Waco, TX vs Tyler, TX: cost of living compared
Price levels from BEA (2024); rent and home values from Zillow (September 2026).
The short answer
- Overall, living costs in Tyler, TX and Waco, TX are within 1% of each other (BEA, 2024).
- To keep the same standard of living, $75,000 in Waco works out to about $74,700 in Tyler, before taxes.
- Housing is 4.3% lower in Tyler, goods 0.0% higher and other services 0.0% higher, which roughly cancel out.
- Typical asking rent is $1,313 a month in Tyler and $1,419 in Waco, $1,272 a year less in Tyler (Zillow, September 2026).
- A typical home is valued at about $268,000 in Tyler and $250,000 in Waco.
- The gap has narrowed since 2019, when Tyler was 2.4% more expensive than Waco.
derived Calculated from BEA Regional Price Parities (2024) and Zillow data. Based on an average household's spending; taxes not included. How we calculate.
Category by category
Both cities against the US average (100). The gap in each row is what matters for a move.
Overall prices are about the same in Waco and Tyler
Price level by category, 2024. US average = 100.
- Waco, TX
- Tyler, TX
Source: U.S. Bureau of Economic Analysis, Regional Price Parities by metropolitan area, 2024 (US = 100).
Show the numbers
| Waco, TX | Tyler, TX | |
|---|---|---|
| All items | 92.6 | 92.2 |
| Goods | 93.8 | 93.8 |
| Housing (rents) | 83.5 | 79.9 |
| Utilities | 81.0 | 82.9 |
| Other services | 96.2 | 96.2 |
| Category | Waco | Tyler | Tyler vs Waco |
|---|---|---|---|
| All items | 92.6 | 92.2 | −0.4% |
| Goods | 93.8 | 93.8 | 0.0% |
| Housing (rents) | 83.5 | 79.9 | −4.3% |
| Utilities | 81.0 | 82.9 | +2.4% |
| Other services | 96.2 | 96.2 | 0.0% |
| Typical asking rent | $1,419 | $1,313 | −7.5% |
| Typical home value | $250,000 | $268,000 | +7.1% |
| Salary to match $75,000 in Waco | $75,000 | $74,700 | −0.4% |
Index values: BEA, 2024, US = 100. Rent and home values: Data Provided by Zillow Group, September 2026.
How the gap has changed since 2008
The price gap between Waco and Tyler has narrowed since 2008: 2.4 points then, 0.4 now
Overall price level each year, 2008–2024. US average = 100.
- Waco, TX
- Tyler, TX
Source: U.S. Bureau of Economic Analysis, Regional Price Parities by metropolitan area, 2024 (US = 100).
Show the numbers
| Waco, TX | Tyler, TX | |
|---|---|---|
| 2008 | 93.5 | 95.9 |
| 2009 | 91.9 | 95.4 |
| 2010 | 93.0 | 97.4 |
| 2011 | 93.4 | 96.8 |
| 2012 | 94.7 | 95.9 |
| 2013 | 93.1 | 97.6 |
| 2014 | 94.2 | 95.5 |
| 2015 | 94.6 | 96.7 |
| 2016 | 94.2 | 97.0 |
| 2017 | 93.2 | 95.2 |
| 2018 | 91.8 | 93.4 |
| 2019 | 92.3 | 94.5 |
| 2020 | 93.4 | 95.4 |
| 2021 | 94.1 | 94.5 |
| 2022 | 92.9 | 92.0 |
| 2023 | 91.1 | 93.0 |
| 2024 | 92.6 | 92.2 |
Goods
- Waco, TX
- Tyler, TX
Source: U.S. Bureau of Economic Analysis, Regional Price Parities by metropolitan area, 2024 (US = 100).
Show the numbers
| Waco, TX | Tyler, TX | |
|---|---|---|
| 2008 | 96.6 | 97.1 |
| 2009 | 94.6 | 95.2 |
| 2010 | 96.6 | 96.6 |
| 2011 | 96.5 | 96.9 |
| 2012 | 96.3 | 97.3 |
| 2013 | 96.8 | 97.3 |
| 2014 | 96.7 | 97.6 |
| 2015 | 96.1 | 97.0 |
| 2016 | 96.6 | 97.2 |
| 2017 | 96.5 | 97.1 |
| 2018 | 94.4 | 94.4 |
| 2019 | 96.2 | 96.2 |
| 2020 | 96.2 | 96.2 |
| 2021 | 96.2 | 96.2 |
| 2022 | 93.7 | 93.7 |
| 2023 | 92.9 | 92.9 |
| 2024 | 93.8 | 93.8 |
Housing (rents)
- Waco, TX
- Tyler, TX
Source: U.S. Bureau of Economic Analysis, Regional Price Parities by metropolitan area, 2024 (US = 100).
Show the numbers
| Waco, TX | Tyler, TX | |
|---|---|---|
| 2008 | 76.3 | 85.2 |
| 2009 | 74.4 | 87.6 |
| 2010 | 73.4 | 92.5 |
| 2011 | 74.5 | 87.3 |
| 2012 | 79.0 | 82.4 |
| 2013 | 70.9 | 92.6 |
| 2014 | 75.7 | 79.9 |
| 2015 | 78.2 | 85.5 |
| 2016 | 73.8 | 84.4 |
| 2017 | 74.6 | 80.0 |
| 2018 | 75.1 | 81.2 |
| 2019 | 75.3 | 86.4 |
| 2020 | 76.1 | 86.0 |
| 2021 | 81.1 | 82.3 |
| 2022 | 82.9 | 77.4 |
| 2023 | 77.3 | 86.0 |
| 2024 | 83.5 | 79.9 |
Utilities
- Waco, TX
- Tyler, TX
Source: U.S. Bureau of Economic Analysis, Regional Price Parities by metropolitan area, 2024 (US = 100).
Show the numbers
| Waco, TX | Tyler, TX | |
|---|---|---|
| 2008 | 98.0 | 101.3 |
| 2009 | 92.6 | 96.1 |
| 2010 | 93.6 | 95.6 |
| 2011 | 89.1 | 90.5 |
| 2012 | 88.3 | 88.7 |
| 2013 | 89.2 | 90.2 |
| 2014 | 93.1 | 93.3 |
| 2015 | 91.2 | 90.7 |
| 2016 | 87.2 | 87.1 |
| 2017 | 82.7 | 83.2 |
| 2018 | 83.4 | 84.3 |
| 2019 | 85.2 | 85.9 |
| 2020 | 85.5 | 86.2 |
| 2021 | 84.8 | 85.8 |
| 2022 | 86.6 | 88.1 |
| 2023 | 88.6 | 89.4 |
| 2024 | 81.0 | 82.9 |
Other services
- Waco, TX
- Tyler, TX
Source: U.S. Bureau of Economic Analysis, Regional Price Parities by metropolitan area, 2024 (US = 100).
Show the numbers
| Waco, TX | Tyler, TX | |
|---|---|---|
| 2008 | 98.0 | 98.5 |
| 2009 | 97.2 | 98.1 |
| 2010 | 99.0 | 100.0 |
| 2011 | 99.8 | 100.8 |
| 2012 | 100.3 | 100.7 |
| 2013 | 100.0 | 100.3 |
| 2014 | 100.0 | 100.3 |
| 2015 | 100.5 | 101.0 |
| 2016 | 101.5 | 102.3 |
| 2017 | 99.6 | 100.5 |
| 2018 | 97.7 | 97.7 |
| 2019 | 96.9 | 96.9 |
| 2020 | 99.3 | 99.3 |
| 2021 | 98.1 | 98.1 |
| 2022 | 96.7 | 96.7 |
| 2023 | 95.8 | 95.8 |
| 2024 | 96.2 | 96.2 |
Rent and home values
Typical asking rent: $1,313 in Tyler vs $1,419 in Waco
Typical asking rent for a new lease, dollars per month. Quarterly.
- Waco, TX
- Tyler, TX
- United States
Source: Zillow Observed Rent Index (typical asking rent, all homes, smoothed), through September 2026. Data Provided by Zillow Group.
Show the numbers
| Waco, TX | Tyler, TX | United States | |
|---|---|---|---|
| Mar 2015 | $843 | – | $1,145 |
| Jun 2015 | $852 | – | $1,170 |
| Sep 2015 | $852 | – | $1,181 |
| Dec 2015 | $856 | – | $1,182 |
| Mar 2016 | $860 | – | $1,195 |
| Jun 2016 | $884 | $902 | $1,219 |
| Sep 2016 | $892 | $918 | $1,225 |
| Dec 2016 | $887 | $906 | $1,222 |
| Mar 2017 | $890 | $924 | $1,245 |
| Jun 2017 | $907 | $939 | $1,270 |
| Sep 2017 | $916 | $936 | $1,276 |
| Dec 2017 | $916 | $929 | $1,275 |
| Mar 2018 | $930 | $935 | $1,296 |
| Jun 2018 | $949 | $950 | $1,320 |
| Sep 2018 | $940 | $953 | $1,327 |
| Dec 2018 | $950 | $950 | $1,329 |
| Mar 2019 | $961 | $959 | $1,349 |
| Jun 2019 | $991 | $972 | $1,376 |
| Sep 2019 | $991 | $978 | $1,383 |
| Dec 2019 | $988 | $980 | $1,381 |
| Mar 2020 | $995 | $989 | $1,402 |
| Jun 2020 | $1,032 | $978 | $1,406 |
| Sep 2020 | $1,026 | $984 | $1,410 |
| Dec 2020 | $1,052 | $1,007 | $1,407 |
| Mar 2021 | $1,070 | $1,021 | $1,443 |
| Jun 2021 | $1,120 | $1,082 | $1,512 |
| Sep 2021 | $1,163 | $1,121 | $1,590 |
| Dec 2021 | $1,205 | $1,178 | $1,622 |
| Mar 2022 | $1,212 | $1,178 | $1,661 |
| Jun 2022 | $1,302 | $1,189 | $1,721 |
| Sep 2022 | $1,318 | $1,232 | $1,748 |
| Dec 2022 | $1,317 | $1,243 | $1,735 |
| Mar 2023 | $1,327 | $1,246 | $1,757 |
| Jun 2023 | $1,331 | $1,249 | $1,785 |
| Sep 2023 | $1,356 | $1,247 | $1,797 |
| Dec 2023 | $1,344 | $1,231 | $1,786 |
| Mar 2024 | $1,356 | $1,242 | $1,807 |
| Jun 2024 | $1,376 | $1,256 | $1,837 |
| Sep 2024 | $1,386 | $1,265 | $1,845 |
| Dec 2024 | $1,386 | $1,280 | $1,836 |
| Mar 2025 | $1,370 | $1,277 | $1,860 |
| Jun 2025 | $1,381 | $1,290 | $1,880 |
| Sep 2025 | $1,392 | $1,286 | $1,881 |
| Dec 2025 | $1,399 | $1,285 | $1,873 |
| Mar 2026 | $1,395 | $1,280 | $1,894 |
| Jun 2026 | $1,395 | $1,305 | $1,921 |
| Sep 2026 | $1,419 | $1,313 | $1,932 |
Typical home value: $268,000 in Tyler vs $250,000 in Waco
Typical home value, dollars. Quarterly.
- Waco, TX
- Tyler, TX
- United States
Source: Zillow Home Value Index (typical home value, middle tier, smoothed, seasonally adjusted), through September 2026. Data Provided by Zillow Group.
Show the numbers
| Waco, TX | Tyler, TX | United States | |
|---|---|---|---|
| Mar 2015 | $115K | $145K | $189K |
| Jun 2015 | $117K | $149K | $192K |
| Sep 2015 | $120K | $150K | $195K |
| Dec 2015 | $122K | $149K | $199K |
| Mar 2016 | $123K | $151K | $202K |
| Jun 2016 | $125K | $154K | $204K |
| Sep 2016 | $127K | $157K | $206K |
| Dec 2016 | $131K | $157K | $209K |
| Mar 2017 | $134K | $159K | $213K |
| Jun 2017 | $137K | $162K | $216K |
| Sep 2017 | $140K | $164K | $219K |
| Dec 2017 | $144K | $166K | $223K |
| Mar 2018 | $147K | $168K | $227K |
| Jun 2018 | $151K | $171K | $230K |
| Sep 2018 | $153K | $173K | $234K |
| Dec 2018 | $156K | $174K | $236K |
| Mar 2019 | $158K | $173K | $239K |
| Jun 2019 | $161K | $174K | $242K |
| Sep 2019 | $163K | $177K | $244K |
| Dec 2019 | $166K | $181K | $247K |
| Mar 2020 | $169K | $184K | $252K |
| Jun 2020 | $172K | $186K | $255K |
| Sep 2020 | $177K | $191K | $260K |
| Dec 2020 | $186K | $197K | $271K |
| Mar 2021 | $193K | $203K | $282K |
| Jun 2021 | $205K | $211K | $296K |
| Sep 2021 | $215K | $221K | $306K |
| Dec 2021 | $222K | $229K | $314K |
| Mar 2022 | $237K | $239K | $330K |
| Jun 2022 | $252K | $250K | $346K |
| Sep 2022 | $255K | $255K | $348K |
| Dec 2022 | $253K | $257K | $345K |
| Mar 2023 | $251K | $261K | $343K |
| Jun 2023 | $254K | $267K | $347K |
| Sep 2023 | $254K | $270K | $352K |
| Dec 2023 | $252K | $269K | $354K |
| Mar 2024 | $254K | $271K | $357K |
| Jun 2024 | $256K | $271K | $361K |
| Sep 2024 | $254K | $269K | $361K |
| Dec 2024 | $253K | $271K | $363K |
| Mar 2025 | $253K | $273K | $364K |
| Jun 2025 | $251K | $272K | $362K |
| Sep 2025 | $249K | $269K | $362K |
| Dec 2025 | $249K | $268K | $364K |
| Mar 2026 | $251K | $270K | $366K |
| Jun 2026 | $250K | $270K | $365K |
| Sep 2026 | $250K | $268K | $366K |
More about each city
What this comparison leaves out
- Taxes. State and local income, sales and property taxes can change the result a lot, especially between states.
- Neighborhoods. These are metro-wide averages; a city center and its outer suburbs can differ by more than two metros do.
- Your own spending mix. The default uses an average household. Use the housing slider above if rent is a bigger share of your budget.
- Timing. BEA price levels are for 2024; Zillow figures are monthly and newer.