-month median near $279,000 through August 2026.
A 1920s bungalow near Baylor, a 1960s ranch and a new build on the edge of town can all land on this one line. The chart is not your comp. Your comps match your size, condition, age and neighborhood.
Texas is a non-disclosure state, so portal prices are models. This is MLS. Ask for the actual comparable sales, including age, condition, foundation history and the school district for that address.
Days on market describes how buyers behaved, which holds up better than a median when the mix of homes changes from month to month.
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.
When homes sit longer, there’s usually room to negotiate on price, repairs or closing costs. 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.
Check how many homes closed before you read anything into the price or days-on-market charts. Thin months move every other number on this page.
Your competition includes homes in Woodway, Hewitt, China Spring and the rest of McLennan County, not just Waco. Price against true comparables, and have repair and foundation records ready before you list.
Inventory runs from older in-town homes to new construction, across several school districts. Confirm the district, flood zone and any investor or rental history early, because they affect cost 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. Many Waco-area sales are listed through the Waco Association of REALTORS® MLS rather than NTREIS, so these charts may reflect only part of Waco’s market and may differ from local MLS or portal figures. Listings may be filed under a Waco address whether or not the property is inside city limits. The median cited is Redfin’s for the three months ending August 2026. These charts do not separate neighborhood, lot size, 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 Waco’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, and the Waco metro index was roughly flat over the past 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.
It’s rounded from Redfin’s City of Waco median sale price of about $279,000 for the three months ending August 2026, down 3.4 percent from a year earlier.
Zillow’s estimate across all Waco homes runs lower, near $218,000, because it includes older homes that didn’t sell. Type in what you paid.
The index is county-wide, built from repeat sales of mortgaged homes, and blends every neighborhood and nearby town.
Neighborhood values in Waco vary widely, so value any specific property from true comparables, not from this chart.
The 2026 FHA limit for McLennan County appears to be the national floor, $541,287, and the conforming limit is $832,750. Most of the city is outside USDA areas.
On top of the state school exemption, the City of Waco exempts 15 percent of a homestead’s value and the county 20 percent. 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. FHFA describes county indices as developmental and subject to revision. The Waco metro quarterly index (ATNHPIUS47380Q, updated 25 August 2026) was about 1 percent higher in the second quarter of 2026 than a year earlier. The prefilled dollar figures are derived and illustrative, not published: they apply the McLennan County index to a $280,000 anchor rounded from Redfin’s City of Waco median sale price of $279,078 for the three months ending August 2026. Zillow’s Home Value Index for Waco was about $218,330. The index is built from conforming loans and excludes jumbo lending and all-cash purchases. The 2026 FHA one-unit national floor is $541,287 (HUD Mortgagee Letter 2025-23); McLennan County’s 2025 limit equaled the 2025 floor, and its 2026 limit should be confirmed in HUD’s lookup. The 2026 conforming limit is $832,750. USDA eligibility is determined by address and household income; eligible fringe areas were not confirmed. 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 homestead appraisal cap limits increases in a homestead’s taxable appraised value to 10 percent a year and ends on sale. The state school homestead exemption is $140,000, with an additional $60,000 for owners aged 65 or older or disabled; the City of Waco grants a 15 percent homestead exemption (minimum $5,000) plus $50,000 for owners 65 or older or disabled, and McLennan County grants 20 percent (minimum $5,000) plus $35,000 for owners 65 or older. Confirm exemptions and rates with the McLennan County Appraisal District. 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.
Downtown Waco sits about 95 miles from Dallas and 100 from Austin on I-35, about five minutes from Baylor and the Silos. It has a Level II trauma center, daily flights to DFW and a 30-acre riverfront district that broke ground in September 2026.
Estimated Off-Peak Drive Time from Downtown Waco
Around Town and Beyond
Estimated minutes off-peak from City Hall on Austin Avenue. I-35 work zones can add 5 to 20 minutes through 2029, so check a live map before relying on any of them.
I-35 runs north to Dallas–Fort Worth and south to Austin, each about an hour and a half off-peak. Waco Regional Airport has American Eagle flights to DFW.
The nearest Amtrak stop is McGregor, about 16 miles away, on the Texas Eagle line.
Baylor, a top-tier research university, sits on the Brazos beside McLane Stadium, linked to downtown by the riverwalk.
Cameron Park covers nearly 400 acres, and Lake Waco supplies the city’s water and its boating.
Baylor Scott & White–Hillcrest is the region’s only adult Level II trauma center, and a Level I center is in Temple, about 40 minutes south.
Fiber internet reaches roughly half of the city, from AT&T Fiber and Astound. Check the exact address.
Barron’s Branch, about 30 acres between Fourth Street and the Brazos with parks, a re-created creek and a pedestrian bridge, is targeted for April 2029.
I-35 through south Waco is being rebuilt to eight lanes, with completion expected in early 2029. Expect detours until then.
City utility fees rise every year; the 2027 budget adds about $82 a year for the average homeowner. Homes near the Brazos and Bosque may sit in a flood zone.
Weekends bring Silos traffic, central neighborhoods have older homes worth a careful inspection, and school districts vary by address.
Since 2021, owner-absent short-term rentals can’t be licensed in Waco’s main single-family zones, and some rentals need a 60- to 90-day special permit.
Short-term rentals also pay a 15 percent combined hotel tax. Confirm the zoning before you buy for Airbnb.
Drive times are estimates from City Hall 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) began in February 2025 with completion anticipated in early 2029, per TxDOT; its cost is reported as about $234 million to $250 million. Barron’s Branch broke ground on 24 September 2026, with completion anticipated by April 2029 per the City of Waco and its developer; reported costs range from about $167 million to $213 million, and about $184 million is the City’s figure. Airport service is as listed by Destination Waco. Baylor’s research classification is from the Carnegie Classification as reported by Baylor. Cameron Park acreage is as stated by the City of Waco. Trauma designations are from Baylor Scott & White. Fiber coverage estimates are from BroadbandNow and provider sites; check a specific address on the FCC National Broadband Map. The utility fee estimate is from The Waco Bridge’s report on the proposed 2027 budget. Short-term rental rules are from the City of Waco. No crime or flood zone claims are made; flood risk is 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.
Waco runs on one city number, 299-CITY, and the MyWaco portal for utilities and service requests. Taxes, deeds and voting run through McLennan County downtown, and electricity is your choice of provider. Start with the green first-week cards; county offices are in blue, and anything outside town is in purple.
Waco uses one number for any city question, from missed trash to potholes, plus the MyWaco online portal for service requests. City Hall is the 1930 Art Deco building on Austin Avenue at 3rd Street. Dialing 311 isn’t how Waco works, so save 299-CITY.
(254) 299-2489 (299-CITY) 300 Austin Ave · waco-texas.comStart or stop water, sewer, trash and drainage service online with Move In / Move Out. Deposits depend on credit history. The city switched to new 7-digit account numbers, so re-add payment methods and re-enroll in autopay.
(254) 299-2489 mywacoaccount.comWaco is in Oncor’s territory, so you choose your retail electric provider at powertochoose.org, and Oncor handles outages. Shop plans before move-in so power is on the day you get the keys.
Outages 888-313-4747 Poles and wires across WacoOne, the school district for the exact address. Two, zoning, especially if you’re counting on rental income. Three, the FEMA flood map, near the Brazos and Bosque most of all. Four, inspect older homes for foundation movement, sewer lines and wiring. Five, check for historic designation before you plan exterior changes.
About twenty minutesThe appraisal district handles values, homestead exemptions and protests. Filing a homestead exemption is free. The tax assessor-collector collects property taxes and handles vehicle registration, with branches in McGregor and West.
CAD 254-752-9864 · Tax office 254-757-5130 CAD: 315 S 26th St, Ste 118 · Tax office: 215 N 5th St, Ste 118Gray trash cart weekly; blue recycling and green yard carts every other week. Request one free bulky pickup a month, up to 6×6×6 feet. New to Waco? Ask for the free one-time moving-box pickup within two months of opening your water account.
(254) 299-2489 Curbside by 7 a.m.Cobbs takes paint, Styrofoam, textiles and glass, and tires and appliances for a fee. The Citizens Collection Station is at the landfill. Confirm hours before you haul.
Cobbs (254) 751-8536 Cobbs: 4201 Trice Ave · Landfill: 11400 Old McGregor RdAtmos Energy provides natural gas. If you ever smell gas, leave first, then call 911. AT&T Fiber and Astound each reach about half the city, and Spectrum covers most homes. Check the exact address on the FCC broadband map, and call 811 before you dig.
Atmos gas leaks 866-322-8667 Varies by streetFor anything urgent, call 911. The non-emergency line handles reports that can wait. Outside city limits, the McLennan County Sheriff’s Office responds; its dispatch line is 254-757-5222.
Non-emergency (254) 750-7500 3115 Pine AveThe City of Waco’s fire department. Always call 911 for emergencies. Use the administration line for non-emergency questions only.
(254) 750-1740 Administration: 1006 N 25th StBaylor Scott & White–Hillcrest is the region’s adult Level II trauma center, and Ascension Providence is nearby on Medical Parkway. Veterans are served by the Doris Miller VA Medical Center at 4800 Memorial Dr.
Hillcrest 254-202-2000 · Poison Control 1-800-222-1222 Hillcrest: 100 Hillcrest Medical Blvd · Providence: 6901 Medical PkwyEvery short-term rental needs a city license and a life-safety inspection. Owner-absent rentals can’t be licensed in the main single-family zones. Some types need a special permit that takes about 60 to 90 days. Check zoning before you buy.
(254) 299-2489 City of Waco Development ServicesThe City of Waco’s animal shelter, for lost pets, adoptions and animal services.
(254) 754-1454 2032 Circle RdHandles Class C citations and city ordinance cases. Payments can be made online.
(254) 750-5900 201 W Waco Dr · Mon–Fri 8am–4:30pmCentral, East Waco, South Waco and West Waco locations. West Waco is closed for new flooring through October 1, 2026.
(254) 750-5941 Central: 1717 Austin AveCity bus routes start downtown, and the terminal is also Waco’s intercity bus stop. Fares are $1.50 a ride or $3 a day.
(254) 750-1900 Downtown Transit Terminal, 301 S 8th StDeeds, plats and liens are recorded with the County Clerk, which launched a new records system in August 2026, so expect some delays. Update your voter registration with McLennan County Elections after you move.
Clerk 254-757-5078 · Elections 254-757-5043 Clerk: 215 N 5th St, Room 223 · Elections: 214 N 4th St, Ste 300The Health District issues septic permits for unincorporated McLennan County, required on every lot. Buying just outside the city? Confirm septic records and permits before closing.
254-750-5499 · Septic office 254-299-2405 225 W Waco DrThe airport offers American Eagle flights to DFW. The Welcome Center by the Texas Ranger Hall of Fame has maps and trip ideas. The Welcome Center is open Monday through Saturday.
Airport (254) 750-8656 · Welcome Center (254) 750-8696 Airport: 7909 Karl May Dr · Welcome Center: 106 Texas Ranger TrailCaritas of Waco runs a food pantry and assistance programs. For other pantries, use the Central Texas Food Bank’s “Get Food Now” finder.
Caritas 254-753-4593 Caritas: 300 S 15th StVerified September 2026 against the City of Waco, McLennan County, the McLennan Central Appraisal District, the Texas Comptroller, Oncor, Atmos Energy, the Greater Waco Chamber, Baylor Scott & White, the Department of Veterans Affairs, Waco Regional Airport, Destination Waco and Caritas of Waco. Phone numbers, addresses, hours, fees and providers change; confirm anything you intend to rely on. City Hall’s main line, the Utility Customer Service office address, utility deposit amounts, Solid Waste and landfill phone numbers and hours, Cobbs hours, and department lines for Development Services, Planning and Parks were confirmed only through third-party listings or not at all. The Sheriff’s Office lists more than one main number; the dispatch line is shown. Ascension Providence and Doris Miller VA phone numbers are from directory listings. Branch library addresses were not confirmed. Waco’s place in Oncor’s retail-choice territory should be confirmed by ZIP code on Power to Choose. Internet coverage figures are third-party estimates. The Tax Office’s opening time appears as both 7:30 and 8 a.m. Shepherd’s Heart Food Pantry has merged into the Central Texas Food Bank and is not listed at its former 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.
Answered with verified specifics, from the city tax rate and rising utility fees to short-term rental rules, flood maps and the I-35 rebuild.
The City of Waco’s rate is about $0.755 per $100 of taxable value, which the city calls its lowest in a decade. That rate was proposed to stay flat for 2026–27, so confirm it against the adopted ordinance.
The city is only one line on a four-line bill. McLennan County adopted about $0.3748 for 2026, up 4 cents. Waco ISD’s 2025 rate was about $1.0266 (its 2026 rate was not confirmed), and McLennan Community College adds about $0.132.
Put together, a homesteaded home in Waco ISD and the city runs about $2.29 per $100 in 2026. On a $250,000 home, that’s roughly $3,750 a year with the homestead exemption versus about $5,720 without it. Treat that as an illustration, not a quote, and confirm current rates with the McLennan Central Appraisal District at 254-752-9864.
The City of Waco exempts 15 percent of a homestead’s value from its tax, with a $5,000 minimum, and adds $50,000 more for owners 65 or older or disabled.
Each taxing unit applies its own exemption. McLennan County exempts 20 percent (also a $5,000 minimum), plus $35,000 for owners 65 or older. Your school district applies the $140,000 state school exemption, with another $60,000 for owners 65 or older or disabled. Using 2025 rates, that drops the school share on a $280,000 Waco ISD homestead from about $2,870 to $1,440.
Homesteads also get a 10 percent cap on yearly increases in taxable appraised value. The cap ends when a home sells, so don’t assume the seller’s tax bill will be yours. File in your first year and confirm exemptions with the McLennan Central Appraisal District.
File free with the McLennan Central Appraisal District at 315 S. 26th St., Suite 118, by phone at 254-752-9864, or online through its e-services portal. The usual deadline is April 30.
The appraisal district handles values, homestead exemptions and protests. The bill itself comes from a separate office, the McLennan County tax assessor-collector at 215 N. 5th St., Suite 118 (254-757-5130), which also handles vehicle registration and has branches in McGregor and West.
You never need to pay a company to file it. Any service offering to file for a fee is charging for something the district does for free. File in your first year of ownership so the city, county and school exemptions start working for you, and while you’re updating paperwork, update your voter registration with McLennan County Elections at 254-757-5043.
On January 1, 2026, the average residential bill rose $5.73 a month across water, sewer, solid waste and street fees. More is on the way: the proposed 2027 budget adds about $82 a year in utility fees for the average homeowner.
That’s roughly $8 more than the property tax savings in the same budget, so a flat city tax rate doesn’t mean a flat total cost. City utility fees have risen every year, so build increases into your monthly budget instead of assuming today’s bill holds.
Water, sewer, trash and drainage are billed through the MyWaco Account portal at mywacoaccount.com or 254-299-2489. Deposits depend on credit history. The city switched to new 7-digit account numbers, so re-add payment methods and re-enroll in autopay. Electricity is billed separately, and you choose your own retail provider at powertochoose.org.
Waco’s water comes from Lake Waco, the reservoir on the Bosque River that also handles the city’s boating. The city built the original dam around 1929–30, and the Corps of Engineers completed a far larger dam in 1965 after sediment reduced the lake’s capacity.
Algae in the lake once caused earthy taste and odor problems. The fix was a $50 million treatment plant that uses tiny bubbles to lift algae out of the water before it reaches the tap.
Annual water quality reports are posted on the city’s website, waco-texas.com. Start service through the MyWaco portal’s Move In / Move Out tool or at 299-CITY (254-299-2489). Buying just outside the city limits? Septic permits for unincorporated McLennan County come from the Waco-McLennan County Public Health District (septic office 254-299-2405), so confirm records before closing.
The gray trash cart goes out weekly, and the blue recycling and green yard carts go out every other week on the same day. Carts need to be at the curb by 7 a.m.
Brush and bulky items are picked up monthly: request one free bulky pickup a month, up to 6 by 6 by 6 feet. New to Waco? Ask for the free one-time moving-box pickup within two months of opening your water account. Requests go through 299-CITY (254-299-2489) or the MyWaco portal.
Residents get four free landfill trips a year with proof of residency. The City Landfill and its Citizens Collection Station are at 11400 Old McGregor Rd. Cobbs Recycling Center, 4201 Trice Ave. (254-751-8536), takes paint, Styrofoam, textiles and glass, plus tires and appliances for a fee. Confirm hours before you haul.
Look up the exact address on FEMA’s flood map at msc.fema.gov. McLennan County’s flood maps date from 2008, with panels revised in 2019.
Pay extra attention near the Brazos and Bosque rivers, their creeks and Lake Waco. Some properties in North Waco near Cameron Park carry flood risk, and so do parts of downtown. Downtown is changing: the Barron’s Branch project includes drainage work aimed at shrinking the downtown floodplain, but it isn’t targeted for completion until April 2029.
Flood risk is parcel-specific, so order a floodplain determination rather than eyeballing the map, and ask for flood insurance quotes early in the contract, while you still have room to walk away. A quote can change what a house really costs you each month.
Waco’s 31 outdoor sirens are tested the first Friday of each month at 10 a.m. If you hear them then, it’s a test. They also sound for tornado warnings and some hazardous-materials emergencies.
Sirens are meant for people outdoors, not to wake you inside a closed house. Keep a weather radio or phone alert as your indoor backup, and pick your interior safe spot before storm season, not during a warning.
Waco takes storms seriously for a reason. On May 11, 1953, a tornado tore through downtown and killed 114 people, tied for the deadliest in Texas since 1900. A conference that followed helped spur the SKYWARN storm spotter program and a national weather radar network. When you tour homes, it’s fair to ask whether a property has a storm shelter or safe room.
TxDOT expects the My35 Waco South project to finish in early 2029. Work began in February 2025 on the stretch from South Loop 340 to 12th Street near Baylor.
When it’s done, that segment will have eight lanes, new bridges and a new interchange design at Valley Mills Drive. Its cost is reported at about $234 million to $250 million.
Until then, work zones can add 5 to 20 minutes to trips through Waco, so check a live map instead of trusting estimated drive times. Off-peak, downtown Waco is estimated at about 95 minutes from downtown Dallas and 100 from downtown Austin. If you’ll commute, test the drive at rush hour before you buy, and look at where a home sits relative to the work zones and detours.
Free public parking includes the city garage on 4th Street and the Convention Center lot at Franklin Avenue and 3rd Street. Magnolia Market at the Silos is at 601 Webster Ave. and is open Monday through Saturday.
Weekends and Baylor home-football Saturdays are the busiest. October stacks up Silobration, the Heart O’ Texas Fair, Ironman 70.3 Waco and Baylor Homecoming, and Magnolia also hosts Spring at the Silos each March. Locals go early or on weekdays.
If you’re looking downtown or along Elm Avenue, spend a Saturday there before you commit. Walking to the Silos, Union Hall and the Suspension Bridge is the appeal, but weekend Silos traffic comes with it. Plan around the busiest days if you live nearby, and ask how a specific building handles resident parking.
Only certain kinds. Since June 15, 2021, owner-absent (Type II) rentals can’t be licensed in the R-E, R-1A, R-1B and R-1C single-family zones, even by special permit.
Some other rental types need a special permit that takes about 60 to 90 days, and every short-term rental needs a city license and a life-safety inspection. An existing license may not transfer to a new owner, so a home operating as an Airbnb today may not be able to operate that way for you.
Check zoning before you buy. Pull the zoning for the exact parcel, confirm license status with the city’s short-term rental licensing through Development Services at 299-CITY (254-299-2489), and run your numbers with the 15 percent combined hotel occupancy tax. Don’t count on rental income until both are confirmed.
A Waco short-term rental needs a two-year license from the city and a life-safety inspection. Guests can’t park on the street, and if you live outside McLennan County, you need a local operator.
Rentals also collect a 15 percent combined hotel occupancy tax, which belongs in your projections from day one. Zoning decides whether you can get a license at all: owner-absent rentals can’t be licensed in the main single-family zones, and some types need a special permit that takes about 60 to 90 days.
An existing license may not transfer to a new owner, so don’t rely on a listing’s rental history. Before you write an offer, ask for the current license and when it expires, confirm the zoning, and call the city at 299-CITY (254-299-2489). Underwrite to the rules first.
In the main single-family zones, some short-term rentals can’t host more than four unrelated people at once. Which limit applies depends on the rental type and zoning, so confirm it for the specific property.
The general limit is two adults per bedroom plus two per unit. A three-bedroom home, for example, tops out at eight adults under that rule, before any zoning limit on unrelated guests. Size your listing and pricing to the lower of the two.
For long-term rentals, a numeric occupancy limit was not confirmed, so check the city’s zoning code on occupancy before you buy near Baylor, where many older homes are rented to students. Ask the city at 299-CITY (254-299-2489) for the answer on your parcel, and get it in writing before you count on a per-room lease.
National Register listing by itself adds no local design controls. Castle Heights became Waco’s first National Register historic district in 2009, and that listing alone doesn’t send your exterior plans through city review.
Local designation is the difference. Properties that are locally designated landmarks or sit in a local historic overlay go through the city’s preservation review, so check a property’s status first, before you plan exterior changes.
Castle Heights was platted in 1923 and named for nearby Cottonland Castle, with about 230 homes on curving streets like Castle and Chateau. Styles run from Colonial Revival, Tudor and Spanish Eclectic to post-war ranches, at a typical recent range of about $250K to $700K+. With homes this age, budget for a foundation look, a sewer camera scope and a wiring check, plus the lead paint disclosure for homes built before 1978.
Barron’s Branch is the first phase of Waco’s riverfront redevelopment: about 30 acres between Fourth Street and the Brazos, with parks, a re-created creek, fountains and a pedestrian bridge.
It broke ground on September 24, 2026, and is targeted for April 2029, with private development planned around it. Reported costs range from about $167 million to $213 million, and about $184 million is the city’s figure. It’s the first phase of a multi-phase, long-range plan, and later phases are projections.
For buyers, it matters in two ways. The project includes drainage work aimed at shrinking the downtown floodplain, and it will reshape the blocks around the Silos, Union Hall and downtown lofts. Until then, expect construction and detours downtown, on top of the I-35 work through south Waco.
Yes. Waco Regional Airport, 7909 Karl May Dr., has American Eagle service to DFW and is about 15 minutes from downtown.
Parking runs about $5 a day, with a weekly cap. Rates are as published by the airport and travel sites, so confirm before a long trip. For most destinations you’ll connect at DFW, so the real question is whether the short flight beats the drive.
Off-peak, downtown Waco is estimated at about 90 minutes to downtown Fort Worth and 95 to downtown Dallas, and I-35 work zones can add 5 to 20 minutes through 2029. A private shuttle also runs to DFW and Love Field. For schedules, call the airport at 254-750-8656.
Waco has no Amtrak station. The nearest stop is McGregor, about 16 miles away, on the Texas Eagle line.
Greyhound serves Waco, and the Downtown Transit Terminal at 301 S. 8th St. is the city’s intercity bus stop as well as the hub for local Waco Transit routes. Call 254-750-1900 for local route information.
A private shuttle runs to DFW and Love Field, which helps if you fly out of Dallas, and Waco Regional Airport has American Eagle flights to DFW. For most trips, though, I-35 is the main link: about 95 minutes off-peak to downtown Dallas and 100 to downtown Austin, plus I-35 work-zone delays through early 2029.
Waco Transit city buses cost $1.50 a ride or $3 for a day pass. They run Monday through Saturday, with no Sunday service.
Routes start at the Downtown Transit Terminal, 301 S. 8th St., which is also Waco’s intercity bus stop. Call 254-750-1900 for routes and schedules.
For Baylor students, the Baylor shuttle is free, and since August 2026 students ride city routes free during a yearlong pilot. Because it’s a pilot, don’t assume it continues; confirm with Waco Transit or Baylor. If you’re buying near campus, for yourself or a student, being able to walk or bike to Baylor, the Mayborn Museum and George’s is a big part of the appeal.
Baylor Scott & White–Hillcrest is the region’s only adult Level II trauma center. It’s at 100 Hillcrest Medical Blvd., an estimated 10 minutes from City Hall off-peak, and its main line is 254-202-2000.
Ascension Providence, at 6901 Medical Pkwy., is Waco’s other major hospital. Veterans are served by the Doris Miller VA Medical Center at 4800 Memorial Dr.
The nearest Level I center is Baylor Scott & White in Temple, about 40 minutes south. For any emergency, call 911, and save Poison Control too: 1-800-222-1222. If you’re comparing homes on the edges of town, add the drive to Hillcrest to your checklist and test it on a live map, especially while I-35 work continues.
Roughly half of the city, by third-party estimates. AT&T Fiber and Astound each reach about half of Waco, and Spectrum cable covers most homes.
Coverage varies by street, so two homes near each other can have different options. Check the exact address on the FCC National Broadband Map before you count on fiber, and confirm with the providers directly.
If you work from home, put this on your due-diligence list with the other utilities. Natural gas comes from Atmos Energy (gas leaks: 866-322-8667; if you smell gas, leave first, then call 911). Electricity runs on Oncor’s lines, so you choose your retail provider at powertochoose.org and call Oncor at 888-313-4747 for outages. Call 811 before you dig for any new line.
Answers were verified as of September 2026 from the City of Waco, McLennan County, the McLennan Central Appraisal District, TxDOT, Destination Waco, Baylor University, Baylor Scott & White, FEMA, KWTX, KXXV, FOX 44, the Waco Tribune-Herald, The Waco Bridge and the Baylor Lariat. Rates, fees, providers and rules change; verify anything you intend to rely on. The City of Waco’s 2026–27 rate was proposed at $0.755 and should be confirmed against the adopted ordinance; McLennan County’s 2026 rate is as reported by KWTX. The utility fee figures are from the City of Waco and The Waco Bridge. Short-term rental rules are from the City of Waco’s short-term rental page; a numeric long-term occupancy limit was not confirmed. Barron’s Branch details are from the City of Waco and its developer. Airport parking is as published by the airport and travel sites. Transit fares are from Waco Transit. Fiber coverage is a third-party estimate. Drive times are estimates. Flood risk is address-specific. This is general information, not legal, tax, lending, insurance, environmental or engineering advice. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Waco is a college town halfway between Dallas and Austin, about an hour south of my Waxahachie office, with historic neighborhoods, lake homes and newer subdivisions out west. Buying here is about the school district, the tax stack, the flood map and the rules on rentals. I sort out the details that matter here, and the awkward parts are named.
A homesteaded home in Waco ISD and the city carries about $2.31 per $100 in 2026 after the county’s increase. On a $250,000 home that’s roughly $3,770 a year with the homestead exemption, versus about $5,760 without it. I make sure you file in year one.
Waco’s median sale price was about $279,000 in August 2026, down 3.4 percent, with homes taking about 55 days to sell. That’s a balanced market. I use days on market and price history to set offers that hold up.
Since 2021, owner-absent short-term rentals can’t be licensed in Waco’s main single-family zones, and an existing license may not transfer to you. I confirm zoning and license status before anyone promises rental income.
Central Waco’s older homes sit on clay soils that move, often with aging sewer lines and dated wiring. I push for a foundation look, a sewer camera scope and, before 1978, the lead paint disclosure, plus a check for historic review.
I-35 through south Waco is under construction until early 2029, and Barron’s Branch reshapes downtown through April 2029, including drainage work that shrinks the downtown floodplain. I map each home against the work zones and the FEMA flood map.
Waco rewards honesty. Some homes sit in flood zones, city utility fees rise every year, the school district changes by address, and the Silos bring weekend traffic. Construction will shape commutes until 2029. If any of that is a dealbreaker, you will hear it from me first.
Confirm the school district for the exact address. Second, check zoning if rental income matters. Third, pull the flood map. Fourth, inspect older homes closely, sewer line included. And fifth, file your homestead exemption in the first year.
Waco-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. Most of the city isn’t USDA-eligible, so ask about state programs like My First Texas Home and TSAHC, plus the City of Waco’s down payment assistance and NeighborWorks Waco. And build your escrow for the county’s 2026 rate increase. 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 which school district serves it, how it’s zoned, whether it’s near a flood zone, 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 Waco ISD’s proposed 2026 rate of 1.034870 (final adoption not confirmed), the City of Waco’s 0.755 (proposed to stay flat), McLennan County’s 2026 rate of 0.3748 as reported by KWTX and McLennan Community College’s adopted 2026 rate of 0.140772, which is subject to a 3 November 2026 election; the worked example applies the $140,000 school, 15 percent city and 20 percent county and college homestead exemptions and is an illustration, not a quote. Market figures are Redfin’s City of Waco data for the three months ending August 2026; other sources differ. Short-term rental rules are from the City of Waco. Older-home issues are general building guidance; the lead-based paint disclosure applies to homes built before 1978. I-35 timing is from TxDOT; Barron’s Branch timing and drainage goals are from the City of Waco and its developer. The FHA limit is HUD’s 2026 national floor. The City of Waco’s down payment assistance terms come from an older city page and should be confirmed; state program terms should be confirmed with TDHCA and TSAHC. USDA eligibility is determined by address and household income. Flood risk is parcel-specific; order a floodplain determination. 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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Serving DFW | Ellis County
16 Northgate Dr. Ste 100
Waxahachie, TX 75165
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