# Mobile homes near Waco, TX > Local inventory and affordability guide from Mobile Homey. [View city hub](https://www.mobilehomey.com/tx/waco/) Snapshot: sha256:4f53cda18c2baa0c0354bb5f9a3ecbe5ed12ab4d8e11ba873c2f11161202b945 Published: 2026-10-04T12:00:00+00:00 Inventory checked: No verified inventory ## About this market Waco, Texas sits in a practical affordability lane for Central Texas buyers who want access to jobs, schools, healthcare, I-35, and smaller-town edges without jumping straight into Austin or Dallas pricing. The city’s 2024 Census estimate is 146,608 residents, and Census QuickFacts lists a 2020-2024 median gross rent of 1165 and median owner-occupied home value of 221700, which gives local shoppers real numbers to compare before they chase listings. See the Census profile here: U.S. Census QuickFacts for Waco. A mobile home affordability calculator for Waco, TX helps buyers test the monthly math on manufactured homes, mobile homes, land-lease communities, land-home setups, taxes, insurance, utilities, delivery, setup, and site work. That matters because a lower sticker price does not automatically mean a better monthly fit. Start with the numbers, then compare local search paths through Mobile Home Affordability Calculator and Texas manufactured home dealers. Waco buyers usually look beyond the city limits, too, because the useful housing search area spreads across McLennan County and toward nearby markets like Hewitt, Bellmead, McGregor, Robinson, Woodway, Hillsboro, Mexia, Gatesville, Temple, Killeen, and Corsicana. Waco’s location on I-35 makes it a commuter-friendly Central Texas hub, while the outer edges can matter for manufactured home shoppers who are weighing land availability, zoning, utility access, septic or sewer, driveway work, foundation requirements, and delivery routes. The Waco relocation guide points to major local anchors such as Baylor University, Ascension Providence, Waco ISD, H-E-B, Baylor Scott & White Medical Center - Hillcrest, Texas State Technical College, McLennan County, and several manufacturing and distribution employers, which helps explain why steady housing demand keeps affordability on buyers’ minds. Local context is available from Destination Waco’s relocation guide. Before comparing rent to possible ownership costs, shoppers should price the full package: home, land or lot rent, utility hookups, skirting, steps, transport, installation, insurance, taxes, and reserves. MobileHomey can help you compare options through Texas mobile homes for sale and Waco mobile home affordability without assuming every listing or dealer is the right fit. Homes are selected from active connected dealers in this city or within 60 miles of the market reference point. Proximity does not confirm delivery coverage. ## Local affordability - Median household income: $56,548 - Median home value: $221,700 - Median monthly gross rent: $1,165 - HUD two-bedroom monthly rent benchmark: $1,240 - HUD three-bedroom monthly rent benchmark: $1,599 HUD data year: 2026 Budget estimates are not financing offers. Confirm land, delivery, setup, taxes, insurance, and financing costs separately. - [U.S. Census Bureau QuickFacts - Waco city, Texas](https://www.census.gov/quickfacts/fact/table/wacocitytexas/PST045225) - [U.S. Census Bureau 2020 Gazetteer Places - Texas](https://www2.census.gov/geo/docs/maps-data/data/gazetteer/2020_Gazetteer/2020_gaz_place_48.txt) - [HUD USER FY 2026 Fair Market Rent Schedule](https://www.huduser.gov/portal/datasets/fmr/fmr2026/FY2026_FMR_Schedule.pdf) - [HUD USER Fair Market Rents Overview](https://www.huduser.gov/portal/datasets/fmr.html) - [Destination Waco Relocation Guide](https://destinationwaco.org/wp-content/uploads/2024/05/Waco-Relocation-Guide-June24.pdf) - [U.S. Census American Community Survey](https://www.census.gov/programs-surveys/acs) Official housing and household data - [FRED average singlewide home price series](https://fred.stlouisfed.org/series/SPSNSASO) Manufactured housing price benchmark - [FRED average doublewide home price series](https://fred.stlouisfed.org/series/SPDNSASO) Manufactured housing price benchmark ## Public home inventory 0 public homes. This is the full eligible inventory; the HTML hub displays 12 homes per page. No recently verified homes are available in this snapshot. Check the dealer profiles for updates. ## Nearby city hubs - [Bryan / College Station, TX](https://www.mobilehomey.com/tx/bryan/) - [Fort Worth, TX](https://www.mobilehomey.com/tx/fort-worth/) - [Dallas, TX](https://www.mobilehomey.com/tx/dallas/) - [Austin, TX](https://www.mobilehomey.com/tx/austin/) - [Cedar Creek, TX](https://www.mobilehomey.com/tx/cedar-creek/) ## Questions and planning ### Are manufactured homes affordable in Waco, TX? They can be a more affordable path for some Waco buyers, especially when compared with higher-priced site-built homes, but affordability depends on the home price, financing terms, land or lot rent, taxes, insurance, utilities, installation, and site work. A calculator helps estimate the full monthly picture before you shop. ### How does a mobile home payment in Waco compare with rent? Waco’s Census-listed median gross rent is 1165 for 2020-2024, while HUD’s FY 2026 2-bedroom Fair Market Rent for the Waco area is 1240. A mobile home payment may be lower or higher than rent depending on the loan, down payment, land costs, insurance, taxes, and utility setup. It is not guaranteed to be cheaper. ### What extra costs should Waco buyers plan for beyond the manufactured home price? Common extra costs can include delivery, installation, foundation or anchoring, utility connections, skirting, steps, driveway work, permits, inspections, insurance, property taxes, lot rent if applicable, and repairs or upgrades. Land-home buyers may also need surveys, septic, well, or site preparation costs. ### Do I need land to buy a manufactured home in Waco? Not always. Some buyers place a home on owned land, while others look at land-lease communities or existing manufactured homes already on a site. Rules vary by city, county, community, lender, and utility provider, so buyers should verify zoning, placement rules, and setup requirements before committing. ### Can I finance a manufactured home and land together in Waco? Some buyers may qualify for land-home financing, while others may use separate financing for the home and land or a personal property loan for a home in a community. Approval, rates, down payment, and terms depend on the lender, credit profile, home type, age of the home, land status, and documentation. Confirm availability, price, and delivery directly with the dealer before making a purchase decision.