West Waco, Texas¶

West Waco is a suburban area on the western side of Waco, Texas, primarily associated with the 76712 zip code and situated adjacent to the city of Woodway. It is not a separately incorporated municipality but rather a geographic and community designation for the western portion of Waco and its adjoining suburbs. The area is broadly bounded by Bosque Boulevard, Woodway Drive, and Highway 84, and transitions seamlessly into the neighboring cities of Woodway and Hewitt.

Overview¶

West Waco is widely considered one of the most desirable residential parts of the greater Waco metropolitan area. It offers a quieter, more suburban atmosphere compared to downtown or central Waco, and it is particularly popular with families thanks to its access to top-rated schools and newer housing stock.

Population: The West Waco neighborhood proper has an estimated population in the low thousands; the broader western Waco/Woodway/Hewitt corridor is home to tens of thousands of residents.
Community Feel: Suburban and family-oriented. The area is predominantly owner-occupied single-family homes interspersed with small apartment complexes, strip retail, and neighborhood parks.
Location: Situated west/southwest of downtown Waco. Key corridors include Woodway Drive, Bosque Boulevard, and Highway 84. The area lies between US-84 to the north, the city of Woodway to the west, and the Hewitt/Woodway suburban fringe.

Housing¶

West Waco real estate is primarily made up of small to medium-sized single-family homes and small apartment buildings (studio to four-bedroom units). A notable feature of the area is that approximately 38.9% of real estate consists of small 2–4 unit apartment buildings — a higher concentration than 96.9% of all U.S. neighborhoods. Most homes were built between 1970 and 1999, with additional newer construction from 2000 to the present.

Median Home Value: Approximately $300,886 (more expensive than 52.5% of Texas neighborhoods and 37.5% of U.S. neighborhoods).
Average Rent: Approximately $1,762/month.

Economy and Income¶

Residents of West Waco are generally lower-middle income relative to national benchmarks, though the area's income profile improves significantly when the adjacent Woodway and Hewitt communities are included (median household income in Woodway is approximately $115,000).

Waco City-wide Median Household Income: ~$54,365 (2024).
Waco City-wide Median Home Value: ~$233,000 (2023 estimate).
Poverty Rate (Waco-wide): ~23%.
West Waco Childhood Poverty Rate: ~14.4% (higher than 59.9% of U.S. neighborhoods).

History¶

The western portion of Waco began developing as a residential suburb in the mid-20th century. Following the devastating May 1953 tornado that struck downtown Waco (144 deaths, 1,097 injured), many residents and businesses began relocating to suburban areas. The closure of Connally Air Force Base in 1966 accelerated "white flight" to suburbs like Woodway (incorporated 1955), Hewitt, Beverly Hills, and Robinson. Woodway's name is a portmanteau of "Woodland West" and the "Village of Midway," reflecting the communities that coalesced in the western corridor.

Through the 1970s–1990s, strip retail and residential subdivisions expanded along Woodway Drive and Bosque Boulevard, anchored by the Midway ISD school system. The 2010s and early 2020s brought renewed regional growth to Waco generally, spurred by Baylor University's expansion and the national attention brought by the HGTV show "Fixer Upper" (Chip and Joanna Gaines). The western suburbs, particularly around the 76712 zip code, saw increased real estate demand and continued commercial development.

Key Characteristics¶

Schools: Served primarily by the highly-rated Midway Independent School District (MISD) — TEA A (90/100) for four consecutive years; ranked #1 in McLennan County (7 consecutive years) and #23 in Texas by Niche.com. Note: Speegleville Elementary will close June 2026 (board voted unanimously March 5, 2026); students redistrict to South Bosque and Woodway Elementary.
Commute: Residents of West Waco have some of the shortest commutes in the country; approximately 61.5% of workers commute under 15 minutes one-way.
Employment Profile: 44.1% of the working population is employed in executive, management, and professional occupations.
Language: English (82.4% of households), Spanish (12.4%).
Proximity: Close to major Waco employers, shopping centers, Baylor University (approx. 5–8 miles east), and the Extraco Events Center.

Detailed Information¶

For more detailed information on neighborhoods, crime rates, demographics, and major developments including the West Lake Village master-planned community (~2,000 homes west of Lake Waco), see the West Waco Details file.

Economy and Major Employers¶

For a detailed overview of major employers and key economic sectors in the western Waco area, see the West Waco Employment file.

Schools¶

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

Religious Community¶

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

Food and Dining¶

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

Community Events¶

For a detailed list of events in West Waco and the western Waco area, see the West Waco Events file.