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Detailed Information about Brookview, Waco

Neighborhood Information

Brookview is a City of Waco recognized neighborhood located approximately 2 miles west of downtown Waco. The neighborhood is predominantly residential, consisting of medium to small single-family homes and small apartment buildings built primarily between 1940 and 1969, with some pre-1940 structures. A small creek runs through part of the neighborhood, contributing to its mature tree canopy and the sense of an established, settled community.

The Bosque Boulevard commercial corridor runs through or adjacent to the neighborhood, providing access to retail, dining, and services. The neighborhood is bounded by the South Side neighborhood to the southeast and Melrose to the southwest.

A Brookview Neighborhood Association exists and was formed to build connections between neighbors, local businesses, and civic entities in the area.

Crime Rates

Neighborhood-specific crime data for Brookview is not independently published in standard indices. The neighborhood falls within the broader western Waco area, which is generally considered among the safer parts of the city.

  • Waco residents and community sources consistently describe the northwest/west Waco quadrant — which includes Brookview — as quieter and safer than other parts of the city.
  • Nextdoor community members frequently describe Brookview using terms such as "peaceful," "quiet," and "safe."
  • For current crime data, see the Waco Police Department Crime Map.

Demographics

  • Population: Approximately 1,994
  • Predominant Ancestry: Mexican (40.6%); English (7.2%); Irish (5.7%); Polish (3.9%); German (3.6%)
  • Foreign-Born: 16.7% of residents were born in another country
  • Income: Below average — lower than 77.1% of U.S. neighborhoods
  • Child Poverty: 25.2% of children below the federal poverty line — higher than 76.6% of U.S. neighborhoods
  • Employment: 30.2% in manufacturing and labor occupations; 29.2% in sales and service jobs

Housing

  • Stock: Medium to small single-family homes and small apartment complexes, predominantly from the 1940s–1960s
  • Construction Era: Mostly 1940–1969, with some pre-1940 homes; reflects Waco's mid-century southwestern expansion
  • Ownership Mix: Mix of owner-occupied and renter-occupied units
  • Vacancy Rate: 14.9% — above average compared to other U.S. neighborhoods; most vacant units are year-round vacancies

Community Character

Residents consistently describe Brookview as charming, walkable, dog-friendly, and family-friendly. The creek running through part of the neighborhood and the mature tree canopy give the area a distinctive character relative to other west Waco neighborhoods. The older homes are noted for their architectural character and lot sizes.

Brookview Neighborhood Association

The Brookview Neighborhood Association remains active (June 2025 general meeting confirmed at 3400 E. Brookview Drive). It runs a Yard of the Month recognition program and is listed in the City of Waco's official Neighborhood Directory. Facebook: Brookview Neighborhood - Waco, Texas.

Developments (2024–2026)

Brookview Hills Shopping Center Renovation

The most significant near-neighborhood commercial development: the Brookview Hills Shopping Center (~50,000 sq ft) at 34th St & Bosque Blvd is undergoing active renovation as of early 2026.

  • Developer Cameron Philgreen and partners are transforming the Family Dollar-anchored center into a walkable neighborhood hub with local businesses, outdoor gathering spaces, murals, and improved streetscape.
  • Improvements: facade updates, improved parking, refreshed landscaping; some retail spaces at 3400 Bosque Blvd listed for lease.
  • Source: Waco Tribune-Herald

West Lake Village (West of Lake Waco)

A 568-acre master-planned community approved for west of Lake Waco (Highway 6 / Tom Ledbetter Road area) will bring 1,223 single-family homes, 20 townhomes, and commercial space, plus 250+ acres of parks and trails. Estimated taxable value at buildout ~$818 million. City signed a $24 million infrastructure deal with developer Speegleville Land Holdings in February 2024. This represents the largest growth vector in the broader west Waco area.

Jubilee Market (N. 15th & Colcord Ave)

A non-profit grocery store that had served lower-income neighborhood residents since 2016. Mission Waco announced it is redirecting investment to other community projects — future of the store is uncertain.

City Infrastructure

  • Cobbs Drive Rehabilitation: City bid out mill-and-overlay of 6.7 lane miles from Bosque Blvd to Lake Air Drive, with ADA ramp upgrades and new sidewalks (bid RFB 2024-072).

Sources