Schools

§ 03

District

Elementary	TOWNEWEST EL	B
Middle	SUGAR LAND MIDDLE	B
High	KEMPNER H S CCMR 58% · Grad 93%	C

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

Welcome to 10550 Towneview Drive, a rare opportunity to own a beautifully positioned home in the heart of Sugar Land, where comfort, convenience, and lifestyle come together seamlessly. Nestled in a desirable community with easy access to top-rated shopping, dining, entertainment, major commuter routes, parks, and everyday amenities, this residence offers the perfect blend of suburban tranquility and urban accessibility. Whether you're growing, a busy professional, or an investor seeking long-term value, this exceptional property delivers the charm, location, and quality of life that make Sugar Land one of the most sought-after places to call home. Don't miss your chance to experience everything this premier address has to offer.

Features

§ 02

Interior

All Bedrooms Down
Dishwasher
Electric Range
Disposal
Carpet
Tile
Heat: Central
Heat: Electric
Cool: Central Air
Cool: Electric

Exterior & lot

Cleared
Subdivision
Roof: Composition
Foundation: Slab
Attached
Garage

Community

Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Traditional
Year Built	1978
Year Built Source	PublicRecords
New Construction	No

Building

Stories	1
Levels	One
Living Area	1,296 sq ft
Living Area Source	Appraiser
Building Area Total	1,296 sq ft
Foundation	Slab
Construction	Brick, Cement Siding
Roof	Composition

Rooms & Baths

Bedrooms	3
Bathrooms (total)	2
Bathrooms Full	2
Bathrooms Half	0
Rooms Total	5

Interior

Interior Features	All Bedrooms Down
Flooring	Carpet, Tile
Appliances	Dishwasher, Electric Range, Disposal

Exterior

Pool Private

No

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size (sq ft)	9,490
Lot Size Source	Appraiser
Lot Features	Cleared, Subdivision

Location

County	Fort Bend
MLS Area Major	29
MLS Area Minor	Sugar Land North
Subdivision	TOWNEWEST
Postal Code	77498

Utilities

Heating	Central, Electric
Cooling	Central Air, Electric
Water Source	Public
Sewer	Public Sewer

Taxes, Terms & Disclosures

Tax Annual Amount	$4,451 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.94%
Parcel #	8100-02-003-0230-907
Legal Description	TOWNEWEST SEC 2, BLOCK 3, LOT 23
Lease Considered	No
Disclosures	None

Room Layout

§ 04 · 5 rooms · MLS-supplied

Main level · 5

Bedroom	11 x 12
Bedroom	10 x 10
Living Room	14 x 16
Bedroom	9 x 11
Kitchen	8 x 9

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

—

TOTAL TAX RATE · PER $100 ASSESSED · 2026

JurisdictionFort Bend County MUD 2 CountyFort Bend TCEQ District ID3075000 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 0.5500 Resolved MUD jurisdiction Fort Bend County MUD 2 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$1,752

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,381 Property tax$371 Homeowners insuranceTBD

Subtotal (P&I + Tax) $1,752

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

2.1289%

ALL 5 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

0.55%

→ stable

School

1.06%

→ stable

City

—

→ stable

County

—

→ stable

Other districts

0.52%

→ stable

HOA & Community

§ 05

● HOA details

$250

ANNUALLY

Association nameTOWNEWEST HOMEOWNERS ASSOCIATION, INC. Management co.— Websitevisit Phone(281) 494-6380 Cert on filetx_comptroller

● Community amenities

park

Gulfstream Park · 0.1mi
Gulfstream Park · 0.2mi
TowneWest Recreation Center · 0.2mi

place_of_worship

วัดป่าพุทธญาณ · 0.4mi
วัดป่าพุทธญาณ · 0.4mi
วัดป่าพุทธญาณ · 0.4mi

restaurant

Whataburger · 0.5mi
Whataburger · 0.6mi
Subway · 0.6mi

grocery

ALDI · 0.6mi
ALDI · 0.7mi
Spark · 0.7mi

pharmacy

CVS Pharmacy · 0.6mi
CVS Pharmacy · 0.7mi
Walgreens · 1.1mi

gas_station

Chevron · 0.8mi
Spark · 0.8mi

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

1,000 / 75 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

Copper

Windstream Sugar Land, Inc.

200 / 52 Mbps

● LOW LATENCY

Copper

AT&T

100 / 20 Mbps

● LOW LATENCY

Licensed Fixed Wireless

T-Mobile

100 / 20 Mbps

● LOW LATENCY

+ 3 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 48157C SFHA NO SOURCE 48157C_STUDY1

🌡 Heat days >95°F

72 days/yr above 95°F

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

🌵 Drought (current)

D1 · Moderate

US Drought Monitor county reading, week of 2026-10-13.

Sources: FEMA NFHL · NOAA GHCN-Daily · EPA AQS · US Drought Monitor. Climate rollup last computed Oct 16, 2026.

Recent Comparable Sales

§ 09

8 comparable sales nearby · sold median $165/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

Townewest

TIER: SUBDIVISION

Subdivision name (MLS)Townewest City · ZIPSugar Land · 77498 CountyFort Bend Listings in subdivision3,799 Active now2 Sold (last 12 mo)0 Curated amenities60

● Year-built distribution

1975s 2

Fire Protection

§ 11

Nearest station

Northeast Fire Station #1

· Sugar Land

Distance

0.4 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48157672402 · ACS 2023

Median HH income

$111,708

ACS 2023

Median home value

$194,400

Census self-report

Owner-occupied

83%

1,918 housing units

Bachelor's+

30%

Adults 25+

Median age

31.7

Population 6,963

Work from home

6%

of commuters

Commute 45min+

14%

of commuters

Below poverty

8.9%

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

10550 Towneview Drive, Sugar Land, TX 77498

Fort Bend County · 29.67°N, 95.63°W

park

Gulfstream Park

0.1 mi · 9 within 2 mi

place_of_worship

วัดป่าพุทธญาณ

0.4 mi · 5 within 2 mi

restaurant

Whataburger

0.5 mi · 3 within 2 mi

grocery

ALDI

0.6 mi · 2 within 2 mi

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