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.”
Population and Growth
The incorporated City of Katy itself has a population of about 25,000, but when people say “Katy,” they usually mean the much larger Katy ISD area that spreads across three counties.
It is extremely challenging to get accurate population statistics and demographics for the Katy Area…since it is not all incorporated. According to the Katy Area Economic Development Council’s Website (https://www.katyedc.org/quality-of-life/education)
Depending on how you measure it, the greater Katy area is home to 300,000 to 400,000 residents—and growing rapidly. This distinction matters because if you only look at city limits, you’ll miss the scale of the suburban boom.
City of Katy TX (incorporated) Inside Greater Katy Map
Note the green portion is what we refer to as “Katy TX” and is covered by Katy ISD and mostly has Katy addresses, but the red portion is what is “incorporated” as the City of Katy and we call “Old Katy.”
Demographics
Katy growth means diversity. You’ll meet people from all over the United States who’ve relocated for work, as well as international families who are drawn by Katy’s schools and opportunities. The cultural mix has given rise to a wide variety of restaurants, community organizations, and events that make Katy feel both cosmopolitan and deeply Texan at the same time.
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.
In most parts of Fort Bend County, neighborhood infrastructure is provided through a Municipal Utility District, commonly called a MUD. A MUD is a special-purpose local government entity created under Texas law to finance, build, and maintain essential utilities for a specific area—usually a residential community.
When a new subdivision is developed, the developer often forms a MUD to fund infrastructure such as water lines, sewer systems, drainage facilities, and sometimes roads, parks, or recreational amenities. Instead of the developer paying the full cost upfront, the MUD issues bonds to build these improvements. Those bonds are then repaid over time through property taxes collected from homeowners within the district.
For homeowners, this means that your property tax bill will typically include a separate MUD tax rate in addition to county, school district, and other local taxes. The MUD uses those tax revenues to repay infrastructure bonds and operate the district’s utilities. With a MUD you will have a monthly bill that covers your water, sewer, and trash service. In addition to that, your property taxes will include a portion that goes to the MUD. So they do add to your property tax bill.
#image_title
A MUD is governed by a board of directors, usually elected by residents who live within the district. This board makes decisions about budgets, tax rates, and ongoing infrastructure maintenance.
MUDs are very common in fast-growing suburban areas like Fort Bend County because they allow new communities to develop without requiring existing taxpayers in nearby cities to fund the infrastructure. There are PROs and CONs of having MUDs to provide utilities, but regardless of our opinions on them, you will be hard-pressed to find many neighborhoods in this area that are not assigned to a MUD.
—by Sheila Cox, Five Star Realtor | Updated April 2026—
Katy TX 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!
In most parts of Fort Bend County, neighborhood infrastructure is provided through a Municipal Utility District, commonly called a MUD. A MUD is a special-purpose local government entity created under Texas law to finance, build, and maintain essential utilities for a specific area—usually a residential community.
When a new subdivision is developed, the developer often forms a MUD to fund infrastructure such as water lines, sewer systems, drainage facilities, and sometimes roads, parks, or recreational amenities. Instead of the developer paying the full cost upfront, the MUD issues bonds to build these improvements. Those bonds are then repaid over time through property taxes collected from homeowners within the district.
For homeowners, this means that your property tax bill will typically include a separate MUD tax rate in addition to county, school district, and other local taxes. The MUD uses those tax revenues to repay infrastructure bonds and operate the district’s utilities. With a MUD you will have a monthly bill that covers your water, sewer, and trash service. In addition to that, your property taxes will include a portion that goes to the MUD. So they do add to your property tax bill.
#image_title
A MUD is governed by a board of directors, usually elected by residents who live within the district. This board makes decisions about budgets, tax rates, and ongoing infrastructure maintenance.
MUDs are very common in fast-growing suburban areas like Fort Bend County because they allow new communities to develop without requiring existing taxpayers in nearby cities to fund the infrastructure. There are PROs and CONs of having MUDs to provide utilities, but regardless of our opinions on them, you will be hard-pressed to find many neighborhoods in this area that are not assigned to a MUD.
As a homeowner in Texas, your Homestead Tax Exemption is a large exemption to reduce the amount of Katy TX property taxes you pay. Applying for a Homestead Tax Exemption (more info) is a one-time activity in Texas that homeowners need to do the first year they buy a home…not something you do every year.
The deadline is not until the first one-year anniversary of Closing on your home.
Your application must include a copy of your new 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). Make an appointment to get your Texas driver’s license here.
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.
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“All About Living 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 on the top 68 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, and more. You may want to go to Katy Homes for Sale to see these neighborhoods organized by the type of neighborhood: waterfront, golf course, new construction, best schools, top 10, etc.
—Northwest 77493— Anniston Katy TX is an affordable, new construction community on the Northwest side of Katy, near FM 529 (Freeman Rd) and Katy Hockley Rd. It has been developed by Lennar (home builder) and the homes here are built around contemporary layouts, builder-backed guarantees, and a lifestyle geared toward ... [Read More]
—77493— Aurora Katy TX is a newer, affordable community, crafted by Century Communities, located on the Northwest side of Katy, near Beckendorff Rd and Peek Rd. It no longer offers new construction homes, but resale homes are available at affordable prices. Aurora is located in Harris County and was primarily ... [Read More]
-77494- Avalon At Pine Mill Katy TX, is luxury living with a true sense of community. Tucked away in Southwest Katy just off Spring Green Blvd and Falcon Landing, this exclusive gated neighborhood offers elegant homes built by Taylor Morrison—known for exceptional craftsmanship, open-concept designs, and upscale finishes that make ... [Read More]
-77494- Avalon At Seven Meadows, Katy TX, is one of Katy’s most sought-after neighborhoods. This gated luxury community is tucked inside the master-planned Seven Meadows development, in Southwest Katy, and is known for its stunning lakes, custom-built homes, and beautifully maintained landscapes that make every drive through the neighborhood feel ... [Read More]
-77494- Avalon At Spring Green Katy TX is a luxury gated community located near the crossroads of Spring Green Boulevard and Falcon Landing. It is a beautiful neighborhood and I like how it offers the perfect balance of privacy and convenience. This neighborhood is known for its elegant, custom-style homes ... [Read More]
—77441— Bonterra at Cross Creek Ranch Fulshear TX is a beautifully designed, age-qualified (55+) resort-style community located within the larger Cross Creek Ranch neighborhood in Fulshear TX, 77441. I love how it feels like a private retreat for the next chapter of life—gated, low-maintenance, and full of AMAZING amenities. Plus, ... [Read More]
—77493— Camillo Lakes Katy TX is a newer community located in Northwest Katy, near Clay Rd and Katy Hockley Rd. It’s a well-designed neighborhood by Legend Homes (builder) and offers affordably-priced homes. However, it’s zoned to some of the lower-rated schools in Katy. Camillo Lakes is located in Harris County ... [Read More]
—77493— Cane Island Katy TX is a standout master-planned community located on the Northwest side of Katy that offers high-quality living with resort-style amenities. It sits just north of I-10 (and Katy Mills Mall) along Cane Island Parkway (by Buc-ees) giving easy access to a major thoroughfare while providing a ... [Read More]
-77494- Cardiff Ranch Katy TX is a beautiful neighborhood tucked just off Spring Green Rd and Roesner, near FM1463, right in the heart of the 77494 area. Note: This neighborhood is officially “Canyon Gate at Cardiff Ranch” but most people around here don’t call it that...just “Cardiff Ranch.” Cardiff Ranch ... [Read More]
—77441— Churchill Farms Fulshear TX is a nice neighborhood located in Southwest Katy, just off FM1463 near South Fry Road. It’s one of those neighborhoods that feels tucked away but still connected to all the best parts of West Katy. Plus, it’s zoned to highly-rated schools! NOTE: Technically this neighborhood ... [Read More]
—77450— Cimarron Katy TX is a well-established, affordable neighborhood, located on the Southeast side of Katy, that delivers a comfortable, mature feel with excellent location benefits. It’s located near I-10 and Grand Parkway (99), so it provides one of the shortest commutes to downtown Houston from Katy. The schools here ... [Read More]
—77450— Cinco Ranch Katy TX is one of the most established and beloved master-planned communities in Katy—and for good reason. It is a very large neighborhood which began on the east side of Grand Parkway (99) in ZIP Code 77450, and grew to the west side due to it’s popularity ... [Read More]
—77494— Cinco Ranch Katy TX is one of the most established and beloved master-planned communities in Katy—and for good reason. It is a very large Cinco Ranch which began on the east side of Grand Parkway (99) in ZIP Code 77450, and grew to the west side due to it’s ... [Read More]
—77494— Cinco Ranch Northwest Katy TX is one of the newest and most desirable sections of the master-planned Cinco Ranch community. It’s a luxury neighborhood and I love how it combines the classic Katy charm of established Cinco Ranch with the modern style and energy of newer luxury homes. It’s ... [Read More]
—77494— Cinco Ranch Southwest Katy TX is a gorgeous master-planned section located just north of FM 1093 (westpark Tollway) near Spring Green Boulevard and Gaston Road—one of my favorite areas in 77494 for its peaceful, family-friendly feel and beautiful modern homes. I love how this part of Cinco Ranch feels ... [Read More]
—77441— Cross Creek Ranch Fulshear TX is one of the most stunning and thoughtfully designed master-planned communities in Southwest Katy (and all of Houston!). I love that this eco-friendly neighborhood has natural habitats for Texas birds and wildlife including a 50-acre “polishing pond.” There are miles of hike/bike trails winding ... [Read More]
—77441— Cross Creek West Fulshear TX is one of the newest and most exciting new construction communities in 77441. I guess Johnson Development decided to expand on one of it’s best developments (Cross Creek Ranch) and “go west." And did you know: The City of Fulshear is ranked as one ... [Read More]
—77441— Del Webb Fulshear TX is a beautifully-designed 55+ active-adult community located north of FM1093 near FM359. It’s a new construction neighborhood and I like how it gives you resort-style living with low-maintenance ease, set in a peaceful country location. And did you know: The City of Fulshear is ranked as one ... [Read More]
—77493— Elyson Katy TX is a vibrant, new construction community located on the Northwest side of Katy near FM 529 and Grand Parkway (99). The community features resort-style amenities with pools, splash pads, trails, parks, and a full roster of events and connections that make it easy to feel like ... [Read More]
—77494— Falcon Landing Katy TX is a charming gated community located just off Grand Parkway (99) and Bay Hill Blvd. I like how it combines the security of a gated neighborhood with the friendliness and warmth you expect from Katy living. The location couldn’t be better—you’re minutes from LaCenterra at ... [Read More]
—77494— Falcon Point Katy TX is a distinctive neighborhood on the Southwest side of Katy, that offers golf course living and a sense of classic Katy charm. I like how it’s tucked just off Kingsland Boulevard and Falcon Point Drive, giving you easy access to I-10, Grand Parkway (99), and ... [Read More]
—77494— Falcon Ranch Katy TX is a friendly neighborhood located on the Southwest side of Katy, near Falcon Landing Blvd and Westheimer Parkway, just west of Grand Parkway (99). I like how this community has a welcoming feel, with well-kept homes, tree-lined streets, and a genuine sense of neighborhood connection ... [Read More]
—77494— Firethorne Katy TX is one of the most sought-after master-planned communities in Southwest Katy, known for its beautiful homes, nice amenities, and ideal location near FM1463 and I-10. I like the way this neighborhood blends the best of small-town comfort with modern suburban convenience—you’re minutes from shopping at Katy ... [Read More]
—77493— Freeman Ranch Katy TX is a new construction community located on the Northwest side of Katy near FM 2855 and Freeman Rd….just about as far Northwest as you can get in Katy! In fact, it is not zoned to Katy ISD but, rather, it is zoned to Royal ISD ... [Read More]
—77441— Fulbrook on Fulshear Creek Fulshear TX is a beautifully designed new construction community located in 77441 (“ful-sure”) that has a unique blend of nature and modern homes. Situated just south of FM1093 near Texas Heritage Parkway and FM359, this is a place where you can enjoy a peaceful, almost ... [Read More]
—77441— Fulshear Lakes Fulshear TX is a fresh-and-friendly new construction community located north of FM1093 near FM359. This neighborhood is designed around three man-made lakes, the scenic Bessie’s Creek, and winding nature trails—so you’ll feel immersed in nature even when you’re just stepping out the front door. I like how ... [Read More]
—77450— Governors Place Katy TX is a mature, affordable neighborhood, located on the Southeast side of Katy, that strikes a nice balance between value and location. Being located near I-10 and Grand Parkway (99), it gives you easy access to commuting routes and shopping, yet it still has that settled ... [Read More]
—77450 & 77494— Grand Lakes Katy TX is one of the most picturesque and well-loved master-planned communities in Katy. I love how it combines the beauty of nature with the convenience of modern living—winding lakes with fountains, shaded walking trails, and pocket parks are around every corner, yet you’re just ... [Read More]
—77493— Grange Katy TX is a beautifully envisioned 1,130-acre new construction community located in Northwest Katy, located near Morton Road and Bartlett Rd (north of Buc-ees). Johnson Development is designing this Grange to give a “nod” to Katy’s historic rice-farming past with contemporary living—lakes, trails, green spaces, and Grange parks woven ... [Read More]
—77494— Grayson Lakes Katy TX—also known as Country Lakes at Grayson Lakes—is one of the most scenic and peaceful neighborhoods in Southwest Katy. I love showing homes here because it feels like a true retreat from the bustle of everyday life, yet you’re still close to everything Katy has to ... [Read More]
—77094— Green Trails Katy TX is a quiet, well-established neighborhood in Southeast Katy, south of I-10 between Fry Rd and Barker Rd, that offers a mature feel, convenient commuting access into Houston, and a strong sense of community. I love how it combines tree-lined streets and traditional homes with proximity ... [Read More]
—77494— Hawks Landing Katy TX is a beautiful and peaceful neighborhood located in 77494, just off Westheimer Parkway near Falcon Landing Boulevard. I like how it offers that “tucked-away” feel while still keeping you close to everything—top-rated Katy ISD schools, LaCenterra at Cinco Ranch, and easy access to the Grand ... [Read More]
—77449— Jasmine Heights Katy TX is a newer, affordable community located on the Northeast side of Katy, that offers a blend of modern construction with convenient access to Grand Parkway (99). However, this neighborhood is zoned to lower-rated schools. Jasmine Height Katy TX is located in Harris County and was ... [Read More]
— 77423— Jordan Ranch in Fulshear, TX is a new construction, master-planned community on the west side of the Katy/Fulshear corridor. You’ll love how it blends beautiful open spaces, winding trails, and thoughtfully designed homes with easy access to shopping, dining, and the major commuter route of I-10. What I ... [Read More]
—77493— Katy Court Katy TX is a new construction community nestled on the Northwest side of Katy, by Clay Rd and Katy Hockley Cut Off. This small neighborhood offers modern design but only a few amenities. A community swimming pool may be planned for the future. In addition, this neighborhood ... [Read More]
—77494— Katy Creek Ranch Katy TX is a small, affordable neighborhood on the Southwest side of Katy, located near Westheimer Parkway and Falcon Landing Blvd. It combines a quiet, close-knit atmosphere with unbeatable convenience. You’re only minutes from LaCenterra, grocery stores, and many dining options, plus easy access to Grand ... [Read More]
—77493— Katy Crossing Katy TX is an affordable newer home community located on the Northwest side of Katy near Stockdick School Rd and Katy Hockley Rd. The schools here are new and mostly unrated and be careful of the 100- and 500-year flood zones in the neighborhood. Katy Crossing is ... [Read More]
—77493— Katy Manor Katy TX is an affordable, new construction neighborhood located on the Northwest side of Katy, near Stockdick School Rd and Katy Hockley Cut Off Rd. The schools here are mostly new and unrated and be careful of the 100-year flood zones around the neighborhood. Katy Manor is ... [Read More]
—77450— Kelliwood Katy TX is a well-established master-planned community, located on the Southeast side of Katy, that offers a mature neighborhood feel, plentiful amenities, and convenient location. Located south of I-10 and running along South Fry Road, with the green space area of George Bush Park to the east, Kelliwood ... [Read More]
—77493— King Crossing Katy TX is an affordable, newer home community located on the Northwest side of Katy, near Stockdick School Rd and Katy Hockley Cut Off Rd. The schools here are not the highest-rated and be careful of the 100- and 500-year flood zones around the neighborhood. King Crossing ... [Read More]
—77493— Lakecrest Katy TX is a well-established neighborhood located on the Northwest side of Katy, near Franz Rd and Morton Rd. This community offers a comfortable mix of affordable homes, community feel, and convenience. It is right by the Mason Creek Hike and Bike trails and some community athletic fields ... [Read More]
—77449— Lakes of Bridgewater Katy TX is an affordable, well-established community located on the Northeast side of Katy, near Mason Rd between Clay Rd and Morton Rd, that offers a solid mix of amenities, location and value. I like how it combines the convenience of north-Katy living with green spaces ... [Read More]
—77493— Marcello Lakes Katy TX is a newer neighborhood located on the Northwest side of Katy, near Porter Rd and Clay Rd. It was designed to provide waterfront lots to most of the homes in the neighborhood. However, the schools zoned to this community are lower-rated schools. Marcello Lakes is ... [Read More]
—77450— Memorial Parkway Katy TX is a well-established community, located on the Southeast side of Katy, that offers a blend of classic suburban charm and a convenient location. This neighborhood is south of I-10 between Mason Rd and Westgreen Rd, and it’s (mostly) zoned to highly-rated schools! Memorial Parkway is located in Harris ... [Read More]
—77493— Morton Creek Ranch Katy TX in a new construction neighborhood that offers a well-rounded lifestyle, affordable prices, convenient location, and good amenities in the Northwest Katy area. Located off of Grand Parkway (99) and Morton Rd, this neighborhood gives you easy access to plenty of shopping and dining. However, the schools ... [Read More]
—77450— Nottingham Country Katy TX is an affordable, well-established Nottingham Country, located on the Southeast side of Katy, that offers mature charm, excellent schools, and a convenient location. It is situated south of I-10 between Westgreen Rd and South Fry Rd. Nottingham Country is located in Harris County and was ... [Read More]
—77450— Oak Park Trails Katy TX is an affordable, well-established neighborhood, located south of Highland Knolls and east of Mason Rd, that offers a comfortable balance of value, amenities, schools, and a shorter commute into Houston. I love how it’s tucked quietly off Mason Road but still keeps you conveniently connected ... [Read More]
—77441— Pecan Ridge Fulshear TX is a wonderful new construction community right in 77441 (Fulshear) located west of 359 and north of FM1093 (Westpark Tollway). Homes in Pecan Ridge are currently built by top builders (like Toll Brothers and Tri Pointe Homes) and range from 45′, 50′ and 60′ home-sites with one- and ... [Read More]
—77494— Pine Mill Ranch Katy TX is a vibrant and family-friendly master-planned community located on the Southwest side of Katy, just off Spring Green Boulevard near FM1463. I like how it feels peaceful and suburban while still being close to everything—great shopping at LaCenterra and Katy Mills Mall is just ... [Read More]
—77441— Polo Ranch Katy TX is a newer community located in 77441 (Fulshear), west of 359 and north of FM1093 (Westpark Tollway). Although they are no longer building here, I like how it offers modern living in a relaxed setting with value and affordability in mind. Plus it’s zoned to highly-rated schools! ... [Read More]
—77493— Porter Ranch Katy TX is a small, affordable, newer neighborhood located on the Northwest side of Katy, near Stockdick School Rd and Porter Rd. The schools here are not the highest-rated in Katy and you need to be careful of the 500-year flood zone on the north side of ... [Read More]
—77449— Raintree Village Katy TX is a well-regarded, affordable neighborhood located on the Northeast side of Katy, near Fry Rd and Morton Road. However, that this neighborhood is zoned to lower-rated schools. Raintree Village is located in Harris County and was primarily built between 1983 to 2016. The “typical” home ... [Read More]
—77494— Seven Meadows Katy TX is one of the most sought-after master-planned communities in Southwest Katy, known for its beautiful homes, resort-style amenities, and prime location. I love how it’s nestled just west of the Grand Parkway (99) near Fry Road and Westpark Tollway, giving you quick access to I-10 ... [Read More]
—77494— Silver Ranch Katy TX is a welcoming community on the Southwest side of Katy, located near Spring Green Blvd and Gaston Rd. I like how it strikes the perfect balance between modern living and small-town charm—you’re close to all the best Katy has to offer, including LaCenterra and Katy ... [Read More]
—77449— Silvermill Katy TX is a mature, affordable neighborhood located on the Northeast side of Katy, near Greenhouse Rd and Morton Rd. This community offers a comfortable blend of value, convenience, and livability. Beware, however, that this neighborhood is mostly zoned to lower-rated schools. Silvermill is located in Harris County ... [Read More]
—77441— Summerview Fulshear TX is an affordable, new construction community located in 77441 (Fulshear) that offers fresh construction, modern design, and great value. It’s located west of FM359 between FM1093 and I-10. Plus it’s zoned to good schools! And did you know: The City of Fulshear is ranked as one ... [Read More]
—77493— Sunterra Katy TX is a very large and new master-planned community located on the far Northwest side of Katy, near Stockdick School Rd and Pitts Rd. The schools here are either new or low-rated and be careful of the 500-year flood zones for houses situated along the bayou that ... [Read More]
—77494— Tamarron Katy TX is a vibrant, new construction community on the Southwest side of Katy that began in 77494 but has grown and spread west into 77441. I like how it blends modern design, resort-style amenities, and a welcoming atmosphere. You’re just minutes from I-10, with plenty of shopping ... [Read More]
—77493 & 77449— Ventana Lakes Katy TX is a newer master-planned community on the Northwest side of Katy that offers a balanced blend of modern style, convenient location, and community amenities. Ventana Lakes is located near Grand Parkway (99) and Clay Rd, near Paetow High School. The schools zoned here ... [Read More]
—77449— Waterstone Katy TX is an affordable, newer community located on the Northeast side of Katy, near Grand Parkway (99) and Morton Rd. It offers modern design, good value, and a convenient location—perfect if you want a neighborhood that feels fresh but still connected. Beware, however, that this neighborhood is ... [Read More]
—77450— West Memorial Katy TX (77450) is an affordable, mature neighborhood, located south of I-10 and west of Mason Rd, that offers a comfortable mix of mature landscaping, affordable homes, and easy access to I-10. The schools here are mixed with a lower-rated elementary schools but higher-rated middle and high schools ... [Read More]
—77449— Westfield Katy TX is an affordable, well-established neighborhood located on the Northeast side of Katy, near Greenhouse Rd and Clay Rd. This neighborhood is zoned to lower-rated schools. Westfield Katy TX is located in Harris County and was primarily built between 1983 to 2005. The “typical” home in Westfield ... [Read More]
—77494— Westheimer Lakes North Katy TX is an affordable community located just north of Westpark Tollway (FM1093) near FM1493. This is one of the most affordable neighborhoods on the Southwest side of Katy and it’s zoned to highly-rated schools! However, beware of the high-voltage power lines, and a O&G line, ... [Read More]
—77441— Weston Lakes Fulshear TX is a truly special neighborhood and one I’m excited to share with you. I love how it provides upscale, country-club living in a guard-gated community of about 1,400-1,600 acres, set among rolling terrain, mature pecan and live‐oak trees, and lakes that meander along the Brazos ... [Read More]
—77094— Windsor Park Estates Katy TX is a distinguished, luxury neighborhood located on the Southeast side of Katy, south of I-10 between Barker Cypress Road and Fry Road, with one side bordering George Bush Park. It is located in the desirable “Zone X” flood zone and is zoned to highly-rated schools. Windsor Park Estates is located ... [Read More]
—77094— Windsor Park Lakes Katy TX is a very luxurious, waterfront-oriented gated community that offers an elevated lifestyle on the Southeast side of Katy. It is located south of I-10, on the east side of South Fry Rd, with one side bordering George Bush Park. It is located in the desirable “Zone X” flood ... [Read More]
—77494— Woodcreek Reserve Katy TX is one of the most picturesque and peaceful neighborhoods in Southwest Katy. It’s tucked just south of I-10 near Kingsland Boulevard (and Katy Mills Mall). I love how it feels like you’re surrounded by nature while still being close all the shopping and dining located ... [Read More]
—77494 & 77423— Young Ranch Katy TX is a newer community in Southwest Katy that combines modern design, good amenities, and a peaceful suburban setting. I like how it’s located just south of I-10 near Pederson Road, giving you quick access to all the shopping and dining along “Katy Freeway” ... [Read More]
by Sheila Cox, Five Star Realtor | Updated April 2026
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…
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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 flooding) 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 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!
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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 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?