Central Texas · Texas County

McLennan County

McLennan County (county seat: Waco) sits in central Texas anchoring the Waco MSA. Population approximately 265,000. Waco + Hewitt + Robinson + Woodway anchor the urban core. Baylor University is a dominant economic anchor. Verified May 19, 2026.

Last verified May 19, 2026

Quick Facts

County seat Waco
Region Central Texas
Population 265,000
100% AMI (4-person) $83,400 Source: huduser.gov
FHA loan limit $524,225 Source: hud.gov
FIPS code 48309

What Buyers Should Know

McLennan County’s 2026 HUD area median income (AMI) for a 4-person household is approximately $83,400, with the TSAHC Heroes 115% AMI ceiling reaching ~$95,910. Most McLennan County buyers qualify for at least one TSAHC or TDHCA program; the county is not designated a HUD targeted area, so the standard income limits and first-time-buyer rules apply.

FHA loan limits in McLennan mirror the Waco baseline. Conforming limits run $806,500 for 1-unit. VA loans are uncapped above conforming limits for full-entitlement veterans.

Property tax in McLennan County averages around 1.88% effective (verify current year at the county appraisal district). The Texas residence homestead exemption shaves $100,000 off school-district appraised value and caps appraised value growth at 10% per year — file with the appraisal district on or before April 30 of the year following purchase.

Waco + Baylor University

McLennan County is anchored by Waco (county seat, ~140,000) and Baylor University (~21,000 students). Hewitt, Robinson, Woodway, Bellmead, and Lacy Lakeview anchor the perimeter. Waco ISD, Midway ISD, La Vega ISD, Connally ISD, Lorena ISD, China Spring ISD, and Robinson ISD serve the county. The McLane Stadium + Magnolia Market at the Silos draw significant tourism + commuter buyer mix. Most McLennan County buyers route through state-level TSAHC and TDHCA programs.