Everything You Want to Know by Five-Star Real Estate Agent SHEILA COX
Katy Master Planned Communities
Katy TX is a unique area that consists mostly of “master planned communities.” We typically refer to these Katy master planned communities as “neighborhoods.” Most neighborhoods are further divided into subdivisions. There are over 200 subdivisions in Katy! Some neighborhoods like Cinco Ranch and Kelliwood are divided into many subdivisions. Here’s how this happens…
When a developer decides to create a planned community, it doesn’t develop the entire plot of land all at once. It opens a section or two at a time. Each section typically has 2 to 5 different builders who are building homes within a certain price range. So one subdivision may contain homes in the $200-400K price range, and another may contain homes in the $400-600K price range, and yet another may contain homes $750K and up.
So within one Katy master planned community you may have home prices from $200K to over $1 million, but they would be subdivided so that you should never see a $200K house next to a $900K house. Also some subdivisions may have different features than surrounding subdivisions such as a water front section, gated section, golf course section, etc.
For the larger Katy master planned communities you will notice that various subdivisions may be zoned to various elementary schools–and maybe even different middle schools and high schools–all within the same neighborhood. So it is very challenging for newcomers to get a handle on where to live!
Another complication is that various subdivisions may have different HOA (home owner’s association) maintenance fees…even within the same neighborhood. This is because various subdivisions may have different amenities and features from surrounding subdivisions. For example, Avalon Seven Meadows is actually an upscale subdivision in the Seven Meadows planned community, but is treated as if it is its own neighborhood.
The HOA fees in Katy master planned communities (sometimes referred to as maintenance fees) are annual fees that cover the cost and upkeep of the neighborhood’s shared amenities such as street lights, sidewalks, common areas, park, swimming pool, tennis courts, etc. There are Pro’s and Con’s for having home owner associations but if you want to live in Katy, you might as well resign yourself to the fact that you are probably going to have to deal with one because there are very few parts of Katy that are not covered by an HOA.
HOA fees are typically paid annually and, as specified previously, they can vary from house to house within the same subdivision, so always check with your real estate agent before purchasing a specific home. These fees can change (slightly) from year to year as well. Some HOAs also have transfer fees (applied each time you buy or sell a home that is within an HOA) that may be paid by either the Seller or the Buyer. There can also be compliance inspections and certificates during home sale transactions, depending on the HOA, which is another cost when purchasing or selling a home. These fees are all typically under $200 each (transfer fee is separate from the compliance certificate fee). You need a good real estate agent who can guide you through all of the requirements during a real estate transaction so you don’t end up with a home that hasn’t met its HOA compliance, and then have to (unexpectedly) pay more money to get it up to compliance after you move-in! Inexperienced agents or agents from other areas may not know and understand these complicated HOA requirements.
DOWNLOAD FREE GUIDE
“Best Places to Live In Katy Texas”
This is the ultimate guide about Katy TX! It has all the information on Katy, demographics, things to do, schools and up-to-date ratings, maps, detailed neighborhood comparison charts, and information on the top 20 (or so) neighborhoods…all in one place!
Katy Master Planned Communities
The following alphabetized list shows the top Katy master planned communities. Click a neighborhood to see a detailed description including the schools, maps, commute times, amenities, home values, and more. You may want to go to Katy neighborhoods to see these neighborhoods organized by the type of neighborhood: new construction, best schools, top 10, etc.
Price Range: Home prices range from $430K to $1.3M with $842K the median home price in 2022. Description Avalon at Seven Meadows Katy is located on the west side of Katy in Fort Bend County…close to the northwest corner of Grand Parkway and Westpark Tollway. Primarily built in the mid 2000s, most of the 296 homes (approx.) in this neighborhood are Traditional or Mediterranean in style. On average, these homes are two-story homes with 4 bedrooms, 3+ baths, and approximately 4200sf ... [Read More]
Price Range: Home prices range from $215K to $389K with $289K the median home price in January 2022. Description Camillo Lakes Katy is located on the northwest side of Katy (77493) in Harris County…close to the 99 Grand Parkway and Morton Rd. This is a “new construction” neighborhood, and most of the approximate 635 homes in this neighborhood are traditional in style with smallish lot sizes. On average, these homes are two-story homes with 4 bedrooms, 2.5 b baths, and approximately ... [Read More]
Price Range: Home prices range from $263K to $1.3M with $505K the median home price in January 2022. Description Cane Island Katy is located on the northwest side of Katy in Harris County…close to the I-10 Interstate. Primarily built since 2015, most of the approximate 1000+ homes in this neighborhood are traditional in style. On average, these homes are two-story homes with 4 bedrooms, 3 baths, and approximately 3100 sf with 2-car garages, and a median lot size of 8556 sf ... [Read More]
Price Range: Home prices range from $340K to $767K with $520K the median home price in 2022. Description Cardiff Ranch Katy is located on the far-west side of Katy in Fort Bend County, close to FM1464 and in between I10 and Westpark Tollway. Primarily built since 2010, most of the 230+ homes (approx.) in this neighborhood are Traditional in style. On average, these homes are two-story homes with 4 bedrooms, 3 baths, and approximately 3800sf with 2-car garages, and a median ... [Read More]
Price Range: Home prices range from $295K to $644K with $383K the median home price in 2022. Description Churchill Farms is located on the far-west side of Katy in Fort Bend County, close to FM1464 and in between I10 and Westpark Tollway. It actually has a Fulshear, TX, address. Primarily built since 2013, most of the 300+ homes (approx.) in this neighborhood are Traditional in style. On average, these homes are two-story homes with 4 bedrooms, 3 baths, and approximately 3280sf ... [Read More]
Top 6 Things About Cimarron: Convenient location Good schools Affordable prices Nearby shopping Low annual HOA fee Not located in a high-risk flood zone Description Cimarron is located on the east side of Katy in Fort Bend County…close to I10 and Grand Parkway (southeast corner). Primarily built in the late 1970s, most of the 1500 homes (approx.) in this neighborhood are one-story ranch-style homes. On average, these homes have 3 bedrooms, 2 baths, and approximately 1700sf with 2-car garages, and ... [Read More]
77450 77494 Home prices range from $223K to $1.0M with $390K the median home price in 2022. Home prices range from $240K to $1.5M with $392K the median home price in 2022. Description Cinco Ranch Katy TX is a very large master-planned neighborhood that spreads across both the east and west sides of Katy’s Grand Parkway and across two ZIP Codes (77450 and 77494). Parts of Cinco Ranch are gated, on the Cinco Ranch Golf Course, or have water views ... [Read More]
Price Range: Home prices range from $2483K to $1.16M with $490K the median home price in 2022. Description Cross Creek Ranch is located on the southwest side of Katy in Fort Bend County…close to FM1093 (Westpark Tollway). In fact, Cross Creek Ranch is actually located in Fulshear TX 77441. Part of the neighborhood (the east side) is zoned to Katy ISD, so it is included as a Katy neighborhood. The west side of the neighborhood is zoned to the Lamar Consolidated ... [Read More]
Price Range: Home prices range from $255K to $753K with $434K the median home price in January 2022. Description Elyson Katy is a “new construction” neighborhood located on the northwest side of Katy in Harris County…close to 99 Grand Parkway and FM 529 (Freeman Rd). This is about 10 minutes north of Interstate I-10. Primarily built since 2016, most of the approximate 1500+ homes in this neighborhood are traditional in style. On average, these homes are two-story homes with 4 bedrooms, ... [Read More]
Top 6 Things About Falcon Landing: Convenient location High performing schools Affordable prices Nearby shopping Lower property taxes Not in high-risk flood zone Description Falcon Landing is located on the west side of Katy in Fort Bend County…close to the southwest corner of Grand Parkway and I10. Primarily built in the late 1990s, most of the 600+ homes (approx.) in Falcon Landing are Traditional in style. On average, these homes are two-story homes with 3 bedrooms, 2 baths, and approximately ... [Read More]
Top 7 Things About Falcon Point: Convenient location High performing schools Affordable prices Nearby shopping Golfcourse homes available Lower property taxes Not in high-risk flood zone Description Falcon Point Katy is located on the west side of Katy TX 77494 in Fort Bend County…close to the southwest corner of Grand Parkway and I10. Primarily built in the late 1990s, most of the 500+ homes (approx.) in this neighborhood are Traditional in style and many are located on the Falcon Point ... [Read More]
Top 5 Things About Falcon Ranch: Convenient location High performing schools Affordable prices Nearby shopping Not in high-risk flood zone Description Falcon Ranch is located on the west side of Katy in Fort Bend County…close to the southwest corner of Grand Parkway and I10. Primarily built in the late 1990s, most of the 850+ homes (approx.) in this neighborhood are Traditional in style. On average, these homes are two-story homes with 4 bedrooms, 2+ baths, and approximately 3000sf with 2-car ... [Read More]
Price Range: Home prices range from $273K to $875K with $441K the median home price in 2022. Description Firethorne Katy is located on the far-west side of Katy in Fort Bend County…close to I10 and FM1463. Primarily built since 2008, most of the 3000+ homes (approx.) in this neighborhood are Traditional in style. On average, these homes are two-story homes with 4 bedrooms, 2+ baths, and approximately 3300sf with 2-car garages. This newish neighborhood does not have mature trees but ... [Read More]
Price Range: Home prices range from $355K to $744K with $5230K the median home price in January 2022. Description Fulbrook on Fulshear Creek Katy is located in 77441 in Fulshear Texas, which is on the southwest side of Katy and in Fort Bend County. Many people choose this neighborhood when they are looking for a new construction home and want good schools with a “country living” flair. It is close to the new Texas Heritage Parkway and Westpark Tollway (FM 1063) ... [Read More]
Top 5 Things About Governors Place: Convenient location Good schools Affordable prices Nearby shopping Not in high-risk flood zone Description Governors Place is located on the east side of Katy in Fort Bend County…close to I10 and Grand Parkway (southeast corner). Primarily built in the 80s and 90s, most of the 500 homes (approx.) in this neighborhood are one-story ranch-style homes. On average, these homes have 4 bedrooms, 2+ baths, and approximately 2500sf with 2-car garages, and a median lot ... [Read More]
Price Range: Home prices range from $250K to $979K with $477K the median home price in 2022. Description Grand Lakes Katy is located on the east side of Katy in Fort Bend County…close to Grand Parkway and Westpark Tollway. Primarily built from 1998 to 2008, most of the 2700+ homes (approx.) in this neighborhood are Traditional or Colonial in style. On average, these homes are two-story homes with 4 bedrooms, 3 baths, and approximately 3500sf with 2-car garages, and a median ... [Read More]
Price Range: Home prices range from $355K to $975K with $491K the median home price in 2022. Description Grayson Lakes Katy is located on the far-southwest side of Katy in Fort Bend County…close to the I10. It may also be referred to as “Country Lakes at Grayson Lakes.” Primarily built in the mid-2000s, most of the 530+ homes (approx.) in this neighborhood are Traditional in style. On average, these homes are two-story homes with 4 bedrooms, 2+ baths, and approximately 3400sf ... [Read More]
Price Range: Home prices range from $219K to $7105K with $430K the median home price in January 2022. Description Jordan Ranch is located on the southwest side of Katy (actually Brookshire Texas in 77423) in Fort Bend County…close to the I-10 Interstate. Primarily built since 2016, most of the approximate 800+ homes in this neighborhood are traditional in style. On average, these are two-story homes with 4 bedrooms, 2 baths, and approximately 2300 sf with 2-car garages, and a median lot ... [Read More]
Price Range: Home prices range from $262K to $1.9M with $508K the median home price in 2022. Description Kelliwood Katy is a very large master-planned neighborhood that spreads along South Fry road on the far-east side of Katy TX…close to George Bush Park and the Energy Corridor. This neighborhood was built during the late 80s and throughout the 90s so the trees are mature and the scenery is beautiful. Parts of Kelliwood are gated, on the Willow Fork Golf Course, or ... [Read More]
Price Range: Home prices range from $319K to $565K with $388K the median home price in January 2022. Description Marcello Lakes Katy is located on the northwest side of Katy in Harris County. Primarily built since 2017, most of the approximate 300 homes in this neighborhood are traditional in style. On average, these homes are two-story homes with 4 bedrooms, 3 baths, and approximately 2600sf with 2-car garages, and a median lot size of 7150sf. In Marcello Lakes, every home has ... [Read More]
Price Range: Home prices range from $185K to $579K with $360K the median home price in 2022. Description Nottingham Country Katy is located on the east side of Katy in Fort Bend County…close to I10 and the Energy Corridor. Primarily built in the 70s and 80s, most of the 2500+ homes (approx.) in this neighborhood are Traditional or Colonial in style with some one-story Ranch homes too. On average, these homes are two-story homes with 4 bedrooms, 3 baths, and approximately ... [Read More]
Price Range: Home prices range from $237K to $1.2M with $414K the median home price in 2022. Description Pine Mill Ranch Katy is located on the far-west side of Katy in Fort Bend County…close to FM1463. Primarily built since 2008, most of the 1400+ homes (approx.) in this neighborhood are Traditional in style. On average, these homes are two-story homes with 4 bedrooms, 2+ baths, and approximately 3200sf with 2-car garages. This newish neighborhood does not have mature trees but it ... [Read More]
Price Range: Home prices range from $210K to $490K with $283K the median home price in January 2022. Description Polo Ranch Katy is located on the southwest side of Katy in Fulshear, TX, Fort Bend County. Primarily built since 2019, most of the approximate 300+ homes (so far) in this neighborhood are traditional in style. On average, these homes are one-story homes with 3 bedrooms, 2 baths, and approximately 1800sf with 2-car garages, and a median lot size of 7000sf. Two-story ... [Read More]
Price Range: Home prices range from $270K to $995K with $469K the median home price in 2022. Description Seven Meadows Katy is is located on the west side of Katy in Fort Bend County…close to the northwest corner of Grand Parkway and Westpark Tollway. Primarily built in the mid 2000s, most of the 1700+ homes (approx.) in this neighborhood are Traditional in style. On average, these homes are two-story homes with 4 bedrooms, 2+ baths, and approximately 3100sf with 2-car garages, ... [Read More]
Price Range: Home prices range from $2656K to $640K with $373K the median home price in 2022. Description Silver Ranch Katy is located on the far-west side of Katy in Fort Bend County…close to FM1463. Primarily built since 2008, most of the 640+ homes (approx.) in this neighborhood are Traditional in style. On average, these homes are two-story homes with 4 bedrooms, 2+ baths, and approximately 2900sf with 2-car garages. This newish neighborhood does not have mature trees but it does ... [Read More]
Price Range: Home prices range from $223K to $628K with $329K the median home price in 2022. Description Tamarron Katy is located on the far-west side of Katy in Fort Bend County…close to FM1463. This is a new neighborhood that just started in 2014 and currently has several hundred homes built with plans to have a total of 4000+ homes (approx.) when completed. On average, these homes are two-story homes with 4 bedrooms, 2+ baths, and approximately 2900sf with 2-car garages ... [Read More]
Top 5 Things About West Memorial: Convenient location Affordable prices Nearby shopping Lower property taxes Not located in a high-risk flood zone Description West Memorial Katy is located on the east side of Katy in Fort Bend County…close to I10 and the Energy Corridor. Primarily built in the 1970s, most of the 1100+ homes (approx.) in this neighborhood are one-story Ranch homes. On average, these homes have 3 bedrooms, 2 baths, and approximately 1800sf with 2-car garages, and a median ... [Read More]
Top 5 Things About Westheimer Lakes North: High performing schools Affordable prices New construction homes available Energy-efficient homes available Not located in a high-risk flood zone Description Westheimer Lakes North is located on the southwest side of Katy in Fort Bend County…close to FM1063 (Westpark Tollway). Primarily built in the late 2000s, most of the 1100+ homes (approx.) in this neighborhood are Traditional in style. On average, these homes are two-story homes with 3 bedrooms, 2 baths, and approximately 2500sf ... [Read More]
Top 10 Things About Windsor Park Estates: Convenient location High performing schools Lower property taxes Beautiful neighborhood with lakes and mature trees Luxury homes available Not located in a high-risk flood zone Description Windsor Park Estates is located on the far-east side of Katy in Harris County (77094)…close to I10 and the Energy Corridor. Primarily built in the early 1990s, most of the 100+ homes (approx.) in this neighborhood are large estate homes on an average of 18,000sf lot with ... [Read More]
Top 9 Things About Windsor Park Lakes: Convenient location High performing schools Lower property taxes Beautiful neighborhood with lakes and mature trees Neighborhood amenities Fishing and boat access available Not located in a high-risk flood zone Luxury homes available Manned gate for access Description Windsor Park Lakes is a gated community located on the far-east side of Katy in Harris County (77094)…close to I10 and the Energy Corridor. Primarily built since 1996, most of the 340+ homes (approx.) in this ... [Read More]
Top 5 Things About Woodcreek Reserve: High performing schools Nearby shopping Neighborhood amenities Beautiful neighborhood with mature trees Not located in a high-risk flood zone Description Woodcreek Reserve Katy is located on the far-west side of Katy in Fort Bend County…close to the I10. Primarily built in the mid-2000s, most of the 380+ homes (approx.) in this neighborhood are Traditional in style. On average, these homes are two-story homes with 4 bedrooms, 3 baths, and approximately 3800sf with 2-car garages ... [Read More]
Price Range: Home prices range from $285K to $591K with $430K the median home price in January 2022. Description Young Ranch Katy is located on the southwest side of Katy in Fort Bend or Waller County…close to the I-10 Interstate. Primarily built since 2016, most of the approximate 600+ homes in this neighborhood are traditonal in style. On average, these homes are two-story homes with 4 bedrooms, 3.5 baths, and approximately 2942sf with 2-car garages, and a median lot size of ... [Read More]
FREE GUIDES & REPORTS
Click Image to Download a Guide or Report
Guide: Best Places to Live in KatyKaty Real Estate Market ReportInformation About Katy Flood Zones & MapsKaty’s Best New Construction Neighborhoods
View Helpful Videos on My YouTube Channel
If You Think This Website is Great, Wait ’till You Get Me As Your Agent!
Candid Advice—I promise to give you candid advice on all homes and areas so you can make the best decisions. I won’t ignore potential defects that can cost you money, or effect your resale value, in the future. My job is to protect you from defective homes as much as possible while helping you make a sound financial investment. (Read client testimonials)
Local Area Expertise—This isn’t just my business…it’s where I work and live (for 20 years) so I really know the area. I will help you narrow your options and find the best neighborhood for you based on your specifications. For long-term resale value, the neighborhood you choose is just as important as the home you buy. (Download my Ultimate Katy Guide)
Great Data—I will give you the most in-depth data you have ever seen…to help you make the wisest decisions. This includes a professional CMA when you are ready to purchase a specific home…so you don’t pay too much. Plus, my proprietary House Report (see sample) includes the data and information you need to ensure that you are making great home purchase. (Also see Pricing a Home Correctly)
Best Home Searches—Yes, you can search on your own, but no other home search available can filter down to the school level…and filter out the subdivisions that may be known to flood. Tell me exactly what you want, and I can narrow down your options better than any search you have access to. (Request a Custom Search)
Easier Process—Moving your family (and possibly changing jobs) is stressful enough. I’m your transaction manager and will guide you, step-by-step, through the process so you never miss an important deadline. I assist with inspections, repair negotiations, home warranties, HOA compliance inspections, hazard insurance, surveys, appraisals, title commitment, home warranties, title company, and more. (View helpful videos on my YouTube channel)
Video Walkthroughs—If you or your spouse lives out of the state or country, then you will enjoy my detailed video walkthroughs. I have sold multiple homes to out-of-area clients “sight unseen” by providing High Definition video walkthroughs of potential homes. My videos show front and back yards, closets, pantries, laundry rooms, and garage…as well as the entire home. (Sample)
Network of Experts—My network of experts can make your transition to the area as smooth as possible. Need a painter, electrician, mover, insurance company, etc.? I can help!
Connect With Sheila
How I Work to Protect You
My job isn’t “just” helping you find a house to buy…I’m helping you buy a home. There are over 100 tasks that I perform for you during the purchasing process. I’m looking out for you every step of the way and keeping my eye on the listing agent, the seller, the builder (if applicable), the lender, the inspector, and the title company. I’m on your side because I’m YOUR agent. I help with price analysis and negotiations, legal paperwork, inspections, repair negotiations, home warranties, HOA compliance inspections, hazard insurance, surveys, appraisals, title commitment, home warranties, and more. I have the expertise to help solve complicated problems that often occur in the process. Real estate is a huge financial and legal commitment. Don’t you deserve to have a Five-Star real estate agent on your side?
Candid Advice—I promise to give you candid advice on all homes and areas so you can make the best decisions. I won’t ignore potential defects that can cost you money, or effect your resale value, in the future. My job is to protect you from defective homes as much as possible while helping you make a sound financial investment. (Read client testimonials)