Waco

The name “Alta Vista” means “a view from above” in Spanish, and aerial views of this Waco neighborhood reveal a Texas landmark: The state’s oldest roundabout, known to locals as “The Circle.” Constructed in 1935, the rotary was initially derided by confused motorists, some of whom chose to avoid it completely. But a 2013 upgrade put the Lone Star stamp on The Circle by implementing a five-point star in its center. Today, the wheels of progress are still turning in Alta Vista, which boasts a favorable location south of Baylor University. “That’s become more of a development area,” says Daryl Weems, ALC, broker and owner at Twin Bends. “University built the new high school out there. It’s on the fast track.” State Highway 6, US Route 77 and Interstate 35 converge in an arrowhead around the residential areas, automotive dealers, warehouses and swaths of undeveloped land. “There are large tracts of land just sitting there, but it’s in transition,” says Cristi McGowan, broker and owner at Nexthome Our Town. “It would be a great neighborhood to invest in and hold.” Since Alta Vista is within a mile of the university, the area has numerous apartment complexes. Rows of ranch-style homes dating to the 1950s and ’60s comprise the bulk of the single-family housing stock. Most lots measure under a quarter acre, with postage-stamp-sized yards and the occasional cluster of trees. Some properties include attached garages, and although most have enough driveway space for one or two vehicles, cars are often parked on the street. On average, a three- or four-bedroom ranch costs $150,000 to $300,000. Vacant lots await builders and investors looking to put their own stamp along this edge of Waco. These tracts of development-ready land measure between a quarter and a third of an acre and cost $50,000 to $150,000 on average. Magnolia Table is one of the hot properties drawing business back to The Circle’s orbit. Chip and Joanna Gaines of HGTV fame renovated the former Elite Café, transforming it into a New American breakfast and lunch spot. Deviled eggs served alongside brown sugar peppered bacon strips are a house specialty, and brunch classics like French toast and eggs Benedict are given Southern twists. Pulled pork and hot links wrapped in warm flour tortillas round out the menu at Chute 4 Rodeo Foods on Robinson Drive. Down the road at Appaloosa Trading Post, bargain hunters are encouraged to haggle for the best prices on Western apparel, saddles and furniture. Chains like Texas Roadhouse and Hooters gather along the interstate to satisfy urges for pub grub and comfort food. When it’s time to stock the cupboards, H-E-B plus! awaits on South Valley Mills Drive near The Circle. When the sun goes down, brightly colored lights come up at Melody Ranch, the quintessential Southern roadhouse. Live country-western music invites merrymakers to swing their way across the dance floor, and banquet-sized tables around the perimeter give large groups a place to gather and enjoy cocktails when they’re ready to give their tired feet a rest. The nightclub is open only on Thursday, Friday and Saturday nights and represents the neighborhood’s only opportunity for nightlife, so crowds are to be expected. Alta Vista is home to two elementary schools, both hosting students from pre-kindergarten to grade 5. South Waco Elementary is a public school on Gurley Lane, and Alta Vista Elementary is a charter school with an adjoining park. Cesar Chavez Middle School lies northwest of the neighborhood on the other side of Interstate 35. All three schools have a Niche grade of C. After Cesar Chavez, students return to Alta Vista to attend University High School, which earns a B from Niche. The high school moved from its original location on Bagby Avenue to the freshly minted campus on South New Road in 2011. Adjacent to the charter elementary school, Alta Vista Park is home to “Wacoball Court,” a double basketball court ringed by elm trees. Paved walking trails wind past a shaded pavilion, emerald-hued play structures and trestle-style picnic tables. Oakwood Park is also nearby and features a baseball diamond, ample space for running around and a quiet location abutting a cemetery. Robinson Drive bisects the neighborhood, with the scant handful of residential streets branching off in grid patterns. A few Waco Transit System bus stops are positioned along Robinson to provide access to the rest of the city. I-35 makes up the western border, intersecting with Valley Mills Drive and La Salle Avenue near The Circle. The convergence resembles an arrow pointing to Baylor University and downtown Waco, about 3 miles away. Residents commuting to Baylor should note that while the campus is within walking distance of some houses, a busy highway acts as a divider, making it more convenient to drive. At Waco Regional Airport, 13 miles from Alta Vista, major airlines like American and United offer connecting flights to larger airports in Dallas Fort Worth and Austin. The Islamic Center of Waco, the first masjid in the greater Waco area, has welcomed the local Muslim community since 1987. Afzal Siddiq, an immigrant from Pakistan, founded the masjid with his wife and three sons. He continues to lead the Center, focusing on community engagement and welcoming Baylor students or anyone interested in learning more about Islam.

Within striking distance of downtown Waco, between the thrum of West Waco Drive and the laddered railroad tracks, a slim passage of streets makes up the neighborhood known as Austin Avenue. Echoes of the city’s early days as a thriving cotton market are heard throughout, particularly in historical landmarks like the Cottonland Castle. “It’s a historic neighborhood; it has that designation and protection, and people are very proactive about maintaining the history,” says Cristi McGowan, broker and owner at Nexthome Our Town. After a 1953 tornado demolished rows of buildings downtown, Waco businesses began migrating southwest, expanding the city’s footprint and ensuring that these residential areas featured plenty of retail and dining opportunities. And more options await just steps away. “It’s a pretty good value for convenience,” says Daryl Weems, ALC, broker and owner at Twin Bends. “It’s minutes from Baylor, minutes from the Silos, walking distance to the Dr. Pepper Museum.” Homes in Austin Avenue are visibly grander than the stock in nearby neighborhoods. “We call that area Castle Heights,” McGowan says. “Most homes are larger estates.” Architecturally, buyers can choose between various styles, from sprawling ranches to Tudor Revivals to Mediterranean-style homes with terra-cotta tiled roofs. The majority of the homes in this historic area were built between 1920 and 1960. A dense tree canopy arches overhead, offering shade to runners, walkers and cyclists. Paved sidewalks make it easy to get around the neighborhood or trek to the shops and restaurants downtown. Some ranch-style homes might sell for $350,000 to $500,000, but larger builds cost between $700,000 and $900,000, and grand estates fetch up to $1 or $2 million. Mornings get off to a rocking start at Pinewood Coffee Bar, a roastery and pub that offers a “coffee and vinyl” package including a hand-selected album paired with specialty beans. A short stroll up Washington Avenue leads to The Toasted Yolk Café, named for its signature eggs-in-a-nest dish. Folks who sleep in can get breakfast all day at Harvest on 25th, which also stocks a selection of tempting baked goods. On Franklin Avenue, the neighborhood’s primary thoroughfare, bibliophiles thumb through used books and comics at Golden’s Book Exchange, and Magic players pick up cards at The Game Closet. La Fiesta Restaurant & Cantina offers the chance to sip margaritas and nibble on nachos while grooving to live music. The nearby Walmart Supercenter is the most convenient place to shop for groceries. With downtown so close by, residents have no trouble taking advantage of amenities like Waco Downtown Farmers Market or the Silos at Magnolia, the complex owned by TV personalities Chip and Joanna Gaines. The street that gives Austin Avenue its name leads straight to downtown Waco, just a half-mile away. It’s an easy walk, but Waco Transit System buses serve Austin and Franklin Avenues for folks who prefer to stay off their feet. North Valley Mills Drive runs along the neighborhood’s southern edge and connects to Interstate 35, which leads travelers south to Austin or north to Dallas and Fort Worth. For a faster trip to major air travel hubs, Waco Regional Airport is 7 miles away. School days start at nearby Crestview Elementary, which hosts students from pre-kindergarten through grade 5 and has a Niche grade of C. Tennyson Middle School is also nearby and gets a B-minus from Niche. Waco High School, boasting an impressive roster of extracurricular programs ranging from choir and theater to varsity sports, also gets a B-minus. Just across the railroad tracks that form Austin Avenue’s eastern border, Bell’s Hill Park swaddles Waco Creek in a small swatch of green. A paved walking path takes a serpentine journey through clusters of trees, past a playground and along the banks of the creek. Picnic tables and grills are available for families who want to spend the day relaxing in the park. Texas is more tornado-prone than much of the United States, and Waco’s risk is high even by Texas standards. The twister that ripped through the city in 1953 holds the record as the deadliest tornado in Texas history. While disasters of that magnitude are rare, tornado warnings frequently occur in the area.

Students at Baylor University refer to the campus and surrounding environs as “the Baylor bubble.” This enclave just west of downtown Waco functions as a kind of comfort zone, where just about everything students need is a short walk away. Though the neighborhood draws people who want to be close to the university, proximity to the downtown district helps stave off the summer slump. “It remains pretty active year-round,” says Waco native Danielle Koch, leasing consultant at 19 Eleven Apartments. “It’s a really family-oriented community... a good community to live in. Lots of people walking dogs, lots of students.” The annual influx of 20,000 graduate and undergrad students—many preparing for careers in the healthcare field—assures a vibrant atmosphere to this area along the Brazos River. Scattered throughout the neighborhood are spots to grab a beverage or a bite. Common Grounds Waco serves specialty Cowboy Coffee and quadruple espresso concoctions from its “Sleep is Overrated” menu. The green cabin-style building features a snug wood and brick interior, colorful eclectic furniture, outdoor seating with picnic tables and a stage where live musicians occasionally perform. The Mix Café features a rotating selection of daily soups, hearty sandwiches and avocados stuffed with various savory fillings. Getting to Vitek’s BBQ early is a good idea because they close up shop as soon as the day’s supply of smoked meat sells out. At Shorty’s Pizza Shack, sports fans gather to watch the game over foldable New York-style slices and cold draft beer. The Dancing Bear Pub is a local favorite that’s easy to miss, but worth a stop for the craft beer selection. For shopping, bargain hunters head to the Junky Monkey on La Salle Avenue to check out the selection of vintage goods, architectural salvage and furniture. The closest option for groceries is H-E-B plus! on South Valley Mills Drive, a short distance away. Apartment buildings and campus housing take up the northern half of the neighborhood, but condos and single-family dwellings abound in the southern section. Buyers can expect to spend between $100,000 and $250,000 on a one- to two-bedroom condo and $200,000 to $350,000 for a small cottage or ranch-style home from the 1930s. Properties are built very close together, so there’s not a lot of yard space, but the network of sidewalks makes this a highly walkable segment of Waco. Many buyers in this area are investors hoping to rent to students. The neighborhood also draws families who want to be near the campus because they have children who attend Baylor. Students who are still too young for Baylor begin at South Waco Elementary and Cesar Chavez Middle Schools, with a Niche grade of C. University High School gets a B and offers advanced academic classes in the language arts disciplines for each grade. Both the elementary and high schools are south of the neighborhood in Alta Vista. Cesar Chavez Middle School is in the heart of downtown Waco, just across Interstate 35. In university settings like this one, sporting events are regular occurrences. The autumn months bring vibrancy to the McLane football stadium and Mays Soccer Field, while Baylor Ballpark and Getterman Softball Stadium blossom in spring. The centrally located Council Acres Park invites families to enjoy the grassy baseball field, tennis and basketball courts and playground tucked beneath a shaded pavilion. Interstate 35 and Route 77 (also known as La Salle Avenue) border Baylor to the west and east. The downtown district is right on the other side of I-35—a short trip from a geographical standpoint, but the busy highway makes it difficult to cross on foot. Waco Transit System bus stops throughout the neighborhood ease the journey. Baylor students can take advantage of a shuttle to Waco Regional Airport, 9 miles away. For other residents, it’s a short drive. Most campus activities are restricted to Baylor students, faculty and staff. But residents can easily take advantage of events like the Brazos Nights concert series, held in early summer at Indian Springs Park along the river, or July’s Waco Independent Film Festival in downtown. The risk of tornadoes is slightly higher in Texas than in much of the country, and Waco’s risk is high even by Texas standards. The deadliest twister in the state’s history touched down in Waco in 1953, and storm warnings remain frequent.

Steps away from downtown, Brook Oaks grows along the shoreline of the Brazos River in Waco. The tightly-knit grid of residential streets is studded with local shops, restaurants and two elementary schools. In the neighborhood’s northwestern corner, the Cameron Park Zoo invites visitors to view some of nature’s most majestic creatures up close. “It’s laid out in a circle, so you don’t get lost,” says Heather Foss, owner and operator of Magnolia Real Estate. “Some zoos, you’re like, ‘where are the gorillas?’, but here, you can just stroll around and you see everything.” Recreational opportunities are abundant, but residents can also take advantage of downtown amenities like the Waco Farmers Market, the Dr Pepper Museum and Magnolia Market at the Silos. Numerous animal habitats speckle the river’s shoreline at Cameron Park Zoo. The wildlife exhibit opened in its current location in 1993, dividing 52 acres into separate lands showcasing the species contained within. Brazos River Country highlights indigenous animals and plants, while Komodo dragons and lemurs make their home in the Asian Forest. Pecan Bottom Park offers more riverfront fun near the zoo with a splash pad, disc golf course and playground. Kids have fun spotting the animal statues from the Waco Sculpture Zoo along the Riverwalk, from the crouching panther to the towering elephant seated on a park bench. Dewey Center & Park is also in the neighborhood and offers a picnic pavilion, basketball courts, paved walking trail and indoor gym. A patchwork of bungalows and single-story starter homes makes up the landscape in this section of Waco. Most homes date to the period between 1920 and 1940, although there has been a small flurry of construction within the past year or two. Smaller homes start in the $100,000 to $200,000 range, with most three- to four-bedroom bungalows priced at $200,000 to $300,000. Neighbors are packed closely together on lots measuring a quarter to one-third of an acre, but fencing and tree cover offer shade and privacy. While sidewalks line most streets, they can be overgrown and uneven in residential areas. The Waco Riverwalk, meanwhile, is well-maintained and scenic — ideal for jogging, cycling, dog-walking or pushing tots in strollers. Brook Oaks students start at one of two neighborhood elementary schools: Brook Avenue or West Avenue, both earning a Niche grade of C. Next up is GW Carver Middle School, a charter school across the Brazos River that also earns a C. They’ll move on to nearby Waco High School, where they can participate in extracurricular activities like varsity athletics, choir and visual arts programs. The high school gets a B-minus from Niche. There’s no shortage of retail and dining opportunities this close to downtown Waco, but residents don’t have to venture outside the neighborhood to find options. D’s Mediterranean Grill serves gyros, felafel and kebabs in a casual setting. Right across the road is Jubilee Food Market, a bright, cheerful grocery featuring a colorful produce section and classic black-and-white checked floors. Kitok, a Korean barbecue joint known for its Instagram-worthy veggie fries, is also nearby. Inside North Waco Tropical Fish, an array of cool blue aquariums teems with exotic species. A stroll up North 18th Street leads to Vanessa’s Boutique, stocked with apparel for special occasions, and Dubl-R Old Fashioned Hamburgers. This funky joint uses license plates as wallpaper and red plastic baskets instead of plates. With downtown Waco just 1 mile away, it’s easy for residents to walk to attractions like Magnolia Market and the Hippodrome Theater. Waco Transit System buses are positioned throughout the neighborhood, but walking is often a quicker option. West Waco Drive runs along the eastern edge and offers a pedestrian bridge across the Brazos River, leading to the North Waco Riverwalk Trailhead in North East Riverside. Waco Regional Airport is 6 miles away near the banks of Lake Waco. Waco residents should be prepared for frequent tornado warnings. Texas is more prone to these violent storms than most of the country, and Waco’s risk is high even by Lone Star State standards. Brook Oaks also sits along the Brazos River, so there’s a risk of flooding during periods of heavy rain.

A checkerboard of streets stippled with shade from billowing trees welcomes residents to Brookview, a neighborhood 2 miles from the thrumming heart of downtown Waco. When the Texas city expanded southwest in the mid-20th century, houses began cropping up to keep pace with demand, creating convenient havens like Brookview. “It’s centrally located, close to restaurants and shopping. All of Waco is very commutable, but that neighborhood is very accessible,” says Cristi McGowan, broker and owner at Nexthome Our Town. “There’s a little creek that runs through there, mature trees, and the older homes have a lot of charm.” Plenty of those homes are available at wallet-friendly prices, making the neighborhood a win-win prospect. Brookview is primarily residential, with single-story two- and three-bedroom bungalows filling in the grid of tree-lined streets. Though lot sizes typically measure under a quarter acre, many properties include fencing, and tree growth lends shade and privacy to pocket-sized lawns. Most housing stock dates to the 1940s and ’50s, with some homes needing major updating. An older home that needs renovations costs between $110,000 and $150,000, while larger or remodeled builds sell for $200,000 to $400,000. Driveways are standard, but most properties are too small to include garages, and many people park on the street. This area also sees a lot of fast-moving traffic, so pedestrians should stick to the paved sidewalks. Mornings begin with ethically sourced coffee and looseleaf teas — served hot or iced — at For Keeps Coffee & Bakery on Bosque Boulevard. An assortment of sweet and savory bakery items beckons from the counter in the bright, airy space. Adriana & Janette’s is down the road for takeout tacos and burritos, and Jason’s Deli at Brazos Place Shopping Center serves giant muffuletta and Reuben sandwiches. Several sit-down options are available for Mexican specialties like tamales and tostadas, but El Conquistador is a local favorite. Groceries are available at H-E-B on Wooded Acres Drive, just off Bosque Boulevard. The nearest elementary school is Crestview, adjacent to the neighborhood on North New Road. Crestview Elementary boasts an impressive school library program and a Niche grade of C. Tennyson Middle School, also nearby, is next and gets a B-minus from Niche. Waco High School also gets a B-minus. Crestview Park wraps the elementary school that shares its name in a verdant embrace. A paved walking trail meanders through the grass beneath shady trees and alongside benches and picnic tables. A playground and volleyball court give kids a place to release pent-up energy after school, and grills are available for weekend gatherings. SJ Guthrie Park’s central location around a small creek makes it a convenient and picturesque stop, but it’s a sliver of a park offering only a play structure, a short walking path and a few benches. Lee Lockwood Library & Museum, named for a Waco businessman and 20th-century Freemason, is home to the Scottish Rite of Freemasonry in Texas. The facility houses a collection of Masonic books and artifacts and serves as a venue for weddings and other celebrations. Special events pop up on the calendar throughout the year, and in summer, the space plays host to the Waco Children’s Theatre Camp. Brookview residents cruise into town via West Waco Drive, the major thoroughfare that forms the neighborhood’s eastern border. It’s a 2-mile trip downtown from the heart of Brookview, meaning active residents could get around by bike or on foot. That said, the issue of speeding traffic is worth considering, especially on busy two-lane highways like West Waco. Fortunately, Waco Transit System buses stop in several places throughout the neighborhood. Access to the wider world awaits at Waco Regional Airport, 6 miles away.

In the early 20th century, local doctor Jesse Judge Dean and his family donated a large portion of their land to Baptists who sought to build a new hospital in the bourgeoning town of Waco. The transaction bolstered cultural and economic development, and the Highland Baptist Church’s founding helped cement the legacy of this diverse neighborhood. The Hillcrest Baptist Medical Center eventually moved to a new location, but the community’s nurturing spirit continues to thrive. "A lot of neighborhoods in Waco feel like they could go either way — they could get really run-down, or they could get a lot nicer," says Jessica Ford, president of the Dean Highland Neighborhood Association. "And I think there have been a lot of people who've wanted to invest in the Dean Highland neighborhood." One of those investments involves the creation of a new green space at the site of the former hospital, which was demolished in 2020. Residents also benefit from a favorable location near downtown Waco and Cameron Park. Like many nearby neighborhoods, Dean Highland contains a multitude of ranch-style homes from the 1940s and ’50s. But engaging architectural details emerge from beneath the dense oak canopy. “Dean Highland has a little bit more of a historic feel to it,” says Melissa Harrell, Realtor and owner of Onward Real Estate Team at Keller Williams Advantage. “A lot of the homes have unique architectural characteristics to them, and younger families have moved in and renovated a lot of the homes.” Cross-gabled roofs, pocket-sized front porches and arched entryways supported by pillars lend eye-catching flourishes to the facades. Bungalows appear hewn from river rock, with rugged exterior walls speckled in shades of sand and umber. Most properties measure a quarter to a third of an acre, with grassy fenced yards. Prices start at $125,000 to $400,000 for single-story bungalows and ranch-style houses, with some larger remodels selling for $375,000 to $550,000. Two-story capes and Colonial-style homes fetch $350,000 to $450,000 on average. Waco’s Latinx heritage comes to life at several area businesses. Diners at Rufi’s Cocina can enjoy specialties like chiles rellenos and carne asada, while Los Compadres food truck serves up taco trays with an array of savory fillings, from beef barbacoa to pork al pastor. The ice cream at La Nueva Michoacana makes a refreshing after-dinner treat. Poco Loco Supermercado stocks local meat and produce and Mexican ingredients that can be difficult to find at chain supermarkets. For Keeps Coffee & Bakery is a popular spot for morning pick-me-ups, kolaches and sweet treats. Students start at Dean Highland Elementary School, which has a Niche grade of C. They’ll move to Tennyson Middle School, which earns a B-minus, for grades 6 through 8. Then it’s on to Waco High School, which also gets a B-minus. At Waco High, they’ll have the opportunity to compete in varsity sports, including football and powerlifting. Picnic areas settle in the shady groves of North Waco Park, an inviting patch of greenery near McFerrin Avenue. The paved walking trail winds around the perimeter, past fitness equipment and a small playground. Leashed dogs are welcome, and a covered pavilion offers seating for large groups. Dean Highland is the home of the Waco Police Department, which operates from an imposing concrete-and-glass structure on Pine Avenue. Bosque Boulevard, the neighborhood’s main thoroughfare, leads to a cluster of retail centers and chain restaurants along North Valley Mills Drive. The closest major highway is US Route 84, which connects to downtown Waco 2 miles away. Waco Transit System buses stop in the neighborhood, but the trip downtown can take up to an hour, so it’s easier to drive. Route 84 also provides access to Interstate 35, the best option for the 90-minute drive north to Dallas. Waco Regional Airport is 5 miles away and offers connecting flights to Dallas-Forth Worth and Austin. The diverse congregation at Highland Baptist Church gathers every Sunday morning in the Highland Life Center. Music is key for this church community, which offers ministries for children from preschool through college in addition to adult fellowships. A short drive down Bosque Boulevard leads to Extraco Event Center, home of the Heart O’ Texas Fair & Rodeo. The October celebration spans 10 days and features rodeo events, carnival rides and games, livestock shows and live music.