Waco, TX

Waco TX scores 54/100 on safety (well below average). Crime is about 23% above the national average. Research block-level crime data and visit after dark before you commit.

Detail: overall crime index 123 (100 = avg); violent crime index 123; property crime index 122. Indexes near 100 track a typical U.S. load. Higher means more crime pressure on that category.

School quality varies by neighborhood in Waco. Check GreatSchools.org or your local district for current ratings before you choose a ZIP.

Typical rent in Waco is about $1,165/month (affordable). At $1,165/month for a typical unit, you need about $41,940+ in household income to rent comfortably without stretching (3× rent × 12). Typical home value: $221,700.

Median household income is $54,365, property taxes run about 1.45%, and homes typically sell in around 28 days. Local median income ($54,365) clears the $41,940 comfort line for that rent.

Walk Score 68 (Somewhat Walkable); transit score 42 (Some Transit).

Average temperature is about 76°F (highs near 83°F, lows near 68°F).

Most of the year is outdoor-friendly; peak summer still needs AC for comfort. Cooling costs matter more than heating for most of the year. If you visit, go in late summer so you feel the heat, not just a mild weekend.

Who tends to thrive in Waco: (1) Renters who want $1,165/month housing without coastal prices (comfort income is about $41,940) (2) Households earning $41,940+ who can clear the 3× rent rule at $1,165/month (3) Movers with a locked job offer in Waco who already priced rent and commute (4) Buyers comparing mid-size metros who will tour multiple ZIPs before signing

Who should look elsewhere: (1) People with young kids who want to let them roam freely (crime pressure is real here; safety 54/100) (2) Households expecting top marks on rent and safety at once (Waco does not clear every bar) (3) People who will not research ZIP-level crime maps before leasing

Income sniff test: clear about $41,940 household income for $1,165/month rent. Under that, pick a cheaper ZIP or a different city.

Waco scores 54/100 on safety with $1,165/month typical rent. Run the numbers against your income before committing.