Schools

§ 03

District

Elementary	IRMA DRU HUTCHISON EL	A
Middle	LAMAR JH	C
High	LAMAR CONS H S CCMR 94% · Grad 94%	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 **modern luxury living in Sugar Land**. This beautifully reimagined 4-bedroom, 2.5-bath home offers approximately 2,894 sq. ft. with a 2-car garage and has been extensively renovated from top to bottom.

Major upgrades include a **new roof, HVAC, plumbing, electrical, flooring, cabinetry, countertops, fixtures, and designer finishes**. The stunning kitchen features white cabinetry, quartz-style countertops, a dramatic backsplash, modern lighting, and a statement wood-accent island.

Spa-inspired bathrooms feature premium tilework, matte-black fixtures, frameless glass, and an impressive **oversized double shower**.

Features

§ 02

Interior

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

Exterior & lot

Subdivision
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	2002
Year Built Source	PublicRecords
New Construction	No

Building

Stories	2
Levels	Two
Living Area	2,894 sq ft
Living Area Source	Appraiser
Building Area Total	2,894 sq ft
Foundation	Slab
Construction	Brick
Roof	Composition

Rooms & Baths

Bedrooms	4
Bathrooms (total)	3
Bathrooms Full	2
Bathrooms Half	1
Rooms Total	6
Fireplaces	2

Exterior

Pool Private

No

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size (acres)	0.1947
Lot Size Source	Appraiser
Lot Features	Subdivision

Location

County	Fort Bend
MLS Area Major	30
MLS Area Minor	Sugar Land West
Subdivision	Riverpark Sec 9
Postal Code	77479

Utilities

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

HOA / Association

HOA	Yes
HOA Fee	$350
HOA Fee Frequency	Annually
HOA Name	Yes / CIA Services

Taxes, Terms & Disclosures

Tax Annual Amount	$9,129 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	2.21%
Parcel #	6460-09-003-0040-901
Legal Description	RIVERPARK SEC 9, BLOCK 3, LOT 4
Listing Terms	Cash, Conventional, FHA, Investor Financing, Owner May Carry, Usda Loan, Va Loan
Lease Considered	No
Disclosures	None

Room Layout

§ 04 · 6 rooms · MLS-supplied

Main level · 2

Living Room	20 x 16
Game Room	17 x 15

Second level · 4

Primary Bedroom	16 x 14
Bedroom	15 x 13
Bedroom	12 x 11
Bedroom	12 x 10

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

$3,240

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$2,479 Property tax$761 Homeowners insuranceTBD

Subtotal (P&I + Tax) $3,240

Yearly HOA fee $350

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

2.4377%

ALL 5 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

—

→ stable

City

0.36%

→ stable

County

—

→ stable

Other districts

2.08%

→ stable

HOA & Community

§ 05

● HOA details

$350

ANNUALLY

Association nameYes / CIA Services Management co.— Website— Phone— Cert on filepending

● Community amenities

hospital

Action Behavior Centers - ABA Therapy for Autism · 0.4mi
Memorial Hermann Sugar Land Hospital · 0.4mi
Action Behavior Centers - ABA Therapy for Autism · 0.4mi

pharmacy

Walgreens · 0.4mi
Walgreens · 0.4mi
H-E-B Pharmacy · 0.5mi

restaurant

Sonic Drive-In · 0.4mi
Whataburger · 0.5mi
Sonic Drive-In · 0.5mi

grocery

H-E-B · 0.4mi
H-E-B · 0.5mi
· 1.4mi

hospital_er

Memorial Hermann Sugar Land Hospital · 0.5mi
Oakbend Medical Center · 1.9mi

place_of_worship

Holy Cross Episcopal Church · 0.5mi
Holy Cross Episcopal Church · 0.5mi
Maryam Islamic Center · 1.5mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available · cable ok

Fiber to the Premises

AT&T

5,000 / 5,000 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

GSO Satellite

Viasat Inc

100 / 3 Mbps

Copper

Windstream Sugar Land, Inc.

50 / 12 Mbps

● LOW LATENCY

+ 1 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

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

Riverpark Sec 9

TIER: SUBDIVISION

Subdivision name (MLS)Riverpark Sec 9 City · ZIPSugar Land · 77479 CountyFort Bend Listings in subdivision103 Active now8 Sold (last 12 mo)1 Curated amenities60

● Year-built distribution

2000s 8

Fire Protection

§ 11

Nearest station

Sugar Land Fire Department Station 6

Distance

1.4 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48157674701 · ACS 2023

Median HH income

$191,322

ACS 2023

Median home value

$310,900

Census self-report

Owner-occupied

79%

1,083 housing units

Bachelor's+

68%

Adults 25+

Median age

36.8

Population 3,563

Work from home

7%

of commuters

Commute 45min+

9%

of commuters

Below poverty

2.8%

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

2522 Willow Springs Lane, Sugar Land, TX 77479

Fort Bend County · 29.57°N, 95.69°W

hospital

Action Behavior Centers - ABA Therapy for Autism

0.4 mi · 4 within 2 mi

pharmacy

Walgreens

0.4 mi · 4 within 2 mi

restaurant

Sonic Drive-In

0.4 mi · 5 within 2 mi

grocery

H-E-B

0.4 mi · 2 within 2 mi

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