Schools

§ 03

District

Elementary	GRIFFIN EL	A
Middle	BECKENDORFF J H	A
High	SEVEN LAKES H S CCMR 92% · Grad 100%	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

Welcome to this charming townhouse in the highly sought-after Cinco Ranch community! With 3 bedrooms, 2.5 bathrooms, and a spacious open floor plan, this 1548 sq ft residence is perfect for customization. Enjoy modern updates in the kitchen and flooring, abundant natural light, and no direct back neighbors. Located in Cinco Ranch West, residents have access to pools, parks, and playgrounds, as well as being zoned to the top-rated Katy ISD, including Seven Lakes High School. Conveniently near shopping, dining, and entertainment venues. Don't miss out on this fantastic opportunity to call this place home!

Features

§ 02

Interior

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

Exterior & lot

Roof: Composition
Foundation: Slab

Community

Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Townhouse
Sub Type Additional	Townhouse
Architectural Style	Traditional
Year Built	2006
Year Built Source	PublicRecords
New Construction	No

Building

Stories	2
Levels	Two
Living Area	1,568 sq ft
Living Area Source	Appraiser
Building Area Total	1,568 sq ft
Foundation	Slab
Construction	Brick
Roof	Composition

Rooms & Baths

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

Exterior

Pool Private

No

Lot

Lot Size (sq ft)	2,892
Lot Size Source	Appraiser

Location

County	Fort Bend
MLS Area Major	36
MLS Area Minor	Katy - Southwest
Subdivision	Cinco Ranch West Sec 29
Postal Code	77494

Utilities

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

HOA / Association

HOA Fee	$190
HOA Fee Frequency	Monthly
HOA Name	Cinco Residential Property Associ
Fee Includes	Clubhouse, Common Areas

Taxes, Terms & Disclosures

Tax Annual Amount	$4,263 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.47%
Parcel #	2290-29-001-0340-914
Legal Description	CINCO RANCH WEST SEC 29, BLOCK 1, LOT 34
Lease Considered	No
Disclosures	Seller Disclosure

Room Layout

§ 04 · 6 rooms · MLS-supplied

Main level · 3

Living Room	20X11
Dining Room	6X11
Kitchen	12X11

Second level · 3

Primary Bedroom	14X14
Bedroom	12X14
Bedroom	12X12

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

0.3900

TOTAL TAX RATE · PER $100 ASSESSED · latest on file

JurisdictionCinco MUD 14 CountyFort Bend TCEQ District ID2286742 Bonded indebtedness$51,300,000 Current year rate0.0000 FetchedApr 23, 2026

● Stale — high risk

● 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 0.3900 Resolved MUD jurisdiction Cinco MUD 14 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$2,096

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$1,741 Property tax$355 Homeowners insuranceTBD

Subtotal (P&I + Tax) $2,096

Yearly HOA fee $2,280

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

2.1698%

ALL 6 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

0.39%

→ stable

School

1.12%

→ stable

City

—

→ stable

County

—

→ stable

Other districts

0.66%

→ stable

HOA & Community

§ 05

● HOA details

$190

MONTHLY

Association nameCinco Residential Property Associ Management co.— Website— Phone— Cert on filemls-trestle

Fee includes

Clubhouse · CommonAreas

● Community amenities

park

· 0.2mi
· 0.2mi
Highland Park · 0.3mi

coffee

Kona Roastery · 0.3mi
Starbucks · 1.1mi
Starbucks · 1.3mi

gas_station

Shell · 0.3mi
Kroger Fuel · 0.9mi
H-E-B Fuel · 1.7mi

restaurant

McDonald's · 0.7mi
Raising Cane's · 0.9mi
Kona Roastery · 0.8mi

veterinary

UrgentVet · 0.8mi
Thrive Affordible Vet Care · 0.9mi
Banfield Pet Hospital · 0.8mi

grocery

Timewise · 0.8mi
· 0.9mi
Whole Foods Market · 1.1mi

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

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Fiber to the Premises

Astound Broadband

1,500 / 1,500 Mbps

● LOW LATENCY

Coaxial Cable

Astound Broadband

1,500 / 50 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

300 / 20 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

+ 5 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_LOMC11

🌡 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

8 comparable sales nearby · sold median $177/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

Cinco Ranch

TIER: NEIGHBORHOOD

Subdivision name (MLS)Cinco Ranch West Sec 29 City · ZIPKaty · 77494 CountyFort Bend Listings in subdivision170 Active now3 Sold (last 12 mo)2 Curated amenities60

● Year-built distribution

2005s 3

Fire Protection

§ 11

Nearest station

Willowfork Fire Department

Distance

1.3 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48157673106 · ACS 2023

Median HH income

$151,801

ACS 2023

Median home value

$477,000

Census self-report

Owner-occupied

66%

2,277 housing units

Bachelor's+

71%

Adults 25+

Median age

44.8

Population 5,514

Work from home

27%

of commuters

Commute 45min+

11%

of commuters

Below poverty

6.2%

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

25251 Boulder Bend Lane, Katy, TX 77494

Fort Bend County · 29.72°N, 95.79°W

park

—

0.2 mi · 6 within 2 mi

coffee

Kona Roastery

0.3 mi · 1 within 2 mi

gas_station

Shell

0.3 mi · 2 within 2 mi

restaurant

McDonald's

0.7 mi · 3 within 2 mi

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