What it's like to live in Waco
Waco is a mid-size city in Texas with rent below the national average, home prices that remain within reach, commutes that run shorter than most cities, and a growing population. Those factors carry real weight for anyone weighing where to move next.
The tradeoffs are worth naming plainly. Waco deals with household incomes below the national average, crime rates above the national average, air quality that falls short of national benchmarks, and a poverty rate above the national average.
The good
- Rent below the national average
- Affordable home prices
- Short commutes
- Growing population
- Low student-teacher ratio
The not so good
- Below-average household incomes
- Crime above national average
- Air quality concerns
- High poverty rate
- High rent burden for renters
- Hot summers
How Waco compares
Median household income
Median rent (per month)
Median home value
What it takes to move to Waco
Based on Waco's median rent, home value and household income
To rent
$2,330
up front: first month plus a typical one-month deposit
- Income to keep rent under 30%: $46,600 a year
- 55% of Waco renters spend 30% or more of their income on rent
To buy
$44,340
a 20% down payment on the median home
- With 10% down: $22,170
- Homes cost 4.1× the typical local household income (US: 4.1×)
Moving costs, closing costs and taxes not included.
The details
Cost of living▼ 18% below US
$1,165/mo median rent
Cost of living works in this city's favor. Median rent sits around $1,165 a month, nothing that raises eyebrows. Solid value overall. Home prices here are genuinely accessible, with a median around $221,700. That kind of affordability is rare in today's market.
Median home value $221,700 · 55% of renters cost-burdened
Job marketNear US average
4.1% unemployment
Unemployment here is 4.1%, close to the national average of 4.3%.
City-level (BLS)
Safety▲ 26% above US
414 violent crimes per 100k
Crime is worth weighing seriously here. Rates run above the national average, and while plenty of residents live comfortably, neighborhood selection matters a lot more than it does in a safer city.
Property crime 1799/100k · Waco Police Department · 2025 data
Getting around▼ 28% below US
19 min average commute
Commutes are reasonable, averaging 18.7 minutes. Nothing heroic, and there's still time left over for a life after work. 9 in 10 workers drive to work; 10% work from home.
How workers get to work
Climate
Summers are hot and humid, with highs regularly hitting 93°F, and winters are chilly but manageable, with lows around 38°F.
Average month
30-year averages, 1991–2020
Healthcare
3 hospitals
There are 3 Medicare-certified hospitals inside city limits. They average 3.0 out of 5 on Medicare's star rating.
Medicare-certified hospitals
Education & workforce▼ 20% below US
29% bachelor's degree or higher
College degree attainment runs below average at 29%. That tends to reflect a more trade and working-class economy, which can be great or limiting depending on the industry.
Schools
42 public schools inside the boundary
There are 42 public schools inside the boundary and 9 private schools. The student-to-teacher ratio is 14:1, well below the national average of 16:1. Smaller class sizes are generally a positive sign for a district.
Parks & recreation
The nearest national park or historic site is Waco Mammoth National Monument (3 miles away).
Bottom line
Waco's strongest points are rent below the national average and home prices that remain within reach; the main tradeoffs are household incomes below the national average and crime rates above the national average. A year of median rent ($1,165/mo) equals 26% of the median household income here, more than the 21% typical nationwide. It tends to suit people watching their budget and people who want short commutes. It may be a harder fit for anyone who doesn't drive.
Other places near Waco
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