Award-winning REALTOR, Sheila Cox specializes in helping Katy, TX home buyers and seller navigate the local real estate market with confidence. With 15+ years of experience and deep knowledge of neighborhoods like Cinco Ranch, Seven Meadows, and Cross Creek Ranch, she provides expert guidance backed by real data and local insight. Winning the Five Star Real Estate Agent award every years since 2010, Sheila has accomplished what only 1 percent of Realtors can boast. She also provides training guides and courses to other Realtors via Agent Success Builder.
Before a home owner puts a brick home on the market to sell in the Katy TX area, a thorough inspection on the exterior of the home should be performed. All the walls should be checked for cracks along mortar lines and brick. The lintels above windows and doors should be checked for rust. Make sure that you look behind hard-to-see areas covered with bushes as well.
These kinds of cracks do not necessarily mean there are foundation issues…bricks and mortar crack very easily. They do need to be resealed, however, with mortar (not caulk) to prevent water penetration into the side walls. Call JQ Brick at 713-253-5092.
If you find any cracked brick or mortar, or rusted lintels, requiring brick repairs, then call a brick restoration company to have them repaired before you put the house on the market. If a potential home buyer sees these kinds of cracks, it may scare him away before he takes a serious look at the home. Or, if the cracks are found during an inspection, it can kill the deal. These brick repairs are relatively inexpensive (usually around $500 or less) and need to be done whether you sell or not…to prevent water penetration into the side walls.
Cracks in bricks and mortar may indicate foundation issues, but they definitely do not mean that the foundation definitely has problems. I’ve seen homes with cracks running the entire length of the home that did not require foundation repairs even after inspections by several foundation repair companies. However, most home buyers are not foundation experts and automatically think there are foundation problems when they see cracks in the walls…and move on to the next house to consider buying.
In Texas, there is a saying that all houses here either have foundation repairs or will need them in the future. That’s because the soil in most parts of Texas is an “expansive soil” that significantly expands and contracts based on the level of moisture in it. And since Texas is known for either droughts or floods…our soil tends to expand and contract a lot…causing the need for brick repairs on a regular basis.
That is why it is very important for homeowners to keep the soil around their home evenly watered. Water in the soil provides pressure to support the home. During a drought, the lack of moisture may cause a foundation to sag. Simply watering the soil can often push a slightly sagging foundation back up…no kidding!
When a REALTOR wants to show your home to a client, she will contact the Centralized Showing Service. They will, in turn, contact you to confirm the day and time. If the requested appointment is not a good time for you, offer an alternate time that is…but keep it as close to the requested time as possible.
Keep in mind that showing appointments are unpredictable. Most agents will set a window to show your home between, for example, 1:00 to 2:30 p.m. This means you should be out of the home by 12:55 and don’t return until 2:45. Due to the day’s showing schedule, the REALTOR and clients may not arrive at the home until 2:15 p.m.—which is why an appointment “window” is set.
Unfortunately, sometimes the REALTOR will have to cancel the appointment at the last minute…or sometimes they don’t show up at all. Remember that this is may be because the clients (potential Buyers) have either changed their mind or already decided on another home.
About 15 to 30 minutes before you need to leave your home for a showing appointment, do the following:
1.
Make sure the temperature of the house is comfortable: cool in summer and warm in winter.
2.
Many people are allergic to certain scents and deodorizers, so don’t spray the air or plug-in air fresheners.
3.
Open all the window coverings to let in light.
4.
For windows that show undesirable outdoor scenery, such as a dilapidated fence or a nearby structure that obstructs views, keep blinds partially closed.
5.
Turn on every light in the house, including closet lights.
6.
Put animals in crates in a safe, but out-of-the-way place such as a laundry room or garage. Some people are afraid of dogs and/or cats. Cover animal cages if possible…especially reptiles, snakes, and rodents.
7.
Turn off TV.
8.
If the house is wired for sound, leave classical music playing but very softly.
9.
Make sure you leave house brochures on the dining room table or another place pre-determined by your REALTOR.
10.
Leave the house. Don’t set the alarm unless you have left instructions with your REALTOR or the Centralized Showing Service.
NOTE: If you bump into the REALTOR and Buyer on the way out, be friendly and cordial, but do not stay.
After an appointment, I will follow-up with the showing agent to obtain feedback for you. This may take a few days, so please be patient. Generally I send weekly reports to keep you up-to-date.
Here is an up-to-date list of Katy Golf Course Homes for Sale for people who want a home located on a golf course lot (great view). These homes are located in the East and West sides of Katy (77450, 77094, 77494, 77441) only. The schools located in this part of Katy are the highest-rated Katy schools. The further west you go in Katy, the newer the homes (but the longer the commute ). In fact, you can find Katy new construction homes on the far west side of Katy. The east side of Katy is older and more beautiful with mature trees.
“Opened in March 2007, this off-leash park for canines of all sizes and is open everyday from dawn to dusk and is one of the city’s most popular attractions. The 14 acre park offer lots of grass and trees with a third of a mile length walking path, a wading pool for dogs, custom dog showers and fountains accessible for both the four legged friend and their owners. Stop by and enjoy our newest attraction- the agility course! Located on the west side of the park, this course was designed for dogs to train or exercise along with their owners with ease. The park is divided into two parts for small and large breed dogs and has public restrooms.” (Source: Website)
This is a 32-acre park featuring a lake with ducks, fish, and wildlife, playground, miniature golf, picnic pavilion, gazebo, walking trail, restrooms, picnic tables and grills.
Open 7am-7pm (M-F), 8am-5:30pm (Sat), and 10am-5pm (Sun)
Fitness center for residents of Harris County (northern portion of Katy) that offers free swim lessons, water exercise, American Red Cross lessons, and other workshops. Fitness classes include yoga, Karate, Qigong, fitness machines, and cardio training.
“In the heart of downtown Historic Katy, Harvest Plaza is set aside to pay tribute to Katy’s beginnings as a rice-farming community. The beautifully landscaped plaza offers a shade structure with night lighting, benches, a water feature and commemorative brick paving. ” (Source: Website)
“This sports facility is home to 2 baseball fields, 2 softball fields, a state of the art sports lighting system, soccer field/multipurpose field, a covered three court basketball pavilion, six ADA accessible tennis courts and many picnic tables for year round use. All athletic fields are available for rentals Monday through Sunday 8:00 a.m. to 11:00 p.m.
Incudes the Katy Play Station and Pavilion, “The state’s largest innovative playground for multiple-impaired and profoundly deaf children, is also located within Katy City Park. The all-inclusive 13,000 square foot playground, custom designed as a tribute to Katy’s name sake the MKT Rail line. This play facility is a one-of-a-kind attraction for both able and disabled bodied children and has quickly become a destination within the community for family fun recreation. Katy Play Station was featured in Today’s Playground Magazine and has received several awards for its design and contribution to the Katy community.
The Play Station Pavilion is equipped with permanent picnic tables and benches. Seats approximately 50 and is available on a daily basis for rental.” (Source: Website)
“The Katy Arboretum was developed as a joint venture with the City of Katy, CenterPoint Energy and Keep Katy Beautiful. The three-acre park was designed as an educational green space to promote CenterPoint Energy’s Right Tree Right Place initiative. The Arboretum features various species of trees with educational plaques and is a popular location for families, scout groups and tourists. Inside the park area is The Arboretum Building that can be rented for parties, baby and bridal showers and other events. The park features a play structure, outdoor BBQ grill, patio with picnic style seating and a tranquil walking path. The Arboretum Building is equipped with tables and chairs, can accommodate approximately 50 people and is available on a daily basis for rental.” (Source: Website)
“Established in 2003 as a joint project with the City of Katy and the Katy Heritage Society, Heritage Park is best known for its restored historic buildings, beautiful landscaping, the Tradition Bank bandstand pavilion and brick paved patio. To rent or tour the historic homes, please contact the Heritage Society at (281)391-2550.” (Source: Website)
“A small, historic facility located at the edge of Historic Downtown Katy, Thomas Park is the location of the tri-county marker where the borders of Harris, Waller and Fort Bend Counties intersect. Thomas Park attracts visitors to its tranquil environment, paved walking path, benches, playground and gazebo. Thomas Park is a popular location for photographers, small weddings and family gatherings.” (Source: Website)
“Centrally located within the City of Katy, this wooded park offers an exciting children’s playground, with a large pyramid rope climber, two picnic pavilions with tables, a walking path and public restrooms. This park is the location for the bi-annual Community Campouts and Katy Summer Nights.
VFW Park’s large outdoor pavilion (30′ x 60′) is equipped with permanent concrete tables and benches. Seats approximately 96 and is available on a daily basis for rentals.” (Source: Website)
“True to its name, Woodsland Park is a heavily wooded 8 acre park with amenities that cater to individuals and groups looking for a park with a more secluded atmosphere. The park features a covered basketball pavilion, picnic tables, playground, an outdoor pavilion with large barbecue pit and a community building. Woodsland Park is home to the city’s senior services day activities and community fitness classes.
This Community Center may be rented out on an hourly basis for weddings, parties or other related events. The Community Center is 1,333 square feet (31′ x 43′) and is equipped with a full kitchen, indoor restrooms, tables and chairs. Maximum occupancy is 100.” (Source: Website)
Golf Courses & Country Clubs
The following golf courses and country clubs are nearby.
Katy Home Security: Tips for Securing Your Home That Are Not Well Known
If you are interested in Katy home security, then let me tell you my story…
A while back I had the unfortunate experience of having my home burglarized.
I thought my home was pretty safe:
It’s in a low-crime neighborhood with active police patrols.
I have an alarm which I always activate when I leave.
I had good quality, double-key locks on all my doors.
I have two, small, barky dogs.
But in spite of all that, my front, side door (next to the garage, but on the front of the house) was kicked in at 2:25 p.m. on a school day…in the middle of the afternoon! I always thought break-ins happened at night! But here’s what I found out when I researched home security.
Your Door Is Easy to Kick In
When I researched how to prevent break-ins, I came across some interesting facts that I did not know. One of the best articles on home security that I read was “Home Security: Burglary Prevention Advice” by Chris E McGoey, CPP, CSP, CAM at http://www.crimedoctor.com/home.htm
That article points out:
“The most common way used to force entry through a door with a wooden jamb is to simply kick it open. The weakest point is almost always the lock strike plate that holds the latch or lock bolt in place followed by a glass paneled door. The average door strike plate is secured only by the soft-wood doorjamb molding. These lightweight moldings are often tacked on to the door frame and can be torn away with a firm kick. Because of this construction flaw, it makes sense to upgrade to a four-screw, heavy-duty, high security strike plate. They are available in most quality hardware stores and home improvement centers and are definitely worth the extra expense. Install this heavy-duty strike plate using 3-inch wood screws to cut deep into the door frame stud. Use these longer screws in the knob lock strike plate as well and use at least one long screw in each door hinge. This one step alone will deter or prevent most through-the-door forced entries. You and your family will sleep safer in the future.”
So now I tell all my friends, family, clients–EVERYONE!–that they need to secure their strike plates with 3.5 inch screws. It doesn’t matter how good your lock is, if all a thief has to do is kick in the door and bust the doorjamb! These screws are inexpensive and easy to install no matter how “tool challenged” you may be. (Read Consumer Reports article)
You Need Better Locks
The second thing that I did to improve home security, was to replace my double-key locks with The Ultimate Lock which was designed by a former Houston police officer and are made right here in Fort Bend County! These things are incredible. They have a safety pin which, when pushed in, prevents even a person with a key from unlocking the door. You can buy them at Lowes for about $180 each.
NOTE: The only thing that I don’t like about these locks is that they are not double-key locks…so if your door has glass around it, you will need security film to prevent a thief from breaking the glass to unlock the door (see below).
Even if you don’t install the Ultimate locks, you should at least add a “landlord lock” to your exterior doors. These are locks without keys that protect you when you are inside the home…so they are used for preventing home invasions. I buy these off of Amazon and install with 3.5″ screws.
Another thing that I learned about home security is that if they can’t kick your door in, then they will probably “smash and grab” a window…most likely a master bath or master bedroom window, because most people keep their valuables and prescription medication in the master bathroom or closet. I am good friends with two police officers who have security film on their windows to prevent this. Plus, I asked a Fort Bend Sheriff’s deputy to give my house a security audit, and he too has security film on his home windows. That’s 3 out of 3 police officers that I know who have security film on their own homes. So I contacted Steve Meyer, at SunTech Glass Tinting, to install security film on my windows too…especially all the windows next to my doors and locks!
There are many different brands of security film, but you have to check out a video demonstration to believe it.
You can search on YouTube for “security film for windows” and see lots of different demonstration videos. The cool thing about this stuff, is not only does it improve the security of your home, it’s also a layer of protect from flying debris…say, during a hurricane. I think…that’s good…one less thing.
The drive-through Katy videos will help you to “test drive” our most popular neighborhoods online. See all neighborhood amenities like swimming pools, tennis courts, parks, playgrounds, schools, and more.
“Opened in March 2007, this off-leash park for canines of all sizes and is open everyday from dawn to dusk and is one of the city’s most popular attractions. The 14 acre park offer lots of grass and trees with a third of a mile length walking path, a wading pool for dogs, custom dog showers and fountains accessible for both the four legged friend and their owners. Stop by and enjoy our newest attraction- the agility course! Located on the west side of the park, this course was designed for dogs to train or exercise along with their owners with ease. The park is divided into two parts for small and large breed dogs and has public restrooms.” (Source: Website)
This is a 32-acre park featuring a lake with ducks, fish, and wildlife, playground, miniature golf, picnic pavilion, gazebo, walking trail, restrooms, picnic tables and grills.
Open 7am-7pm (M-F), 8am-5:30pm (Sat), and 10am-5pm (Sun)
Fitness center for residents of Harris County (northern portion of Katy) that offers free swim lessons, water exercise, American Red Cross lessons, and other workshops. Fitness classes include yoga, Karate, Qigong, fitness machines, and cardio training.
“In the heart of downtown Historic Katy, Harvest Plaza is set aside to pay tribute to Katy’s beginnings as a rice-farming community. The beautifully landscaped plaza offers a shade structure with night lighting, benches, a water feature and commemorative brick paving. ” (Source: Website)
“This sports facility is home to 2 baseball fields, 2 softball fields, a state of the art sports lighting system, soccer field/multipurpose field, a covered three court basketball pavilion, six ADA accessible tennis courts and many picnic tables for year round use. All athletic fields are available for rentals Monday through Sunday 8:00 a.m. to 11:00 p.m.
Incudes the Katy Play Station and Pavilion, “The state’s largest innovative playground for multiple-impaired and profoundly deaf children, is also located within Katy City Park. The all-inclusive 13,000 square foot playground, custom designed as a tribute to Katy’s name sake the MKT Rail line. This play facility is a one-of-a-kind attraction for both able and disabled bodied children and has quickly become a destination within the community for family fun recreation. Katy Play Station was featured in Today’s Playground Magazine and has received several awards for its design and contribution to the Katy community.
The Play Station Pavilion is equipped with permanent picnic tables and benches. Seats approximately 50 and is available on a daily basis for rental.” (Source: Website)
“The Katy Arboretum was developed as a joint venture with the City of Katy, CenterPoint Energy and Keep Katy Beautiful. The three-acre park was designed as an educational green space to promote CenterPoint Energy’s Right Tree Right Place initiative. The Arboretum features various species of trees with educational plaques and is a popular location for families, scout groups and tourists. Inside the park area is The Arboretum Building that can be rented for parties, baby and bridal showers and other events. The park features a play structure, outdoor BBQ grill, patio with picnic style seating and a tranquil walking path. The Arboretum Building is equipped with tables and chairs, can accommodate approximately 50 people and is available on a daily basis for rental.” (Source: Website)
“Established in 2003 as a joint project with the City of Katy and the Katy Heritage Society, Heritage Park is best known for its restored historic buildings, beautiful landscaping, the Tradition Bank bandstand pavilion and brick paved patio. To rent or tour the historic homes, please contact the Heritage Society at (281)391-2550.” (Source: Website)
“A small, historic facility located at the edge of Historic Downtown Katy, Thomas Park is the location of the tri-county marker where the borders of Harris, Waller and Fort Bend Counties intersect. Thomas Park attracts visitors to its tranquil environment, paved walking path, benches, playground and gazebo. Thomas Park is a popular location for photographers, small weddings and family gatherings.” (Source: Website)
“Centrally located within the City of Katy, this wooded park offers an exciting children’s playground, with a large pyramid rope climber, two picnic pavilions with tables, a walking path and public restrooms. This park is the location for the bi-annual Community Campouts and Katy Summer Nights.
VFW Park’s large outdoor pavilion (30′ x 60′) is equipped with permanent concrete tables and benches. Seats approximately 96 and is available on a daily basis for rentals.” (Source: Website)
“True to its name, Woodsland Park is a heavily wooded 8 acre park with amenities that cater to individuals and groups looking for a park with a more secluded atmosphere. The park features a covered basketball pavilion, picnic tables, playground, an outdoor pavilion with large barbecue pit and a community building. Woodsland Park is home to the city’s senior services day activities and community fitness classes.
This Community Center may be rented out on an hourly basis for weddings, parties or other related events. The Community Center is 1,333 square feet (31′ x 43′) and is equipped with a full kitchen, indoor restrooms, tables and chairs. Maximum occupancy is 100.” (Source: Website)
Katy Golf Courses & Country Clubs
The following golf courses and country clubs are nearby.
Katy is so large that commute times may vary drastically depending on where you live in Katy…and where you are commuting. You can use Google Maps to estimate drive times from various locations.
Katy has two park and ride locations if you are commuting to Houston:
21669 Kingsland Blvd
1030 W Grand Parkway
Visit www.ridemetro.org for more information about other options such as ride matching, ride sharing, METRO lift, and the HOV system.
Highway Nicknames
Katy Freeway = I-10
Grand Parkway = Hwy 99
Westpark Tollway = FM 1093
The Loop = I-610
Southwest Frwy = I-59/I-69
Northwest Frwy = Hwy 290
Commute Times
The following tables shows the estimated commute times from Katy to important places of interest. Times vary depending on route, traffic, wrecks, etc.
Place
Miles Away
Peak
Travel Time*
Off-Peak
Travel Time
George Bush Intercontinental Airport
44
55 mins
44 mins
Hobby Airport
38
54 mins
43 mins
Texas Medical Center
28
46 mins
35 mins
Downtown Houston
30
42 mins
32 mins
Galleria
23
38 mins
26 mins
Energy Corridor
13
22 mins
17 mins
Kemah
61
1 hr
55 mins
NASA
55
62 mins
50 mins
Galveston
79
1 hr 30 mins
1 hr 20 mins
*Peak Travel Time is general 7-9 a.m. and 4-6 p.m. Travel routes vary. LaCenterra address was used as the starting point.
The best way to estimate your commute time is to use Google Maps at the time you commute. Simply enter your work address and the address of the house you are interested in, and Google Maps will estimate your commute time. This time is based on the actual time you perform the search, so use it during your expected commute times.
Crime is a neighborhood, rather than city-wide issue. Crime in one part of town may be completely different than crime in another part of town. According to Sperling’s Best Places, “Katy, Texas, violent crime, on a scale from 1 (low crime) to 100, is 20. Violent crime is composed of four offenses: murder and non-negligent manslaughter, forcible rape, robbery, and aggravated assault. The US average is 31.1.
Katy, Texas, property crime, on a scale from 1 (low) to 100, is 53. Property crime includes the offenses of burglary, larceny-theft, motor vehicle theft, and arson. The object of the theft-type offenses is the taking of money or property, but there is no force or threat of force against the victims. The US average is 38.1.”
BEWARE! Most online data for crime reports in the Katy area is not accurate. Katy is divided into two counties (Harris and Fort Bend). Some crime report sites report only on Harris county (making the side that is in Fort Bend county look virtually crime free) and other sites report only on Fort Bend county (making the Harris county side look crime free).
Being a local area expert, I think you can get a better idea of our higher crime areas by looking at sex offender map locations. Generally speaking, the more sex offenders in the area, the higher the crime rate.
See these articles for more information about how sex offenders effect real estate:
The following graphs show the concentration of sex offenders in the area, according to https://www.familywatchdog.us as of April 2018. If you can’t tell, the areas with the best schools have the lowest number of sex offenders…another reason why school ratings are something to consider when purchasing a home.
It is extremely challenging to get accurate Katy demographics, since Katy is not all incorporated. According to the Katy Area Economic Development Council’s Website (www.katyedc.org):
“Powered by one of the most acclaimed school districts in the state of Texas, Katy area’s growth is fueled by an abundant and talented population, which is growing at of rate of roughly 5% annually.
Approximately 340,000 people reside in the Katy area and are drawn here by the Katy Independent School District (Katy ISD), which now has over 77,000 students. The Katy area is larger in population than the City of Pittsburgh, PA. Katy’s past growth between the years 2000 and 2010 increased by 84%. This phenomenal growth is projected to continue, fueled by Katy ISD, energy companies and corporations, businesses and entrepreneurs. By the year 2022, projections show that over 391,000 people will call the area home.
Employment in the Katy area continues to grow at similar pace. The civilian employed population is 180,758 persons with growth projected to 217,652 persons by the year 2022 (20.4% increase). The Katy area has a low unemployment rate at 4.6%.
The demographics of the Katy area are grounded in a strong income base with exceptional educational attainment. The average household income is $127,335 in the Katy area and projected to increase to $147,821 by the year 2022. The strong income base translates to strong educational attainment above the national average, with over 44% of the population having bachelor’s or graduate degrees.”
>> See Katy schools for detailed information. Download the “Best Places to Live in Katy” guide for current school ratings and multiple lists, sorted in different ways, to find the exact school you’re looking for.
Katy Demographics by High School
Take a look at the Katy demographics of the schools zoned to the area you are looking at if you want a more accurate picture of the area.
Taylor High School (Southeast Katy)
Cinco Ranch High School (Southeast and Southwest Katy)
Seven Lakes High School (Southwest Katy)
Tompkins High School (Southwest Katy)
Katy High School (Northwest Katy – Some Southwest Katy)
Most Katy neighborhoods have their own utility providers, especially for water, trash, and sewer service. So find your Katy neighborhood and look up the utilities on that page.
City of Katy Only
If you live in the incorporated part of Katy (check here), then the common providers of Katy utilities are shown below.
Katy Property Taxes–Unfortunately, property taxes in Texas are among the highest in the country. But before you panic, just remember that we don’t have a state income tax in Texas…so one sort of offsets the other. I tell my out-of-state clients to find out the state income taxes they paid last year and add that to their property taxes, and then compare that number to the property taxes here.
Each Katy subdivision (and there are over 200!) has different property tax rates…and they can change from year to year. Subdivisions in our newest neighborhoods, like Firethorne and Tamarron, tend to have the highest property tax rates (3.2 to 3.6) and subdivisions in our older neighborhoods, like Kelliwood or Nottingham Country, tend to have the lowest tax rates (2.2 to 2.8).
Older homes within the same neighborhood
may have lower tax rates than newer homes in newer sections.
The tax rate in a subdivision tends to go down over time. That doesn’t mean your taxes go down over time, because the home value is probably increasing, but your tax rate will probably decline with time.
One thing I like to point out though…our newer homes tend to be much more energy-efficient than our older homes; so you will save money in energy costs when you buy a newer home. That may help partially offset the higher taxes.
There are tax benefits and other benefits in owning your own home (which can make up for the high Katy property taxes). Please read The Benefits of Home Ownership to learn more.
Something else you need to know…the tax appraised value on a home does not usually equally the market value of the home in Texas. If a home is older, it’s tax appraised value may be significantly lower than it’s market value. So don’t use those numbers when calculating a sales price!
As a home owner in Texas, your Homestead Tax Exemption is a large exemption to reduce the amount of Katy property taxes that you pay. Applying for a Homestead Tax Exemption (info) is a one-time activity in Texas that home owners need to do the first year they buy a home…not something you do every year. The deadline is typically April 30 each year and you can’t apply until you have lived in the house on December 31st.
Your application must include a copy of your Texas Driver’s License or DPS Identification Card and the address on the driver’s license or identification card MUST be the same as the address on which you are filing an Application for Residence Homestead Exemption (because you can only get this exemption on ONE home you live in).
To get up-to-date Katy property tax rates, search for the subdivision (or the neighborhood name) below. When you view a neighborhood page, look at the “Subdivision Tax Rates” section and add up the five or six different tax types (city, school, drainage, levee, etc.) to determine the overall tax rate for the subdivision.
NOTE: This tool works best on a desktop…not a smart phone.
NOTE: If this tool (widget) doesn’t work correctly, please go to: Subdivision Lookup
Katy TX is a unique area that consists mostly of “master planned communities.” We typically refer to these Katy master planned communities as “neighborhoods.” Most neighborhoods are further divided into subdivisions. There are over 200 subdivisions in Katy! Some neighborhoods like Cinco Ranch and Kelliwood are divided into many subdivisions. Here’s how this happens…
When a developer decides to create a planned community, it doesn’t develop the entire plot of land all at once. It opens a section or two at a time. Each section typically has 2 to 5 different builders who are building homes within a certain price range. So one subdivision may contain homes in the $200-400K price range, and another may contain homes in the $400-600K price range, and yet another may contain homes $750K and up.
So within one Katy master planned community you may have home prices from $200K to over $1 million, but they would be subdivided so that you should never see a $200K house next to a $900K house. Also some subdivisions may have different features than surrounding subdivisions such as a water front section, gated section, golf course section, etc.
For the larger Katy master planned communities you will notice that various subdivisions may be zoned to various elementary schools–and maybe even different middle schools and high schools–all within the same neighborhood. So it is very challenging for newcomers to get a handle on where to live!
Another complication is that various subdivisions may have different HOA (home owner’s association) maintenance fees…even within the same neighborhood. This is because various subdivisions may have different amenities and features from surrounding subdivisions. For example, Avalon Seven Meadows is actually an upscale subdivision in the Seven Meadows planned community, but is treated as if it is its own neighborhood.
The HOA fees in Katy master planned communities (sometimes referred to as maintenance fees) are annual fees that cover the cost and upkeep of the neighborhood’s shared amenities such as street lights, sidewalks, common areas, park, swimming pool, tennis courts, etc. There are Pro’s and Con’s for having home owner associations but if you want to live in Katy, you might as well resign yourself to the fact that you are probably going to have to deal with one because there are very few parts of Katy that are not covered by an HOA.
HOA fees are typically paid annually and, as specified previously, they can vary from house to house within the same subdivision, so always check with your real estate agent before purchasing a specific home. These fees can change (slightly) from year to year as well. Some HOAs also have transfer fees (applied each time you buy or sell a home that is within an HOA) that may be paid by either the Seller or the Buyer. There can also be compliance inspections and certificates during home sale transactions, depending on the HOA, which is another cost when purchasing or selling a home. These fees are all typically under $200 each (transfer fee is separate from the compliance certificate fee). You need a good real estate agent who can guide you through all of the requirements during a real estate transaction so you don’t end up with a home that hasn’t met its HOA compliance, and then have to (unexpectedly) pay more money to get it up to compliance after you move-in! Inexperienced agents or agents from other areas may not know and understand these complicated HOA requirements.
DOWNLOAD FREE GUIDE
“Best Places to Live In Katy Texas”
This is the ultimate guide about Katy TX! It has all the information on Katy, demographics, things to do, schools and up-to-date ratings, maps, detailed neighborhood comparison charts, and information on the top 20 (or so) neighborhoods…all in one place!
Katy Master Planned Communities
The following alphabetized list shows the top Katy master planned communities. Click a neighborhood to see a detailed description including the schools, maps, commute times, amenities, home values, and more. You may want to go to Katy neighborhoods to see these neighborhoods organized by the type of neighborhood: new construction, best schools, top 10, etc.
Price Range: Home prices range from $560K to $1.2M Description Avalon Seven Meadows, situated on the west side of Katy in Fort Bend County, is conveniently located near the intersection of Grand Parkway and Westpark Tollway. Predominantly constructed in the mid-2000s, this neighborhood boasts around 296 homes, primarily designed in Traditional or Mediterranean styles. These homes typically feature two stories, 4 bedrooms, 3+ baths, spanning approximately 4200 square feet, with 2-car garages and a median lot size of 11,000 square ... [Read More]
Price Range: Home prices range from $287K to $430K Description Camillo Lakes Katy is located on the northwest side of Katy (77493) in Harris County…close to the 99 Grand Parkway and Morton Rd. This is a “new construction” neighborhood, and most of the approximate 635 homes in this neighborhood are traditional in style with smallish lot sizes. On average, these homes are two-story homes with 4 bedrooms, 2.5 b baths, and approximately 2225 sf with 2-car garages, and a median ... [Read More]
Price Range: Home prices range from $585K to $2.45M Description Cane Island Katy is located on the northwest side of Katy in Harris County…close to the I-10 Interstate. Primarily built since 2015, most of the approximate 1000+ homes in this neighborhood are traditional in style. On average, these homes are two-story homes with 4 bedrooms, 3 baths, and approximately 3100 sf with 2-car garages, and a median lot size of 8556 sf. There are waterfront homes available in this neighborhood ... [Read More]
Price Range: Home prices range from $500K to $760K Description Cardiff Ranch is a residential neighborhood situated on the far-west side of Katy in Fort Bend County, Texas. Its location is convenient, positioned close to FM1464 and between I-10 and Westpark Tollway, offering easy access to major transportation routes. The neighborhood primarily consists of homes built since 2010, with over 230 properties estimated to be present. These homes typically exhibit a Traditional architectural style. On average, they are two-story residences ... [Read More]
Price Range: Home prices range from $340K to $687K Description Churchill Farms is located on the far-west side of Katy in Fort Bend County, close to FM1464 and in between I10 and Westpark Tollway. It actually has a Fulshear, TX, address. Primarily built since 2013, most of the 300+ homes (approx.) in this neighborhood are Traditional in style. On average, these homes are two-story homes with 4 bedrooms, 3 baths, and approximately 3280sf with 2-car garages, and a median lot ... [Read More]
Price Range: Home prices range from $220K to $360K Top 6 Things About Cimarron: Convenient location Good schools Affordable prices Nearby shopping Low annual HOA fee Not located in a high-risk flood zone Description Cimarron is located on the east side of Katy in Fort Bend County…close to I10 and Grand Parkway (southeast corner). Primarily built in the late 1970s, most of the 1500 homes (approx.) in this neighborhood are one-story ranch-style homes. On average, these homes have 3 bedrooms, ... [Read More]
by Sheila Cox, Five Star Realtor | Updated October 2025 77450 77494 Home prices range from $249K to $975K Home prices range from $298K to $1.8M What I Like About Cinco Ranch Katy TX… “I really think Cinco Ranch offers the best neighborhood amenities in Katy…a sandy beach pool, waterpark, lake house, multiple parks and tennis courts, and more. Plus, the neighborhood is very conveniently located to shopping and restaurants and it’s zoned to some of the best schools in ... [Read More]
Price Range: Home prices range from $335K to $1.7M Description Cross Creek Ranch is located on the southwest side of Katy in Fort Bend County…close to FM1093 (Westpark Tollway). In fact, Cross Creek Ranch is actually located in Fulshear TX 77441. Part of the neighborhood (the east side) is zoned to Katy ISD, so it is included as a Katy neighborhood. The west side of the neighborhood is zoned to the Lamar Consolidated ISD school district. Primarily built since 2007, ... [Read More]
Price Range: Home prices range from $287K to $958K Description Elyson Katy is a “new construction” neighborhood located on the northwest side of Katy in Harris County…close to 99 Grand Parkway and FM 529 (Freeman Rd). This is about 10 minutes north of Interstate I-10. Primarily built since 2016, most of the approximate 1500+ homes in this neighborhood are traditional in style. On average, these homes are two-story homes with 4 bedrooms, 3.5 baths, and approximately 2737 sf with 2-car ... [Read More]
Top 6 Things About Falcon Landing: Convenient location High performing schools Affordable prices Nearby shopping Lower property taxes Not in high-risk flood zone Description Falcon Landing is located on the west side of Katy in Fort Bend County…close to the southwest corner of Grand Parkway and I10. Primarily built in the late 1990s, most of the 600+ homes (approx.) in Falcon Landing are Traditional in style. On average, these homes are two-story homes with 3 bedrooms, 2 baths, and approximately ... [Read More]
Top 7 Things About Falcon Point: Convenient location High performing schools Affordable prices Nearby shopping Golf course homes available Lower property taxes Not in high-risk flood zone Description Falcon Point Katy is located on the west side of Katy TX 77494 in Fort Bend County…close to the southwest corner of Grand Parkway and I10. Primarily built in the late 1990s, most of the 500+ homes (approx.) in this neighborhood are Traditional in style and many are located on the Falcon ... [Read More]
Top 5 Things About Falcon Ranch: Convenient location High performing schools Affordable prices Nearby shopping Not in high-risk flood zone Description Falcon Ranch is located on the west side of Katy in Fort Bend County…close to the southwest corner of Grand Parkway and I10. Primarily built in the late 1990s, most of the 850+ homes (approx.) in this neighborhood are Traditional in style. On average, these homes are two-story homes with 4 bedrooms, 2+ baths, and approximately 3000sf with 2-car ... [Read More]
Price Range: Home prices range from $303K to $1M Description Firethorne Katy is located on the far-west side of Katy in Fort Bend County…close to I10 and FM1463. Primarily built since 2008, most of the 3000+ homes (approx.) in this neighborhood are Traditional in style. On average, these homes are two-story homes with 4 bedrooms, 2+ baths, and approximately 3300sf with 2-car garages. This newish neighborhood does not have mature trees but it does have a community clubhouse with fitness ... [Read More]
Price Range: Home prices range from $400K to $860K Description Fulbrook on Fulshear Creek Katy is located in 77441 in Fulshear Texas, which is on the southwest side of Katy and in Fort Bend County. Many people choose this neighborhood when they are looking for a new construction home and want good schools with a “country living” flair. It is close to the new Texas Heritage Parkway and Westpark Tollway (FM 1063) so it has good access to head east ... [Read More]
Top 5 Things About Governors Place: Convenient location Good schools Affordable prices Nearby shopping Not in high-risk flood zone Description Governors Place is located on the east side of Katy in Fort Bend County…close to I10 and Grand Parkway (southeast corner). Primarily built in the 80s and 90s, most of the 500 homes (approx.) in this neighborhood are one-story ranch-style homes. On average, these homes have 4 bedrooms, 2+ baths, and approximately 2500sf with 2-car garages, and a median lot ... [Read More]
Price Range: Home prices range from $320K to $1M Description Grand Lakes Katy is located on the east side of Katy in Fort Bend County…close to Grand Parkway and Westpark Tollway. Primarily built from 1998 to 2008, most of the 2700+ homes (approx.) in this neighborhood are Traditional or Colonial in style. On average, these homes are two-story homes with 4 bedrooms, 3 baths, and approximately 3500sf with 2-car garages, and a median lot size of 9000+sf. This upscale neighborhood ... [Read More]
Price Range: Home prices range from $435K to $1M Description Grayson Lakes Katy is located on the far-southwest side of Katy in Fort Bend County…close to the I10. It may also be referred to as “Country Lakes at Grayson Lakes.” Primarily built in the mid-2000s, most of the 530+ homes (approx.) in this neighborhood are Traditional in style. On average, these homes are two-story homes with 4 bedrooms, 2+ baths, and approximately 3400sf with 2-car garages, and a median lot ... [Read More]
Price Range: Home prices range from $272K to $800K Description Jordan Ranch is located on the southwest side of Katy (actually Brookshire Texas in 77423) in Fort Bend County…close to the I-10 Interstate. Primarily built since 2016, most of the approximate 800+ homes in this neighborhood are traditional in style. On average, these are two-story homes with 4 bedrooms, 2 baths, and approximately 2300 sf with 2-car garages, and a median lot size of 6781 sf. There are some waterfront ... [Read More]
Price Range: Home prices range from $350K to $1.3M Description Kelliwood Katy is a very large master-planned neighborhood that spreads along South Fry road on the far-east side of Katy TX…close to George Bush Park and the Energy Corridor. This neighborhood was built during the late 80s and throughout the 90s so the trees are mature and the scenery is beautiful. Parts of Kelliwood are gated, on the Willow Fork Golf Course, or have water views. Whatever type of home ... [Read More]
Price Range: Home prices range from $390K to $600K Description Marcello Lakes Katy is located on the northwest side of Katy in Harris County. Primarily built since 2017, most of the approximate 300 homes in this neighborhood are traditional in style. On average, these homes are two-story homes with 4 bedrooms, 3 baths, and approximately 2600sf with 2-car garages, and a median lot size of 7150sf. In Marcello Lakes, every home has a waterfront lot. Water sports and electric powered ... [Read More]
Price Range: Home prices range from $203K to $1.3M Description Nottingham Country Katy is located on the east side of Katy in Fort Bend County…close to I10 and the Energy Corridor. Primarily built in the 70s and 80s, most of the 2500+ homes (approx.) in this neighborhood are Traditional or Colonial in style with some one-story Ranch homes too. On average, these homes are two-story homes with 4 bedrooms, 3 baths, and approximately 2700sf with 2-car garages, and a median ... [Read More]
Price Range: Home prices range from $290K to $923K Description Pine Mill Ranch Katy is located on the far-west side of Katy in Fort Bend County…close to FM1463. Primarily built since 2008, most of the 1400+ homes (approx.) in this neighborhood are Traditional in style. On average, these homes are two-story homes with 4 bedrooms, 2+ baths, and approximately 3200sf with 2-car garages. This newish neighborhood does not have mature trees but it does have a community clubhouse, two playgrounds, ... [Read More]
Price Range: Home prices range from $249K to $539K Description Polo Ranch Katy is located on the southwest side of Katy in Fulshear, TX, Fort Bend County. Primarily built since 2019, most of the approximate 300+ homes (so far) in this neighborhood are traditional in style. On average, these homes are one-story homes with 3 bedrooms, 2 baths, and approximately 1800sf with 2-car garages, and a median lot size of 7000sf. Two-story homes are available. Polo Ranch Katy features a ... [Read More]
Price Range: Home prices range from $347K to $1.1M Description Seven Meadows Katy is is located on the west side of Katy in Fort Bend County…close to the northwest corner of Grand Parkway and Westpark Tollway. Primarily built in the mid 2000s, most of the 1700+ homes (approx.) in this neighborhood are Traditional in style. On average, these homes are two-story homes with 4 bedrooms, 2+ baths, and approximately 3100sf with 2-car garages, and a median lot size of 9500sf ... [Read More]
Price Range: Home prices range from $313K to $618K Description Silver Ranch Katy is located on the far-west side of Katy in Fort Bend County…close to FM1463. Primarily built since 2008, most of the 640+ homes (approx.) in this neighborhood are Traditional in style. On average, these homes are two-story homes with 4 bedrooms, 2+ baths, and approximately 2900sf with 2-car garages. This newish neighborhood does not have mature trees but it does have a community clubhouse, playground, swimming pool, ... [Read More]
Price Range: Home prices range from $250K to $700K Tamarron Katy is located on the far-west side of Katy in Fort Bend County…close to FM1463. This is a new neighborhood that just started in 2014 and currently has several hundred homes built with plans to have a total of 4000+ homes (approx.) when completed. On average, these homes are two-story homes with 4 bedrooms, 2+ baths, and approximately 2900sf with 2-car garages. This newish neighborhood does not have mature trees ... [Read More]
Top 5 Things About West Memorial: Convenient location Affordable prices Nearby shopping Lower property taxes Not located in a high-risk flood zone Description West Memorial Katy is located on the east side of Katy in Fort Bend County…close to I10 and the Energy Corridor. Primarily built in the 1970s, most of the 1100+ homes (approx.) in this neighborhood are one-story Ranch homes. On average, these homes have 3 bedrooms, 2 baths, and approximately 1800sf with 2-car garages, and a median ... [Read More]
Price Range: Home prices range from $252K to $600K Top 5 Things About Westheimer Lakes North: High performing schools Affordable prices New construction homes available Energy-efficient homes available Not located in a high-risk flood zone Description Westheimer Lakes North is located on the southwest side of Katy in Fort Bend County…close to FM1063 (Westpark Tollway). Primarily built in the late 2000s, most of the 1100+ homes (approx.) in this neighborhood are Traditional in style. On average, these homes are two-story ... [Read More]
Price Range: Home prices range from $650K to $1.6M Top 10 Things About Windsor Park Estates: Convenient location High performing schools Lower property taxes Beautiful neighborhood with lakes and mature trees Luxury homes available Not located in a high-risk flood zone Description Windsor Park Estates is located on the far-east side of Katy in Harris County (77094)…close to I10 and the Energy Corridor. Primarily built in the early 1990s, most of the 100+ homes (approx.) in this neighborhood are large ... [Read More]
Price Range: Home prices range from $800K to $1.9M Top 9 Things About Windsor Park Lakes: Convenient location High performing schools Lower property taxes Beautiful neighborhood with lakes and mature trees Neighborhood amenities Fishing and boat access available Not located in a high-risk flood zone Luxury homes available Manned gate for access Description Windsor Park Lakes is a gated community located on the far-east side of Katy in Harris County (77094)…close to I10 and the Energy Corridor. Primarily built since ... [Read More]
Price Range is from $468K to $2M Top 5 Things About Woodcreek Reserve: High performing schools Nearby shopping Neighborhood amenities Beautiful neighborhood with mature trees Not located in a high-risk flood zone Description Woodcreek Reserve Katy is located on the far-west side of Katy in Fort Bend County…close to the I10. Primarily built in the mid-2000s, most of the 380+ homes (approx.) in this neighborhood are Traditional in style. On average, these homes are two-story homes with 4 bedrooms, 3 ... [Read More]
Price Range: Home prices range from $369K to $731K Description Young Ranch Katy is located on the southwest side of Katy in Fort Bend or Waller County…close to the I-10 Interstate. Primarily built since 2016, most of the approximate 600+ homes in this neighborhood are traditional in style. On average, these homes are two-story homes with 4 bedrooms, 3.5 baths, and approximately 2942sf with 2-car garages, and a median lot size of 8600sf. “Drive into Young Ranch and discover a ... [Read More]
by Sheila Cox, Five Star Realtor | Updated October 2025
In my experience, most people moving to the Katy area are concerned about Katy flood zones. The good news is that, for the most part and with a few exceptions, most Katy neighborhoods are located out of Special Flood Areas (Zone X, orange). There are a few areas that are in 500-year Floodplain (yellow zone) and a few more that are near creeks, bayous, and low-lying areas that put them in the 100-year Floodway (purple).
Beware of new construction neighborhoods (especially north of I-10) that are located in 100-year and 500-year flood zones! If you are buying a home, get my Katy Flood Report to see maps.
To understand the flood lingo, a home in a 100-year flood zone (purple) has a 1 percent chance of flooding every year. If you are located in the 500-year flood zone, that likelihood is reduced to .2% every year. But keep in mind that natural disasters rarely follow the rules of probability to the letter. Instead of thinking of this as a fast and hard rule, it is simply meant to be a guideline for builders, homeowners, and community planners.
I’m not a flood expert, weather expert, engineer, surveyor, etc…I’ve just lived on the Texas Gulf Coast for over 40 years and experienced many floods, hurricanes and tropical storms. Here’s my opinion based on what I have experienced…
Pretty much all areas of the United States (and the world) have to deal with natural disasters. In California it’s earthquakes, mudslides, and wild fires. In the Midwest it’s tornadoes. In the Northeast it’s winter storms and blizzards. Many parts of the country deal with flooding…especially near rivers. Other parts deal with severe droughts. The fact is, you can’t completely avoid natural disasters anywhere…so you need to minimize your risk and prepare for them as best you can.
If you want to live anywhere on the Gulf Coast (Texas, Louisiana, Mississippi, Alabama, Florida) or anywhere in the Houston region, then you will need to be prepared for hurricanes and flash flooding. One thing history has shown us regarding flooding…history means nothing! Each time we experience a major flood, you will see many flooded home owners on the news saying something like, “We’ve lived here over 30 years and never flooded before.” I remember back in 2019 there was a major flash flood and the new thing we heard afterwards was, “We didn’t flood in Harvey, but we flooded this time.” (Hurricane Harvey was in 2017.)
So just because a home has never flooded before, does NOT guarantee it will not flood in the future. It just means it has a lower risk for flooding. Likewise, just because a home flooded during Hurricane Harvey, does NOT mean it will ever flood again. That was a historical storm that, most experts believe, is unlikely to occur in Katy again in our lifetime.
So, if you are buying a home in most parts of Katy Texas that do not back to a natural water source, then your risk for your home flooding is relatively low, especially compared to the rest of the Houston area. However, I still recommend you buy flood insurance! Trust me, it’s worth your “peace of mind” when hurricane season rolls around.
NOTE: In my definition of “flooding” I am referring to the interior of your home being infiltrated with flood/surface water. This does not refer to typical street flooding, since our streets are part of the designed drainage system in our area.
On 2017, during Hurricane Harvey, two unprecedented things occurred that caused a few homes in Katy to flood (less than 8 percent, and that’s including businesses and retail establishments). The areas around the Addicks and Barker Reservoirs had the most severe issues, but some flooding occurred around natural bayous, creeks, and other low-lying areas.
Hurricane Harvey dropped a record-breaking amount of rain in the Houston region…over 50 inches (“only” 31 inches in Katy). The amount of rain that fell cause the Addicks-Barker Reservoirs to overfill.
While Katy flood zones are typically rated as Zone X, 100-year floodplain, or 500-year floodplain, Hurricane Harvey is being described as a an unprecedented, 1,000 year or even 3,000 year event (read more)! This means that homes that flooded during that once-in-a-life time weather event may never flood again.
It has been reported that less than 8 percent of Katy homes and businesses (approximately 7,209) were flooded during Hurricane Harvey…so don’t let what you see on TV give you the wrong impression…most of the homes in Katy TX do not flood on a regular basis and did not flood even during this HISTORIC hurricane. The water got high and some of the roads were flooded for a few days (mostly around Fry Rd, east of Grand Parkway), but this was an unprecedented weather event which may never occur again.
If you choose to buy a home that was previously flooded, make sure it has been repaired properly. The main thing that most people worry about is mold problems in homes that have flooded. Supposedly, once the homes have been properly dried out, then mold cannot grow. Mold requires moisture to grow. While mold spores are around us all the time, they will not grow and become a problem when the source of the moisture is eliminated. It’s usually hidden leaks and on-going moisture that allows mold to grow. (read more)
If there are any concerns of mold issues, it’s easy to have an environmental air analysis performed by an expert and determine if the home has a hidden problem with high levels of mold spores. If it does, then move on to another home. If it doesn’t, then you get an updated home in a beautiful area of Katy (where the homes tend to be older and outdated).
The Texas Legislature passed a law, effective September 1, 2019, that now requires home sellers to fully disclose flood zones and flood history for homes. Section 5 of the Sellers Disclosure now looks like this:
So this will be information you will receive when you buy a home in Texas.
But beware of investors who have never lived in the home and can, therefore, avoid reporting these issues. This is why you may want to avoid some investment properties. If a Seller company wants you to sign away your legal rights regarding Deceptive Trade Practices and their disclosure responsibilities (such as Zillow or OpenDoor), then BUYER BEWARE. (“Buyer Beware” is “code” for “don’t buy it!”)
How to Avoid Buying a Home in a High-Risk Flood Zone
If you want to watch out for homes in high-risk flood areas (and you should!), then hire a real estate agent who will watch out for you (Sheila Cox 😄). Most home builders’ agents, in new construction neighborhoods, will NOT tell you that their neighborhood is in a 100-year flood plain…but I will. I have had to inform multiple clients about this over the years (and they were very grateful for me).
The year before Hurricane Harvey, I had a client who wanted to look at homes in a specific neighborhood, close to the Brazos river, that I knew had serious issues (although it hadn’t flooded yet). I informed her about the issues and prevented her from buying there. Guess what? Many homes in that neighborhood flooded during Harvey. It was a mess! My client was so grateful that I prevented her from buying in that neighborhood.
Unfortunately, the MLS does not provide a search field for “previous flooding” or flood zones. However, since I know the area so well, when I set up homes searches for my clients (request yours here), I can filter out the areas that I know are located in higher-risk flood areas. It’s not perfect, but it’s a good way to avoid risky areas. Then, when a client expresses interest in a specific home, I always double-check the flood map and the Seller’s Disclosure before I show the home. It’s really good to have someone looking out for your best interests!
I highly recommend that you do NOT rely on the “Flood Factor” ratings in this area, or you may buy a risky home. Get more information in my report…
Get My Katy Flood Report With Maps
(includes flood maps for new neighborhoods)
Author of www.KatyHomesForSaleTX.com and the Katy Flood Report (so you know that I know this area!)
RedFin Users Beware!
There’s a new information source on flooding that I am very concerned about because it seems INACCURATE according to our actual real-world flood history and the FEMA flood maps. Here’s an example.
On RedFin, for 19731 Eagle Canyon Way, they show a Flood Risk Factor of 1 Minimal in FEMA Zone X, see below.
You have GOT to be kidding me!
That home (see map location) is located in the Canyon Gate neighborhood of Katy 77450 which is one of the few Katy neighborhoods that was ordered to evacuate during Hurricane Harvey and actually suffered WIDE-SPREAD flooding (see cool map). If ANY neighborhood in Katy should be considered a “risky” flood area it’s Canyon Gate.
Here’s a screenshot from my phone showing the Mandatory evacuation notice from Fort Bend County…
As show in the image below, Canyon Gate had approximately 798 homes flooded during Hurricane Harvey…practically the entire neighborhood.
Hurricane Harvey Impact Map – FEMA Damage Assessment Model
Also see actual flood photo of Canyon Gate, below…
When I view that home (19731 Eagle Canyon Way) on my MLS database, I see that it is actually in FEMA Zone X500, which is a 500-yr floodplain, and it’s on the very edge of a 100-yr floodplain (see image below). In my opinion, this home should be considered at least a moderate flood risk.
Especially since the home owner’s are reporting that it has already flooded! (see Seller’s Disclosure below)
This is why you need a local area expert and not some AI-generated website helping you with your home purchase.
Now let’s contrast that to an area that has NO HISTORY OF FLOODING to my knowledge. I actually evacuated to this area during Hurricane Harvey, and I personally drove the streets (which were NOT flooded).
NOTE: During Harvey a lot of neighborhoods had street flooding, but no flooding into the homes. In the Houston area, streets are designed as part of our drainage system…that’s where our storm drains are located. So during major rain events, the streets may flood for a few hours (so you can’t drive them) but the homes do not flood.
Here’s RedFin’s Flood Factor rating for 5123 Cinco Forest Trail…it says 6 Major Flood Factor.
Ok, anything is possible in the future, but my MLS database shows this home is in a Zone X (see image below) which is “Out of Special Flood Hazard Area.” And like I said, I drove this area (not this specific home) during Hurricane Harvey, so I am an eye-witness to what happened in this area when it received approximately 30-inches of rain!
And the home owners report NO HISTORY OF FLOODING, see below.
Map Summary of This Example
The map below shows what areas in Katy actually flooded during Hurricane Harvey in 2017. The Cinco Forest Trail house on the lower-left side (no flodding) is reported as “High Risk” on RedFin, and the Eagle Canyon Way house on the lower-right side (flooded) is reported as “Low Risk” on Redfin.
Natural waterways and the areas that flooded are in blue.
So which house would you rather buy?
The one that RedFin reports as Low Risk or the one they report as Major Risk?!
In summary, I don’t think that RedFin’s flood risk assessment is something that home buyers should rely on…at least not in my area. That’s my opinion and it’s based on real-world observations.
Flood Insurance Important for ALL Gulf Coast Areas
As a resident of the Gulf Coast, you should know that hundreds of homes in the Houston area that are not in high-risk flood zones and had never flooded before during any other flood or hurricane event, did flood during Harvey. So that means…you never know for sure and you had better carry Flood Insurance on your home at all times! In my opinion, a $400-500 flood insurance policy is worth the peace of mind you have from knowing you won’t be financially devastated if a storm sits on top of your neighborhood and drops 50 inches of rain! I don’t know of any areas in the country that can handle that much water…do you?
One of my biggest pet-peeves is hearing people in the Houston region say, “I don’t need flood insurance because my home has never flooded before.” Duh. Neither did approximately 85 percent of the homes that flooded during Hurricane Harvey! One thing I can guarantee you about flooding on the Gulf Coast…there are NO guarantees.
I live in a low-risk flood zone X area and I have flood insurance!
Here are some helpful tips for Buyers when negotiating a sales offer on a home:
Find out the number of days the house has been “on the market” (also referred to as DOM: Days on Market) as well as the pricing history of the home. In Texas, only members of the MLS will have access to this data…it is not publicly available.
NOTE You cannot use Trulia or Zillow or public tax information to find this information because Texas is a “non-disclose” state on real estate sales figures. Tax records are not accurate sources of real estate sales figure either…the appraised value of a home for tax purposes is usually not related to the actual value or price of the home.
Ask the Seller’s agent why the home owner is selling the home. That agent does not have to answer the questions (due to client confidentiality) but typically will. This helps you understand the Seller’s motivation behind the sale.
Make sure your Realtor does a Buyer’s CMA (comparative market analysis) to determine the current, probable value of the home. This will prevent you from over-paying for the home and will also prevent you from wasting your time. For example, lender appraisals these days in our area tend to the conservative side. If a Seller is demanding a price that is $50,000 over the current market value of the home, the lender will not loan the money to you to buy it, even if you are willing to pay it. You will either have to come up with the cash to pay the difference, or walk-away from the deal. Better to know earlier rather than later.
Do not belittle the Seller or the property to the Seller who has strong emotional ties to the home. As much as possible, minimize emotional responses on both sides.
Always make offers or changes to offers in terms in writing…Texas requires written contracts in regards to real estate.
If you view a home when a Seller is present, be as friendly and positive as possible. Sellers like to sell to people they like.
Do not start mentally decorating the house or arranging furniture in too much detail until you have a deal in writing…be ready to walk away. This is the biggest financial investment you may ever make…stay as rational as possible.
Don’t get hung up on a few hundred or even thousands of dollars and lose a deal. You don’t want to lose a good deal on a $500,000 home over a $300 survey (for example).
A real estate “Closing” is where you and I meet with some or all of the following individuals: the Seller, the Seller’s agent, a representative from the lending institution and a representative from the title company, in order to transfer the property title to you. The purchase agreement or contract you signed describes the property, states the purchase price and terms, sets forth the method of payment, and usually names the date and place where the closing or actual transfer of the property title and keys will occur.
If financing the property, your lender will require you to sign a document, usually a promissory note, as evidence that you are personally responsible for repaying the loan. You will also sign a mortgage or deed of trust on the property as security to the lender for the loan. The mortgage or deed of trust gives the lender the right to sell the property if you fail to make the payments. Before you exchange these papers, the property may be surveyed, appraised, or inspected, and the ownership of title will be checked in county and court records.
About a week in advance, I will schedule the real estate Closing with you and the title company. We will meet at the title company on the day of closing, sit in a conference room with an escrow officer (who is also a notary), and you will sign the legal documents to purchase the home.
You will need to bring your driver’s license with you to the real estate Closing. At closing, you will be required to pay all fees and closing costs in the form of “guaranteed funds” such as a cashier’s check. Your agent or escrow officer will notify you of the exact amount at the day before Closing.
Buyers: What To Bring to Your Closing Appointment
Here’s the minimum of what to bring to your “Closing”:
Photo ID
“Good funds” for your down payment and other costs: typically
a cashier’s check or wire transfer—never cash
Please know that a home inspection is one of the most important parts of buying a home. But it can be overwhelming trying to find a reputable inspector who you can trust. I provide all my buyer clients with a list of licensed home inspectorsin the area to make this process easier for you. You should call ahead and “interview” some inspection companies to find the one you want to work with when you get a contract on a house.
In choosing a home inspector, consider one that has been certified as a qualified and experienced member by a trade association.
Ask if they:
a) measure the foundation levels
b) check walls and ceiling with thermal camera
c) provide color photos in report
Also get them to hire your termite inspection. Different inspectors charge different fees and those fees are partly determined by the age and size of the home.
A lot of the time, home inspectors will advise you to have a licensed HVAC specialist check the AC and furnace. If you think this will be an issue (because the house has an old HVAC system), you should set that appointment up in advance as well. Here are a couple of suggestions:
Bill Anderson Air at 281-398-1823
Fresh Air Inc at 281-747-5166
Hartford Services at 281-261-3333
NOTE: Make sure the HVAC company understands this is an INSPECTION and you don’t own the home.
One thing to note…it’s challenging to test an AC in the winter time. For ACs you want at least a 15 degree differential, but 17 or 18 degree differential is the best. If the outside temperature is below 72 degrees, then an inspector may not be able to get an accurate reading.
Home inspections should include information and photos on the condition of the following:
Appliances
Plumbing
Electrical
Air conditioning and heating
Ventilation
Roof and Attic
Foundation
General Structure
Keep in mind that NO HOME IS PERFECT, not even new construction, and you should be prepared for $1000-3000 worth of repair issues listed on an inspection report (maybe more, depending on the age of the home).
What Is Inspected
The home inspection is designed to report on any actual or potential defects or problems with the home that may require repair. Not everything they report will be considered an actual defect by you; you must decide on whether or not the items noted require repair or not for your peace of mind. For example, I rarely see a home inspection report where the inspector does not note that the dirt is too high around the foundation of the home. This seems to be something that they always note because it could potentially hide termite activity around the home…and inspectors have to protect themselves against potential lawsuits. But this is something that you can easily fix when you move into the home.
Homes are on a 17 year cycle (approximate) meaning that a lot of high-ticket items will “wear out” when they are about 17 years old. Be aware of that when looking at homes that are about that age or slightly more. High ticket items include roofs, HVAC systems, and water heaters.
NOTES
Should serious foundation or structural problems be indicated, the inspector will recommend that a structural engineer or other professional inspect it as well. This may include hydrostatic testing (which requires special permission from the Seller).
Stucco inspections are very important and require special permission from the Seller because they are “invasive.”
The home cannot “pass or fail” an inspection, and your inspector will not tell you whether he/she thinks the home is worth the money you are offering.
Inspectors must base their findings on current building codes and best practices, but homes built 10, 20, 30 years ago were built with different codes and best practices. An older home does not need to be “brought up to code” and get a new building permit. A buyer needs to decide what they can live with and what they cannot live with.
According to the Texas Real Estate Commission: “A home inspection is a limited visual survey and basic performance evaluation of systems and components of the house. It does not require the use of specialized equipment and is not a comprehensive investigative or exploratory probe to determine the cause or effect of deficiencies noted by the inspector.”
I recommend being present for the last hour of the inspection. (It distracts the inspector if you are there the entire time, and then they miss things.) This is to your advantage because you will be able to ask questions, and get tips for maintenance, and a lot of general information that will help you once you move into your new home. Most important, you will see the home through the eyes of an objective third-party. But always keep in mind that an inspector’s job is to report on all potential issues (like dirt too high around the foundation) and you need to be reasonable in your repair request negotiations with sellers.
Never send an inspection report to your lender and avoid putting a long list of repairs in an Amendment, or it may impact your home loan.
Common Issues on Inspection Reports
The most common issues that appear on inspection reports in this area are listed below. The repair prices in the Usual Consequence column or approximate estimates only to give you some idea of the repair cost. You will need to get real estimates on the specific home.
Issue
Usual Consequence
HVAC not cooling properly
Usually you can have the HVAC serviced for around $500 or less and get it working properly, but if it is a really old (15 years or more) then you may be looking at major replacement costs, part of which may be covered by a Home Warranty.
Old furnace (20 years or more)
Since furnaces are not used in this region very often, they seem to last a long time! You may want to have a HVAC specialist check to make sure the heating element is in good condition…home inspectors cannot do this.
Electrical panel has issues or wrong size breaker on the HVAC system
You should be able to find an electrician to replace the electrical panel (worst case scenario) for $1500 or less. Other minor issues, such as wrong sized breaker, will cost much less.
Soil too high around foundation
You can use a shovel to lower the mulch/soil around the foundation or hire your “yard guy” to do it.
Grading/drainage issues
Minor issues can be fixed with a shovel and dirt. Major drainage issues may require a “french drain” type of solution that could cost $1500-2000. New construction homes often have drainage issues that need to be worked out.
Minor roof issues with flashing or a few raised shingles.
Find a roofing company to make the repairs which are often under $500.
No sediment trap on gas line to water heaters and furnace or other ventilation issues with those two appliances.
A licensed plumber will usually install sediment traps (for safety) for around $200/appliance. Ventilation issues may have other minor repair costs.
No (or non-working) GFCI outlets in kitchen or bath.
This is commonly MIS-reported. Inspectors often say the GFCIs don’t work when they do. A handyman can replace a GFCI outlet on most homes for $100/outlet.
General plumbing issues like leaky faucets or slow drains
A handyman or plumber can usually fix these items for minimum cost.
Deferred maintenance
Exterior windows, doors, and siding need to be caulked on a regular basis (every 2-5 years) to prevent water penetration. Masonite siding must be kept well-sealed and painted with high quality paint or it will rot. Expansion joints must be sealed with special sealant to prevent water penetration.
Sprinkler problems
Sprinklers heads often get broken by lawn mowers and sometimes the backflow preventor needs to be repaired, usually for less than $500.
Cracks in exterior brick due to settling
Cracks in brick need to be sealed with mortar to prevent water penetration. Hire JQ Brick to do this…usually for less than $500.
Settlement cracks in sheetrock
It is very common to see settlement cracks in the interior sheet rock, especially at the corners of an angled ceiling. These can be covered and painted by a you or good painter.
Pool equipment
If the home has a pool, then the pool equipment may have issues. This is a common area where you will get INFLATED repair estimates. Make sure you hire the right company for repair estimates. Pools are a constant maintenance issue, especially the Polaris cleaners.
Foundation issues*
NOTE: “Corner pops” are not foundation issues.
If the foundation level differentials exceed 3 inches in an area, then you will need to get a foundation repair estimate. Foundation repairs can range from $5,000 to $20,000 or more, depending on how many piers need to be installed. Make sure you learn about foundations by reading: “Buyer’s Guide to Slab-On-Ground Foundations.”
To properly maintain your foundation, make sure you use a sprinkler system to keep the soil evenly hydrated. Sprinkler systems are very important for your foundation maintenance!
*Not a very common problem, but may pop up occasionally.
After the Inspection
Once the inspection is completed, you will have three options to take (*assuming you purchased a Termination Option) in the original contract:
Terminate the Contract – If any serious defects are found with the home, then you can exercise your Termination Option*, lose your Option Fee, but get your earnest money back.
Ask for Repairs – If you do not have the cash on hand to make the repairs that you deem important, then you can ask the Seller to make those repairs in an Amendment to the sales contract. However, keep in mind that this is not recommended because home owners tend to hire the cheapest repairs possible and it’s not guaranteed that repairs will be done in a satisfactory manner.
Ask for a Seller’s Contribution to Closing Costs – If you would rather ensure the repairs are done to your satisfaction, then request a Seller’s Contribution to Closing Costs (SC) which is a credit at Closing that will provide you with more cash on hand, after the completion of the sale, so that you can hire your own repairs.
In Texas, the home inspection phase is often referred to as the “Option Period.” Watch my video for an explanation…
Even if you do not purchase a Termination Option, you still have the right to inspect the home. You just do not have the UNRESTRICTED right to back out of the deal and get your earnest money back.
Even if you have a Termination Option, that does not guarantee that the Seller will agree to any repair requests or price reductions.
Are you worried about whether home buying is a good INVESTMENT?
Buying a first home can be an intimidating process. But the first step is making those first decisions: I want to own my own home; I can afford to own my own home; owning my own home makes sense for me financially and emotionally. If you are still struggling with those first decisions, here are some facts that might help you make that first step towards becoming a homeowner.
You Can’t Afford NOT to Buy a Home!
Over the last ten years, the cost of rental housing in the U.S. has increased an average of 3 percent per year. That means that an apartment or home renting for $750 per month will cost more than $978 a month in ten years. If you rent the same home for ten years, the total amount you would pay for rent will equal $103,000!
Tax Advantages of Owning a Home Result in Savings
None of that $103,175 is returned to you, either through savings or as an investment. Homeownership, on the other hand, has tax advantages over renting a home, and those advantages can help you save money. Unlike your monthly rent, part of your monthly mortgage payment “comes back to you” in tax savings. Here’s an example:
You purchase a home that costs $110,000 (plus closing costs – expenses incurred to actually process the transaction). You finance the balance with a 30-year fixed rate mortgage at 6.5 percent interest. Your monthly payments (not including utilities, maintenance, insurance, etc.) are:
You actually save $195 a month by owning your own home. On a yearly basis, the savings is even more dramatic:
Homeownership is a Good Investment
For the majority of Americans, their home is their largest financial asset and a major player in their investment portfolio. It’s a good thing, too, since stock market value has declined since 1998, while home price appreciation has increased. The NATIONAL ASSOCIATION OF REALTORS® estimates that home value rises, on average, by 4.5 percent a year. That’s a steady return on investment; one’s own home is a much less volatile asset than stocks, bonds or mutual funds.
As an example, let’s look again at that $110,000 home. Unlike your rental unit, your home should appreciate over time. Assuming a 4.5 percent appreciation rate, your home will be worth $114,950 in the second year of ownership, $120,123 in the third year of your owning it, etc. After ten years, your $110,000 home will be worth $163,470. Not only do you earn a rate of return on your original purchase price, but you also get a return on any subsequent appreciation.
Homeownership Builds Wealth for Households
The Federal Tax Reserve Board estimates that homeowners have a net worth almost 36 times more than that of renters. In 2001, the median net worth for homeowners was $171,700 compared to $4,800 for renters. How do you build up your net worth? Through those “appreciating returns” on your home.
We’ve already seen how your $110,000 home is worth $163,470 in ten years. In addition, you are paying down the principal on your mortgage. Remember that $100,000 you borrowed at 6.5 percent over 30 years – that debt amount is decreasing every month and every year.
After the first year, you now only owe $98,786 on a home that is worth $114,950. You have “netted” a $4,950 increase in the value of your home, plus $1,116 a year that previously you owed as part of your mortgage debt. As your debt decreases and the home value increases, you accumulate wealth from the value of your home. In addition, over this ten-year period, you will have a significantly lower after-tax payment for housing. Each year as your home appreciates and you continue to pay down your mortgage debt, you increase your own net worth.
Homeownership – It’s NOT Just About Money
The “numbers tell the story” should ease your mind about the financial aspects of becoming a homeowner. But there are other, less monetary, benefits to homeownership. Several research studies indicate homeownership adds to the value of communities, has positive effects on children, and even contributes to increased voter participation rates.
by Sheila Cox, Five Star Realtor | Updated October 2025
One question that I get a lot is, “What’s recommended: buying new vs resale home in Katy?” A new home is one that has never been lived in while an existing home has been lived in by a previous owner. There are Pros and Cons either way that you should consider. Here are my home buying tips for buying a new vs resale home.
PROs for Purchasing a New Home May Include:
Lower maintenance costs during the first years of owning the home.
Lower energy costs because new homes are built with better energy saving materials and equipment than older homes.
More functional home designs and floorplans as well as up-to-date home fixtures.
Latest technology features such as pre-wired for a home computer network.
Possibly the ability to choose paint colors, floor types and colors, exterior colors, and other optional home features.
NOTE: There is typically a substantial markup on these items.
Builder incentives to lower the initial cost to purchase.
Easier to get to know neighbors because everyone is “new.”
PROs for Purchasing an Existing (Resale) Home May Include:
Lower price per square foot than newly built homes.
Better locations and shorter commute times.
Mature landscaping in both the yard and throughout the neighborhood.
Proven track record of home values in the neighborhood.
Lower tax rates since more neighborhood features have already been paid for by home owners.
Sales contracts that are fair to both parties…not one-sided in favor of the builder.
Lower move-in costs (possibly) since home already has window coverings, landscaping, garage door openers, and other items that you will have to buy for a brand new home.
Easier for home inspector to find home defects because more time has passed since the home was constructed. NOTE: New homes may have hidden defects that are impossible for a home inspector to find.
More established school zone boundaries than for new neighborhoods.
Established community activities and events.
Quicker move-in date compared with building a home from scratch in a new neighborhood.
And don’t forget to bring your Realtor along when you view new home models! Remember: A Realtor’s job is not “just” helping you find a house to buy…there are over 100 tasks that Realtors may perform for you during the home purchase process! Your Realtor should be on your side because she is your agent. The salesperson at the builder’s model home office is not on your side and has no Fiduciary Duty to you. As an employee of the builder, he or she is looking out for the builder’s best interests.
I don’t want to discourage you from buying a new home…Houston has some really great new home builders. But it’s my job to make sure that you have all the information that you need to make a wise buying decision.
P.S. Do NOT rely on the AI-generate “best builders” list on your Google search!! OMG 😛
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Pretty much all areas of the United States (and the world) have to deal with natural disasters. In California it’s earthquakes, mudslides, and wild fires. In the Midwest it’s tornadoes. In the Northeast it’s winter storms and blizzards. Many parts of the country deal with flooding…especially near rivers. Other parts deal with severe droughts. The fact is, you can’t completely avoid natural disasters anywhere…so you need to minimize your risk and prepare for them as best you can.
If you choose to buy a home that was previously flooded, make sure it has been repaired properly. The main thing that most people worry about is mold problems in homes that have flooded. Supposedly, once the homes have been properly dried out, then mold cannot grow. Mold requires moisture to grow. While mold spores are around us all the time, they will not grow and become a problem when the source of the moisture is eliminated. It’s usually hidden leaks and on-going moisture that allows mold to grow. (
If you want to watch out for homes in high-risk flood areas (and you should!), then hire a real estate agent who will watch out for you (Sheila Cox 😄). Most home builders’ agents, in new construction neighborhoods, will NOT tell you that their neighborhood is in a 100-year flood plain…but I will. I have had to inform multiple clients about this over the years (and they were very grateful for me).
As a resident of the Gulf Coast, you should know that hundreds of homes in the Houston area that are not in high-risk flood zones and had never flooded before during any other flood or hurricane event, did flood during Harvey. So that means…you never know for sure and you had better carry Flood Insurance on your home at all times! In my opinion, a $400-500 flood insurance policy is worth the peace of mind you have from knowing you won’t be financially devastated if a storm sits on top of your neighborhood and drops 50 inches of rain! I don’t know of any areas in the country that can handle that much water…do you?
Ask the Seller’s agent why the home owner is selling the home. That agent does not have to answer the questions (due to client confidentiality) but typically will. This helps you understand the Seller’s motivation behind the sale.
A real estate “Closing” is where you and I meet with some or all of the following individuals: the Seller, the Seller’s agent, a representative from the lending institution and a representative from the title company, in order to transfer the property title to you. The purchase agreement or contract you signed describes the property, states the purchase price and terms, sets forth the method of payment, and usually names the date and place where the closing or actual transfer of the property title and keys will occur. 
Are you unsure about becoming a HOMEOWNER?
