Wondering if you can get more space without giving up a manageable drive to Waco? That is the question many buyers ask when they start looking beyond the city and into nearby communities like McGregor. If you want a clearer picture of commute times, housing options, and the day-to-day tradeoffs, this guide will help you decide whether McGregor fits your routine and goals. Let’s dive in.
McGregor at a glance
McGregor sits about 18 miles west of Waco and has direct access via US 84. The city also connects regionally through SH 317, which runs from Belton through Moody to McGregor. For many Waco-area commuters, that means the route is straightforward and familiar.
That location is a big part of McGregor’s appeal. If you work in or around Waco but want a smaller-town setting, McGregor gives you a practical west-to-east commute pattern without feeling too far removed from the region.
What the Waco commute looks like
For most people living in McGregor, commuting means driving. According to HOTCOG’s 2025 McGregor profile, 67.4% of workers drive alone, 22.1% carpool, and 8.9% work from home. The same profile reports 0% use of public transportation, which tells you this is a car-based commute market.
That matters because your daily routine will likely depend on highway travel, not transit flexibility. If you prefer driving and want a simple route into Waco, McGregor lines up well with that lifestyle. If you need public transit for everyday commuting, the data suggest McGregor may not be the best fit.
Typical commute times
McGregor’s commute pattern falls into a regional range that many Central Texas buyers already expect. HOTCOG reports that 36.6% of workers have commute times in the 20 to 39 minute range, and 25.0% report commutes of 30 minutes or longer. That does not mean every Waco commute will take that long, but it does show that many residents are used to a moderate drive.
In practical terms, McGregor can work well if you are comfortable with time in the car and want the benefits that often come with living outside a larger city. For many buyers, that tradeoff feels reasonable when the home, lot, or setting offers something they may not find closer in.
Roadway details that matter
US 84 runs east-west through McGregor and serves as the main commuter corridor toward Waco. The Waco MPO Safety Action Plan describes US-84, also called McGregor Drive, as a principal arterial. It includes four-lane divided sections east of North Main Street and five-lane sections west of North Main Street, with posted speeds ranging from 50 to 70 mph inside the city.
Those details help explain why the route is often seen as convenient for commuters. At the same time, the plan identifies the US-84/Main Street and US-84/Johnson Drive intersections for safety improvements. So while the corridor works well overall, you should still expect some peak-hour slowdowns and signal-related friction in town.
Why buyers consider McGregor
Many Waco-area buyers look to McGregor for a combination of space, simplicity, and a smaller-town feel. The research points to a market that fits people who want a straightforward highway commute while gaining more room at home. That can mean a larger yard, more separation from neighbors, or simply a setting that feels less busy.
This does not mean every property in McGregor looks the same. In fact, the housing stock is one of the city’s more interesting features because it gives buyers several different paths depending on budget, style, and land needs.
McGregor housing is more varied than many buyers expect
McGregor’s housing profile includes both older homes and newer options. Census QuickFacts reports an owner-occupied housing rate of 68.6% and a median value of owner-occupied homes of $221,700 for 2020 through 2024. HOTCOG’s 2025 ESRI profile places the median home value at $245,301.
The age of the housing stock leans older. HOTCOG data show that about 62.8% of listed housing inventory was built between 1950 and 1979, while 16.2% was built in 2000 or later. If you are open to established homes with character, McGregor gives you plenty to consider. If you prefer newer construction, current listing activity suggests those options are available too.
Lot sizes and property types
McGregor’s zoning map shows several single-family residential districts with minimum lot patterns of 6,000, 7,200, 10,000, and 20,000 square feet. It also includes districts for manufactured homes, multi-family housing, planned development, commercial uses, industrial uses, parks, and a historical district. That mix points to a community with more than one housing style or lot-size expectation.
In real-world terms, you may find:
- Older in-town homes on more traditional lots
- Newer subdivision homes
- Manufactured-home areas
- Edge-of-town properties with larger lots
- Homes with acreage potential
Current listings back that up. Available properties have included homes on 0.25-acre and 0.28-acre lots, along with homes on 2.46 acres and 5.25 acres. Zillow has shown multiple new-construction entries, and Redfin’s land page has shown dozens of land listings, which adds to McGregor’s appeal for buyers who want flexibility.
Who McGregor fits best
McGregor tends to make the most sense for buyers who know what they are trading for. You are choosing a highway-based commute in exchange for the possibility of more land, a quieter setting, or a housing option that may feel harder to find closer to Waco.
Based on the research, McGregor may be a strong fit if you want:
- A direct route into Waco on US 84
- A car-based commute that feels straightforward
- More yard or more breathing room than some closer-in areas offer
- A mix of resale homes, newer construction, and some acreage options
- A smaller-town environment with regional access
For many buyers, that combination is exactly the point. You are not trying to replicate an urban lifestyle. You are looking for a place that supports your work commute while giving you a different home environment at the end of the day.
When McGregor may be less ideal
McGregor is not the right answer for every commuter. If your daily schedule depends on public transportation, the local commute data do not support that as a realistic backbone for everyday travel. The city does maintain an Amtrak page, but worker data still show no public-transit commuting, so rail appears to function more as an amenity than a standard work-trip solution.
You may also want to think carefully if you prefer a lower-variability commute with fewer highway factors. Even though US 84 offers direct access to Waco, the corridor still includes signalized intersections and identified areas for safety improvements inside McGregor. If you want the most predictable short commute possible, that tradeoff may matter more to you.
Questions to ask before you buy in McGregor
If you are seriously considering McGregor, it helps to evaluate the move through both a housing lens and a routine lens. A home can look great on paper but feel less practical if it does not match your workweek patterns.
Here are a few smart questions to ask:
- How many days a week will you commute to Waco?
- What time do you typically need to be on the road?
- Do you want an older home, a newer build, or land for future plans?
- Are you comfortable with a car-dependent lifestyle?
- How much lot size matters to you compared with commute variability?
These questions can bring clarity quickly. They also make it easier to narrow down whether you should focus on in-town homes, newer subdivisions, or larger-lot and acreage properties.
The bottom line for Waco-area commuters
McGregor is a strong option for many Waco-area commuters who want a direct drive, more space, and a smaller-town setting. It sits about 18 miles west of Waco, offers clear access along US 84, and has a housing mix that includes older homes, some new construction, and properties with more land. The tradeoff is that your routine will be car-centered, and your commute will still depend on highway conditions and in-town intersections.
If that balance sounds right for you, McGregor deserves a serious look. And if you want help comparing lot sizes, resale versus new construction, or whether an acreage property truly fits your commute, Black White Real Estate can help you sort through the details with clear, calm guidance.
FAQs
Is McGregor, TX a good place for Waco commuters?
- McGregor can be a good fit if you want a direct highway route to Waco, a car-based commute, and the chance to find more space or a smaller-town setting.
How far is McGregor from Waco, TX?
- McGregor is about 18 miles west of Waco, and US 84 provides direct access between the two.
What is the commute like from McGregor to Waco?
- The commute is primarily highway-based on US 84, with many local workers reporting commute times in the 20 to 39 minute range and some reporting 30 minutes or longer.
Are there newer homes in McGregor, TX?
- Yes. McGregor has an older housing base overall, but current listing activity also shows newer construction alongside resale homes.
Can you find larger lots or acreage in McGregor, TX?
- Yes. The city’s zoning and current listings suggest a mix of traditional in-town lots, larger residential lots, and some properties with acreage.
Does McGregor, TX have public transportation for commuters?
- The local worker profile reports 0% public transportation use, so McGregor is best understood as a car-dependent market for daily commuting.
