If you just accepted a position at Baylor Scott & White Medical Center in Temple, your first question is probably: where should I live?

I'm Taylor Dasch with EG Realty. I work with BSW physicians, nurses, and medical staff relocating to Central Texas every month — and I'm also an active real estate investor in this market. I know these neighborhoods from both sides: where the best homes are and where the best value is.

Here's the reality most agents won't tell you: your ideal neighborhood depends almost entirely on two factors — your call schedule and whether you have school-aged kids. A trauma surgeon on primary call needs to be within 15 minutes of the hospital. Period. The Level I Trauma designation at BSW mandates strict response times of 15 to 30 minutes for surgical and acute care staff, which effectively creates a "hard border" that rules out otherwise appealing suburbs like Salado or Georgetown. If you're in outpatient clinic work, you have more flexibility.

I've organized this guide by commute time from BSW's main campus at 2401 S 31st Street so you can find exactly what fits your situation.

Why the BSW Campus Drives the Entire Housing Market

Before we get into neighborhoods, you need to understand the scale of what's happening here. Baylor Scott & White Medical Center – Temple is a 636-bed multi-specialty teaching hospital ranked #7 in Texas by U.S. News & World Report. It's the primary clinical teaching campus for the Texas A&M Health Science Center College of Medicine, running 31 accredited residency and fellowship programs with over 300 medical students rotating through at any given time.

The Temple campus alone employs approximately 8,884 people. Add the adjacent Central Texas Veterans Healthcare System (about 3,500 employees) and over 12,000 medical professionals work within a 2-mile radius — roughly 20% of Temple's entire workforce concentrated in one area.

And it's still growing. In January 2026, BSW opened a new 45-bed Inpatient Rehabilitation Hospital at 725 Marlandwood Road — a joint venture with Select Medical specializing in stroke, traumatic brain injury, and spinal cord rehabilitation. The Marlandwood and Loop 363 corridor is seeing renewed housing interest as PM&R specialists, physical therapists, and occupational therapists cluster near the new facility.

What does all this mean for you? Homes near BSW have built-in demand. This is a hospital-driven housing market, and that's exactly why it's so stable — even when national markets soften.

Zone 1: Under 10 Minutes — West Temple (The Sweet Spot)

This is where most BSW families end up, and for good reason. These neighborhoods sit within Temple city limits but are zoned for Belton ISD — the highest-rated school district in the county. I call this the "West Temple Paradox": you live in Temple, but your kids go to Belton schools. It's the most sought-after combination in Bell County, and it drives property values.

Sage Meadows — 5 to 8 Minutes

Sage Meadows is the default starting point for incoming residents and young attendings. It checks every box at the most accessible price point in the zone.

Price range: $270,000 – $325,000 (approximately $130–$140 per sq ft)

Homes: Brick single-family, 3–4 bedrooms, 1,600–2,500 sq ft, built 2005–2015

HOA: $190–$210 per year

School zoning: Belton ISD — Pirtle Elementary (highly rated), Lake Belton Middle, Lake Belton High School

Turnover here is steady because residents buy when they start training and sell when they finish. That creates a liquid market where homes don't sit long. If you're a PGY-1 earning $70,993, a physician mortgage can get you into a home here with zero down and no PMI — monthly payments are comparable to what you'd pay in rent for a 3-bedroom.

Best for: Residents, fellows, young attendings, hospitalists ($230K), nurses

Hills of Westwood — 8 to 12 Minutes

One step up from Sage Meadows in both price and feel. Rolling terrain (uncommon for this area), newer construction, and a gated subsection called The Enclave that attracts attendings who want privacy.

Price range: $315,000 – $415,000+ (new construction active in 2026)

Builders: Omega Builders, Kiella Homebuilders

HOA: Master HOA approximately $180/year; The Enclave gated section adds approximately $125/month

School zoning: Belton ISD

Amenities: Community pool, playground, backs up to commercial amenities on West Adams Avenue — H-E-B, Target, and gyms are within a couple of minutes. Summer Moon coffee is right here for the morning commute.

Best for: Established attendings, specialists, dual-physician households

The Groves at Lakewood Ranch — 12 to 15 Minutes

This is the upper tier of West Temple. Larger homes, higher-end finishes, and proximity to Lake Belton for weekend recreation.

Price range: $350,000 – $500,000+

Homes: 2,000–3,000 sq ft with granite, custom cabinetry, and upgraded finishes

School zoning: Belton ISD — feeds into Lakewood Elementary, a perennial favorite among medical families

Amenities: Community pool, parks, immediate access to Lake Belton for boating and fishing

This is where department heads, senior specialists, and cardiologists ($341K), gastroenterologists ($355K), and CRNAs ($388K) tend to buy. If top-rated schools and space are your priority, this is your zone.

Best for: Established families, senior physicians, high-earning advanced practice providers

Zone 2: Under 5 Minutes / Walkable — The Medical District

The District / TMED — Walk to Work

The Temple Medical Education District (TMED), locally called "The District," is the area immediately surrounding the hospital. Most affordable zone. Shortest commute. Real trade-offs.

Price range: $150,000 – $250,000

Homes: Mix of 1950s bungalows, renovated flips, and newer duplexes/apartments

Learn more about investing in Temple Here!

School zoning: Temple ISD (not Belton ISD)

The lifestyle asset here is walkability. You can walk to 1914 Coffee House — the de facto living room for BSW medical staff, located directly across 31st Street from the hospital — and eliminate parking fees and commute stress entirely.

This isn't a families-with-kids zone for most buyers because of the Temple ISD zoning. But for medical students, single residents, and empty nesters, it's hard to beat on value and convenience.

From an investor perspective, The District is one of the most interesting areas in Temple. A duplex here rented to medical students has near-guaranteed occupancy because of the proximity to the medical school and hospital. I've helped multiple residents execute this play: buy a duplex with a physician loan, live in one side during training, rent the other, then convert the whole thing to a rental when you finish residency and move to a bigger home in West Temple.

Best for: Medical students, single residents, physician-investors, empty nesters

Zone 3: 15 to 20 Minutes — Belton (The Suburban Retreat)

If you're willing to add a few minutes to your commute, Belton opens up a different lifestyle — larger lots, mature trees, lake access, and genuine small-town character. Everything here is Belton ISD. The commute involves either Loop 121 or I-35, which can add friction during peak hours.

Important for on-call staff: if you're on a Level I Trauma call roster with a 15–30 minute response requirement, verify your specific Belton neighborhood falls within that window during rush hour before committing.

Three Creeks — 15 to 18 Minutes via FM 1670

Three Creeks is one of the largest master-planned communities in Bell County, built along the Lampasas River basin with natural limestone features, hiking trails, and river access. It feels like a nature retreat.

Price range: $280,000 – $400,000

New construction: Very active in 2026 — Stylecraft, D.R. Horton, and Carothers Executive Homes offer inventory from entry-level to semi-custom

HOA: Approximately $120/quarter ($480/year) depending on section. Note transfer fees can be steep (approximately $360).

Amenities: Private pavilions, Lampasas River access, hiking trails, sand volleyball courts

School zoning: Belton ISD

The FM 1670 route to BSW avoids I-35 congestion entirely and is a pleasant 15–18 minute drive.

Best for: Active families, outdoor enthusiasts, buyers who want new construction with Belton ISD schools

 Dawson Ranch — 15 to 20 Minutes

Dawson Ranch is the established, "Hill Country feel" neighborhood in Belton. Custom homes on half-acre-plus lots, mature oak trees, and very low turnover. People who buy here stay.

Price range: $400,000 – $750,000+

HOA: Approximately $180/year

Notable: Regatta Oaks is a subsection within Dawson Ranch featuring garden homes on smaller lots — ideal for empty-nester physicians who want luxury finishes without yard maintenance

School zoning: Belton ISD

Best for: Department heads, senior specialists, CRNAs, surgeons, and physicians who want a clear separation between work and home

Zone 4: 15 to 20 Minutes West — Harker Heights

Harker Heights enters the conversation primarily for dual-career households where one spouse works at BSW and the other at Fort Cavazos (formerly Fort Hood) or in Killeen.

Commute to BSW: 15–20 minutes via Highway 190 (I-14)

Price range: $350,000 – $500,000 for executive-style homes in neighborhoods like The Ridge and Country Trails

School zoning: Killeen ISD (more variable than Belton ISD — research specific campus ratings)

Amenities: Harker Heights has its own commercial center with H-E-B, Target, and dining options

The trade-off is Highway 190 congestion and Killeen ISD. But if you need to split the commute between BSW and Fort Cavazos, Harker Heights is the geographic compromise that works.

Best for: Dual-career military/medical households, value-oriented buyers who want maximum square footage

Quick Reference: BSW Neighborhood Comparison Table

Physician Mortgage Loans: How to Buy Before Your First Paycheck

Most BSW hires relocate with medical school debt and limited cash for a down payment. Physician mortgage loans are designed for exactly this situation. Here are the lenders I see my Central Texas clients working with most:

Extraco Banks — The dominant regional lender for BSW medical professionals. Up to 100% financing (zero down), no PMI, and allows up to 3% seller contributions to closing costs. Eligible for MD, DO, DDS, and specifically medical residents. If you're a trainee, start here.

First Financial Bank — 100% financing up to $600,000. For loans between $600K and $1 million, a 5% down payment is required. Unique requirement: if financing exceeds 95%, they require a life insurance policy assignment equal to 20% of the mortgage.

Broadway Bank — Up to 100% financing (limits around $832K). Key advantage: they allow closing based on a future employment contract, which is critical if you're moving in June for a July 1 start date.

Fairway Independent Mortgage — National lender with a specialized physician loan division. Their flexible DTI calculations exclude income-driven student loan repayments, which can significantly increase your qualification amount.

Start the pre-approval process at least 90 days before your start date. The July 1 residency cycle creates a predictable inventory crunch every year — the best homes in Sage Meadows and Hills of Westwood get absorbed fast.

See my full guide to Physician Mortgage Loans HERE

Belton ISD vs Temple ISD: What You Need to Know

This comes up in every relocation call I take. Here's the honest breakdown.

Belton ISD is consistently rated A or B by the Texas Education Agency. Lake Belton High School opened in 2020 with state-of-the-art facilities and earned an A rating in 2025. The district is fast-growing, which means newer facilities and occasional rezoning — always verify your specific address is currently zoned where you think it is.

Temple ISD generally rates B or C as a district, but Temple High School is a standout — it offers an International Baccalaureate (IB) program and strong career/tech education tracks. Families who value programmatic diversity or the IB curriculum specifically may find Temple ISD is actually the better fit.

The critical detail: city limits and school district boundaries do not match in Central Texas. A home with a "Temple" mailing address is often zoned for Belton ISD. Always verify the specific school zoning on any property before making an offer. I check this for every client.

What BSW Employees Can Actually Afford Here

One of the biggest advantages of relocating to Temple from a larger metro is how far your salary goes. Texas has no state income tax, and the cost of living in Bell County runs 13–17% below the national average. A hospitalist earning $230,000 in Temple has more purchasing power than one earning $260,000 in Austin.

Here's what that looks like in practice:

Residents (PGY-1 at approximately $71K) can buy in The District ($150K–$250K) or the lower end of Sage Meadows ($270K) using a physician loan with zero down. Monthly payment on a $260K home at 6.5% with no PMI comes in around $1,640 — comparable to renting a 3-bedroom.

Hospitalists and EM physicians ($200K–$250K) fit comfortably in Sage Meadows or Hills of Westwood in the $270K–$415K range.

Specialists and surgeons (cardiology $341K, gastroenterology $355K, anesthesiology $388K) can comfortably afford Lakewood Ranch, Dawson Ranch, or custom builds in Three Creeks in the $350K–$750K+ range.

CRNAs ($388K average) are often overlooked, but they're some of the highest-earning buyers in this market. Dawson Ranch and executive homes in Three Creeks are the most common choices I see.

RNs ($60K–$82K) can realistically buy in The District or the lower price points of Sage Meadows with conventional or FHA financing. Dual-income RN households open up everything in West Temple.

Ready to Start Your BSW Relocation?

I work with BSW employees relocating from across the country. Whether you're coming from Houston, Chicago, or California, I can set up virtual tours of any neighborhood on this list, run the numbers on specific properties, and coordinate everything remotely so you can close before your first day.

Call or text me at 254-718-4249 or email [email protected]. I'll send you a custom neighborhood shortlist based on your specialty, schedule, and family situation.

Read the full Baylor Scott & White Relocation Guide → HERE

Taylor Dasch | REALTOR® | EG Realty | Temple, TX Specializing in BSW medical professional relocations and Central Texas investment properties