Schools

§ 03

District

Elementary	ROBINSON EL	A
Middle	THORNTON MIDDLE	C
High	CYPRESS PARK H S CCMR 72% · 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

No description on fileThe listing agent has not provided a public description yet.

Features

§ 02

Interior

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

Exterior & lot

Subdivision
Roof: Composition
Foundation: Slab
Attached
Garage

Community

Style: Ranch

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Ranch
Year Built	2018
Year Built Source	PublicRecords
New Construction	No

Building

Stories	1
Levels	One
Living Area	1,982 sq ft
Living Area Source	Appraiser
Building Area Total	1,982 sq ft
Foundation	Slab
Construction	Brick
Roof	Composition

Rooms & Baths

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

Exterior

Pool Private

No

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size (acres)	0.1395
Lot Size Source	Appraiser
Lot Features	Subdivision

Location

County	Harris
MLS Area Major	25
MLS Area Minor	Bear Creek South
Subdivision	Meadows/Westfield Village Sec 2
Postal Code	77449

Utilities

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

HOA / Association

HOA	Yes
HOA Fee	$795
HOA Fee Frequency	Annually
HOA Name	The Meadows at Westfield Village

Taxes, Terms & Disclosures

Tax Annual Amount	$7,036 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	2.47%
Parcel #	139-780-003-0024
Legal Description	LT 24 BLK 3 MEADOWS AT WESTFIELD VILLAGE SEC 2
Lease Considered	Yes
Disclosures	Municipal Utility District Disclosure, Owner Is Listing Agent

Room Layout

§ 04 · 4 rooms · MLS-supplied

Main level · 4

Primary Bedroom	18x18
Bedroom	16x14
Bedroom	14x12
Bedroom	12x10

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

0.5900

TOTAL TAX RATE · PER $100 ASSESSED · 2026

JurisdictionNorthwest Harris County MUD 12 CountyHarris TCEQ District ID6041510 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 0.5800 Resolved MUD jurisdiction Northwest Harris County MUD 12 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$2,297

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,711 Property tax$586 Homeowners insuranceTBD

Subtotal (P&I + Tax) $2,297

Yearly HOA fee $795

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

2.4207%

ALL 9 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

0.58%

→ stable

School

—

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

1.46%

→ stable

HOA & Community

§ 05

● HOA details

$795

ANNUALLY

Association nameThe Meadows at Westfield Village Management co.— Website— Phone— Cert on filepending

● Community amenities

park

· 0.1mi
Eagle Ranch West Pocket Park · 1.3mi
· 0.1mi

place_of_worship

Bridgewater Baptist Church · 1.0mi
Westside Baptist Church · 1.1mi
Westfield Free Will Baptist Church · 1.3mi

restaurant

Basa's Mexican Grill · 1.0mi
Pizza Hut · 1.1mi
Little Caesars · 1.2mi

grocery

Joe V's Smart Shop · 1.0mi
· 1.4mi
Farm Stores · 1.4mi

gym

· 1.3mi
· 1.3mi
· 1.3mi

daycare

Kids 'R' Kids · 1.4mi
· 1.5mi
· 1.7mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Hotwire Communications

5,000 / 5,000 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

Fiber to the Premises

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Coaxial Cable

Spectrum

1,000 / 35 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

+ 7 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

1 comparable sale 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

—

TIER: NEIGHBORHOOD

Subdivision name (MLS)— City · ZIP— County— Listings in subdivision— Active now5 Sold (last 12 mo)3 Curated amenities60

● Year-built distribution

2015s 5

Fire Protection

§ 11

Nearest station

Fire Station

Distance

1.4 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48201542202 · ACS 2023

Median HH income

$95,483

ACS 2023

Median home value

$273,800

Census self-report

Owner-occupied

91%

2,381 housing units

Bachelor's+

37%

Adults 25+

Median age

29.6

Population 8,057

Work from home

14%

of commuters

Commute 45min+

22%

of commuters

Below poverty

7.3%

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

20902 Cullen Ranch Road, Katy, TX 77449

Harris County · 29.84°N, 95.74°W

park

—

0.1 mi · 6 within 2 mi

place_of_worship

Bridgewater Baptist Church

1.0 mi · 4 within 2 mi

restaurant

Basa's Mexican Grill

1.0 mi · 4 within 2 mi

grocery

Joe V's Smart Shop

1.0 mi · 2 within 2 mi

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