There are a few things that we need to do before we can start touring houses. The Texas Real Estate Commission, National Association of Realtors, and my broker require that I go over certain information with you FIRST.
Five Steps to Get Started
Here are the required steps…
NOTE: There are BIG changes hitting the entire U.S. real estate industry as of August 2024, so you MUST get up-to-date by watching my videos. You can also view a summary here.
Please watch my video about Agency & Representation so you understand what it is. This is very important information! Call me if you have any questions. RECOMMENDATION: Change the video Quality settings to 1080p and, if the video is too fast, change the Playback Speed as well.
Also view my video about Buyer’s Agent Compensation so you understand the three different ways that buyer’s agents are compensated in today’s real estate industry. Call me if you have any questions. RECOMMENDATION: Change the video Quality settings to 1080p and, if the video is too fast, change the Playback Speed as well.
Other required buyer disclosures (as required in Texas)
I will send you the docs to sign via a program called Docusign. This is an easy way to e-sign documents online.
Once we complete these five steps I can start touring homes with you either in person or via my online video tours! I can’t wait to help you buy a GREAT home in my wonderful area!
by Sheila Cox, Five Star Realtor | Updated October 2025
One thing I’ve found as a real estate agent: most people need help with their home buying timeline. So my recommendations are listed below.
Home Buying Timeline for a Resale Home
Start with a Deadline. That’s the date you absolutely have to be out of your current home/apartment. This Deadline may be the end of a lease or a move-out date for an existing home that you are selling.
Begin Search. You should begin your search approximately 2.5 to 3 months before your deadline. Keep in mind that most home owners will want you to Close within 5-6 weeks of executing a contract because that’s the typical time it takes for a lender to process your loan. It may take several weeks before you find a home and get an accepted contract. Some people start their search even earlier, to have more cushion, but they must be prepared to Close early and pay two house payments until the end of their current lease or move out date on current home. (Actually, you don’t usually begin paying a new mortgage for at least one month after Closing. So if you Close in the middle of June, your first house payment may not be until August 1.)
Deadline for Executed Contract. You must be “under contract” on your new home at least 6 weeks before your deadline but 8 weeks is preferred. Again…this is to allow time for your lender to process the loan (usually 5-6 weeks). You should allow a 2 week gap between Closing on your new home and moving out of your current home in order to give yourself time to pack, move, and clean. NEVER plan to Close and move out on the same day. Closings don’t always happen on time, as scheduled. There can be delays caused by the lender. You do not want your belongings on a moving van before you have a definite place to put them!
Recommended Close Date. You should Close on your new home about 2 weeks before your Deadline to move out of your existing home. However, this will need to be negotiated with the Seller of the new home. If they have already vacated the property, they will want a quick/short Closing date. If they are still living in the home, they may want a longer date before Closing or they may want a Temporary Lease to live in the home, after Closing, to have time to pack and move.
Home Buying Timeline for a New Construction Home
This timeline is for purchasing a resale home. If you are buying new construction (home being built from “dirt”) then it will take 5-6 months or more. Keep in mind that there are sometimes material shortages and supply-chain issues, and some home builders have delays. Rainy weather can also delay a Closing date for new construction homes.
Many people moving to the Houston area decide they want to live in Katy or Sugar Land because of the great schools. However, they are often surprised to find out that there is very limited new construction in these areas, especially Sugar Land. Sugar Land is completely land-locked by Houston, Stafford, Missouri City, and Richmond Texas. If you want a new construction home in that area you will probably have to live in Missouri City, in either the Riverstoneor Sienna Plantation neighborhoods. There is new construction in ImperialSugar Land, but that neighborhood is not zoned to highly-rated schools, is next to a chemical plant, municipal airport, and baseball stadium, and train track. There is some new construction in Riverpark, which is zoned to poorly-rated schools.
NOTE Richmond Texas is adjacent to Sugar Land and there are new construction homes available in Aliana and a few other neighborhoods that I do not recommend. Aliana is adjacent to a large county dump and the other new construction neighborhoods are not zoned to highly rated schools.
Katy New Construction Neighborhoods
If you want Katy new construction homes for sale, especially a new construction home from a builder, then you will have to look northwest or southwest (and have a longer commute to downtown). Katy is “built out” on the northeast and southeast sides, closest to downtown Houston. The largest area of new construction homes will be on the northwest side of Katy (77493) where the schools are only Average (usually rated 5-7). If you want highly-rated schools, then look on the southwest side, including Fulshear TX (77441) because most of 77494 is built out.
One thing to watch out for with Katy new construction homes for sale: High-risk flood zones. Some of the new construction neighborhoods are in 100-year and 500-year flood plains! Check out my Katy Flood Zone Report for more details and flood maps.
by Sheila Cox, Five Star Realtor | Updated October 2025
Pricing a Katy home correctly is more complicated than simply comparing the list price to the sales price. Clients often ask me how much they should pay for a home, and I tell them, “It depends on how much it’s worth!” For example, if a house is listed at $450,000 and you get it at $400,000 that may seem like a good deal…but not if the market data says it’s only worth $350,000. (I’m using large numbers here to make the point.) Similarly, if a house is listed at $450,000 and you get it for $450,000, but the market data says it’s actually worth $500,000…then you got a good deal, even though you paid “full price.” See what I mean?
By the way…that new home specialist at the builder’s model home you like will tell you that the $440K model home was originally listed at $520K…sounds like a great deal, right? But they won’t tell you that the last five homes they sold, with that exact floorplan, had an average sales price of $400K. But I will! I’m looking out for you…not the builder.
Home Value Is Not About Price Per Square Foot
Pricing a Katy ome is complicated because real estate market data is changing every month…so home values are changing every month as well. In addition, there is not one price/sf price for an entire neighborhood. Smaller homes in the same neighborhood will typically have a higher price/sf than larger homes in the same neighborhood. Homes with swimming pools and water view lots are generally worth more in the same neighborhood than homes that don’t have those features. Three-car garage homes are worth more than two-car garage homes in the same neighborhood.
Pricing a home correctly is complicated…you can’t just work off of averages or price/sf. There is no “Kelly Blue Book” value for homes! When determining the value of a home, you should compare at least three to five recently Sold price (not asking prices) for homes that are comparable to the house you want. Comparable means the houses are all within the same size-range (+/- 10%sf), have a similar number of bathrooms, have similar garage sizes, have similar types of amenities and lot types, etc. Usually you will not find three to five homes that are exactly the same as the subject property, so adjustments must be made to the prices, and then the adjusted prices are averaged out. This gives you a good idea of a home’s current market value. See the example below.
By the way, cosmetic items such as granite counter tops, hardwood floors, updated light fixtures, special colors of paint…those items do not typically add value to a home. Appraisers do not make adjustments for most cosmetic items. They try to use Comps that match the home they are appraising. In other words, they don’t compare a “fixer upper” with a totally updated home. As much as possible, they compare “fixer uppers” to “fixer uppers.” So cosmetic adjustments are unnecessary.
New Construction Homes Cost More Than Comparable Resale Homes
New construction homes in a neighborhood make pricing a home correctly more challenging. Technically speaking, investing in a home is very different from investing in an automobile. Homes and real estate are generally “appreciating assets” while cars are generally “depreciating assets.” However, trust me when I tell you that no home buyer on the planet is going to pay the same price for a “used” one-year old home when they can buy a “fresh,” brand-new, never lived in home…where they get to choose all the finishes (paint colors, floors, counter tops, cabinets, etc.). Buyers like that “new home smell” just the same as they like that “new car smell.” And they are willing to pay a premium for the “new home smell” just like they are willing to pay a premium for the “new car smell.”
We all know a car loses value the minute you drive it off the car lot. Likewise, that a new construction home typically loses its value (at least in the short run) the minute that you move in. So do not compare new construction prices with a resale home prices when determining value.
And be prepared to sell your home for less than you paid for it if you bought it from a builder…at least until the builders move out of the neighborhood (and no new construction homes are available) or at least five years (or more) have passed since you bought it from the builder. It is almost impossible to compete on price with home builders when you are selling a resale home. They offer lots of “buyer incentives” to entice buyers to purchase…and they can offer a buyer something you can’t…a never-lived-in-home.
It can be hard to determine what new construction homes are selling for because builders do not always list them on the MLS. Since Texas is a non-disclose state, home builders can sell homes without ever reporting them to the MLS. This often conceals the fact that homes lose value after they are purchased by a builder.
I know that some home sellers think their home is “better than new” because they have done this and that to the home. Home sellers like to price a home based on new construction home prices. But just like a used car, a used home is not usually worth as much to a buyer as a new construction home.
Home Should Appraise for Sales Price
If you are like most home buyers, you are going to get a loan in order to buy a home. That means the lender’s appraiser is going to have a say in how much you can pay for a home. This is something that home buyers and sellers have to be reminded about. It really doesn’t matter if you are willing to pay $450,000 for a house if the lender’s appraiser says it’s only worth $420,000…unless you want to pay the $30,000 difference at Closing.
Remember that a lender is making an investment in you and your home when they loan you money to buy a house. They want to make sure the home is a good investment. They don’t want to invest more than the item is worth. Always keep this in mind when you are applying for a loan.
Always make sure you have a way to get out of the deal if the home doesn’t appraise for the sales price. That will give you leverage to renegotiate the price if the appraisal comes in too low. If you have a back-out addendum in place, and the appraisal comes in too low, then you have four options:
Get the Seller to come down in price to the appraised value
Meet the Seller somewhere in-between the sales price and the appraisal price (but you will have to pay your share of the difference at Closing)
Pay the difference between the sales price and the appraisal value at Closing…on top of your other down payment and Closing costs
Back out of the deal (but then you will not get back all the money you spend on inspections, appraisal, etc.)
Some people think they will be able to terminate a transaction if the appraisal comes in too low because they believe a lender will not approve the loan in that case. This is not, necessarily, true. If you have enough cash on hand to pay the difference, then the lender may still approve the loan.
Tax Appraised Values Do Not Equal Market Value
Pricing a home based on the “tax rolls” and tax appraised values does not work in Texas. Tax appraised values are usually not accurate for market value in this state. The following short video proves that the tax appraised value is usually (not always) lower than the market value.
Plus, Texas is a non-disclose state and only members of the MLS have actual sales data.
And even Zillow only gives themselves 1-star on their Zestimate’s accuracy (see here).
There is a method for doing a proper Comparative Market Analysis for a home that is similar to how a lender’s appraiser is going to determine a home’s value. Hire an experienced agent who knows what they are doing!
As your Buyer’s Agent, when you find a home you want to make an offer on, I do a complete CMA (Comparative Market Analysis) and provide you with the data that I have, to determine the realistic and accurate price for a home. This method is similar to how lender’s appraisers value a home. That way you don’t find yourself wasting a lot of time on a home that will not appraise for sales price.
Often times a home is listed at a price that is considerably more than the CMA value. For example, a home that just hit the market may be listed at $550,000 and the CMA, which is based on comparable homes SOLD in the past six months) says it is only worth $500,000. But you, the Buyer, really want the house. What do you do? Well…
Neither the Buyer’s Agent or the Listing Agent can make a seller accept your reasonable offer. And if the house just hit the market, then it’s possible that the seller hasn’t “come to their senses” yet. Sometimes it takes time for a home seller to see that their home isn’t worth what they want for it. If the house sits on the market for months, then sellers either decide to lower the price (hopefully) or they take the home off the market, because they find out they can’t get what they want for it at the current time. (So they will wait.)
I have seen it time and again where a Buyer’s Agent shows the Listing Agent their data for the $500,000 offer and it doesn’t matter…until months go by. Then, eventually, the Seller finally sells the home at the price you offered (or lower)…after letting it sit on the market for 6 months. It is often the case that only TIME can motivate a seller to accept a reasonable offer.
So what do you do if you really want a house that is overpriced?
Do you have time to wait? If so, give it a month or two and hope that another buyer doesn’t beat you to it. If you don’t have time to wait, then move on and find another home.
Pay the higher price. Sometimes it is worth paying more for a house to get what you want, when you want it. And besides…paying a higher price helps raise the prices in the neighborhood…thereby increasing the value of your investment.
Take a risk and offer the price the seller will accept while hoping the appraisal will come in low so you can renegotiate. Use the lender’s appraisal as your “checks and balances” for the price. This strategy can only work if you have the right to back out of the transaction if the appraisal comes in low.
Sometimes an appraisal comes in much higher than what a Buyer’s Agent thinks the house will appraise for. This may be because the market has changed in the 4-6 weeks between the time the agent did the CMA and the time the appraisal is done..and more homes sold in that time. Or sometimes it seems that appraisers choose odd “Comparables” to make the appraisal come in higher (or lower). You just never know what a lender’s appraiser will do when valuing a home.
Negotiating Tips for Buyers
Here are some tips to help with negotiations:
Don’t let yourself “fall in love” with a house, making detailed plans for remodeling and decorating, before you have an executed contract. If you are emotionally attached to the home, then it will be harder for you to walk away from an over-priced home.
Don’t expect to get a seller to go down substantially in price when the house has only been on the market for a few weeks. Be willing to pay a reasonable price instead of getting a “killer deal” on a house that just hit the market.
Don’t low-ball a house in a HOT market when you may get in a competitive situation with other buyers. Be willing to pay a reasonable price (or slightly more) because other buyers will be willing to do so.
There is a funny saying in real estate: “You can’t fix stupid.” That’s just an irreverent way of saying that your Buyer’s Agent can’t prevent other buyers from overpaying for a home. Cash buyers commonly pay way too much for a home because they don’t have a lender’s appraisal holding them back. And you don’t know what the other buyer’s circumstances and motivation are…maybe they are too desperate to be conservative about price.
Always consider your “next best alternative” when making pricing decisions. If you are desperate to get a home because you have to move in six weeks, and you have been looking for several months without finding anything else that you like, then be willing to pay more to get what you want. Likewise, if you are not being forced to move in a short-time frame, or you have seen lots of other homes that you like, then you can be “stricter” with the price you pay for a house.
Do not take the CMA value of a home and then subtract from it all the cosmetic changes (paint, flooring, landscaping, pool, etc.) that you want to make to the home. It doesn’t work that way. Cosmetic items do not, generally, effect the value/price of a home.
Remember that both CMAs and Appraisals are opinions of market value. If you have three different appraisers do an appraisal on the same home at the same time, you will probably end up with three, different values.
Always remember that the price you pay effects the prices in the neighborhood where you are buying and investing. Driving too hard a bargain on your future home can have a negative impact on your home’s value too.
How’s the Katy Real Estate Market?
Get the Report!
What’s Included
Ten-year trend of median sales prices by ZIP Code and neighborhood…so you have a baseline in determining a home value.
Ten-year trend of sales volume by ZIP Code and neighborhood…so you can see which are the most popular neighborhoods.
Ten-year trend of median Days on Market by ZIP Code and neighborhood…so you can see how long it takes to sell a home in each area.
List of the most popular neighborhoods in the Katy area…see what neighborhoods are HOT!
List of the neighborhoods by price (high to low) in the Katy area.
Detailed market data on the most popular Katy neighborhoods
As a homeowner in Texas, your Homestead Tax Exemption is a large exemption to reduce the amount of 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, however, you can do it now.
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). Make an appointment to get your Texas driver’s license here.
When you purchase a resale home, you can purchase a home warranty (a.k.a., Residential Service Contract or RSV) that will protect you against most ordinary flaws and breakdowns for at least the first year of occupancy. The warranty may be offered by either the Seller, as part of the overall package, or by the agent. Even with a warranty, you should have the home carefully inspected before you purchase it.
A home warranty program will give you peace of mind, knowing that the major covered components in your home will be repaired if necessary. Here are the major RSV providers:
NOTE
If you need help deciding, check out http://www.homewarrantyreviews.com/reviews but keep in mind that the bigger companies have more complaints because they have millions of customers and people are more likely to complain than express their satisfaction. “You can’t please all the people all of the time…”
I can say from personal experience that I no longer recommend First American Home Buyers Protection…they have terrible customer service these days and send terrible, low-quality vendors to perform the work.
Will Prior Foundation Repairs Effect a Home’s Resale Value?
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.
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!
Does having a prior foundation repair on a home effect the resale value? That’s a controversial question with no “scientific” data to prove one opinion or another. Some say that as long as the repair is done by a reputable foundation company and has a transferable lifetime warranty…no problem. It may even be considered a positive feature of the home, since the cost of the repair has been covered by a prior owner.
NOTE: If you need some brick or mortar repair in the Sugar Land area, contact JQ Brick at 713-253-5092…they do excellent work at very reasonable prices.
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.
Others know that inexperienced home buyers may be scared of purchasing a home with prior foundation repairs…and will not even give such a home a second glance. So, by reducing the number of prospective buyers for a home this way, it could have a negative impact on the price per square foot that home can command. That would suggest that a home buyer should not pay a neighborhood’s top price/square foot for a home with prior foundation repairs…unless there are other special features that significantly override the foundation issues.
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!
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.
by Sheila Cox, Five Star Realtor | Updated October 2025
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!
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.
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.
—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 ease and connection. However, the schools here are not top-rated schools. Anniston is located in Harris County and was primarily built between 2024 to 2025. The “typical” home in Anniston is around 1749 sq ft with 3 bedrooms, 2 full baths, a 2-car garage, and on a 4,860 sf lot. About 82% of the homes are one-story and many lots back to lakes, greenbelts or amenities that bring nature closer to ... [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 every day feel like a retreat. Plus, it’s zoned to highly-rated schools! Avalon At Pine Mill Katy TX is located in Fort Bend County and was primarily built between 2013 to 2015. The “typical” home in Avalon At Pine Mill is around 5151 sq ft with 5 bedrooms, 4 full baths, a 3-car garage, and on a 14,956 sf lot. None of the homes are one-story, and roughly 67% have ... [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 like a scene from a magazine. Plus, it’s zoned to highly-rated schools! Avalon At Seven Meadows Katy TX is located in Fort Bend County and was primarily built between 2004 to 2012. The “typical” home in Avalon At Seven Meadows is around 4193 sq ft with 4 bedrooms, 3 full baths, a 2-car garage, and on a 12,600 sf lot. About 20% of the homes are one-story, and roughly 80% ... [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 built around shimmering lakes and peaceful walking trails. Many homes sit on oversized lots with stunning water views. You’ll find homes here with gorgeous outdoor living spaces, private pools, and lush landscaping that make every backyard feel like a retreat. Plus, it’s zoned to highly-rated schools! Avalon At Spring Green is located in Fort Bend County and was primarily built between 2014 to 2019. The “typical” home in Avalon At ... [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 Katy TX is located in Fort Bend County and was primarily built between 2010 to 2015. The “typical” home in Cardiff Ranch is around 3880.5 sq ft with 4 bedrooms, 3 full baths, a 2-car garage, and on a 9,000 sf lot. About 14% of the homes are one-story, and roughly 41% have private pools. Homes in Cardiff Ranch were built primarily in the 2010s and offer a wonderful mix ... [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 popularity. The portion of Cinco Ranch that’s on the Southwest side of Katy runs along Cinco Ranch Blvd which is a gorgeous, tree-lined boulevard. In fact, this Cinco Ranch is so large that it takes two HOAs to manage it. This side is mostly zoned to Cinco Ranch HOA I (unless you are in Cinco Ranch Southwest or Cinco Ranch Northwest) and consists of multiple subdivisions. Cinco Ranch 77494 is ... [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 located north of FM 1093 and west of Spring Green Boulevard, and it’s zoned to highly-rated schools! Cinco Ranch Northwest Katy TX is located in Fort Bend County and was primarily built between 2012 to 2018. The “typical” home in Cinco Ranch Northwest is around 3945 sq ft with 5 bedrooms, 4 full baths, a 3-car garage, and on a 9,770 sf lot. About 17% of the homes are one-story, ... [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 tucked away from the main traffic, yet you’re still only minutes from Grand Parkway(99), Westpark Tollway (FM 1093), and LaCenterra at Cinco Ranch. Plus, it’s zoned to highly-rated schools! Cinco Ranch Southwest Katy TX is located in Fort Bend, Harris County and was primarily built between 2007 to 2015. The “typical” home in Cinco Ranch Southwest is around 3218 sq ft with 4 bedrooms, 3 full baths, a 2-car garage, ... [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 Cinco Ranch, great restaurants, with easy access I-10 to commute into Houston. Plus, it’s zoned to highly-rated schools! Falcon Landing Katy TX is located in Fort Bend County and was primarily built between 1997 to 2003. The “typical” home in Falcon Landing is around 2614.5 sq ft with 4 bedrooms, 2 full baths, a 2-car garage, and on a 7,126 sf lot. About 35% of the homes are one-story, and ... [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 all the shopping and dining options at LaCenterra and Katy Mills Mall. The location is close to everything, yet it feels peaceful and private once you’re inside the neighborhood. Plus, it’s zoned to (mostly) great schools! Falcon Point is located in both Fort Bend and Harris Counties and was primarily built between 1985 to 2005. The “typical” home in Falcon Point is around 3458 sq ft with 4 bedrooms, 3 ... [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. It’s one of those places where kids ride bikes to the pool, neighbors wave hello, and you instantly feel part of the community. Plus, it’s zoned to great schools! Falcon Ranch is located in Fort Bend County and was primarily built between 2001 to 2008. The “typical” home in Falcon Ranch is around 2756 sq ft with 4 bedrooms, 3 full baths, a 2-car garage, and on a 8,209 sf ... [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 Mills Mall and the surrounding area. Plus, it’s zoned to great elementary and middle schools! Firethorne is located in Fort Bend County and was primarily built between 2005 to 2016. The “typical” home in Firethorne is around 3383 sq ft with 4 bedrooms, 3 full baths, a 3-car garage, and on a 9,660 sf lot. About 48% of the homes are one-story, and roughly 45% have private pools. You’ll find ... [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 offer. The community is tucked off Katy Flewellen Rd and Gaston Rd, with easy access to I-10. Plus, it’s zoned to highly-rated schools! Grayson Lakes Katy TX is located in Fort Bend County and was primarily built between 2002 to 2008. The “typical” home in Grayson Lakes is around 3537 sq ft with 4 bedrooms, 3 full baths, a 3-car garage, and on a 11,530 sf lot. About 28% of ... [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 Parkway and Westpark Tollway. It’s one of those communities that feels quiet and relaxed but is only minutes from great shopping, dining, and entertainment. Plus, it’s zoned to highly-rated schools! Hawks Landing is located in Fort Bend County and was primarily built between 2011 to 2014. The “typical” home in Hawks Landing is around 2458 sq ft with 4 bedrooms, 2 full baths, a 2-car garage, and on a 7,500 ... [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 primarily built between 2019 to 2022. The “typical” home in Jasmine Height is around 1904 sq ft with 4 bedrooms, 2 full baths, a 2-car garage, and on a 6,137 sf lot. About 62% of the homes are one-story. Amenities in Jasmine Heights are modest but meaningful; there are green spaces, walking paths, and newer landscaping that make for a comfortable neighborhood feel. You’ll enjoy living here if you want ... [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 Parkway and I-10 can help shorten a Houston commute. And it’s zoned to highly-rated schools! Katy Creek Ranch is located in Fort Bend County and was primarily built between 2005 to 2021. The “typical” home in Katy Creek Ranch is around 2392.5 sq ft with 4 bedrooms, 2 full baths, a 2-car garage, and on a 5,254 sf lot. About 42% of the homes are one-story, and roughly 12% have ... [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 provides easy access to shopping and dining as well as the Energy Corridor. It is a beautiful area and it’s zoned to highly-rated schools! Kelliwood is located in both Fort Bend and Harris Counties and was primarily built between 1984 to 2006. The “typical” home in Kelliwood is around 3808 sq ft with 4 bedrooms, 3 full baths, a 2-car garage, and on a 10,625 sf lot. About 14% of ... [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 minutes away. It’s the kind of neighborhood that makes everyday life convenient, comfortable, and connected. Plus, it’s zoned to highly-rated schools. Plus, it’s zoned to highly-rated schools! Pine Mill Ranch is located in Fort Bend County and was primarily built between 2006 to 2015. The “typical” home in Pine Mill Ranch is around 3372 sq ft with 4 bedrooms, 3 full baths, a 2-car garage, and on a 8,385 sf ... [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 and LaCenterra and all the shopping and dining you could ever want. Despite its convenient location, Seven Meadows feels peaceful and welcoming—like a private oasis right in the heart of Katy. Plus, it’s zoned to highly-rated schools! Seven Meadows is located in Fort Bend County and was primarily built between 2002 to 2008. The “typical” home in Seven Meadows is around 3222 sq ft with 4 bedrooms, 3 full baths, ... [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 Mills Mall. It’s an area that continues to grow, yet Silver Ranch still feels peaceful, friendly, and well-kept. Plus, it’s zoned to highly-rated schools! Silver Ranch is located in Fort Bend County and was primarily built between 2007 to 2019. Homes have modern floor plans with open layouts, tall ceilings, and stylish finishes. The “typical” home here is around 2748 sq ft with 4 bedrooms, 3 full baths, a 2-car ... [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 and dining at Katy Mills Mall and along the “Katy Freeway” (I-10). Plus, it’s zoned to highly-rated schools (but watch for the two different schools districts). Tamarron is located in Fort Bend County and was primarily built between 2019 to 2025. The “typical” home in Tamarron is around 2249 sq ft with 4 bedrooms, 2 full baths, a 2-car garage, and on a 6,362 sf lot. About 15% of the ... [Read More]
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.
This list is not comprehensive. There are a lot of steps that your REALTOR® takes care of behind-the-scenes.
Call Sheila Cox for help at 832-779-2890
Buying a home is a serious legal commitment with important deadlines and possibly large financial losses if you do not meet your contractual deadlines (as established in the contracts that you sign). Always make sure you read the docs you are signing. Discuss deadlines with your real estate agent and put them on your calendar.
Print this checklist and use it to keep track of your transaction.
Action
Deadline
Contact three or four lenders to determine how much house you can afford. Determine how much money you will need to purchase a new home. Do you have enough? If not, create a budget and start saving now.
Get approved for a loan. Don’t forget to get an preapproval letter! We will need to submit it with an offer to buy a house.
Hire a real estate agent to help you with your purchase. You need a professional looking out for your best interest. Send your Preapproval letter or “Proof of Funds” to your agent (see video).
Do you need to sell your current home? Your agent will help with that too. Get it on the market!
View “Dream Home Alerts” (see video) for homes when they “hit” the market.
Tour homes (see video) until you find the one that meets your specific needs.
Sign the legal paperwork and make an offer to buy the house that you chose. Be prepared to write check for Earnest Money (see video). Be prepared for some back-and-forth negotiations.
Deliver the Earnest Money and Option fee to the title company. TIME IS OF THE ESSENCE! If you don’t deliver the Option fee on time, then you have NO Termination Option.
NOTE: Learn about Option Periods in Texas (see video).
Once the title company “receipts” your Earnest Money and Option Fee, then send the executed and receipted contract to your lender and start the approval process with him/her.
After the sales contract is executed, hire home inspectors to inspect the home as needed (learn more). This will cost $300 to $700 or more, depending on the number and type of inspectors you hire. Depending on the home, you should think about the following inspections:
Discuss insurability with insurance company and get a CLUE report from insurance agent.
Verify the following if they are important issues to you:
· Square footage of home
· Schools zoned to home (but those may change with rezoning in future)
· Property taxes
· Crime in area (contact police department)
· HOA covenants and restrictions (usually online at HOA website)
Negotiate repairs to home as needed. Be realistic…small miscellaneous items should be expected because no home is perfect. Negotiate big-ticket repairs (if any) or walk-away.
Now that you have exact address, compare mortgages and lenders (at least three is recommended). Choose a lender and mortgage and apply for a loan if you haven’t already. Remember, you have a deadline to meet in the sales contract. Be prepared to pay an application fee (approximately $300) and an appraisal fee (approximately $300-400).
Submit items for your loan application (W2s, tax returns, pay stubs, bank statements, etc) as requested by your lender. Time is of the essence! According to the contract, your deadline for Individual Approval and Notice to a Seller (from lender) is à
If you do not get loan approval, then notify your real estate agent immediately.
Check your Title Commitment (learn more) in a timely manner when you receive it. You have only a few days to “object in writing.” Make sure your real estate agent receives a copy.
Review the Lender’s appraisal in a timely manner. You have only a few days to “object in writing.” Make sure your real estate agent receives a copy.
Review the survey in a timely manner. You have only a few days to “object in writing.” Make sure your real estate agent receives a copy.
Re-inspect home, if you choose, based on agreed repairs.
Obtain home owner’s hazard insurance. Make sure you get at least three quotes. Notify your real estate agent which policy you choose. Don’t forget Flood Insurance!
Select your residential service contract (“home warranty”) if applicable and notify your real estate agent (learn more). The title company will order and pay for the home warranty.
Plan your move (get detailed list) and order your utilities to be turned on the day you Close. Always allow a week or more overlap to move out of current home and into new home. Do not plan to Close and move on the same day!
Ask your lender for the amount of money you need to Close. Make sure your funds for Closing are available at local bank. Transferring money from investment accounts can take time…work with your lender and bank and prepare in advance.
Your property MUST reach Lender Approval at least 4 days before Closing otherwise you may not be able to obtain a refund of your earnest money due to default on Closing. If there is a delay in getting the loan, notify your real estate agent immediately.
Make sure your Closing is scheduled. You will need photo IDs, checkbook, and a cashier’s check or wiring instructions from your bank.
You must sign your Closing Disclosures (from lender) at least 3 days before your Closing date or you will not be able to Close on time. If you do not sign the CD in a timely manner, this may put you in default and there could be serious financial consequences.
Get your cashier’s check for funds needed to Close the day before Closing.
Do your final walk-through.
Go to the Closing and bring your funds to Close, a checkbook, and a photo ID for each person (husband and wife). Plan on a 2-3 hour process.
Move into your new home and enjoy!
Make sure you receive a copy of your Deed (from the Title company) within a couple of weeks after Closing. Be prepared for mail “scams” offering to file legal docs for a fee.
Apply for your property tax exemptions as applicable in your state.
Contact three or four lenders to determine how much house you can afford. Determine how much money you will need to purchase a new home. Do you have enough? If not, create a budget and start saving now.
Get approved for a loan. Don’t forget to get an preapproval letter! We will need to submit it with an offer to buy a house.
When you sign up as my client, I will provide this checklist and more in my 30-page Home Buying Tips & Checklists guide.
So you have put a contract to buy a new construction home with a builder and you can’t wait to move in. Buying a home is exciting, especially if you are a first-time home buyer, but buying a brand new home that has never been lived in doesn’t mean the house will be perfect and you won’t have any issues. In fact, the first owner of a home generally has to work out the “kinks” of a new home…kind of like breaking in a new car.
One of the most important things you need to know: Get the home inspected by a licensed house inspector! Again…”new” doesn’t equal “perfect” and you need an expert to find all the things the builder missed (and give the inspection to the builder to fix what needs fixing). In fact, I have seen inspection reports on “brand new” never-lived-in homes that are longer (with more items to fix) than an older resale homes! And if you are building a home “from dirt” then you may want to hire an inspector who will inspect the home in various stages of completion: foundation, framing, wiring and plumbing, and then final (because new construction homes have problems too!).
Another thing you need to know: Read the Builder’s Home Warranty! You need to know what the builder will and will not cover in their warranty since every builder is different. Plus, you don’t want to do anything to the home that may negate the warranty. For example, if you improperly plant bushes or trees, or regrade the yard and level it out so that it cannot drain properly, then you may negatively impact the foundation and your “performance” may negate the warranty on the foundation. In fact, you may want to wait a year or so before doing any major landscaping and work out drainage issues first.
Make sure you keep your home warranty in a safe place with your other important house documents (deed, note, inspections, survey, etc.). You may receive a warranty sticker at Closing or afterwards in the mail. Make sure you put that with you important documents as well!
Always do a final walk-through before Closing to make sure the house is completed and in good working order. Usually the builder’s Building Supervisor (aka “super” or “superintendent” or “constructions manager”) will walk the home with you. If you see items that need attention, add them to the “punch list” of items they need to fix. And you should never Close on the house until everything is fixed. A builder may promise to fix something after the fact, but I have heard many “horror stories” from people who regretted Closing on a home with unresolved issues because the builder never did fix those issues as promised..once the house was Closed.
Before you move in you may want to know the types of things you may need for your new home:
Plant some trees and bushes in the backyard for future privacy (in accordance with your home warranty). By the time you want to sell in seven years, they will be nice and tall. Red tip photinias are a popular shrub to create a hedge.
Conduct regular, annual maintenance on your air conditioner and furnace to keep them in top shape and prevent problems (like a leaky drip pan).
Secure your doors properly by changing the 1″ screws in your strike plates to 3″ wood screws. You may want to secure your windows with security film as well. Learn more
Keep a binder with all your home improvement and repair receipts so that you have a record for when you end up selling this home.
One final note: If you ever sell this home, make sure the new owner’s transfer the builder’s warranty into their name…it doesn’t (usually) transfer automatically.
Cookie Consent
We use cookies to improve your experience on our site. By using our site, or submitting your email to request more information, you consent to Cookies and our Privacy Policy.
This website uses cookies
Websites store cookies to enhance functionality and personalise your experience. You can manage your preferences, but blocking some cookies may impact site performance and services.
Essential cookies enable basic functions and are necessary for the proper function of the website.
Name
Description
Duration
Cookie Preferences
This cookie is used to store the user's cookie consent preferences.
30 days
Statistics cookies collect information anonymously. This information helps us understand how visitors use our website.
Google Analytics is a powerful tool that tracks and analyzes website traffic for informed marketing decisions.
Used to monitor number of Google Analytics server requests when using Google Tag Manager
1 minute
_gac_
Contains information related to marketing campaigns of the user. These are shared with Google AdWords / Google Ads when the Google Ads and Google Analytics accounts are linked together.
90 days
__utma
ID used to identify users and sessions
2 years after last activity
__utmt
Used to monitor number of Google Analytics server requests
10 minutes
__utmb
Used to distinguish new sessions and visits. This cookie is set when the GA.js javascript library is loaded and there is no existing __utmb cookie. The cookie is updated every time data is sent to the Google Analytics server.
30 minutes after last activity
__utmc
Used only with old Urchin versions of Google Analytics and not with GA.js. Was used to distinguish between new sessions and visits at the end of a session.
End of session (browser)
__utmz
Contains information about the traffic source or campaign that directed user to the website. The cookie is set when the GA.js javascript is loaded and updated when data is sent to the Google Anaytics server
6 months after last activity
__utmv
Contains custom information set by the web developer via the _setCustomVar method in Google Analytics. This cookie is updated every time new data is sent to the Google Analytics server.
2 years after last activity
__utmx
Used to determine whether a user is included in an A / B or Multivariate test.
18 months
_ga
ID used to identify users
2 years
_gali
Used by Google Analytics to determine which links on a page are being clicked
30 seconds
_ga_
ID used to identify users
2 years
_gid
ID used to identify users for 24 hours after last activity
24 hours
Marketing cookies are used to follow visitors to websites. The intention is to show ads that are relevant and engaging to the individual user.
Facebook Pixel is a web analytics service that tracks and reports website traffic.
Please watch my video about Agency & Representation so you understand what it is. This is very important information! Call me if you have any questions. RECOMMENDATION: Change the video Quality settings to 1080p and, if the video is too fast, change the Playback Speed as well.
Also view my video about Buyer’s Agent Compensation so you understand the three different ways that buyer’s agents are compensated in today’s real estate industry. Call me if you have any questions. 
Get the Report! 
When you purchase a resale home, you can purchase a home warranty (a.k.a., Residential Service Contract or RSV) that will protect you against most ordinary flaws and breakdowns for at least the first year of occupancy. The warranty may be offered by either the Seller, as part of the overall package, or by the agent. Even with a warranty, you should have the home carefully inspected before you purchase it.
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?
One of the most important things you need to know: Get the home inspected by a licensed house inspector! Again…”new” doesn’t equal “perfect” and you need an expert to find all the things the builder missed (and give the inspection to the builder to fix what needs fixing). In fact, I have seen inspection reports on “brand new” never-lived-in homes that are longer (with more items to fix) than an older resale homes! And if you are building a home “from dirt” then you may want to hire an inspector who will inspect the home in various stages of completion: foundation, framing, wiring and plumbing, and then final (