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Katy vs. Sugar Land

Overview

Many people moving to the Houston area are told that two of the best places to live are Sugar Land and Katy, TX.  They then have a hard time deciding between the two…because they are both great places to live! Plus, they are very similar in types of homes available, good schools, demographics, etc. However there are some slight variations that I will try to point out in this report. Please note that these are my observations only and are not scientifically proven and may not even be totally accurate. This is just what I have observed.

 

Katy

Sugar Land

Most Affordable Homes

 

Best Schools*

Best Tax Rates

 

Best Commute to Galleria

 

Best Commute to Downtown

 

Best Commute to Energy Corridor

 

Best Commute to Med Center

 

Best Commute to Airports

 

Lots of Newer Homes Available

 

Lowest Crime Rate*

Best Amenities*

Best Shopping

 

*NOTE:
Both areas have high-scoring schools and low-scoring schools…it depends
on the neighborhood…and sometimes the side of the neighborhood. The same goes
for crime rates and amenities.

search-by-school

 

Explanation of Areas

The first thing to know…these are huge areas! Sugar Land’s population is somewhere around 80,000-85,000 and the Greater Katy Area is 200,000-300,000 (although no one seems to know for sure).

Not all parts of Sugar Land are equal. Some neighborhoods are zoned to high-scoring schools and some are not. The older Sugar Land neighborhoods have tax rates around 2.2-2.6 but the newer neighborhoods can be up to 3.6. Some neighborhoods have lots of amenities while the older neighborhoods do not. (However, Sugar Land has excellent city amenities including a large city pool.) The newest Sugar Land neighborhoods are not, necessarily, zoned to the highest-scoring schools. If you want high-scoring schools in Sugar Land, you may need to buy an older home (1980s-1990s) and do some light updating (paint, light fixtures, and faucets). So you can’t just look at the city overall and claim that all parts of the city are the same…because they are not. (This is why you need a local area expert!)

The same goes for Katy. Different areas of Katy have different neighborhoods with different schools, tax rates, prices, etc.

City of Sugar Land

Approximate population: 80,000-85,000

map-sugar-land

Sugar Land Neighborhoods

sugarland_neighborhoods_map

» View Sugar Land homes for sale

 

City of Katy (incorporated)

Katy is larger than Sugar Land and hard to define. The actual City of Katy is only a small area of about 15,000 people:

katy-tx-city-map

Greater Katy Area (Katy ISD)

When most people talk about Katy, they mean the Greater Katy Area covered by Katy ISD…a much larger area than just the official/incorporated City of Katy. Approximate population: 200,000-300,000:

katy-tx-area-map

NOTE
Please read Wikipedia’s description of the Greater Katy Area for a detailed explanation.

 

I like to divide Katy into three major areas:

  • North of Interstate 10
  • South of Interstate 10 but East of Grand Parkway
  • South of Interstate 10 but West of Grand Parkway

katy-tx-overview-map

NOTE
My terms “north Katy,” “east Katy,” and “west Katy” are not official terms. They are just how I separate and explain the different parts of Katy to clients.

These three areas are very different in regards to the scores of the schools and the age and price of the homes. Generally speaking, the area north of I10 has lower scoring schools and, therefore, less expensive homes. The areas south of I10 both have high scoring schools, but some parts still have better schools than other parts. The east side of Grand Parkway is older, and has more mature trees (therefore “prettier” than the west side) but also has older homes. These homes are closer to Houston and, therefore, have shorter commute times than the west side of Grand Parkway. Just like older Sugar Land, you may want to do some light remodeling (paint, light fixtures, and faucets) to update these homes.

The area west of Grand Parkway is newer and so there are plenty of newer, modern homes zoned to high-scoring schools. However, if you live far-west you will have a longer commute than the far-east side of Katy (to downtown or Galleria).

We could probably separate another area out: the Energy Corridor which, for now, I include in east Katy.

 

Katy Neighborhoods

Katy Neighborhoods Map

» View Katy homes for sale

 

Look and Feel

Most of Sugar Land is “master planned.” And so is most of east Katy and west Katy. Our master planned neighborhoods have tree-lined streets with sidewalks, beautiful parks, and community clubhouses, swimming pools, and tennis courts. They consist of various subdivisions that are governed by home owner associations. Some HOAs are stricter than others, but overall, they help maintain both the beauty and the home values of their respective subdivisions.

NOTE
A neighborhood usually consists of multiple subdivisions. For example, First Colony Sugar Land consists of over 70 subdivisions. Likewise, Cinco Ranch Katy consists of over 18 subdivisions. The amenities for the neighborhood are generally the same, but the tax rates, prices, and even schools may vary per subdivision, even though they are located within the same neighborhood.

When you drive around east Katy in the older Cinco Ranch, Kelliwood, and Grand Lakes areas…the streets and homes look almost exactly the same as Sugar Land to me. You will see more pine trees in Katy than Sugar Land, but that seems to be the only difference I see when driving around. So both areas are beautiful.

West Katy is newer and, therefore, has less mature trees (but newer homes!). However, in 10-15 years it should be as pretty as Sugar Land and east Katy. This is the same as the two newer neighborhoods in Sugar Land: Riverstone and Telfair…they each have less mature trees than other neighborhoods in Sugar Land.

North Katy is “spotty” and has a totally different, non-master planned feel to it than Sugar Land, east Katy, and west Katy. In north Katy, some parts feel “rural” rather than “suburban.”


Affordability

While you can spend the same amount of money on a house in each area, generally speaking, you can buy a home in Katy for less than a comparable home in Sugar Land. Sugar Land is land-locked by Houston, Stafford, Missouri City, and Richmond…so it has less land to expand to than Katy. That may be one reason why prices are higher in Sugar Land…less homes and closer proximity to Houston equals higher prices.

Notice (in graphs and charts below) that 3,241 homes sold in Katy (ZIP Codes 77450 + 77494 only) during the same period that only 1969 homes sold in Sugar Land. 

Average prices in 2015:

  • Sugar Land (all) = $377,000
  • Katy 77450 only = $295,000
  • Katy 77494 only = $372,000

 

Katy Real Estate Stats

ZIP Code 77450

January to December 2015 (single-family homes only) for 77450 (East side) only.

2015-katy-77450

 

ZIP Code 77494

January to December 2015 (single-family homes only) for 77494 (West side) only.

2015-katy-77494

 

Sugar Land Real Estate Stats

January to December 2015 (single-family homes only) all ZIP codes with Sugar Land address.

2015-sugar-land

 

Schools

Both Sugar Land and Katy have excellent schools in some parts and lower scoring schools in other parts. It depends on the neighborhood! It also depends on what you consider “the best” schools…is a score of 9 or 10 required or is an 8 good enough? Sugar Land has only one 9 high school, whereas Katy has four 9 high schools to choose from. If a home is zoned to a high-scoring high school, most likely the elementary and middle schools there are high-scoring as well…but not always.

search-by-school

 

Katy Schools

Katy schools are in the Katy Independent School District (get more info). This map shows the schools by color codes according to Greatschools.org.

“The GreatSchools Rating is on a 1-10 scale, where 10 is the highest and 1 is the lowest. Ratings are broken down into three categories: ratings 1-3 signal that the school is “below average,” 4-7 indicate “average,” and 8-10 are “above average.” Ratings for these categories are shown in red, yellow and green (respectively) to help you see the distinctions.”  Read More

katy-school-map-overview

Source: GreatSchools.org Google map.

Katy High Schools

katy-tx-schools-overview

List of Katy Schools

The following is a list of the schools in Katy in alphabetical order and the Scores are from GreatSchools.org as of November 2015.

NOTE
Click the name of the school to see more details on GreatSchools.org.

School

Type

Score

Area

Address

Alexander Elementary

Elem

10

E

6161 South Fry Rd, Katy

Bear Creek Elementary

Elem

5

N

4815 Hickory Downs Dr, Houston

Beck Jr High

JH

9

E

5200 South Fry Rd, Katy

Beckendorff Junior High

JH

10

W

8200 South Fry Rd, Katy

Briscoe Jr High

JH

8

LCISD

4300 FM 723 Road, Richmond

Cardiff Jr High

JH

7

N

3900 Dayflower Dr, Katy

Cimarron Elementary

Elem

7

E

1100 South Peek Rd, Katy

Cinco Ranch High

HS

9

W

23440 Cinco Ranch, Katy

Cinco Ranch Jr High

JH

9

W

23420 Cinco Ranch, Katy

Creech Elementary

Elem

10

E

5905 South Mason Rd, Katy

Davidson Elementary

Elem

New

W

26906 Pine Mill Ranch Drive, Katy

Duryea Elementary

Elem

4

N

20150 Arbor Creek Drive, Katy

Emery Elementary

Elem

7

N

19636 Plantation Myrtles Drive, Katy

Exley Elementary

Elem

10

E

21800 Westheimer Pkwy, Katy

Fielder Elementary

Elem

9

E

2100 Greenway Village Dr, Katy

Foster High

HS

7

LCISD

4400 FM 723 Road, Richmond

Franz Elementary

Elem

6

N

2751 North Westgreen, Katy

Golbow Elementary

Elem

6

N

3535 Lakes of Bridgewater, Katy

Griffin Elementary

Elem

10

W

7800 South Fry Rd, Katy

Hayes Elementary

Elem

9

E

21203 Park Timbers, Katy

Hemmenway Elementary

Elem

5

N

20400 West Little York Road, Katy

Holland Elementary

Elem

10

W

23720 Bare Meadow Ln, Katy

Hubenak Elementary

Elem

10

LCISD

11344 Rancho Bello Pkwy, Richmond

Huggins Elementary

Elem

9

LCISD

No 1 Huggins Dr, Fulshear

Hutsell Elementary

Elem

7

N

5360 Franz Rd, Katy

Jowell Elementary

Elem

7

N

6355 Greenhouse Road, Katy

Katy Elementary

Elem

10

N

5726 George Bush Dr, Katy

Katy High

HS

7

N

6331 Highway Blvd, Katy

Katy Jr High

JH

8

N

5350 Franz Rd, Katy

Kilpatrick Elementary

Elem

10

W

26100 Cinco Ranch, Katy

Mayde Creek Elementary

Elem

7

N

2698 Greenhouse Rd, Houston

Mayde Creek High

HS

6

N

19202 Groeschke Rd, Houston

Mayde Creek Jr High

JH

6

N

2700 Greenhouse Rd, Houston

Mcfee Elementary

Elem

5

N

19315 Plantation Cove Lane, Katy

McMeans Jr High

JH

9

E

21001 Westheimer Pkwy, Katy

McRoberts Elementary

Elem

7

N

3535 North Fry Rd, Katy

Memorial Parkway Elem

Elem

6

E

21603 Park Tree Ln, Katy

Memorial Parkway Jr High

JH

9

E

21203 Highland Knolls, Katy

Morton Ranch Elementary

Elem

6

N

2502 North Mason Rd, Katy

Morton Ranch High

HS

6

N

21000 Franz Rd, Katy

Morton Ranch Jr High

JH

6

N

2498 North Mason Rd, Katy

Nottingham Country Elementary

Elem

8

E

20500 Kingsland, Katy

Pattison Elementary

Elem

10

E

19910 Stonelodge St, Katy

Raines High

HS

1

N

1732 Katyland Dr, Katy

Randolph Elementary

Elem

new

W

5303 Flewellen Oaks, Fulshear

Rhoads Elementary

Elem

8

N

19711 Clay Rd, Katy

Robert King Elementary

Elem

7

N

1901 Charlton House, Katy

Robinson Elementary

Elem

7

N

4321 Westfield Village Drive, Katy

Rylander Elementary

Elem

9

W

24831 Westheimer Pkwy, Katy

Schmalz Elementary

Elem

9

N

18605 Green Land Way, Houston

Seven Lakes High

HS

9

W

9251 South Fry Rd, Katy

Seven Lakes Jr High

JH

10

W

6026 Katy-Gaston Rd, Katy

Shafer Elementary

Elem

10

W

5150 Ranch Point Dr, Katy

Sheridan Elementary

Elem

7

N

19790 Kieth Harrow Boulevard, Katy

Stanley Elementary

Elem

10

W

26633 Cinco Terrace, Katy

Stephens Elementary

Elem

9

W

2715 Fry Road, Katy

Sundown Elementary

Elem

4

N

20100 Saums Rd, Katy

Taylor High

HS

9

E

20700 Kingsland Blvd, Katy

TH McDonald Jr High

JH

6

N

3635 Lakes of Bridgewater, Katy

Thornton Middle

JH

5

N

19802 Kieth Harrow Boulevard, Katy

Tompkins High

HS

9

W

4400 Falcon Landing, Katy

Wertheimer Middle

MS

9

LCISD

4240 FM 723 Road, Richmond

West Memorial Elementary

Elem

8

E

22605 Provincial Blvd, Katy

West Memorial Jr High

JH

7

E

22311 Provincial Blvd, Katy

Williams Elementary

Elem

10

E

3900 South Peek Road, Katy

Wilson Elementary

Elem

10

W

5200 Falcon Landing, Katy

Winborn Elementary

Elem

8

N

22555 Prince George, Katy

Wolfe Elementary

Elem

6

E

502 Addicks-Howell, Houston

Wolman Elementary

Elem

10

W

28727 North Firethorne Rd, Katy

Woodcreek Elementary

Elem

9

W

1155 Woodcreek Bend, Katy

Woodcreek Jr High

JH

9

W

1801 Woodcreek Bend, Katy

      

 

Sugar Land Schools

Sugar Land schools are in the Fort Bend Independent School District (get more info). This map shows the schools by color codes according to Greatschools.org.

“The GreatSchools Rating is on a 1-10 scale, where 10 is the highest and 1 is the lowest. Ratings are broken down into three categories: ratings 1-3 signal that the school is “below average,” 4-7 indicate “average,” and 8-10 are “above average.” Ratings for these categories are shown in red, yellow and green (respectively) to help you see the distinctions.” Read More

school-map-sugar-land

Source: GreatSchools.org Google map.

Sugar Land High Schools

schools-sugar-land

NOTE
Sugar Land is located in the Fort Bend ISD school district which also covers schools Houston, Missouri City, and Richmond TX.

List of Sugar Land Schools

The following is a list of the schools in Katy in alphabetical order and the Scores are from GreatSchools.org as of March 2015.

NOTE
Click the name of the school to see more details on GreatSchools.org.

School

Type

Score

Address

Austin Parkway Elementary

Elementary

9

4400 Austin Pkwy

Barrington Place Elementary

Elementary

7

2100 Squire Dobbins Dr

Bess Campbell Elementary

Elementary

10

1000 Shadow Bend Dr

Billy Baines Middle School

Middle School

8

9000 Sienna Ranch Rd, Missouri City

Brazos Bend Elementary

Elementary

10

621 Cunningham Creek Blvd

Clements High School

High School

9

4200 Elkins Dr

Colony Bend Elementary

Elementary

9

2720 Planters St

Colony Meadows Elementary

Elementary

10

4510 Sweetwater Blvd

Commonwealth Elementary

Elementary

10

4909 Commonwealth Blvd

Cornerstone Elementary

Elementary

10

1800 Chatham

Dulles Elementary

Elementary

6

630 Dulles Ave

Dulles High School

High School

8

550 Dulles Ave

Dulles Middle

Middle School

8

500 Dulles Ave

First Colony Middle

Middle School

9

3225 Austin Pkwy

Fort Settlement Middle School

Middle School

10

5440 Elkins Rd

George Bush High School

High School

5

6707 Fm 1464, Richmond

George Ranch High School

High School

8

8181 FM 762, Richmond

Highlands Elementary

Elementary

9

2022 Colonist Park

Irma Dru Hutchison Elementary

Elementary

8

3602 Ransom Rd, Richmond

JJ Wessendorff Middle School

Middle School

5

5201 Mustang Ave, Rosenberg

Kempner High School

High School

7

14777 Voss Rd

Lakeview Elementary

Elementary

7

314 Lakeview Dr

Lamar Consolidated High School

High School

4

4606 Mustang Ave, Rosenberg

Lawrence E Elkins High School

High School

7

7007 Knights Ct, Missouri City

Lexington Creek Elementary

Elementary

8

2335 Dulles Ave, Missouri City

Macario Garcia Middle

Middle School

9

18550 Old Richmond

Oakland Elementary

Elementary

8

4455 Waterside Estates Dr

Oyster Creek Elementary

Elementary

9

16425 Mellow Oaks Ln

Reading Junior High

Middle School

9

8101 FM 762 Richmond

Rita Drabek Elementary

Elementary

9

11325 Lake Woodbridge Dr

Sartartia Middle School

Middle School

10

8125 Homeward Way

Settlers Way Elementary

Elementary

9

3015 Settlers Way Dr

Stephen F Austin High School

High School

8

3434 Pheasant Creek Dr

Sugar Land Middle

Middle School

7

321 Seventh St

Sugar Mill Elementary

Elementary

7

13707 Jess Pirtle Blvd

Susanna Dickinson Elementary

Elementary

10

7110 Greatwood Pkwy

Townewest Elementary

Elementary

6

13927 Richmond Rd

Walker Station Elementary

Elementary

10

6200 Homeward Way Blvd  

William B Travis High School

High School

7

11111 Harlem Rd

 

     search-by-school

 

Tax Rates

No doubt about it, Katy has higher property tax rates than Sugar Land, although there are variations among the various neighborhoods and subdivisions. Generally speaking, both in Katy and Sugar Land, the newer the subdivision, the higher the tax rate.

Find The Property Tax Rate of a Subdivision

Texas has some of the highest property taxes in the country. However we do not have a state income tax. If you are relocating here from another state, I recommend that you combine your current state income tax total with your current property tax total, and use that number to compare with our local property taxes…to put things in the correct perspective.

One last note…the newest neighborhoods have the newest homes which are a lot more energy-efficient that the older homes. So, even though your taxes will be higher in a newer home, your electricity and gas bills should be a lot lower.

 

Commute Times

Commuting around the 4th largest city in the country can be challenging. And Houston’s popularity, which contributes to it’s population growth, hasn’t made commuting any easier. Generally speaking, Sugar Land is closer to downtown Houston, the Galleria area, and the two major airports. Katy is closer to the Energy Corridor.

In order to determine actual commute times, I recommend that you use Google Maps and view the Traffic layer.

 

Crime Rates

Personally, I would feel comfortable living in almost all neighborhoods of both Sugar Land and Katy. However, there are some exceptions. My best advice is for you to use RaidsOnline.com and view the Sex Offenders in the area and other crime-types provided to see what you are comfortable with.

katy-crime-sex-offender-map

 

Demographics

One of the things that does separate Katy and Sugar Land (like any areas) are school demographics.

Sugar Land High Schools

Austin High School (New Territory, parts of North Sugar Land)

austin-high-school

 

Clements High School (Telfair, Sweetwater, Avalon, Commonwealth, parts of First Colony)

clements-high-school

 

Dulles High School (parts of First Colony, Sugar Lakes, Sugar Creek, Lake Pointe)

dulles-high-school

 

Elkins High School (Riverstone and parts of Missouri City)

elkins-high-school

 

Kempner High School (North Sugar Land including Imperial and Sugar Mill)

kempner-high-school

NOTE
Recent rezoning of Sugar Land high schools will probably have a major impact on the demographics at Kempner high school. Telfair has been rezoned to Clements HS (from Kempner HS) and that will most likely change these demographics.

 

George Bush High School (Mission Bend)

george-bush-high-school

 

George Ranch High School (Greatwood)

 george-ranch-high-school

 

Lamar Consolidated High School (River Park and River Park West)

lamar-consolidated-high-school

 

Ridgepoint High School (Sienna Plantation)

ridgepoint-high-school

search-by-school

 

Katy High Schools

Cinco Ranch High School (west and east Katy)

cinco-ranch-high-school

 

Katy High School (north Katy)

katy-high-school

 

Seven Lakes High School (west Katy)

 seven-lakes-high-school

 

Taylor High School (east Katy)

taylor-high-school

 

Tompkins High School (west Katy)

tompkins-high-school

 

Summary

I think, overall, it “boils down” to a combination of four things:

  • Commute
  • Age of Home
  • Price
  • Quality of Schools

If you work downtown or at the medical center, then Sugar Land is your best commute and Katy will be challenging unless you can drive during off-peak times. But you may have to settle for an older home that needs updating to get the best schools.

If you only want a newish home (built since 2005) but your budget is under $400,000, then Katy will have a lot more options than Sugar Land while still providing access to the highest-scoring schools. But the newer the home, the further west it will be located (so the longer the commute).

If you want the best schools and a new-built home in Sugar Land, your only options are Telfair (avg price $557K) and Riverstone (avg price $537K). The elementary and middle schools zoned to Riverstone are 9s and 10s, but the high school zoned to Riverstone is only a 7. Telfair is currently zoned to Kempner HS (a 7) but is being re-zoned over the next few years to Clements HS (9).

If your budget is $300,000 or less, you may have to purchase a home in the Richmond area or settle for an older home with lower-scoring schools in either Sugar Land or Katy.      

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Yes, this website has a lot of information, but even more information is located in the 200+ page Katy Relocation Guide. Want to know if home values are trending up or down in a specific neighborhood? It's in the guide. Want to see a list of the highest-scoring elementary schools? It's in the guide. Want to know which schools are located in a specific part of Katy? It's in the guide. The guide contains information on home values and stats, real estate market stats, helpful phone numbers, school zone maps, and more...all in one place. 

This info is not available on this website or anywhere else!

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Katy TX


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Including Zone Maps!

There are over 60 Katy schools. If you want to see schools listed alphabetically as well as by type and rating, then download the free Katy Relocation Guide. This guide also includes current school zone maps for elementary, middle, and high schools.

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Home Values

Are Home Values Going Up or Down?

You don't want to pay too much for a home or invest in a declining neighborhood do you?

Download the Katy Relocation Guide for detailed graphs and statistics on homes sales in this neighborhood...and for the entire Katy area. You can't get this information anywhere else!

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These generic searches are great, but nothing beats having a local area expert set up a custom home search just for you and your specific requirements. Call or text me at 832-779-2890 so I can get you going with the most accurate home search available!

 

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Sheila Cox has won the Five-Star Real Estate Agent award
for the past 7 years in a row because
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Who's Looking Out for You?

Buying a home is not as easy as it looks! You need a local neighborhood expert to:

  • Help you sort through all the options to find the right neighborhood and schools.
  • Price a home correctly so you don’t pay too much.
  • Watch out for problem houses so you don’t end up with a money pit.
  • Uncover hidden taxes, fees, and other costs.
  • Help you WIN in a competitive, multi-offer offer situation.

Sheila Cox is dedicated to helping you buy the RIGHT house in the RIGHT neighborhood at the RIGHT price. One of the ways she does that is by providing in-depth research on a home that you decide to buy to provide you all the information you need to make a wise decision and to protect yourself from possible unknown hazards.

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Sheila Cox is terrific. I would recommend her to a friend or colleague. She helped navigate the Texas style real estate system which I find unusual and counter productive based on multiple home purchases in other states... Do not go it alone. Work with a reliable partner like Sheila!

--Moore

Sheila helped us in both buying a new home and selling our house - she is fantastic. She is extremely knowledgeable about the Sugar Land market and helped us find the perfect house for our growing family. We loved her service that we also decided to list our current house with Sheila - she exceeded expectations more than can be expressed. We had an offer in 3 days and closed within the month. Thanks to Sheila, the buying and selling process were extremely easy for us!!

--Peduzzi

Sheila was great. I love the fact that she ensured that I would not overpay for a house. She would run the numbers and come up with a fair price. I felt Sheila is an advocate for the buyer.

--Greenberg

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Sheila Cox RealtorAgent: Sheila Cox, Realtor

Broker: Keller Williams Southwest
1650 Highway 6, #350 (Map)
Katy , TX 77478
Phone: (832) 779-2890

IMPORTANT: Please read Consumer Financial Protection Bureau regarding the new laws and procedures that lenders must follow. You should also read Texas Real Estate Commission Information About Brokerage Services and the Consumer Protection Notice.

PRIVACY POLICY: It's simple...I will not sell or share your info with third-parties. I don't want to bug you...I'm here to help. I may email you useful Katy-specific emails from time-to-time to help you, but you can easily unsubscribe from these emails at any time. I am a real estate agent and I may contact you ONLY IF you have requested me to do so via a Katy Custom Home Search, a What's My Katy Home Worth, or one of my other free, no obligation services. If I am unavailable to meet your needs in a timely manner, I may ask you if I can have a respected colleague contact you instead.

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