Town in McLennan County, part of the Waco metro

Living in West, TX

A-

116th of 745Texas towns of 1,000 to 10,000 people
Overall score 84 of 100
8th of 24 in the Waco area

We give West an A-. It ranks 116th of 745 Texas towns of 1,000 to 10,000 people. It does best on schools and errands and things to do, and trails on education levels and health. It is a strong pick for families and young professionals.

  • Good for families
  • Good for young professionals
  • Top-rated schools
  • Tornado risk is very high
  • Wildfire risk is very high
Map of Texas showing where West isHoustonSan AntonioDallasAustinFort WorthWest
Where West is in Texas.
Population
2,629+2.8% since 2020
Median rent
$1,00229% lower than Texas
Median home value
$182,90036% lower than Texas
Household income
$61,875Median
Average commute
23 minOne way
Violent crime
115Per 100k, 2025

What it's like to live in West

West sits about 18 miles from downtown Waco, in the Waco metro. 2,629 people lived here in 2025, up 2.8% from 2020. It is spread out, with an older housing stock (the median home dates to 1964).

Local spots people know include West City Park, Parkers Park and West Public Library.

The median age is 39.7, 33% of households have children, 64% of homes are owned by the people living in them and the typical household earns $61,875 a year (21% lower than the Texas median).

Pros of living in West

  • Low violent crime. 115 violent crimes per 100,000 people in 2025, 70% lower than the Texas rate.
  • Lower rent. Median rent is $1,002, 29% lower than the Texas median.

Cons of living in West

  • Natural hazard risk. FEMA rates the risk of tornadoes and wildfires as very high here.

Who West suits

  • FamiliesA reasonable fit: violent crime is 70% lower than the Texas rate. Compared with similar Texas places, it beats 87% for families.
  • Young professionalsA reasonable fit: household income is 21% lower than the Texas median, with 25 restaurants and 2 cafes in town. Compared with similar Texas places, it beats 84% for young professionals.
  • RetireesA reasonable fit: 14% of working-age adults are uninsured and violent crime is 70% lower than the Texas rate. Compared with similar Texas places, it beats 64% for retirees.
  • Remote workersNot the best fit: 87% of homes have broadband and the median rent of $1,002 is 29% lower than the Texas median. Compared with similar Texas places, it beats 38% for remote workers.
  • People on a budgetNot the best fit: the median rent of $1,002 is 29% lower than the Texas median. Compared with similar Texas places, it beats 28% for people on a budget.

West report card

Ten grades, one for each part of daily life we measure. Most compare West with other US towns of 1,000 to 10,000 people. Schools, safety and errands compare it with other Texas towns of 1,000 to 10,000 people.

  • Cost of living: grade C-

    Median rent $1,002, homes cost 3.0x income.

    33 of 100 vs US towns

  • Jobs and income: grade C+

    Median household income $61,875, 2.4% unemployed.

    52 of 100 vs US towns

  • Schools: grade A

    2 rated campuses, 100% rated A or B.

    95 of 100 vs TX towns

  • Safety: grade B-

    115 violent crimes per 100k, 422 property crimes per 100k.

    63 of 100 vs TX towns

  • Errands and things to do: grade B+

    0 grocery stores, 25 restaurants, 10 parks mapped in town.

    78 of 100 vs TX towns

  • Getting around: grade B+

    Average commute 23 min, 10% work from home.

    75 of 100 vs US towns

  • Education levels: grade D+

    18% have a bachelor’s degree.

    25 of 100 vs US towns

  • Health: grade D+

    14% of adults uninsured.

    29 of 100 vs US towns

  • Home ownership: grade B-

    64% of homes owner-occupied.

    58 of 100 vs US towns

  • Internet access: grade C-

    87% of homes have broadband.

    35 of 100 vs US towns

Where West stands out compared with Texas

Better than Texas

  • Median rent: $1,00229% lower than Texas ($1,403)
  • Home value to income: 3.0x18% lower than Texas (3.6x)
  • Adults 18 to 64 without health insurance: 14%6 points lower than Texas (20%)

Worse than Texas

  • Adults with a bachelor's degree or higher: 18%15 points lower than Texas (34%)
  • Renters paying 30%+ of income on rent: 67%15 points higher than Texas (52%)
  • Median household income: $61,87521% lower than Texas ($78,476)

Cost of living in West

West renters pay a median of $1,002 a month, 29% lower than the statewide median. The usual rule is to spend no more than 30% of income on rent, which means earning around $40,000 a year for a median unit. Right now 67% 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 $182,900, 36% lower than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $1,001 before tax, or $1,243 with property tax. That is $241 a month more than the median rent, a gap that can be worth it if you plan to stay a while.

Texas has no state income tax, but it leans on property taxes instead, though they are lighter here than in much of the state. The median homeowner in West pays $2,902 a year, 31% lower than the Texas median of $4,232. Budget for it, along with homeowners insurance, which our numbers do not include.

Typical rent by apartment size

Fair market rent by bedroom count in WestStudio$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 rent29% lower than Texas$1,002$1,403$1,413
Median home value36% lower than Texas$182,900$283,800$332,700
Home value to income18% lower than Texas3.0x3.6x4.1x
Renters paying 30%+ of income on rent15 points higher than Texas67%52%51%
Median property tax per year31% lower than Texas$2,902$4,232$3,119
Homes owned by the people living in them1 points higher than Texas64%63%65%
Median year homes were builtAbout the same as Texas196419921980

Monthly cost to buy a median home

$1,243
Mortgage payment
$1,001
Property tax
$242
Median rent, for comparison
$1,002

Based on a $182,900 home in West, 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 West safe?

In 2025, West Police Department reported 3 violent crimes and 11 property crimes. That works out to 115 violent crimes per 100,000 people, 70% lower than the Texas rate of 387, and 422 property crimes per 100,000, 80% lower than the state rate.

Violent crime is up about 72% 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 West by yearTexas11520212022202320242025

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

Violent crime
115
per 100k, Texas 387
Property crime
422
per 100k, Texas 2,086
Property crimes per 100,000 people in West by yearTexas42220212022202320242025

Property crimes per 100,000 people by year.

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

Schools in West

West has 2 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 West ISD.

Top-rated campuses include West High School and West Middle. The average rating score across all campuses is 92 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
95
of 100 vs Texas towns
Average rating
92
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

  • AWest High SchoolHigh, West ISD93 of 100
  • AWest MiddleMiddle, West ISD90 of 100

Daily life in West

Everyday places mapped inside West, from Overture Maps. Well-known spots include West City Park, Parkers Park, West Public Library.

The average one-way commute is 23 minutes, 14% shorter than the Texas average. 10% of workers work from home. 4.1% walk, bike or take transit to work.

Downtown Waco is about 18 miles away in a straight line. Many people who live in West work elsewhere in the metro, so test the drive at rush hour before you commit.

The median household income is $61,875, income per person is $29,286, unemployment is 2.4% and 18% of adults hold a bachelor's degree.

Grocery stores
0
Pharmacies
3
Restaurants
25
Cafes
2
Bars
4
Parks
10
Gyms
1
Hospitals and urgent care
1
Childcare
1
Libraries
1

Jobs, income and education

MeasureHereTexasUS
Median household income21% lower than Texas$61,875$78,476$80,734
Income per person28% lower than Texas$29,286$40,752$44,673
Unemployment rate3 points lower than Texas2.4%5.3%5.2%
People below the poverty line2 points lower than Texas12%14%12%
Adults with a bachelor's degree or higher15 points lower than Texas18%34%36%
Adults with a high school diploma or higherAbout the same as Texas85%86%90%
Adults 18 to 64 without health insurance6 points lower than Texas14%20%11%
Homes with broadband internet4 points lower than Texas87%91%91%

Getting to work

MeasureHereTexasUS
Average commute14% lower than Texas23 min27 min26 min
Workers who work from home4 points lower than Texas10%14%15%
Workers who work from home10%
Workers who take transit0%
Workers who walk4.1%
Workers who bike0%

Who lives in West

Under 1824%
18 to 3421%
35 to 6434%
65 and over20%

Median age 39.7 years. 33% of households have children.

Race and ethnicity
White66%
Hispanic or Latino25%
Black5.2%
Asian0%
Other or more than one race4.4%

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

Weather in West

West has a hot Texas climate. July highs average 96°F and January lows about 34°F. There are about 105 days a year at 90°F or above, and about 39 inches of rain a year.

Average monthly high and low temperatures in West30°50°70°90°59J63F70M77A84M92J96J97A90S80O69N60DRain

Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from Hillsboro, 15 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 high, 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
  • HurricanesHigh
  • TornadoesVery high
  • HailHigh
  • Heat wavesHigh
  • WildfiresVery high
  • Winter stormsLow
  • Strong windModerate

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 West

Nearby, Gholson gets a B, Lacy-Lakeview gets an F and Hillsboro gets a C+. Each is graded against Texas places of its own size, so a small town and a big city can both earn an A.

  1. BGholsonTown, 1,112 people10 mi
  2. FLacy-LakeviewTown, 7,274 people12 mi
  3. C+HillsboroTown, 8,506 people14 mi
  4. FBellmeadSmall city, 10,566 people14 mi
  5. A-China SpringTown, 1,126 people16 mi
  6. DWhitneyTown, 2,050 people17 mi

West 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. 5ARiesel1,453 people16 mito downtown
  5. 6AHewitt16,432 people7 mito downtown
  6. 7AClifton3,503 people28 mito downtown
  7. 8A-West2,576 people18 mito downtown
  8. 9A-China Spring1,126 people9 mito downtown
  9. 10B+Robinson12,800 people8 mito downtown
  10. 11B+Rosebud1,007 people36 mito downtown

See all of the best suburbs of waco

Living in West: common questions

Is West, TX a good place to live?

We give West an A-. It ranks 116th of 745 Texas towns of 1,000 to 10,000 people. It does best on schools and errands and things to do, and trails on education levels and health. It is a strong pick for families and young professionals.

How much does it cost to live in West?

Renters in West pay a median of $1,002 a month, 29% lower than the Texas median. The median home is worth $182,900, 36% lower 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 $1,243, including property tax.

Is West safe?

In 2025, West Police Department reported 115 violent crimes per 100,000 people, 70% lower than the Texas rate. Property crime was 422 per 100,000, 80% lower than the Texas rate.

Are the schools good in West?

We found 2 rated public school campuses inside West. 100% are rated A or B by the Texas Education Agency. Its schools score is 95 of 100 compared with other Texas towns of 1,000 to 10,000 people.

Does West flood?

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

What is the weather like in West?

Summers in West peak at about 96°F in July, and January nights fall to about 34°F. Expect around 105 days a year at 90°F or hotter, and 39 inches of rain.

How long is the commute in West?

The average one-way commute is 23 min, 14% lower than the Texas average. About 10% of workers work from home. It is about 18 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.