Schools

§ 03

District

Elementary	SUGAR MILL ELEMENTARY SCHOOL	N/R
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

This beautifully renovated single-story, four-bedroom, two-bathroom ranch-style home is situated on a spacious corner lot in a quiet Sugar Land neighborhood. The exterior features a classic red brick facade accented by a dark shingle roof, black shutters, and a covered front porch.

The interior offers a modern, open-concept floor plan with seamless transitions between the living, dining, and kitchen areas, all finished with light-toned wood-look flooring, crisp white baseboards, and a neutral soft-gray paint palette. The gourmet kitchen serves as the heart of the home, featuring an oversized center island with white quartz countertops and elegant gray veining, sleek white Shaker-style cabinetry with matte black hardware, and stainless-steel appliances.

Features

§ 02

Interior

Granite Counters
Gas Cooktop
Gas Oven
Microwave
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	1977
Year Built Source	PublicRecords
New Construction	No

Building

Stories	1
Levels	One
Living Area	1,857 sq ft
Living Area Source	Appraiser
Building Area Total	1,857 sq ft
Foundation	Slab
Construction	Asbestos, Brick, Wood Siding
Roof	Composition

Rooms & Baths

Bedrooms	4
Bathrooms (total)	2
Bathrooms Full	2
Bathrooms Half	0
Rooms Total	4
Fireplaces	1

Interior

Interior Features	Granite Counters
Appliances	Gas Cooktop, Gas Oven, Microwave

Exterior

Pool Private

No

Parking & Garage

Garage Spaces	2
Attached Garage	No
Parking Features	Detached, Garage

Lot

Lot Size (acres)	0.1815
Lot Size Source	Appraiser
Lot Features	Subdivision

Location

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

Utilities

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

HOA / Association

HOA	Yes
HOA Fee	$232
HOA Fee Frequency	Annually
HOA Name	MASC AUSTIN PROPERTIES

Taxes, Terms & Disclosures

Tax Annual Amount	$4,985 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.51%
Parcel #	2650-03-017-2400-907
Legal Description	COVINGTON WOODS SEC 3, BLOCK 17, LOT 24
Lease Considered	No
Disclosures	Seller Disclosure

Room Layout

§ 04 · 4 rooms · MLS-supplied

Main level · 4

Primary Bedroom	12x15
Bedroom	11x11
Bedroom	11x11
Bedroom	11x11

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 not mapped Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$2,397

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,982 Property tax$415 Homeowners insuranceTBD

Subtotal (P&I + Tax) $2,397

Yearly HOA fee $232

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

1.8377%

ALL 4 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

1.06%

→ stable

City

0.36%

→ stable

County

—

→ stable

Other districts

0.42%

→ stable

HOA & Community

§ 05

● HOA details

$232

ANNUALLY

Association nameMASC AUSTIN PROPERTIES Management co.Crest Management Websitevisit Phone(713) 776-1771 Cert on filehoa.texas.gov;tx_comptroller

● Community amenities

park

Covington Woods Park · 0.1mi
Covington Woods Park · 0.2mi
· 0.2mi

veterinary

Sugar Land Pet Hospital · 0.3mi
Sugar Land Pet Hospital · 0.4mi
Houston Animal Hospital · 1.5mi

restaurant

Popeyes · 0.3mi
Popeyes · 0.4mi
Imperial Nutrition · 0.5mi

grocery

Food Town · 0.4mi
Food Town · 0.5mi
Circle K · 0.8mi

place_of_worship

RCCG Towers of Refuge · 0.5mi
Sugar Land Church of God · 0.5mi
Sugar Land Church of God · 0.5mi

library

· 0.7mi
· 0.8mi
Fort Bend County Libraries - Sugar Land Branch · 0.7mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

100,000 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

Hotwire Communications

2,500 / 2,500 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

Windstream Sugar Land, Inc.

200 / 52 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)

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

4 comparable sales nearbyAddress-level sold detail is available to registered users. Reach out to Allen for the full comparable-sales report.

Subdivision & Master Plan

§ 10

● Master plan

Covington Woods

TIER: SUBDIVISION

Subdivision name (MLS)Covington Woods City · ZIPSugar Land · 77498 CountyFort Bend Listings in subdivision1,220 Active now9 Sold (last 12 mo)11 Curated amenities60

● Year-built distribution

1970s 2 1975s 7

Fire Protection

§ 11

Nearest station

Sugar Land Fire Department Station 2

Distance

1.4 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48157672306 · ACS 2023

Median HH income

$107,679

ACS 2023

Median home value

$262,800

Census self-report

Owner-occupied

86%

1,222 housing units

Bachelor's+

54%

Adults 25+

Median age

42.5

Population 3,104

Work from home

29%

of commuters

Commute 45min+

1%

of commuters

Below poverty

8.8%

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

13906 Vinehill Drive, Sugar Land, TX 77498

Fort Bend County · 29.64°N, 95.63°W

park

Covington Woods Park

0.1 mi · 9 within 2 mi

veterinary

Sugar Land Pet Hospital

0.3 mi · 2 within 2 mi

restaurant

Popeyes

0.3 mi · 7 within 2 mi

grocery

Food Town

0.4 mi · 1 within 2 mi

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