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How Much House Can I Afford in Waco, TX?
The median home price in Waco is $252,573, while the median household income is $63,880 per year. Using the 30% debt-to-income rule with a 6.36% (Freddie Mac PMMS · week of ) mortgage rate, 20% down, and $4,240/yr Texas homeowners insurance, you need $82,160/yr to afford it — $18,280 above the median income. On the median income, you can afford a home up to approximately $185,000.
29% income gap — a Waco household at the $63,880 local median income falls $18,280 short of the $82,160/yr needed to qualify on a 20%-down PITI at today's 6.4% rate.
Waco's cost of living index is 86 (national average = 100). The price-to-income ratio of 4.0x suggests a relatively affordable market compared to national standards. The local property tax rate is 2.1%, adding $5,304/yr to ownership costs. Texas has no state income tax, which boosts take-home pay and purchasing power.
The median home value in Waco is $252,573 (Zillow ZHVI), with median monthly rent running $1,413/mo. Monthly PITI on the median home — assuming 10% down at the 6.30% PMMS rate — runs about $2,202/mo. Median household income in Waco is $63,880 — PITI consumes ~41.4% of gross annual income. Waco's price-to-rent ratio (14.9x) tilts toward buying over renting — the national benchmark is ~16x. Waco's cost-of-living index is 86, 14 points below the national baseline of 100 (BEA RPP).
Data as of · Sources: Zillow, Census ACS, Tax Foundation, Freddie Mac
See exactly what $X/mo PITI does to your Waco, TX take-home — open the calc with city defaults.
Open the calculatorFind the max home price you qualify for in Waco, TX given real PITI + DTI rules.
Income Needed to Buy a Home in Waco
Based on 20% down, 6.4% 30-year fixed rate (Freddie Mac PMMS · week of ), and the 30% DTI rule. Includes principal, interest, property taxes, insurance, and PMI where applicable.
| Home Price | Income Needed | Monthly PITI | Down Payment |
|---|---|---|---|
| $200,000 | $68,000 | $1,700/mo | $40,000 |
| $252,573 * | $82,160 | $2,054/mo | $50,515 |
| $300,000 | $94,920 | $2,373/mo | $60,000 |
| $500,000 | $148,800 | $3,720/mo | $100,000 |
| $750,000 | $216,120 | $5,403/mo | $150,000 |
* Waco median home price. Assumes 2.1% property tax, $4,240/yr Texashomeowner's insurance (NAIC).
How Long to Save a 20% Down Payment in Waco
Saving for $50,515 (20% of $252,573) on the median household income of $63,880.
At a 15% savings rate, it takes about 5.3 years to save a full 20% down payment in Waco. Consider FHA loans (3.5% down) or conventional loans with PMI to accelerate your timeline.
Monthly Mortgage Cost Breakdown in Waco
PITI breakdown for the median home ($252,573) at different down payment amounts.
| Down Payment | Principal | Interest | Taxes | Insurance | PMI | Total PITI |
|---|---|---|---|---|---|---|
| 3.5% ($8,840) | $226 | $1,292 | $442 | $353 | $102 | $2,415/mo |
| 5.0% ($12,629) | $223 | $1,272 | $442 | $353 | $100 | $2,390/mo |
| 10.0% ($25,257) | $211 | $1,205 | $442 | $353 | $95 | $2,306/mo |
| 20.0% ($50,515) | $188 | $1,071 | $442 | $353 | $0 | $2,054/mo |
Based on 6.4% 30-year fixed rate (Freddie Mac PMMS · week of ), 2.1% property tax, $4,240/yr Texas homeowners insurance (NAIC). PMI at 0.5% of loan balance for down payments below 20%.
Rent vs. Buy Analysis in Waco
Comparing median rent of $1,413/mo to owning the median home ($252,573) with 20% down.
5-Year Cost Comparison
Verdict: Buying is favorable within 4 years in Waco. Owning costs $641/mo more than renting, but builds equity over time.
Nearby Cities by Affordability
Compared by price-to-income ratio (lower is more affordable). All data uses median home prices and household incomes.
| City | Median Home | Median Income | Price/Income | Property Tax |
|---|---|---|---|---|
| Waco, TX | $252,573 | $63,880 | 4.0x | 2.1% |
| San Antonio, TX | $270,000 | $58,600 | 4.6x | 1.8% |
| Houston, TX | $320,000 | $67,800 | 4.7x | 1.9% |
| Fort Worth, TX | $330,000 | $66,200 | 5.0x | 1.8% |
| Dallas, TX | $370,000 | $69,400 | 5.3x | 1.8% |
| Austin, TX | $500,000 | $83,800 | 6.0x | 1.8% |
Local context: Waco, TX
Housing economics in Waco, TX. The median home value runs 29.4% below the U.S. baseline for Waco, TX is $252,573 per Zillow's home-value index. Median rent runs $1,413 a month per Zillow ZORI, cheaper than the national $1,850 baseline. Effective property tax sits at 2.10% of assessed value, meaningfully higher than the 0.99% national average tracked by the Tax Foundation. Lenders in Waco, TX have quoted 6.36% on the 30-year fixed product over the trailing four-week window per Freddie Mac PMMS — the prevailing posted rate before any borrower-specific lock-ins.
Income and tax climate. Median household income in Waco, TX reaches $63,880 per the ACS five-year vintage, trailing the $78,538 U.S. median. TX's top marginal state income tax bracket lands at 0.00% — one of nine states that levies no broad-based income tax, shifting the revenue burden onto sales, property, and severance levies. BEA's Regional Price Parity scores Waco, TX at 86.0 (national = 100), meaning a dollar in Waco, TX buys 116¢ — more goods and services than the same dollar nationally.
How Waco, TX's numbers shape the calculator. The mortgage payment, refinance, PMI, and home-affordability calculators all run on three local inputs that swing the answer materially: the prevailing 30-year fixed rate, the effective property tax rate as a share of home value, and the homeowners-insurance premium that the average policyholder is paying for the same coverage envelope. Waco, TX-specific values for each of those are pre-loaded above so the calculator's default scenario reflects what an actual buyer would see at closing, not a national average that smooths over the differences. Override any field to test a different scenario; the math reruns instantly in your browser without sending the inputs anywhere.
Local context as of 2026-04-19. Live data sources are listed in the Sources section below; each metric carries its own retrieval date.
Waco, TX versus the U.S. baseline
How does Waco, TX stack up against the national average on the metrics that drive the calculators on this page? The table below pairs the Waco, TX-specific reading against the U.S. baseline so you can see at a glance whether your local scenario runs above or below typical. Three to five percentage points of difference on most of these inputs translates into meaningful changes in calculator output — for example, a 50-basis-point difference in mortgage rate moves the monthly payment on a $400,000 30-year loan by roughly $130.
| Metric | Waco, TX | U.S. baseline | Difference |
|---|---|---|---|
| Median home value[zillow] | $252,573 | $358,000 | -29.4% |
| Median monthly rent[zillow] | $1,413/mo | $1,850/mo | -23.6% |
| Property tax rate (effective)[tax-foundation] | 2.10% | 0.99% | 112.1% |
| Cost-of-living index[bea-rpp] | 86.0 | 100.0 | -14.0 pts |
How to use the Home Affordability Calculator
Walk through the home-affordability check with Waco, TX defaults pre-loaded from primary sources.
- Pre-fill with local dataEach calculator on this page loads with state- or city-specific defaults pulled live from primary sources (FRED, BLS, Zillow, Freddie Mac PMMS, IRS, BEA). The blue values shown next to each input are the local averages so you can see how your scenario compares to the typical case before changing anything.
- Override the inputs you controlChange any field to model your actual situation. The math reruns in your browser the moment you change a value — no signup, no API call, no data transmission. Hover over the small (i) icon next to each label to see the formula that field feeds and where the default came from.
- Read the derived valuesThe result panel shows the primary calculation (monthly payment, take-home pay, savings projection, etc.) plus the intermediate values that drive it. Each line item is labeled with the formula component it represents so you can verify the arithmetic against any agency publication, textbook, or competing calculator.
- Adjust assumptions and re-runMost calculators have a section for assumption inputs that are easy to overlook — annual raises, expected return, inflation, vacancy rate, depreciation schedule, marginal vs. effective tax treatment. The defaults are conservative; aggressive scenarios usually require explicit overrides.
- Save to "My Numbers"When the inputs match your reality, click Save to "My Numbers". The values persist to your device's local storage (IndexedDB) and reload automatically on your next visit. Nothing is transmitted to any CalcFi server — the saved-state feature is deliberately client-side only for privacy.
- Compare scenarios side by sideMost calculators offer a comparison view that shows two or more scenarios side by side. Use this to model decision points: 15-year vs 30-year mortgage, Roth vs Traditional IRA, salary vs hourly, lease vs buy. The comparison view also produces a shareable summary you can download as PNG or PDF.
First-Time Buyer Programs in Texas
If the $50,515 20%-down target in Waco feels out of reach, Texas's housing finance agency runs assistance programs that can cut the up-front cash requirement, the rate, or both. Eligibility varies — confirm directly with the program administrator.
- My First Texas Home
- My Choice Texas Home
- Home Sweet Texas Home
Source: Texas Housing Finance Agency program inventory (NAIC + state agency feeds).
Affordability Signals for Waco
Buy vs rent in Waco
Monthly PITI on the $252,573 median home in Waco is ~$2,202/mo — vs a $1,413/mo median rent. Rent burden on median household income is 26.5%, which falls within the recommended 30% guideline for housing costs.
Affordability gap in Waco
At the $63,880 median income and a 28% DTI ceiling, a median household can absorb ~$1,491/mo in housing. Qualifying for the median home requires roughly $94,371 in annual income; approximately 888% of median-income households fall below that threshold.
Property tax in Waco
Waco's effective property tax rate is 2.10%, producing a ~$5,304 annual bill on the median home — below the state median bill of $5,310 and the 1.07% national average.
Commute cost in Waco
Commute time in Waco averages 20 minutes per ACS. Estimated annual commute cost runs about $3,484 (ACS/IRS mileage estimate) — a cost that should be added to housing expenses when calculating total household affordability.
Housing market context
Waco's cost-of-living index of 86 (BEA RPP) reflects a more affordable market than the national average. Inventory and pricing conditions track Texas statewide patterns. Methodology note: city-level market velocity data is not yet integrated for this city; state-level Texas benchmarks are used as a proxy.
Relative cost of living
Waco's BEA RPP is 86 — 14 points below the national baseline (100) and 11 points below Texas's state index of 97. Housing costs drive the largest share of city-level COL variance; food, transport, and healthcare show narrower geographic dispersion per BEA data.
Job market in Waco
Waco's unemployment rate is 4.0% (BLS), vs the 4.1% national rate. The local job market reflects Texas's industry mix per BLS QCEW. Local employment underpins housing demand; the wage level of that job market determines what price tier the city can sustainably support.
Related Calculators for Waco
More Waco Resources
Frequently Asked Questions
What is the median home price in Waco, TX?
The median home price in Waco is $252,573 (Zillow ZHVI, 2026-04-19). The city's cost of living index is 86 (national average = 100), and the median household income is $63,880.
How much income do I need to buy a home in Waco?
To afford the median home of $252,573 in Waco with 20% down and a 6.4% mortgage rate, you need a household income of approximately $82,160 per year. This is based on the 30% debt-to-income rule, where your monthly PITI payment of $2,054 should not exceed 30% of gross monthly income.
How much is property tax in Waco?
The effective property tax rate in Waco is 2.1%. On the median home price of $252,573, that equals approximately $5,304 per year or $442/month.
Should I rent or buy in Waco?
The median monthly rent in Waco is $1,413, while monthly PITI on the median home (20% down) is $2,054. Buying is favorable within 4 years in Waco. Over 5 years, renting costs approximately $90,022 total, while buying costs $181,332 but builds $97,919 in equity.
What down payment do I need for a home in Waco?
A 20% down payment on the median Waco home ($252,573) is $50,515. FHA loans accept as little as 3.5% ($8,840), though that requires mortgage insurance.
What share of Waco households cannot afford the median home?
At today's 6.4% mortgage rate, a Waco household earning the $63,880 local median income falls roughly $18,280 short of the $82,160 needed to qualify on a 20%-down PITI — about 29% short. That gap puts the median home out of reach for the typical median earner.
What is the median household income in Waco?
Waco's median household income is $63,880/yr (Census ACS). The cost-of-living index is 86 (US = 100).
How does Waco compare to Texas statewide?
Waco's median home ($252,573) and rent ($1,413/mo) sit alongside Texas statewide medians, which the table on this page benchmarks against.
Where does the data come from?
Waco numbers are pulled from Zillow ZHVI/ZORI (home values, rent), the U.S. Census Bureau ACS (income, demographics), and local assessor data (property tax). Each value is timestamped on the page.
How often is the Waco affordability data updated?
Source feeds (Zillow, Freddie Mac PMMS, Census ACS) refresh on their native cadence — hourly for rates, monthly for ZHVI/ZORI, annually for ACS. Page caches revalidate every 24 hours via Next.js ISR.
Does this affordability check replace mortgage advice?
No. The Waco affordability calculator is educational reference using public data and standard formulas. It is not personalized mortgage, tax, or financial advice. Talk to a licensed loan officer before signing.
Can median-income households afford the median home in Waco?
With a ~$2,202 monthly PITI and $63,880 median income, housing would consume ~41.4% of gross annual income. Qualifying under the 28% DTI rule requires ~$94,371 in annual income. Educational reference only.
Is it better to rent or buy in Waco?
Waco's price-to-rent ratio (14.9x) tilts toward buying — below 15x, homes are economical relative to renting.
What is the annual property tax bill on the median home in Waco?
Approximately $5,304/yr at the 2.10% effective rate on the $252,573 median home. The national average effective rate is 1.07%.
What share of median income goes to rent in Waco?
The $1,413/mo median rent represents 26.5% of the $63,880 median household income. The recommended housing cost threshold is 30%; Waco falls within that guideline. Educational reference only.
How much does commuting cost in Waco?
Average commute time in Waco is 20 minutes per ACS. Estimated annual commute cost runs about $3,484 — a cost frequently overlooked when calculating true household affordability. Educational reference only.
How does the cost of living in Waco compare to the national average?
Waco's BEA RPP index is 86, 14% below the national baseline of 100. For a household earning the national median income of $77,540, this translates to ~$10,856/yr in purchasing power difference. Educational reference only.
Explore Home Affordability in Other Cities
Sources & Citations
- Zillow Research — ZHVI (home values) & ZORI (rent index) — zillow.com/research/data
- HUD Fair Market Rents — 50th-percentile 2-bedroom rent used as affordability floor — huduser.gov/fmr
- U.S. Census Bureau — American Community Survey (ACS) for median household income — census.gov/acs
- Tax Foundation — effective property tax rates by jurisdiction — taxfoundation.org
- Freddie Mac PMMS — weekly national average 30-year fixed mortgage rates — freddiemac.com/pmms
- National Association of Realtors — median sales price and affordability data — nar.realtor/research
- NAIC Homeowners Insurance Report — state-level average HO-3 premiums — naic.org
Methodology & Assumptions
Median home price uses Zillow Home Value Index (ZHVI)[1]. Median rent uses ZORI; where ZORI is unavailable we fall back to HUD Fair Market Rent[2].
Median household income is the Census ACS 5-year estimate[3].
Property tax rate is the effective rate from the Tax Foundation[4]. Actual millage varies by county.
Mortgage calculations use 6.4% (Freddie Mac PMMS · week of ) national average 30-year fixed rate (PMMS)[5], 30-year term, $4,240/yr Texas average homeowners insurance from NAIC[7], and 0.5% PMI when down payment is below 20%.
"Income needed" uses the 30% front-end DTI rule: monthly PITI ≤ 30% of gross monthly income. The price-to-income ratio (P/I) is computed as median home price / median household income; 3x or below is generally considered affordable, 4–6x challenging, 6x+ severely unaffordable.
Rent vs. buy assumes 3% annual rent inflation, 3.5% annual home price appreciation, 3% closing costs, and compares 5-year cumulative cost. "Breakeven year" is where cumulative ownership cost minus equity falls below cumulative rent.
Federal tax in the take-home calculation uses IRS single filer, standard deduction; state tax applies the top-marginal rate after state standard deduction; FICA = 6.2% SS + 1.45% Medicare.
Context for median sales price cross-references the NAR[6] where applicable.
Last reviewed reflects the maximum retrievedAt timestamp across all sourced data feeding this page.
Home price data from Zillow[1] / NAR[6] (2024–2025). Income data from Census ACS[3]. Property taxes from Tax Foundation[4]. Mortgage calculations assume 6.4% 30-year fixed rate[5], $4,240/yr Texas homeowners insurance[7], 0.5% PMI. DTI uses 30% front-end rule. Rent vs. buy assumes 3% annual rent increases and 3.5% annual home appreciation. Last reviewed .