Schools

§ 03

District

Elementary	ANDRE EL	C
Middle	ANTHONY MIDDLE	A
High	CYPRESS SPRINGS H S CCMR 65% · Grad 90%	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 20918 Moreland Grove Lane in the highly sought-after Canyon Lakes West community of Cypress! This stunning Texas Traditional home offers approximately 2,640 square feet of thoughtfully designed living space, featuring 4 bedrooms, 3.5 bathrooms, and a spacious 3-car garage on an oversized corner lot.

Built by Beazer Homes, this beautifully maintained residence showcases soaring ceilings, rich wood flooring, abundant natural light, and an open-concept layout ideal for both everyday living and entertaining. The chef-inspired kitchen features stainless steel appliances, a large island, ample cabinetry, and seamless flow into the main living and dining areas.

Situated within the master-planned Canyon Lakes West community, residents enjoy access to exceptional amenities, including pools, parks, walking trails, recreation facilities, and convenient access to Fry Road, Hwy 290, shopping, dining, and highly rated Cypress-Fairbanks ISD schools.

Features

§ 02

Interior

Bedroomon Upper Level
Two Bedrooms Down
Dishwasher
Disposal
Gas Oven
Microwave
Oven
Heat: Central
Heat: Gas
Cool: Central Air
Cool: Electric
Washer Hookup
Electric Dryer Hookup

Exterior & lot

Corner Lot
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	2015
Year Built Source	PublicRecords
New Construction	No

Building

Stories	2
Levels	Two
Living Area	2,643 sq ft
Living Area Source	Appraiser
Building Area Total	2,643 sq ft
Foundation	Slab
Construction	Brick, Cement Siding
Roof	Composition

Rooms & Baths

Bedrooms	4
Bathrooms (total)	4
Bathrooms Full	3
Bathrooms Half	1
Rooms Total	7
Fireplaces	1

Interior

Interior Features	Bedroomon Upper Level, Two Bedrooms Down
Appliances	Dishwasher, Disposal, Gas Oven, Microwave, Oven
Laundry	Washer Hookup, Electric Dryer Hookup

Exterior

Pool Private

No

Parking & Garage

Garage Spaces	3
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size (acres)	0.2320
Lot Size Source	Appraiser
Lot Features	Corner Lot
Direction Faces	South

Location

County	Harris
MLS Area Major	25
MLS Area Minor	Cypress South
Subdivision	Pine Crk/Canyon Lakes West Sec 8
Postal Code	77433

Utilities

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

HOA / Association

HOA	Yes
HOA Fee	$1,028
HOA Fee Frequency	Annually
HOA Name	SG Owners Association
Fee Includes	Clubhouse, Recreation Facilities

Taxes, Terms & Disclosures

Tax Annual Amount	$10,959 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	2.50%
Parcel #	135-544-001-0001
Legal Description	LT 1 BLK 1 PINE CREEK AT CANYON LAKES WEST SEC 9
Lease Considered	No
Disclosures	Municipal Utility District Disclosure

Room Layout

§ 04 · 7 rooms · MLS-supplied

Main level · 6

Kitchen	18x11
Breakfast Room Nook	18x11
Living Room	22x14
Primary Bedroom	15x13
Bedroom	12x11
Bedroom	12x11

Second level · 1

Bedroom

12x11

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

0.8200

TOTAL TAX RATE · PER $100 ASSESSED · 2026

JurisdictionHarris County MUD 165 CountyHarris TCEQ District ID3737388 Bonded indebtedness$724,084,000 Current year rate— FetchedApr 25, 2026

● Rate not extracted

● 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 0.8200 Resolved MUD jurisdiction Harris County MUD 165 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$3,549

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$2,636 Property tax$913 Homeowners insuranceTBD

Subtotal (P&I + Tax) $3,549

Yearly HOA fee $1,028

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

2.6607%

ALL 9 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

0.82%

→ stable

School

1.07%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.39%

→ stable

HOA & Community

§ 05

● HOA details

$1,028

ANNUALLY

Association nameSG Owners Association Management co.— Website— Phone— Cert on filepending

Fee includes

Clubhouse · RecreationFacilities

● Community amenities

park

· 0.3mi
Richard & Meg Weekley Park · 1.5mi
· 0.3mi

daycare

Lycee Montessori School - Cypress · 0.5mi
Texas Kids Childcare · 1.1mi
The Goddard School of Bridgeland · 2.5mi

urgent_care

Next Level Urgent Care - Cypress · 0.5mi
Neighbors Emergency Center · 5.5mi
AFC Urgent Care Bridgeland · 2.0mi

restaurant

Starbucks · 0.6mi
Jack in the Box · 1.0mi
Sonic · 1.0mi

gas_station

Murphy Express · 0.7mi
Shell · 1.4mi
Valero · 1.5mi

bank

TECU Credit Union · 0.8mi
Chase Bank · 5.2mi
Wells Fargo · 1.3mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

8,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Hotwire Communications

8,000 / 8,000 Mbps

● LOW LATENCY

Fiber to the Premises

AT&T

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Fiber to the Premises

Astound Broadband

1,500 / 1,500 Mbps

● LOW LATENCY

Fiber to the Premises

Xfinity

1,200 / 35 Mbps

● LOW LATENCY

Fiber to the Premises

Centric Fiber

1,000 / 1,000 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 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

8 comparable sales nearby · sold median $150/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

Pine Crk/Canyon Lakes West Sec 8

TIER: SUBDIVISION

Subdivision name (MLS)Pine Crk/Canyon Lakes West Sec 8 City · ZIPCypress · 77433 CountyHarris Listings in subdivision11 Active now3 Sold (last 12 mo)1 Curated amenities60

● Year-built distribution

2010s 1 2015s 2

Fire Protection

§ 11

Nearest station

CY-Fair VFD Station 11

Distance

2.2 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48201543005 · ACS 2023

Median HH income

$104,315

ACS 2023

Median home value

$336,500

Census self-report

Owner-occupied

87%

2,760 housing units

Bachelor's+

32%

Adults 25+

Median age

32.6

Population 9,614

Work from home

11%

of commuters

Commute 45min+

5%

of commuters

Below poverty

12.8%

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

20918 Moreland Grove Lane, Cypress, TX 77433

Harris County · 29.90°N, 95.73°W

park

—

0.3 mi · 5 within 2 mi

daycare

Lycee Montessori School - Cypress

0.5 mi · 1 within 2 mi

urgent_care

Next Level Urgent Care - Cypress

0.5 mi · 1 within 2 mi

restaurant

Starbucks

0.6 mi · 4 within 2 mi

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