Neighborhood in Waco, McLennan County

Living in West Waco, Waco

A-

1st of 10areas in Waco
Overall score 82 of 100 vs Texas neighborhoods
Waco overall: F

West Waco covers part of Waco, TX, home to about 3,400 people. It gets an A-, in the top 20% of Texas neighborhoods, and ranks 1st of 10 areas we score in Waco. It does best on jobs and income and worst on schools.

  • Well connected
  • Short commutes
  • Schools scores low (13 of 100)
  • Errands and things to do scores low (20 of 100)

Closest everyday places

Grocery store1.3 mi
Pharmacy1.3 mi
Park0.7 mi
Cafe1.2 mi
Restaurant1.1 mi
Gym1.3 mi
Hospital or urgent care1.5 mi
Childcare0.6 mi
Library0.5 mi

Straight-line distance from the middle of where people live. Overture Maps.

Population
3,370
Median rent
$1,470
Median home value
$313,000
Household income
$120,000
Average commute
10 min
Homes owned
91%
Loading map

What it's like to live in West Waco

West Waco is an area in Waco with about 3,400 residents, older homes (median year built 1960), mostly owner-occupied (91%) and 27% of households with children.

It grades A- against every neighborhood in Texas and ranks 1st of 10 areas in Waco, which grades F overall.

Pros of living in West Waco

  • Higher incomes. The median household earns $120,000, 121% higher than the Waco median.

Cons of living in West Waco

  • Pricier rent than the city. Median rent is $1,470, 26% higher than the Waco median.
  • Lower-rated schools nearby. Only 0 of the 3 closest public schools are rated A or B.
  • Natural hazard risk. FEMA rates the risk of tornadoes, heat waves and hail as very high in this part of town.

West Waco report card

Each grade compares West Waco with every neighborhood in Texas. Safety is not graded for single neighborhoods because police report crime for the whole city.

  • Cost of living: grade B

    Median rent $1,470, homes cost 2.6x income.

    67 of 100 vs TX areas

  • Jobs and income: grade A

    Median household income $120,000, 1.6% unemployed.

    92 of 100 vs TX areas

  • Schools: grade D-

    Nearby schools average 70 of 100 on the state rating.

    13 of 100 vs TX areas

  • Safety: no grade

    Citywide, 414 violent crimes per 100k, 1,799 property crimes per 100k.

    No score vs TX areas

  • Errands and things to do: grade D

    Few everyday stores and services within a mile of homes.

    20 of 100 vs TX areas

  • Getting around: grade B+

    Average commute 10 min, 5.3% work from home.

    73 of 100 vs TX areas

  • Education levels: grade A-

    59% have a bachelor’s degree.

    85 of 100 vs TX areas

  • Health: grade C+

    12% of adults uninsured.

    56 of 100 vs TX areas

  • Home ownership: grade A-

    91% of homes owner-occupied.

    81 of 100 vs TX areas

  • Internet access: grade A

    100% of homes have broadband.

    91 of 100 vs TX areas

West Waco compared with Waco

Better than Waco

  • Median household income: $120,000121% higher than Waco ($54,365)
  • Homes owned by the people living in them: 91%42 points higher than Waco (49%)
  • Adults with a bachelor's degree or higher: 59%31 points higher than Waco (29%)

Worse than Waco

  • Median rent: $1,47026% higher than Waco ($1,165)
  • Workers who walk, bike or take transit: 0%4 points lower than Waco (3.7%)

Closest public schools

Texas Education Agency 2025 ratings. Check the attendance zone for any address with the district.

  • CLake Air Montessori SchoolElementary, Waco ISD0.6 mi
  • CLake Air Montessori SchoolMiddle, Waco ISD0.6 mi
  • DWaco High SchoolHigh, Waco ISD1 mi

Cost of living in West Waco

Median rent in West Waco is $1,470 a month, 26% higher than the Waco median. A household would need about $59,000 a year to keep that rent at 30% of income.

The median home is worth $313,000, 41% higher than the Waco median, which means a monthly payment of about $2,091 with property tax at today's mortgage rates.

MeasureHereWacoTexas
Median rent26% higher than Waco$1,470$1,165$1,403
Median home value41% higher than Waco$313,000$221,700$283,800
Home value to income36% lower than Waco2.6x4.1x3.6x
Renters paying 30%+ of income on rent19 points lower than Waco39%58%52%
Homes owned by the people living in them42 points higher than Waco91%49%63%
Vacant homes8 points lower than Waco3.6%12%9.4%
Median year homes were builtAbout the same as Waco196019791992

Monthly cost to buy a median home

$2,091
Mortgage payment
$1,713
Property tax
$378
Median rent, for comparison
$1,470

Based on a $313,000 home in West Waco, 20% down and a 30-year loan at 7.28% (Freddie Mac average, week of 2026-10-01). Property tax is the median for the surrounding Census tract, or the county where that is not published. Insurance and fees are not included.

Work, income and getting around

MeasureHereWacoTexas
Median household income121% higher than Waco$120,000$54,365$78,476
Unemployment rate3 points lower than Waco1.6%4.6%5.3%
People below the poverty line22 points lower than Waco0.7%23%14%
Adults with a bachelor's degree or higher31 points higher than Waco59%29%34%
Average commute46% lower than Waco10 min19 min27 min
Workers who work from home4 points lower than Waco5.3%9.7%14%
Workers who walk, bike or take transit4 points lower than Waco0%3.7%2.6%
Homes with broadband internet11 points higher than Waco100%89%91%

Natural hazard risk

FEMA National Risk Index for the Census tracts in this area.

  • River floodingHigh
  • HurricanesHigh
  • TornadoesVery high
  • HailVery high
  • Heat wavesVery high
  • WildfiresHigh
  • Winter stormsModerate
  • Strong windModerate

Who lives in West Waco

Under 1820%
18 to 3418%
35 to 6440%
65 and over22%
Race and ethnicity
White90%
Hispanic or Latino5.4%
Black0%
Asian0%
Other or more than one race4.6%

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

Other neighborhoods in Waco

  1. 2B-Northwest WacoMedian rent $1,530
  2. 3B-Callan VillageMedian rent $1,760
  3. 4CSouthwest WacoMedian rent $1,290
  4. 5D+South WacoMedian rent $1,310
  5. 6D-Central WacoMedian rent $1,120
  6. 7D-Southeast WacoMedian rent $1,410
  7. 8D-North WacoMedian rent $790
  8. 9FNortheast WacoMedian rent $990

Similar neighborhoods in other cities

Areas elsewhere in Texas with the closest mix of grades.

  1. ACountry Club EstatesOdessa
  2. ACountry SkyMidland
  3. APark ForestSan Antonio

Questions about West Waco

Is West Waco a good place to live?

West Waco covers part of Waco, TX, home to about 3,400 people. It gets an A-, in the top 20% of Texas neighborhoods, and ranks 1st of 10 areas we score in Waco. It does best on jobs and income and worst on schools.

How much does it cost to live in West Waco?

Median rent in West Waco is $1,470 a month, 26% higher than the Waco median. The median home is worth $313,000, 41% higher than the Waco median. A median home costs 2.6x the median household income, compared with 4.1x across Waco.

What schools serve West Waco?

The closest rated public schools are Lake Air Montessori School (elementary, rated C), Lake Air Montessori School (middle, rated C) and Waco High School (high, rated D). School zones can differ from the closest school, so check with the district.

This area groups 2 Census block groups in this part of Waco that have no neighborhood name on the map. Sources: US Census Bureau 2020-2024 ACS 5-year, CDC PLACES 2025, Texas Education Agency, FEMA National Risk Index, Overture Maps. How we grade.