Waco vs Montgomery for First-Time Homebuyers (2026)
Scroll down for down payment requirements, savings timelines, and FAQ.
Your move simulator
Tell us about your household — we calculate your real annual savings.
Estimated annual swing
+$4,939/yr
Favoring Waco for this income & household (illustrative).
With the extra $412/mo, you could pay down a $15,000 card balance in ~37 months and still keep ~$49/mo for dining out.
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Mortgage rates
Check mortgage rates in Waco before you commit
Pre-approval is free, tells you exactly what you can afford, and locks nothing in.
High-yield savings
Park ~$4,939/yr savings at 4–5%+ APY
Even $412/mo extra earns meaningfully at 4–5% APY vs near-zero in checking.
Home + auto bundle
New state — compare rates before you sign
Moving to Waco resets your insurance profile. Bundling home + auto often saves 15–25%.
Full first-time buyer cost breakdown
| Metric | Waco Texas | Montgomery Alabama | Your impact |
|---|---|---|---|
| Median home price | $210K | $195KBetter | — |
| Price-to-income ratio | 4.4×Better | 4.4× | — |
| Down payment (20%) | $42,000 | $39,000Better | — |
| Months to save down payment | 11 moBetter | 11 mo | — |
| Est. monthly mortgage (7%, 30yr) | $1,118 | $1,038Better | $960/yr saves in Montgomery |
| Monthly utilities | $172 | $170Better | — |
| State income tax | NoneBetter | 5% | $3,750/yr saves in Waco |
| Sales tax (combined) | 8.3%Better | 9.2% | — |
| Overall COL index (100 = US avg) | 83 | 81Better | — |
Your biggest money opportunities based on this comparison.
New homeowner must-have
You'll need homeowners insurance from day one
Lenders require it. Compare plans now so you're ready to close — the right policy also protects against disasters.
Complete the Picture
While you’re comparing — don’t leave money on the table.
Mortgages
See what you can afford in Montgomery
Compare rates from top lenders before your move — pre-approval is free and won't affect your score.
Home & Auto Insurance
Bundle before you move — save 15–25%
New state means new rates. Lock in Montgomery homeowners + auto quotes before your move date.
Moving Rewards Card
Turn closing costs & moving expenses into cash back
Average family spends $6,200 on a move. These cards pay 2–4% back + 0% intro APR on purchases.
Frequently asked questions
Is Waco or Montgomery better for first-time homebuyers?
Waco and Montgomery are closely matched for first-time homebuyers. Home prices, income levels, and tax burdens are comparable. Your specific priorities — job market, neighborhood, commute — should drive the decision.
What is the down payment needed to buy in Waco vs Montgomery?
A standard 20% down payment is $42,000 in Waco and $39,000 in Montgomery. FHA minimum (3.5%): $7,350 in Waco vs $6,825 in Montgomery. FHA loans allow lower down payments but require mortgage insurance premiums (MIP) for the life of the loan if you put down less than 10%.
What would my mortgage be in Waco vs Montgomery?
Assuming 20% down, 7% fixed rate, 30-year term: estimated monthly principal and interest is $1,118 in Waco and $1,038 in Montgomery. That's a difference of $80/month. Note: actual payments will also include property taxes, homeowner's insurance, and possibly PMI. Mortgage rates change frequently — use these as a baseline only.
How long would it take to save for a down payment in Waco?
Saving 15% of gross income monthly, it would take approximately 5 years 10 months to save a 20% down payment in Waco ($42,000 needed) vs 5 years 11 months in Montgomery ($39,000 needed). This assumes no existing savings. Many first-time buyers combine down payment savings with gift funds or down payment assistance programs to shorten this timeline.
Which city has lower property and income taxes for homeowners?
Waco (Texas) has no state income tax vs Montgomery's 5% rate. On a $203,000/yr income, the difference is ~$846/month in take-home pay. Property taxes vary significantly by neighborhood and assessed value — check local county rates when evaluating specific homes.
$75K in Waco has the same purchasing power as $73K in Montgomery
Mortgage estimate assumes 20% down payment at 7% fixed rate, 30-year term. Actual rates vary. Down payment savings timeline assumes 15% of gross income saved monthly. Data: Zillow, BLS, Tax Foundation · Q1 2026