Schools

§ 03

District

Elementary	SUE CREECH EL	A
Middle	RODGER & ELLEN BECK J H	A
High	CINCO RANCH H S CCMR 87% · Grad 97%	A

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

Beautifully updated 3-bedroom, 2.5-bath home in Cinco Ranch Southpark featuring numerous recent improvements. Major updates completed in 2024 include a new roof, updated kitchen, new flooring throughout the first floor, and new windows installed in late 2024. HVAC system was replaced in 2025. The home offers a bright, open layout with spacious living areas and abundant natural light. Move-in ready with many major improvements already completed.

Features

§ 02

Interior

Dishwasher
Electric Oven
Disposal
Gas Range
Microwave
Heat: Central
Heat: Gas
Cool: Central Air
Cool: Electric

Exterior & lot

Corner Lot
Cul De Sac
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	1995
Year Built Source	PublicRecords
New Construction	No

Building

Stories	2
Levels	Two
Living Area	2,368 sq ft
Living Area Source	Appraiser
Building Area Total	2,368 sq ft
Foundation	Slab
Construction	Brick
Roof	Composition

Rooms & Baths

Bedrooms	3
Bathrooms (total)	3
Bathrooms Full	2
Bathrooms Half	1
Rooms Total	6
Fireplaces	1

Interior

Appliances

Dishwasher, Electric Oven, Disposal, Gas Range, Microwave

Exterior

Pool Private

No

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size (sq ft)	6,050
Lot Size (acres)	0.1389
Lot Size Source	Appraiser
Lot Features	Corner Lot, Cul De Sac
Direction Faces	South

Location

County	Fort Bend
MLS Area Major	36
MLS Area Minor	Katy - Southeast
Subdivision	Cinco Ranch Southpark
Postal Code	77450

Utilities

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

HOA / Association

HOA	Yes
HOA Fee	$1,550
HOA Fee Frequency	Annually
HOA Name	Cinco Residential Property Associ

Taxes, Terms & Disclosures

Tax Annual Amount	$6,238 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.58%
Parcel #	2276-01-005-0290-914
Legal Description	CINCO RANCH SOUTHPARK SEC 1, BLOCK 5, LOT 29
Lease Considered	No

Room Layout

§ 04 · 6 rooms · MLS-supplied

Main level · 2

Kitchen	21x14
Dining Room	12x11

Second level · 4

Primary Bedroom	15X15
Bedroom	12x11
Bedroom	12x11
Game Room	16x12

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

0.4200

TOTAL TAX RATE · PER $100 ASSESSED · 2025

JurisdictionCinco MUD 8 CountyFort Bend TCEQ District ID2286730 Bonded indebtedness$60,680,000 Current year rate— FetchedApr 23, 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 0.4200 Resolved MUD jurisdiction Cinco MUD 8 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$2,891

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$2,371 Property tax$520 Homeowners insuranceTBD

Subtotal (P&I + Tax) $2,891

Yearly HOA fee $1,550

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

2.2041%

ALL 6 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

0.42%

→ stable

School

1.12%

→ stable

City

—

→ stable

County

—

→ stable

Other districts

0.67%

→ stable

HOA & Community

§ 05

● HOA details

$1,550

ANNUALLY

Association nameCinco Residential Property Associ Management co.— Website— Phone— Cert on filepending

● Community amenities

park

· 0.4mi
Exploration Park · 0.3mi
Lakemont Lake House · 1.0mi

grocery

· 0.7mi
· 1.1mi
· 1.1mi

gas_station

Shell · 0.7mi
Exxon · 1.1mi
Sunoco · 1.1mi

pharmacy

Walgreens · 0.8mi
Walgreens · 1.6mi
Walgreens · 1.6mi

restaurant

DQ Grill & Chill · 1.1mi
Starbucks · 1.5mi
McDonald's · 1.6mi

veterinary

Pet Medical Center of Katy · 1.4mi
UrgentVet · 1.8mi
Banfield Pet Hospital · 1.9mi

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

Fiber to the Premises

Xfinity

1,200 / 35 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 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 2026-09-22.

Sources: FEMA NFHL · NOAA GHCN-Daily · EPA AQS · US Drought Monitor. Climate rollup last computed Sep 26, 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

Cinco Ranch

TIER: NEIGHBORHOOD

Subdivision name (MLS)Cinco Ranch Southpark Sec 1 City · ZIPKaty · 77450 CountyFort Bend Listings in subdivision903 Active now3 Sold (last 12 mo)3 Curated amenities60

● Year-built distribution

1995s 3

Fire Protection

§ 11

Nearest station

Community Volunteer Fire Department

Distance

0.6 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48157673009 · ACS 2023

Median HH income

$160,833

ACS 2023

Median home value

$458,200

Census self-report

Owner-occupied

69%

2,050 housing units

Bachelor's+

64%

Adults 25+

Median age

33.0

Population 6,658

Work from home

29%

of commuters

Commute 45min+

15%

of commuters

Below poverty

11.1%

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 Nettlebrook Lane, Katy, TX 77450

Fort Bend County · 29.71°N, 95.75°W

park

Exploration Park

0.3 mi · 7 within 2 mi

grocery

—

0.7 mi · 4 within 2 mi

gas_station

Shell

0.7 mi · 3 within 2 mi

pharmacy

Walgreens

0.8 mi · 1 within 2 mi

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