Small city in McLennan County, part of the Waco metro

Living in Robinson, TX

B+

41st of 192Texas cities of 10,000 to 50,000 people
Overall score 80 of 100
10th of 24 in the Waco area

Robinson gets an overall grade of B+ and ranks 41st of 192 Texas cities of 10,000 to 50,000 people. It does best on safety and schools, and trails on errands and things to do and education levels.

  • Low crime
  • Short commutes
  • Errands and things to do scores low (7 of 100)
  • Tornado risk is very high
Map of Texas showing where Robinson isHoustonSan AntonioDallasAustinFort WorthRobinson
Where Robinson is in Texas.
Population
13,028+4.8% since 2020
Median rent
$1,419about the same as Texas
Median home value
$302,2006% higher than Texas
Household income
$99,289Median
Average commute
19 minOne way
Violent crime
92Per 100k, 2025

What it's like to live in Robinson

Robinson sits about 8 miles from downtown Waco, in the Waco metro. 13,028 people lived here in 2025, up 4.8% from 2020. It is small-town and rural in feel.

Places locals use include Youngblood Park, Robinson City Park and Peplow Park.

The median age is 35.1, 42% of households have children, 79% of homes are owned by the people living in them and the typical household earns $99,289 a year (27% higher than the Texas median).

Pros of living in Robinson

  • Strong public schools. 100% of the 5 rated campuses here earn an A or B from the Texas Education Agency.
  • Low violent crime. 92 violent crimes per 100,000 people in 2025, 76% lower than the Texas rate.
  • High incomes. The median household earns $99,289, 27% higher than the Texas median.
  • Short commutes. The average trip to work takes 19 minutes, against 27 across Texas.

Cons of living in Robinson

  • Errands mean a drive. Compared with similar Texas places, fewer homes here are within a mile of a grocery store, pharmacy, park or clinic.
  • Natural hazard risk. FEMA rates the risk of tornadoes and wildfires as very high here.

Who Robinson suits

  • FamiliesA strong fit: 100% of rated schools earn an A or B and violent crime is 76% lower than the Texas rate. Compared with similar Texas places, it beats 78% for families.
  • Young professionalsNot the best fit: household income is 27% higher than the Texas median, with 35 restaurants and 2 cafes in town. Compared with similar Texas places, it beats 39% for young professionals.
  • RetireesA reasonable fit: 13% of working-age adults are uninsured and violent crime is 76% lower than the Texas rate. Compared with similar Texas places, it beats 71% for retirees.
  • Remote workersNot the best fit: 92% of homes have broadband and the median rent of $1,419 is about the same as the Texas median. Compared with similar Texas places, it beats 39% for remote workers.
  • People on a budgetA reasonable fit: the median rent of $1,419 is about the same as the Texas median. Compared with similar Texas places, it beats 66% for people on a budget.

Robinson report card

Ten grades, one for each part of daily life we measure. Most compare Robinson with other US cities of 10,000 to 50,000 people. Schools, safety and errands compare it with other Texas cities of 10,000 to 50,000 people.

  • Cost of living: grade B

    Median rent $1,419, homes cost 3.0x income.

    67 of 100 vs US cities

  • Jobs and income: grade B-

    Median household income $99,289, 6.6% unemployed.

    61 of 100 vs US cities

  • Schools: grade B+

    5 rated campuses, 100% rated A or B.

    77 of 100 vs TX cities

  • Safety: grade A-

    92 violent crimes per 100k, 762 property crimes per 100k.

    83 of 100 vs TX cities

  • Errands and things to do: grade F

    3 grocery stores, 35 restaurants, 5 parks mapped in town.

    7 of 100 vs TX cities

  • Getting around: grade C+

    Average commute 19 min, 9.2% work from home.

    56 of 100 vs US cities

  • Education levels: grade D+

    22% have a bachelor’s degree.

    29 of 100 vs US cities

  • Health: grade C-

    13% of adults uninsured.

    36 of 100 vs US cities

  • Home ownership: grade C+

    79% of homes owner-occupied.

    55 of 100 vs US cities

  • Internet access: grade C

    92% of homes have broadband.

    44 of 100 vs US cities

Where Robinson stands out compared with Texas

Better than Texas

  • Homes owned by the people living in them: 79%16 points higher than Texas (63%)
  • Average commute: 19 min28% lower than Texas (27 min)
  • Median household income: $99,28927% higher than Texas ($78,476)

Worse than Texas

  • Adults with a bachelor's degree or higher: 22%12 points lower than Texas (34%)
  • Workers who walk, bike or take transit: 1.1%2 points lower than Texas (2.6%)
  • Unemployment rate: 6.6%1 points higher than Texas (5.3%)

Cost of living in Robinson

Rent is the cost most newcomers feel first. The median rent in Robinson is $1,419 a month, about the same as the Texas median of $1,403. To keep that rent at 30% of income, a household needs to earn about $57,000 a year. Right now 48% of renters here pay more than 30% of their income on rent.

HUD sets fair market rents for this area at $1,029 for a one-bedroom, $1,297 for a two-bedroom and $1,693 for a three-bedroom (fiscal year 2027). These figures include utilities and describe a modest unit, so newer apartments often ask for more.

The median home is worth $302,200, 6% higher than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $1,654 before tax, or $2,043 with property tax. That is $624 a month more than the median rent, so renting is the cheaper monthly choice unless you plan to stay for years.

Texas has no state income tax, but property taxes are among the highest in the country. The median homeowner in Robinson pays $4,666 a year, 10% higher than the Texas median of $4,232. Budget for it, along with homeowners insurance, which our numbers do not include.

See the full cost of living breakdown for Robinson

Typical rent by apartment size

Fair market rent by bedroom count in RobinsonStudio$9031 bedroom$1,0292 bedrooms$1,2973 bedrooms$1,6934 bedrooms$1,705
HUD fair market rent for FY2027, Waco, TX HUD Metro FMR Area. This is what a typical, modest unit rents for, including utilities.
MeasureHereTexasUS
Median rentAbout the same as Texas$1,419$1,403$1,413
Median home value6% higher than Texas$302,200$283,800$332,700
Home value to income16% lower than Texas3.0x3.6x4.1x
Renters paying 30%+ of income on rent3 points lower than Texas48%52%51%
Median property tax per year10% higher than Texas$4,666$4,232$3,119
Homes owned by the people living in them16 points higher than Texas79%63%65%
Median year homes were builtAbout the same as Texas199019921980

Monthly cost to buy a median home

$2,043
Mortgage payment
$1,654
Property tax
$389
Median rent, for comparison
$1,419

Based on a $302,200 home in Robinson, 20% down and a 30-year loan at 7.28% (Freddie Mac average, week of 2026-10-01). Property tax is the median paid locally, or the county median where the local figure is not published. Insurance and fees are not included.

Is Robinson safe?

In 2025, Robinson Police Department reported 12 violent crimes and 100 property crimes. That works out to 92 violent crimes per 100,000 people, 76% lower than the Texas rate of 387, and 762 property crimes per 100,000, 63% lower than the state rate.

Violent crime is down about 25% since 2021, based on the yearly rates below.

Crime rates describe the whole area a police department covers. Some streets are much quieter than the average and some are busier, so look at the neighborhood grades and visit at different times of day.

Violent crimes per 100,000 people in Robinson by yearTexas9220212022202320242025

Violent crimes per 100,000 people by year. The dashed line is the Texas rate for 2025.

Violent crime
92
per 100k, Texas 387
Property crime
762
per 100k, Texas 2,086
Property crimes per 100,000 people in Robinson by yearTexas76220212022202320242025

Property crimes per 100,000 people by year.

Source: FBI Crime Data Explorer, Robinson Police Department, 2025. Rates count reported crimes only and cover the area this police department serves.

Schools in Robinson

Robinson has 5 public school campuses with a 2025 state rating inside the city, and 100% of them earn an A or B. Most students here are served by Robinson ISD.

Top-rated campuses include Robinson High School and Robinson Intermediate. The average rating score across all campuses is 87 out of 100, against a Texas median of 81.

Texas districts usually assign students by attendance zone rather than the closest campus, so check the zone for a specific address with the district before you sign a lease or buy.

Schools grade
77
of 100 vs Texas cities
Average rating
87
Texas median 81

Ratings are the 2025 Texas Education Agency A to F accountability ratings. Always check which school serves a specific address with the district.

Top-rated schools

  • ARobinson High SchoolHigh, Robinson ISD92 of 100
  • ARobinson IntermediateElementary, Robinson ISD91 of 100
  • BRobinson ElementaryElementary, Robinson ISD85 of 100
  • BRobinson PriElementary, Robinson ISD85 of 100
  • BRobinson Junior HighMiddle, Robinson ISD81 of 100

Best neighborhoods in Robinson

We grade 6 areas inside Robinson. The top three are Southwest Robinson (A), West Robinson (A-) and Northwest Robinson (A-). If price matters most, Central Robinson has the lowest median rent among areas graded C or better, at $1,040 a month. West Robinson is the priciest, at $1,850. Use the map to color the city by any grade, or the sliders to rank areas by what you care about.

Loading map

    Rank Robinson neighborhoods your way

    What matters to you?

    Move a slider and the list re-ranks right away.

    Most
    A lot
    Most
    A lot
    A lot
    A lot
    Some
    A lot
    Some
    A little

    The grade is our overall grade. Fit shows how well each one matches your sliders, from 0 to 100, against the others in this list.

    6 Robinson neighborhoods, ranked by your priorities
    1. 1ASouthwest Robinson1,758 people, median rent $1,670, home $253,000100fit
    2. 2A-West Robinson1,477 people, median rent $1,850, home $316,00080fit
    3. 3A-Northwest Robinson1,893 people, median rent $1,460, home $421,00060fit
    4. 4B+Central Robinson1,064 people, median rent $1,040, home $267,00040fit
    5. 5BNorth Robinson4,439 people, median rent $1,230, home $272,00020fit
    6. 6B-Southeast Robinson1,449 people, median rent $1,400, home $426,0000fit
    All 6 Robinson neighborhoods, A to Z

    Daily life in Robinson

    Everyday places mapped inside Robinson, from Overture Maps. Well-known spots include Youngblood Park, Robinson City Park, Peplow Park.

    The average one-way commute is 19 minutes, 28% shorter than the Texas average. 9% of workers work from home. Fewer than 3% walk, bike or take transit to work, so plan on driving for almost everything.

    Downtown Waco is about 8 miles away in a straight line. Many people who live in Robinson work elsewhere in the metro, so test the drive at rush hour before you commit.

    The median household income is $99,289, income per person is $38,194, unemployment is 6.6% and 22% of adults hold a bachelor's degree.

    Grocery stores
    3
    Pharmacies
    3
    Restaurants
    35
    Cafes
    2
    Bars
    1
    Parks
    5
    Gyms
    2
    Hospitals and urgent care
    1
    Childcare
    5
    Libraries
    0

    Jobs, income and education

    MeasureHereTexasUS
    Median household income27% higher than Texas$99,289$78,476$80,734
    Income per person6% lower than Texas$38,194$40,752$44,673
    Unemployment rate1 points higher than Texas6.6%5.3%5.2%
    People below the poverty line10 points lower than Texas3.7%14%12%
    Adults with a bachelor's degree or higher12 points lower than Texas22%34%36%
    Adults with a high school diploma or higher4 points higher than Texas90%86%90%
    Adults 18 to 64 without health insurance6 points lower than Texas13%20%11%
    Homes with broadband internetAbout the same as Texas92%91%91%

    Getting to work

    MeasureHereTexasUS
    Average commute28% lower than Texas19 min27 min26 min
    Workers who work from home5 points lower than Texas9.2%14%15%
    Workers who work from home9.2%
    Workers who take transit0%
    Workers who walk1.1%
    Workers who bike0%

    Who lives in Robinson

    Under 1828%
    18 to 3422%
    35 to 6436%
    65 and over15%

    Median age 35.1 years. 42% of households have children.

    Race and ethnicity
    White62%
    Hispanic or Latino30%
    Black6.6%
    Asian0.4%
    Other or more than one race1.1%

    Shown for information only. It is never part of any grade.

    Weather in Robinson

    Robinson has a hot Texas climate. July highs average 95°F and January lows about 36°F. There are about 108 days a year at 90°F or above, and about 38 inches of rain a year.

    Average monthly high and low temperatures in Robinson30°50°70°90°58J62F68M76A83M90J94J95A89S80O68N60DRain

    Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from Waco Dam, 12 mi away. Orange months average 90°F or more.

    Natural hazard risk

    FEMA's National Risk Index says river flooding risk is low, hurricane risk is moderate, tornado risk is very high and hail risk is high. Even in lower-risk areas, check the FEMA flood map for the exact address before you buy.

    • River floodingLow
    • HurricanesModerate
    • TornadoesVery high
    • HailHigh
    • Heat wavesHigh
    • WildfiresVery high
    • Winter stormsLow
    • Strong windLow

    Source: FEMA National Risk Index, December 2025, Census tract level averaged for the city. Check the FEMA flood map for any address before you buy.

    Places near Robinson

    Nearby, Hewitt gets an A, Beverly Hills gets a D- and Lorena gets an A. Each is graded against Texas places of its own size, so a small town and a big city can both earn an A.

    1. AHewittSmall city, 16,432 people4 mi
    2. D-Beverly HillsTown, 1,590 people5 mi
    3. ALorenaTown, 1,497 people7 mi
    4. A+WoodwayTown, 9,570 people7 mi
    5. FWacoCity, 143,570 people7 mi
    6. FBellmeadSmall city, 10,566 people11 mi

    Robinson in the Waco area

    How it ranks among 24 places in the metro.

    1. 1A+Crawford1,020 people15 mito downtown
    2. 2A+Willow Grove2,080 people6 mito downtown
    3. 3A+Woodway9,570 people5 mito downtown
    4. 7AClifton3,503 people28 mito downtown
    5. 8A-West2,576 people18 mito downtown
    6. 9A-China Spring1,126 people9 mito downtown
    7. 10B+Robinson12,800 people8 mito downtown
    8. 11B+Rosebud1,007 people36 mito downtown
    9. 12BGholson1,112 people11 mito downtown
    10. 13B-Meridian1,638 people37 mito downtown

    See all of the best suburbs of waco

    Living in Robinson: common questions

    Is Robinson, TX a good place to live?

    Robinson gets an overall grade of B+ and ranks 41st of 192 Texas cities of 10,000 to 50,000 people. It does best on safety and schools, and trails on errands and things to do and education levels.

    How much does it cost to live in Robinson?

    Median rent in Robinson is $1,419 a month, about the same as the Texas median. The median home is worth $302,200, 6% higher than the Texas median. A median home costs 3.0x the median household income, compared with 3.6x across Texas. With 20% down at a 7.28% rate, the monthly payment on a median home is about $2,043, including property tax.

    Is Robinson safe?

    In 2025, Robinson Police Department reported 92 violent crimes per 100,000 people, 76% lower than the Texas rate. Property crime was 762 per 100,000, 63% lower than the Texas rate.

    Are the schools good in Robinson?

    We found 5 rated public school campuses inside Robinson. 100% are rated A or B by the Texas Education Agency. Its schools score is 77 of 100 compared with other Texas cities of 10,000 to 50,000 people.

    What are the best neighborhoods in Robinson?

    Based on our scores, the top-rated areas in Robinson are Southwest Robinson, West Robinson and Northwest Robinson. We score 6 areas in the city.

    Does Robinson flood?

    FEMA rates river flooding risk in Robinson as low, and coastal flooding as not rated. Hazards rated high or very high here: tornadoes, heat waves, hail and wildfires. Always check the flood map for a specific address before you buy.

    What is the weather like in Robinson?

    Summers in Robinson peak at about 95°F in July, and January nights fall to about 36°F. Expect around 108 days a year at 90°F or hotter, and 38 inches of rain.

    How long is the commute in Robinson?

    The average one-way commute is 19 min, 28% lower than the Texas average. About 9.2% of workers work from home. It is about 8 miles from downtown Waco.

    Sources: US Census Bureau 2020-2024 ACS 5-year and 2025 population estimates, CDC PLACES 2025, Texas Education Agency 2025 ratings, FBI Crime Data Explorer, FEMA National Risk Index, NOAA climate normals, HUD fair market rents, Overture Maps. Updated 2026-10-04. How we grade.