Metro area · Texas

Waco, TX metro: mortgages and home buyers

2025 home-purchase and refinance statistics for the 3-county Waco, TX area (OMB code 47380), from official HMDA records.

In 2025, lenders reported 2,509 home-purchase mortgages for owner-occupied, single-family homes in the Waco, TX metro area. The median buyer borrowed $275,000 on a home valued at $315,000 and reported a household income of $108,000.

Buyers financed a median 95% of the home's value (roughly 5% down), paid a median 6.625% on 30-year fixed conventional loans and faced median conventional loan costs of $5,740.

Lenders denied 8.7% of completed home-purchase applications.

Purchase loans

2,509

3 counties

Buyer income

$108,000

U.S. $116,000

Loan amount

$275,000

U.S. $335,000

Down payment

U.S. 10%

30-yr fixed rate

6.625%

U.S. 6.625%

Denial rate

8.7%

Purchase · U.S. 8.5%

Key facts

Median conventional loan costs ($5,740) were 3% higher than the U.S. median ($5,570).
FHA loans made up 32.0% of purchase mortgages, versus 21.1% nationally.
VA loans were unusually common: 15.1% of purchase mortgages.
28.0% of buyers put at least 20% down (financed 80% or less), compared with 38.5% nationally.
8.4% of first-lien purchase mortgages were for investment properties.
The most common age bracket among borrowers was 25–34 (32.8% of purchase loans).
44.2% of purchase mortgages had a single borrower with no co-applicant.
The most-cited reason for denial was debt-to-income ratio (38.9% of denials with a stated reason).

Counties in the metro area

County	Purchase loans	Median loan	Buyer income	30-yr rate	Loan costs	Conforming limit	FHA limit
McLennan County, TX	2,315	$285,000	$108,000	6.625%	$5,720	$832,750	$541,287
Bosque County, TX	108	$225,000	$90,000	6.500%	$5,500	$832,750	$541,287
Falls County, TX	86	$245,000	$114,000	6.625%	$6,140	$832,750	$541,287

Who bought homes in Waco

Home-purchase mortgages for owner-occupied, single-family (1–4 unit) site-built homes, first liens, originated in 2025.

Purchase loans

2,509

of 2,851 applications

Buyer income

$108,000

Middle half $75,000–$155,000

Home value

$315,000

Middle half $245,000–$415,000

Loan amount

$275,000

Middle half $215,000–$365,000

Down payment

28.0% put 20%+ down

Single borrower

44.2%

No co-applicant

Values are medians; "middle half" is the 25th to 75th percentile.

Loan type

Conventional 52.2% 1,309

FHA 32.0% 802

VA 15.1% 380

USDA 0.7% 18

What the homes were for

Primary residence 90.2% 2,713

Second home 1.4% 42

Investment property 8.4% 254

All first-lien, closed-end purchase mortgages, including second homes and investors.

Borrower age

Under 25 9.6%

25–34 32.8%

35–44 24.0%

45–54 14.3%

55–64 10.9%

65–74 6.2%

75 and over 2.2%

Debt-to-income ratio

Under 20% 2.2%

20–29% 12.0%

30–35% 13.3%

36–42% 24.6%

43–49% 31.7%

50–60% 15.1%

Over 60% 1.1%

Monthly debts (including the new payment) as a share of income, as used in underwriting.

What borrowing cost in Waco

Medians for 2025 home-purchase loans. Total loan costs are section D of the Loan Estimate/Closing Disclosure (lender and third-party loan charges, excluding taxes, prepaids and escrow). FHA and VA costs include the upfront mortgage insurance premium or VA funding fee, so compare like with like.

Measure	Waco	U.S.
30-year fixed rate · conventional	6.625%	6.625%
30-year fixed rate · FHA	6.250%	6.250%
30-year fixed rate · VA	6.249%	6.125%
15-year fixed rate · conventional	5.875%	5.875%
Rate spread vs. APOR · conventional	+0.20 pts	+0.13 pts
Total loan costs · conventional	$5,740	$5,570
Total loan costs · FHA	$9,910	$11,310
Total loan costs · VA	$5,850	$6,490
Origination charges (all loan types)	$1,920	$1,860
Borrowers paying discount points	61.7%	51.3%
Points paid, when paid (% of loan)	0.99%	0.87%
Borrowers receiving lender credits	22.8%	33.1%
Adjustable-rate mortgages	2.1%	7.4%
Jumbo loans (above conforming limit)	1.4%	3.8%

Medians are shown only when at least 30 loans report the field. Rates are those reported at closing; market rates changed during 2025, which the rate spread (APR minus the average prime offer rate on the lock date) adjusts for.

Approvals and denials

Waco: 247 of 2,851 completed home-purchase applications were denied (8.7%).

Denial rate

Application	Waco	U.S.
Home purchase	8.7%	8.5%
Conventional	8.6%	7.1%
FHA	8.5%	12.5%
VA	9.5%	8.0%
USDA	—	12.5%
Refinance	24.5%	17.9%
Cash-out refinance	26.7%	33.6%

Main reason for purchase denials

Debt-to-income ratio 38.9%

Credit history 15.3%

Collateral (appraisal/property) 14.4%

Credit application incomplete 10.2%

Other 7.9%

Insufficient cash (down payment/closing costs) 5.6%

Unverifiable information 5.1%

Employment history 2.8%

First reason the lender reported.

Denial rate = denied ÷ (originated + approved but not accepted + denied). Withdrawn and incomplete applications are excluded. Differences between places reflect who applies, not only lender behavior.

Refinancing in Waco

Refinances

506

Median loan $305,000

Refi rate

6.50%

30-yr fixed, conv.

Refi loan costs

$6,040

Conventional

Cash-out refis

432

Median loan $195,000

Cash-out rate

7.125%

30-yr fixed, conv.

Cash-out income

$95,000

Median borrower

Source: FFIEC/CFPB HMDA 2025 public LAR (derived MSA/MD); OMB July 2023 delineations via the U.S. Census Bureau. Methodology