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Waco, Texas

Waco is the county seat of McLennan County and the central hub of the metropolitan area. It is located along the Brazos River and the I-35 corridor, positioned halfway between Dallas and Austin.

Demographics

  • Population: Approximately 140,543 (2020 census); estimated ~143,500–149,600 by 2026, growing at ~1.02% annually driven by continued in-migration and university enrollment.
  • Feel: Offers a mixed urban/suburban feel. Downtown and Baylor-adjacent areas are walkable and urban; outer neighborhoods are more suburban.
  • Diversity: Home to many families and young professionals. The city is roughly 48% White (non-Hispanic), 31% Hispanic, and 20% Black or African American.
  • Median Age: 29.7 years — reflecting the strong presence of Baylor University students.
  • Cost of Living: Significantly lower than the national average. Median home price is approximately $200,000–$230,000; median rent for a 1-bedroom is around $850–$1,000/month. The overall cost of living index is roughly 15–20% below the U.S. average.

Detailed Information

For more detailed information on neighborhoods, crime rates, and demographics, see the Waco Details file.

Economy and Major Employers

For a detailed list of major employers and an overview of the key economic sectors in Waco, see the Waco Major Employers file.

Key Institutions

  • Baylor University: A major private Christian university that significantly influences the local culture, economy, and community life.
  • Major Employers: Besides Baylor, the city has a diverse economy that includes healthcare, manufacturing, and retail.
  • Birthplace of Dr Pepper: The popular soft drink was invented in Waco in 1885.

Neighborhoods

Waco features a variety of neighborhoods, each with its own character. The following neighborhoods have been fully cataloged with detailed profiles:

Cataloged Neighborhoods

  • Alta Vista: South Waco neighborhood (ZIP 76706) just south of Baylor's campus, defined by Texas's first roundabout ("The Circle"), a mix of postwar ranch homes and apartments, and an active neighborhood association.
  • Brookview: Established west-side neighborhood (ZIPs 76707/76710) developed during Waco's postwar expansion of the 1940s–1960s, offering a quiet residential character about 2 miles from downtown.
  • Dean Highland: Quiet, distinguished northwest Waco neighborhood (ZIPs 76707/76708) named for Dr. Jesse Judge Dean, whose family land donation enabled founding of Hillcrest Baptist Hospital. Has an active neighborhood association at deanhighlandwaco.org.
  • Heart of Texas: West-side neighborhood (ZIPs 76707/76708/76710) centered along Bosque Boulevard, adjacent to the Woodway border and sharing its name with the region's largest annual fair and rodeo.
  • Kendrick: Working-class, majority-Hispanic neighborhood in south-central Waco (ZIP 76711), anchored by Kendrick Park, Cottonwood Creek Golf Course (Waco's only public 18-hole course), and the $47.4M Kendrick Elementary School (opened August 2025). One of Waco's safer neighborhoods with a B- crime rating.
  • Mountainview: Mid-city neighborhood offering a range of housing prices and easy access to parks and schools.
  • Parkdale / Viking Hills: Larger west-side neighborhood (ZIPs 76710/76712) along the shores of Lake Waco, with a dual character — commercial corridors along Valley Mills Drive and I-35, alongside quieter lakeside ranch homes and luxury estates.
  • Richland Hills: Northwestern Waco neighborhood (ZIP 76710) near North Valley Mills Drive and Richland Mall. A City of Waco recognized neighborhood, distinct from the separately incorporated city of Beverly Hills.
  • Sanger Heights: Historic district known for craftsman bungalows and tree-lined streets along Austin Avenue. One of the most sought-after areas for homebuyers who want character homes close to downtown.
  • Speegleville: Unincorporated rural community (~8 miles west of Waco along SH-6) on the western edge of Lake Waco. Has a uniquely tragic history — its original townsite was displaced twice by dam construction. Approximately 2,000 homes spread across the rural landscape.
  • University / Baylor: Residential and commercial district surrounding Baylor University along the Brazos River (ZIP 76706). Defined by the 1,000-acre Baylor campus, the University Parks Drive riverfront corridor (McLane Stadium, Foster Pavilion), and $700M+ in projected riverfront development.

  • West Waco: Suburban area on Waco's western edge (ZIP 76712), adjacent to Woodway. Not a separately incorporated city — a geographic designation for the western portion of Waco, broadly bounded by Bosque Boulevard, Woodway Drive, and Highway 84.

  • Castle Heights: An older, established neighborhood in northern Waco (ZIP 76708), north of downtown with diverse mid-century architecture and a stable, family-oriented feel.

  • Downtown Waco: The revitalized urban core (ZIP 76701) along Austin Avenue and the Brazos River waterfront. Home to Magnolia Market at the Silos, the Dr Pepper Museum, the 1870 Suspension Bridge, and the highest concentration of restaurants and bars in the metro. The most walkable district in Waco.
  • East Waco: A historically African-American neighborhood east of I-35 (ZIP 76704) with roots in the post-Civil War era. The historic heart of Waco's Black community, with a high concentration of historically Black churches and active revitalization underway by Prosper Waco, Mission Waco, and faith-based organizations.
  • South Waco: A historically Hispanic neighborhood in southern Waco (ZIP 76706) with deep multi-generational community roots. Known for family-owned Mexican restaurants, active Catholic parishes, and strong neighborhood identity.

Transportation

  • By Car: Waco is highly car-dependent. I-35 bisects the city north-to-south and is the primary artery. Most amenities, employers, and neighborhoods are a 10–20 minute drive from anywhere in the city.
  • Public Transit: Waco Transit (WTA) operates fixed bus routes covering the city, with a paratransit service for those with disabilities. Service is limited — not practical as a primary transportation method for most residents.
  • Airport: Waco Regional Airport (ACT) offers daily flights via American Airlines with connections through Dallas-Fort Worth (DFW). For more options, DFW and Austin-Bergstrom (AUS) are each roughly 90–100 miles away.
  • Biking: Downtown and the Baylor University area have emerging bike infrastructure, including the Brazos Riverway Trail. The rest of the city is not particularly bike-friendly.
  • Rail: No passenger rail service. The nearest Amtrak station is in Temple (~35 miles south).

Healthcare

For hospitals, urgent care clinics, specialty care, mental health resources, and pharmacies, see the Healthcare Directory.

Grocery & Shopping

For HEB locations, major grocery stores, shopping centers, farmers markets, and retail, see the Grocery & Shopping Guide.

Cost of Living

For a full cost-of-living breakdown, city comparison table, tax rates, and Waco vs. national averages, see the Cost-of-Living Comparison.

Utilities & Internet

For electricity providers, internet options, gas, and water setup, see the Utilities & Internet Guide.

Childcare & Daycares

For daycares, pre-K programs, Mother's Day Out, and after-school care, see the Childcare & Daycares Guide.

Weather

For climate overview, tornado risk, hail, ice storms, and flood zones, see the Weather Overview.

Traffic & Commute

For I-35 construction updates, commute times, and road corridors, see the Traffic & Commute Guide.

Housing & Real Estate

For home prices, rent ranges, new construction builders, property tax rates, and neighborhood guidance, see the Housing & Real Estate Guide.

Schools

For a detailed list of schools in Waco, see the Waco Schools file.

  • Waco Independent School District (ISD): A large urban district serving over 14,000 students. It includes two main high schools — including a new $157.1 million Waco High School campus — along with University High School, several magnet and specialty schools, and the new Kendrick Elementary. The district received a D (63) from the TEA in 2025; Midway ISD remains the top-rated district in the region.
  • Higher Education: In addition to Baylor, the city is home to McLennan Community College (MCC) and Texas State Technical College (TSTC).

Religious Community

For a detailed list of churches in Waco, see the Waco Churches file.

Food and Dining

For a detailed list of notable restaurants in Waco, see the Waco Restaurants file.

Community and Amenities

For a detailed list of events in Waco, see the Waco Events file.

  • Parks and Recreation: Waco has numerous parks and recreational areas, including the expansive Cameron Park, which offers hiking, biking, and the Cameron Park Zoo.
  • Culture and Museums: The city is home to the Texas Ranger Hall of Fame and Museum and the Waco Mammoth National Monument.
  • Brazos River: The river provides opportunities for boating, fishing, and other water activities.