Best Places76705, TX Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood inside ZIP code 76705, scored on 40 measures of daily life and ranked to fit what matters to you. This page is for people who live here or already know they want to. To work out which city fits you best, start with the best places to live tool.
76705 ranks 22,262nd of 33,110 U.S. zip codes on the BestNeighborhood index. It scores highest on low taxes by a wide margin, and thin health care access ranks lowest.
The best neighborhoods in 76705
BestNeighborhood is the only ranking that scores 40 measures of daily life neighborhood by neighborhood and lets you re-weight every one of them yourself.
76705's strengths and weaknesses
Where 76705 ranks high
- Low income/sales/gas taxBetter than 91% of zip codes
- Nice weatherabout 143 pleasant days a year, better than 87% of zip codes
- Disaster safetyBetter than 84% of zip codes
- Cheap childcare$619 a month, better than 84% of zip codes
- State fiscal healthBetter than 82% of zip codes
Where 76705 ranks low
- Healthcare accessBetter than only 7% of zip codes
- Voter turnoutBetter than only 10% of zip codes
- Air qualityBetter than only 12% of zip codes
- Educational attainmentBetter than only 14% of zip codes
- School gradeD+, better than only 17% of zip codes
What it costs to buy a home in 76705
A household needs to earn about $51,000 a year to comfortably buy the median 76705 home, at 20% down and today's 30-year rate. That is below the area's own median income of $62,136, so a typical household can afford the median home outright.
Where the monthly payment goes
Assumes a 20% down payment, a 6.6% 30-year fixed rate, and a 28% share of income going to the payment. The rate is the 2026-07-23 30-year fixed average, series MORTGAGE30US from the St. Louis Fed, which publishes Freddie Mac's weekly survey. Against the median home value, property tax uses 76705's effective rate of 1.12%, and insurance is estimated at 0.4% of home value a year.
Renting versus buying
At today's prices, buying tends to cost more than renting for about the first 7 years, then pulls ahead as rent keeps rising and the mortgage builds equity. The chart tracks the running cost of each.
Who lives in 76705
76705 runs younger than the country.
Residents by age
Racial and ethnic makeup has its own map. See the race and diversity map for 76705.
Who works in 76705, and how
Work in 76705 centers on retail trade and construction. Unemployment is close to the national rate, and employment has held roughly flat.
Largest industries
How people get to work
- Drive or carpool 89%
- Work from home 8%
- Transit, walk, or bike 4%
Life in 76705
76705 has more restaurants and bars per resident than 66% of zip codes. That concentrates in some parts of 76705 and thins out in others, which the map shows.
What the weather is like in 76705, month by month
76705 sees roughly 143 pleasant days a year. July highs average about 96 degrees. January highs sit near 60, with lows near 38. The comfortable stretch runs March, April, October, and November.
Show the monthly temperatures
| Month | Avg high | Avg | Avg low |
|---|---|---|---|
| January | 60° | 50° | 38° |
| April | 78° | 69° | 57° |
| July | 96° | 88° | 75° |
| October | 82° | 71° | 58° |
Flying in and out of 76705
The nearest airport, Waco Regional, is about 7 miles away and is a small airport. The nearest major hub is Dallas Love Field, about 86 miles away.
The best schools in and around 76705
Schools across 76705 average a D+, better than 17% of zip codes.
Top elementary schools
- West ElB+ · 53% proficient
- Bosqueville ElB · 45% proficient
- Axtell ElB · 45% proficient
Top middle schools
- China Spring IntA− · 55% proficient
- West MiddleB+ · 49% proficient
- Bosqueville MiddleB− · 40% proficient
Top high schools
- China Spring H SA · 67% proficient
- Bosqueville H SA− · 60% proficient
- West H SB+ · 52% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every 76705 school and its grade on SchoolGrade.
76705 measure by measure
Cards are ordered by how much each measure matters to you, so the ones you weighted highest come first. Expand to see every measure. Percentages compare 76705 against the other 33,109 zip codes.
Who 76705 suits
Remote workers
Internet is fast and widely advertised and 8% already work from home.
Common questions about living in 76705
Is 76705 a good place to live?
Using BestNeighborhood's default rankings, 76705 ranks 22,262nd of 33,110 zip codes. It scores highest on low taxes, the weather, and low disaster risk, and lowest on thin health care access and civic engagement. How good it is for you depends on which of those you weight most, which the map lets you set.
Is 76705 expensive to live in?
The median home is worth $185,524. The overall cost of living runs about 17% below the national average. Set against a $62,136 median income, cost of living beats 34% of zip codes.
Is 76705 safe?
76705 is safer than 33% of zip codes. Safety varies a lot by neighborhood. Crime costs an estimated $470 per resident a year.
What is the weather like in 76705?
July highs average about 96 degrees, and January highs near 60 with lows near 38. That works out to about 143 pleasant days a year, more than 87% of zip codes.
Is 76705 good for families?
Schools beat 17% of zip codes, crime safety beats 33%, and childcare runs $619 a month.
Compare 76705 with other zip codes
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to 76705. Scores are absolute rather than ranked, which means a 60 in 76705 represents the same real quantity as a 60 anywhere else, and the ranking is a weighted average of those absolutes. The map colors come from a national scale calibrated against a population weighted random sample of 5,000 neighborhoods. That absolute scoring is what no other places-to-live ranking does: it puts a single neighborhood, a town, a metro, and a state on one scale, so the same 40 measures answer both which metro to move to and which street inside it to buy on. Read the full methodology.
76705 detail on BestNeighborhood maps:
- Walk Grade for 76705: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in 76705: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of 76705: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in 76705: carrier by carrier coverage behind the cell score.
76705 detail on related sites:
- CrimeGrade: neighborhood crime rates behind the crime safety score.
- ISPreports.org: provider by provider internet availability and advertised speeds.
- CoverageWatch: the car insurance premiums behind the cheap car insurance score.
Federal and public data:
- U.S. Census Bureau American Community Survey: income, home value, rent, vacancy, commute time and mode, educational attainment, home age, age structure, household type, industry, and race.
- NOAA Global Surface Summary of the Day: the daily station record behind the monthly temperatures and the pleasant-day count.
- FAA Passenger Boarding Data: airport size and annual passenger counts.
- Freddie Mac Primary Mortgage Market Survey: the 30-year fixed rate used in the cost-to-buy estimate.
- FBI Crime Data Explorer: reported offenses behind the tangible crime cost estimate.
- U.S. EPA Air Quality System: five year average air quality index.
- FEMA National Risk Index: expected annual loss from natural hazards.
- CDC PLACES: disease burden, preventable risk, and barriers to care.
- National Center for Education Statistics: school enrollment and assessment inputs behind the school grade.
- FCC National Broadband Map: internet and wireless availability.
- U.S. Bureau of Labor Statistics: employment and job growth behind the local economy score.
- Religious activity uses a proprietary religious signal measurement.
Your priorities
Move a slider to say how much a measure matters. Zero turns it off.