Schools

§ 03

District

Elementary	MILLSAP EL	B
Middle	ARNOLD MIDDLE	B
High	CY-FAIR H S CCMR 83% · Grad 96%	B

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 this delightful two-story home featuring 3 spacious bedrooms and 2.5 bathrooms, perfect for comfortable living. The dedicated study is ideal for a home office or quiet retreat. Upstairs boasts generously sized bedrooms, including a large primary suite with dual sinks, a walk-in closet, garden tub, and separate shower. Outside, enjoy a backyard ideal for summer gatherings. Conveniently located near shopping, dining, and essentials, this home offers both comfort and accessibility. Plus, no history of flooding! Roof-6, AC-1.5. Don't miss out on this charming property!

Features

§ 02

Interior

Heat: Central
Heat: Gas
Cool: Central Air
Cool: Electric

Exterior & lot

Subdivision
Roof: Composition
Foundation: Slab
Detached
Garage

Community

Style: Contemporary Modern

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Contemporary Modern
Year Built	1986
Year Built Source	PublicRecords
New Construction	No

Building

Stories	2
Levels	Two
Living Area	2,263 sq ft
Living Area Source	Appraiser
Building Area Total	2,263 sq ft
Foundation	Slab
Construction	Brick
Roof	Composition

Rooms & Baths

Bedrooms	3
Bathrooms (total)	3
Bathrooms Full	2
Bathrooms Half	1
Rooms Total	3
Fireplaces	1

Exterior

Pool Private

No

Parking & Garage

Garage Spaces	2
Attached Garage	No
Parking Features	Detached, Garage

Lot

Lot Size (acres)	0.2066
Lot Size Source	Appraiser
Lot Features	Subdivision

Location

County	Harris
MLS Area Major	10
MLS Area Minor	Cypress North
Subdivision	Ravensway South
Postal Code	77429

Utilities

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

HOA / Association

HOA	Yes
HOA Fee	$809
HOA Fee Frequency	Annually
HOA Name	Ravensway/Saracen Park Home Assoc
Fee Includes	Recreation Facilities

Taxes, Terms & Disclosures

Tax Annual Amount	$4,069 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.29%
Parcel #	114-315-011-0010
Legal Description	LT 10 BLK 11 RAVENSWAY SOUTH
Listing Terms	Cash, Conventional, FHA, Va Loan
Lease Considered	No
Disclosures	Municipal Utility District Disclosure, Seller Disclosure

Room Layout

§ 04 · 3 rooms · MLS-supplied

Second level · 3

Primary Bedroom	13x17
Bedroom	11x14
Bedroom	11x14

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice

Not in archive

This MUD is not yet in our §49.452 archive. We'll add it on request.

Texas Water Code §49.452 requires districts to publish annual notices with tax rate, bonded indebtedness, and assessed value. Most Harris-area MUDs publish these; a handful managed by Inframark do not.

Request this notice

● 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 — Resolved MUD jurisdiction Timberlake Improvement District Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$2,230

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,891 Property tax$339 Homeowners insuranceTBD

Subtotal (P&I + Tax) $2,230

Yearly HOA fee $809

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 · 5-year history

2.3099%

ALL 10 TAXING DISTRICTS · 2025 BILL

20212022202320242025

MUD

—

→ stable

School

1.07%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.86%

→ stable

YearM&OI&STotal MUD rate

2021 0.0000 0.4100 0.4100

2022 0.0000 0.3800 0.3800

2023 0.0000 0.3800 0.3800

2024 0.0000 0.3800 0.3800

2025 0.0000 0.3700 0.3700

HOA & Community

§ 05

● HOA details

$809

ANNUALLY

Association nameRavensway/Saracen Park Home Assoc Management co.— Website— Phone— Cert on filemls-trestle

Fee includes

RecreationFacilities

● Community amenities

park

· 0.2mi
Marrs-Satsuma Pocket Park · 0.9mi
· 0.4mi

restaurant

McDonald's · 0.3mi
Burger King · 1.2mi
La Hacienda On The Creek · 1.6mi

place_of_worship

Cypress United Methodist Church · 0.4mi
Christ the Redeemer Catholic Community · 0.7mi
Cy Fair Community Church Unity of the Brethren · 0.7mi

gym

Cypress Academy of Gymnastics · 0.6mi
LA Fitness · 2.7mi
· 3.2mi

grocery

53 Max food · 0.6mi
· 1.2mi
Honey Farms · 1.9mi

gas_station

Shell · 1.2mi
Exxon · 1.8mi
Chevron · 1.8mi

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

Fiber to the Premises

Xfinity

2,000 / 250 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

Licensed Fixed Wireless

T-Mobile

100 / 20 Mbps

● LOW LATENCY

Copper

AT&T

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 48201C SFHA NO SOURCE 48201C_STUDY1

🌡 Heat days >95°F

65 days/yr above 95°F

Plus 11 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

7 comparable sales nearby · sold median $132/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

Ravensway South

TIER: SUBDIVISION

Subdivision name (MLS)Ravensway South City · ZIPCypress · 77429 CountyHarris Listings in subdivision291 Active now8 Sold (last 12 mo)9 Curated amenities60

● Year-built distribution

1980s 5 1985s 3

Fire Protection

§ 11

Nearest station

Cy - Fair Volunteer Fire Department Station 3

Distance

1.4 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48201552301 · ACS 2023

Median HH income

$84,861

ACS 2023

Median home value

$254,100

Census self-report

Owner-occupied

68%

1,618 housing units

Bachelor's+

32%

Adults 25+

Median age

32.1

Population 4,756

Work from home

5%

of commuters

Commute 45min+

5%

of commuters

Below poverty

1.7%

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

13419 Blackbird Drive, Cypress, TX 77429

Harris County · 29.95°N, 95.63°W

park

—

0.2 mi · 10 within 2 mi

restaurant

McDonald's

0.3 mi · 2 within 2 mi

place_of_worship

Cypress United Methodist Church

0.4 mi · 5 within 2 mi

gym

Cypress Academy of Gymnastics

0.6 mi · 1 within 2 mi

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