How Waco's Growth (and the 'Fixer Upper Effect') Is Changing Land Values in McLennan County

Key Takeaways:

• With national exposure and population growth over the past decade, the real estate market in Waco has changed significantly.

• Clearing can make it easier for buyers to inspect your land and decide if it works for them, though the work won't necessarily pay for itself.

• Before you spend any money on improvements, compare recent land sales with the estimated cost of clearing your property.

If you bought land in Waco in the early 2000s, the area might be almost unrecognizable now. New homes are popping up all the time, with droves of people moving into the area. Even properties on the outskirts in what was once considered no man’s land are now getting attention from buyers.

With Waco land values changing so quickly, many property owners are starting to wonder what they might be able to sell their current acreage for today.

Should you list it as-is? Clear some of the overgrowth first? Hold on to it for a future project?

Here’s what the local market tells us.

The Waco ‘Fixer Upper Effect’

Waco had been a quiet city since its inception. But when HGTV decided to air the show Fixer Upper back in 2013, the area started to gain national attention. People who would have never thought of visiting Waco, let alone buying property here, now had it on their radar.

The show put Waco in front of millions of prospective home buyers, and things changed.

Local real estate professionals connected that increased visibility to rising interest in the area. A 2020 Realtor.com report said that local home prices in McLennan County increased by a staggering 52.1% between 2015 and 2019. Prices in the greater Austin-Waco-Hill Country region also went up by 8.63% year-over-year in 2026.

That same growth is reflected in the population. In 2025, there were an estimated 272,020 residents, 4.4% higher than in 2020.

And like any fast-growing area, McLennan County's growth has created plenty of new opportunities for local landowners.  

What Determines the Value of Rural Land?

Take two ten-acre properties outside of Waco. They can have very different values, even if they're only a couple of acres apart.

If one has a county road entrance with nearby utilities, it's probably worth more than the other one that may need an easement or extensive clearing work before anyone can reach the potential building area.

When looking at McLennan County land value, many buyers consider the property’s potential use alongside its location and physical condition.

That also includes:

• Legal road access and easements

• Usable acreage and Terrain

• Available utilities and possible building locations

• Floodplain restrictions and permitted uses

If you're considering selling your land and want to know the value, you can look at comparable sales and get a qualified rural land appraisal.

Can Clearing Overgrown Land Increase Its Value?

Say you own 20 acres outside Waco, but the only usable entrance is blocked by brush. Buyers can't easily drive onto the property or get a good look at it.

Opening that entrance could make a huge difference in how people evaluate the land.

Selective clearing may also reveal a potential homesite or make an existing pasture easier to inspect. The land value after clearing depends on what the work accomplishes and how much it costs.

A landowner may benefit from opening the driveway and clearing enough room for buyers to walk the property. Removing every tree across those 20 acres could cost considerably more without adding the same amount to the eventual sale price.

We talk a little bit about how land clearing can affect property value in our existing guide, including how better access and usable acreage can influence a property’s appeal.

But for now, the most important thing you can ask is how much the clearing would benefit a future buyer.

Should you Clear, Sell As-Is, or Improve the Property?

Before calling a clearing crew, figure out what you're trying to accomplish with your acreage.

There are a few approaches you can take.

Sell the Property As-Is

Selling without clearing may be your best bet if the next owner intends to develop the entire tract and already has extensive site work planned.

You may also prefer to avoid paying for improvements before a sale, particularly if the property’s existing access allows buyers to inspect it.

Clear Selected Areas Before Listing

If brush prevents buyers from exploring every part of the land or examining possible build locations, it may help to invest in targeted clearing.

Compare current Waco land for sale alongside completed sales of similar properties. A local land agent can help you understand what buyers are looking for in terms of usable acreage and what they might be okay with handling themselves. 

Prepare the Land for Your Own Plans

You may have no intention of selling right now.

Clearing could still be an option if you're planning on building something, like a barndominium, or you want to get land back in use, such as a pasture.

In that situation, the value of the work really comes down to what you want to do with the property.

Get a Better Picture of Your Property Before Making a Decision

Start with a current market assessment. Then identify which parts of your property would benefit from clearing and get an estimate for that work.

If you're considering land clearing in Waco, TX, 5K Land Management can review your property and help you understand what the proposed clearing would involve.

You can compare those costs with your plans and the property’s likely market value before you commit.

Talk to 5K About Your McLennan County Property

If you're weighing the cost of clearing against selling or keeping your acreage, 5K Land Management can help.

Tell us about your property and your goals. We’ll review the scope and provide a custom quote.