Places
How much are property taxes in Cypress, TX?
Answered by Allen Markel, REALTOR®, Texas Premier Realty ·
Short answer
The median total property-tax rate on Cypress homes for sale is 2.63% of taxable value, measured on the 1,055 of 1,326 active listings where we hold a complete 2025 tax stack. On a $421,000 home that is about $11,060 a year before exemptions, or roughly $922 a month. The range is wide, from about 2.00% for homes with no municipal utility district (MUD) line to 3.34% for the highest-rate subdivisions, and the MUD line is the main reason. Rates shown are 2025; 2026 rates are adopted this fall.
How is a Cypress tax bill built, and what does it cost on a typical price?
A Cypress bill stacks several taxing units, each with its own rate per $100 of taxable value. For a home in Cypress-Fairbanks ISD (CFISD) and a MUD, the 2025 lines are: CFISD $1.0669, Harris County $0.38096, Harris County Hospital District $0.18761, Harris County Flood Control District $0.04966, Lone Star College $0.106, Port of Houston Authority $0.0059, Harris County Department of Education $0.004798, an emergency services district line of about $0.0388, and then the MUD. Cypress is mostly unincorporated, so most homes carry no city tax line at all. Multiply the total by taxable value and divide by 100. Because the school district and county lines are the same for nearly every CFISD address, the difference between two Cypress homes almost always comes from the MUD and any water-district add-on. Take the $421,000 six-month median sale price. At the 2.63% median rate the annual bill is about $11,060 before exemptions. A homeowner who claims the homestead exemption removes $140,000 of value from the school tax base (Tax Code 11.13(b)), which cuts the CFISD line by about $1,494 a year. Without a MUD, the median total rate is 2.00%, which is about $8,430 a year on the same price. With a MUD, the median is 2.66%, about $11,200. The gap of roughly $2,770 a year is the MUD effect at that price. Rates change every fall, and the certified bill for a specific address is the number that counts.
Why does the rate vary so much inside one city?
In our data 938 of the 1,055 homes (89%) carry a MUD or water-district line. Their median MUD rate is $0.82 per $100, and individual lines run from $0.26 to $1.50. Newer master-planned sections sit at the high end because the district is still paying for roads, water and drainage built to open the section. Older sections have lower lines as bonds are paid off. The subdivision table on the tax-rate question shows the effect: Bridgeland medians about 3.23% while Towne Lake medians about 2.44%. The rate stack is per address, so always confirm it on the certified bill or the HCAD record before you set a budget. As a worked contrast at $421,000: a Marvida-area home at the 3.24% subdivision median carries about $13,640 a year in tax before exemptions, while a Cypress Chase-area home at 2.17% carries about $9,120. That is a $4,520 annual difference, or about $377 a month, for two homes that can share the same price and the same school district. This is why we quote the rate for the address, not the city.
Amounts and rules change every year. For the most current and accurate answer, contact the county office directly: the Harris Central Appraisal District (hcad.org, 713-957-7800) for values, exemptions and protests, and the Harris County Tax Assessor-Collector (hctax.net, 713-274-8000) for tax bills and payments.
| Measure | Value |
|---|---|
| Homes with complete rate (of 1,326 active) | 1,055 (79.6%) |
| 25th percentile | 2.351% |
| Median | 2.627% |
| 75th percentile | 3.166% |
| Lowest / highest | 1.730% / 3.341% |
| Median with MUD (938 homes) | 2.661% |
| Median without MUD (117 homes) | 2.002% |
Common follow-up questions
What is the total property tax rate in Cypress?
The median is 2.63% of taxable value across 1,055 active listings with a complete 2025 stack; individual homes range from 1.73% to 3.34%.
Do I pay city tax in Cypress?
Cypress is mostly unincorporated. In our data every complete Cypress stack shows county, school and district lines with no city line, so the largest local add-on is the MUD.
When are Cypress property taxes due?
Bills are issued in the fall for the current year and become delinquent after January 31 of the next year. Verify dates with the Harris County Tax Office.
Sources
Talk it through with Allen
A short call can turn a general answer into one for your address, your timeline and your numbers.
Related questions
How much of a Cypress tax bill is MUD, school, county and flood-control tax?
For a typical Cypress home in Cypress-Fairbanks ISD with a MUD, the 2025 rate stack is about 2.66% in total.
Read answerWhich MUDs serve Cypress and how do their tax rates compare?
Cypress homes for sale sit in dozens of districts, and the ten most common combinations range from $0.37 to $1.50 per $100 of value.
Read answerWhat does it cost per month to own a house in Cypress, taxes and HOA included?
There is no single monthly number for Cypress, because taxes and MUD lines differ by address.
Read answerHow are property taxes calculated in Harris County?
A Harris County tax bill is taxable value times each taxing unit's rate, added across the units that cover the address.
Read answer
Answers describe transactions and public data. They are not legal, tax or financial advice.