Schools

§ 03

District

Elementary	JOELLA EXLEY EL	A
Middle	RODGER & ELLEN BECK J H	A
High	CINCO RANCH H S CCMR 87% · Grad 97%	A

TEA accountability ratings reflect 2024–25 where available. School attendance zones are subject to district redistricting — confirm directly with the district before making a school-based decision.

Overview

§ 01

This property is inside a 7,400 acre master planned community in Cinco Ranch -Katy, located approximately 30 minutes from downtown Houston, quick and easy access to the Grand Parkway (SH99), Katy Freeway (I-10), and the Westpark Tollroad. Katy is a rapidly growing city. Home prices in the area range from $500K-$3,000,000; Katy ISD. Nearby Commercial Properties are all within walking distance: High End Car Garage Storage (25-30 units) under construction next door. Corner Store with gas, Carwash. Medical Building. Chinese School. Ballet/Dance Studio. Population growth is soaring! This 1.077 Acre property offers frontage on Westheimer Parkway. This property can be used for commercial development.

Features

§ 02

Interior

Not provided

Exterior & lot

Cleared
Level
Open Lot
Other

Community

Not provided

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	1.0770
Lot Size Source	Appraiser
Lot Features	Cleared, Level, Open Lot, Other

Location

County	Harris
MLS Area Major	36
MLS Area Minor	Katy - Southeast
Subdivision	Ricefield Village
Road Surface	Concrete,Other
Postal Code	77450

Utilities

Water Source	Public
Sewer	Public Sewer

HOA / Association

HOA	Yes
HOA Fee	$1,800
HOA Fee Frequency	Annually
HOA Name	Cinco Ranch/John Bueller

Taxes, Terms & Disclosures

Tax Annual Amount	$10,492 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.45%
Parcel #	119-819-002-0001
Legal Description	RES A BLK 1 RICEFIELD VILLAGE PAR R/P
Listing Terms	Cash, Conventional, Investor Financing
Disclosures	Municipal Utility District Disclosure, Other

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

0.2800

TOTAL TAX RATE · PER $100 ASSESSED · 2026

JurisdictionCinco MUD 6 CountyFort Bend TCEQ District ID2286726 Bonded indebtedness— Current year rate— FetchedApr 27, 2026

● Verdict unknown

● What this tells you

The §49.452 notice is the only public document that lists a MUD's exact tax rate, outstanding bond debt, and the assessed value used to compute your taxes — direct from the district, not the MLS. If the district is newer or has more bonds outstanding than its neighbors, your effective tax rate will be higher here than just across the street.

Listing's rolled-up MUD rate 0.2454 Resolved MUD jurisdiction Cinco MUD 6 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$5,227

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$4,353 Property tax$874 Homeowners insuranceTBD

Subtotal (P&I + Tax) $5,227

Yearly HOA fee $1,800

Illustrative only, not a quote. P&I assumes the values entered above. Insurance and HOA dues vary — consult licensed lender and insurance agent for accurate quote.

● Effective tax rate · 3-year history

2.2364%

ALL 9 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

0.25%

→ stable

School

1.12%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.49%

→ stable

HOA & Community

§ 05

● HOA details

$1,800

ANNUALLY

Association nameCinco Ranch/John Bueller Management co.— Website— Phone— Cert on filepending

● Community amenities

gas_station

Chevron · 0.1mi
Walmart · 1.4mi
H-E-B Fuel · 1.7mi

park

Equestrian Village Park · 0.2mi
Park Hollow Park · 0.3mi
Fun Fair Positive Soccer Park · 0.7mi

place_of_worship

Newsong Communities · 0.9mi
Grace Fellowship Church · 1.0mi
Living Word Lutheran Church · 1.3mi

daycare

Grace Fellowship Preschool · 1.0mi
Katy GT Academy · 1.5mi

post_office

The UPS Store · 1.1mi
United States Post Office · 1.6mi

grocery

Kroger · 1.1mi
ALDI · 1.2mi
Walmart Neighborhood Market · 1.4mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

8,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Ezee Fiber

8,000 / 8,000 Mbps

● LOW LATENCY

Fiber to the Premises

AT&T

5,000 / 5,000 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

Copper

AT&T

100 / 20 Mbps

● LOW LATENCY

Licensed Fixed Wireless

T-Mobile

100 / 20 Mbps

● LOW LATENCY

GSO Satellite

Viasat Inc

100 / 3 Mbps

+ 2 additional provider(s)

Environmental Risk

§ 08

X

FEMA Zone

Zone X · Minimal risk

Outside 100-year and 500-year floodplains. No flood insurance required by lender.

PANEL 48201C SFHA NO SOURCE 48201C_STUDY1

🌡 Heat days >95°F

72 days/yr above 95°F

Plus 24 days above 100°F. NOAA station records, 2016-2025 average.

💨 30-day air quality

AQI 48 · Good

Average daily AQI for the 30 days ending 2026-04-01. EPA AQS county monitors. Higher = worse.

🌵 Drought (current)

No drought (D1 or worse)

US Drought Monitor county reading, week of 2026-09-15.

Sources: FEMA NFHL · NOAA GHCN-Daily · EPA AQS · US Drought Monitor. Climate rollup last computed Sep 23, 2026.

Recent Comparable Sales

§ 09

5 comparable sales nearby · sold median $181/SFAddress-level sold detail is available to registered users. Reach out to Allen for the full comparable-sales report.

Subdivision & Master Plan

§ 10

● Master plan

Ricefield Village

TIER: SUBDIVISION

Subdivision name (MLS)Ricefield Village City · ZIPKaty · 77450 CountyHarris Listings in subdivision6 Active now1 Sold (last 12 mo)0 Curated amenities37

● Year-built distribution

No build-year dataWill populate from the parcel roll.

Fire Protection

§ 11

Nearest station

West I - 10 Volunteer Fire Department Station 3

· Katy

Distance

1.4 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48201454902 · ACS 2023

Median HH income

$101,032

ACS 2023

Median home value

$324,500

Census self-report

Owner-occupied

61%

2,749 housing units

Bachelor's+

42%

Adults 25+

Median age

39.5

Population 8,800

Work from home

17%

of commuters

Commute 45min+

12%

of commuters

Below poverty

4.0%

tract-level

Amenities & Nearby Places

§ 13

Active listing — amenities should populate from the go-live pipeline. Click to fetch now if missing.

Location & Neighborhood

§ 13

● This Home

0 Westheimer Parkway, Katy, TX 77450

Harris County · 29.74°N, 95.73°W

gas_station

Chevron

0.1 mi · 2 within 2 mi

park

Equestrian Village Park

0.2 mi · 5 within 2 mi

place_of_worship

Newsong Communities

0.9 mi · 3 within 2 mi

daycare

Grace Fellowship Preschool

1.0 mi · 1 within 2 mi

Interactive map coming in v0.2 — currently showing schematic placement.