Schools

§ 03

District

Elementary	TOM WILSON EL	A
Middle	TAYS J H	A
High	TOMPKINS H S CCMR 90% · Grad 98%	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

Stunning Perry home in Cinco Ranch featuring 4 bedrooms, 3 full bathrooms, a formal dining room, study, den, and game room. This spacious home offers soaring ceilings, recessed lighting, upgraded light fixtures throughout, and additional electrical and data connections. Wood and tile flooring run through the main living areas, while large windows fill the home with natural light. The gourmet kitchen features granite countertops, gas cooking, stainless steel appliances, a large pantry, an oversized island with pendant lighting, and a breakfast bar with additional seating. The open-concept layout connects the kitchen, breakfast area, living room, and formal dining room, creating a bright and inviting living space. Step outside to enjoy the large covered extended patio. Pools, splash pads, playgrounds, tennis, golf, trails, and highly regarded Katy ISD schools. Conveniently close to shopping, dining, places of worship, toll roads, and freeway access.

Features

§ 02

Interior

Double Vanity
Granite Counters
High Ceilings
Separate Shower
Tub Shower
Window Treatments
Ceiling Fans
Dishwasher
Free Standing Range
Disposal
Gas Oven
Gas Range
Microwave
Carpet
Tile
Wood
Heat: Central
Heat: Gas

Exterior & lot

Deck
Fence
Sprinkler Irrigation
Patio
Private Yard
Tennis Courts
Subdivision
Back Yard
Roof: Composition
Foundation: Slab
Attached
Garage

Community

Prewired
Smoke Detectors
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Traditional
Year Built	2010
Year Built Source	PublicRecords
New Construction	No

Building

Stories	1
Levels	One
Living Area	2,993 sq ft
Living Area Source	Appraiser
Building Area Total	2,993 sq ft
Foundation	Slab
Construction	Brick, Stone, Wood Siding
Roof	Composition

Rooms & Baths

Bedrooms	4
Bathrooms (total)	3
Bathrooms Full	3
Bathrooms Half	0
Rooms Total	14
Fireplaces	1
Fireplace Features	Gas Log

Interior

Interior Features	Double Vanity, Granite Counters, High Ceilings, Separate Shower, Tub Shower, Window Treatments, Ceiling Fans
Flooring	Carpet, Tile, Wood
Appliances	Dishwasher, Free Standing Range, Disposal, Gas Oven, Gas Range, Microwave
Laundry	Washer Hookup, Electric Dryer Hookup, Gas Dryer Hookup
Windows	Window Coverings
Security	Prewired, Smoke Detectors

Exterior

Exterior Features	Deck, Fence, Sprinkler Irrigation, Patio, Private Yard, Tennis Courts
Patio / Porch	Deck, Patio
Fencing	Back Yard
Pool Private	No

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size (acres)	0.1653
Lot Size Source	Appraiser
Lot Features	Subdivision

Location

County	Fort Bend
MLS Area Major	36
MLS Area Minor	Katy - Southwest
Subdivision	Cinco Ranch Southwest Sec 33
Road Surface	Concrete
Postal Code	77494

Utilities

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

HOA / Association

HOA	Yes
HOA Fee	$1,150
HOA Fee Frequency	Annually
HOA Name	Cinco Ranch HOA

Taxes, Terms & Disclosures

Tax Annual Amount	$12,187
Tax Year	2025
Tax Rate (est.)	2.18%
Parcel #	2278-33-003-0060-914
Legal Description	CINCO RANCH SOUTHWEST SEC 33, BLOCK 3, LOT 6
Listing Terms	Cash, Conventional, FHA, Va Loan
Lease Considered	No
Disclosures	Municipal Utility District Disclosure, Seller Disclosure

Room Layout

§ 04 · 14 rooms · MLS-supplied

Main level · 14

Living Room	22X18
Den	22X18
Game Room	16X12
Office	—
Dining Room	16X12
Kitchen	14X12
Breakfast Room Nook	12X9
Primary Bedroom	19X15
Bedroom	13X11
Bedroom	13X11
Bedroom	12X11
Primary Bathroom	11X10
Bathroom	—
Bathroom	—

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

0.6000

TOTAL TAX RATE · PER $100 ASSESSED · 2026

JurisdictionCinco Southwest MUD 4 CountyFort Bend TCEQ District ID2286796 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 — Resolved MUD jurisdiction Cinco Southwest MUD 4 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$4,373

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$3,357 Property tax$1,016 Homeowners insuranceTBD

Subtotal (P&I + Tax) $4,373

Yearly HOA fee $1,150

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

202320242025

MUD

—

→ stable

School

1.12%

→ stable

City

—

→ stable

County

—

→ stable

HOA & Community

§ 05

● HOA details

$1,150

ANNUALLY

Association nameCinco Ranch HOA Management co.— Website— Phone— Cert on filepending

● Community amenities

park

· 0.3mi
Rosewood Park · 0.5mi
· 0.3mi

gym

· 0.4mi
Irontribe · 0.8mi
· 0.5mi

gas_station

Shell · 0.8mi
Kroger Fuel · 1.0mi
Exxon · 1.3mi

veterinary

Spring Green Pet Clinic · 0.8mi
Thrive Pet Healthcare - Falcon · 1.0mi
Brixton Pet Health · 1.8mi

daycare

Ivy Kids of Cinco Ranch · 0.8mi
Primrose School of West Cinco Ranch · 0.9mi
MELA Montessori & Reggio School · 1.9mi

coffee

Hurts Donut Co · 0.8mi
Southern Maid Donuts · 1.4mi
Dulcédo Coffee · 1.5mi

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

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

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_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

8 comparable sales nearby · sold median $179/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 Southwest Sec 33 City · ZIPKaty · 77494 CountyFort Bend Listings in subdivision82 Active now2 Sold (last 12 mo)2 Curated amenities60

● Year-built distribution

2010s 2

Fire Protection

§ 11

Nearest station

Willowfork Fire Department Station 2

· Katy

Distance

0.9 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48157673111 · ACS 2023

Median HH income

$175,877

ACS 2023

Median home value

$452,200

Census self-report

Owner-occupied

89%

3,056 housing units

Bachelor's+

71%

Adults 25+

Median age

39.2

Population 10,739

Work from home

40%

of commuters

Commute 45min+

21%

of commuters

Below poverty

1.3%

tract-level

Amenities & Nearby Places

§ 13

Grocery

Spec's Wines, Spirits & Finer Foods

1.1 mi · 2 within 1.5 mi

Schools

Happy Mandarin

0.2 mi · 5 within 1.5 mi

Parks

Cinco Ranch II Park at Cedar Heights

0.3 mi · 5 within 1.5 mi

Restaurants

BODIED KITCHEN

0.1 mi · 8 within 1.5 mi

Cafés

Kolache Factory

0.8 mi · 5 within 1.5 mi

Gyms

Outdoor gym

0.7 mi · 3 within 1.5 mi

Data: Google Places (refreshed every 7 days). Last fetched May 6, 2026.

Location & Neighborhood

§ 13

● This Home

28010 Hollyfare Drive, Katy, TX 77494

Fort Bend County · 29.73°N, 95.82°W

park

—

0.3 mi · 6 within 2 mi

gym

—

0.4 mi · 6 within 2 mi

gas_station

Shell

0.8 mi · 1 within 2 mi

veterinary

Spring Green Pet Clinic

0.8 mi · 1 within 2 mi

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