Homes for Sale/Fort Bend County/Katy/Cinco Ranch
Active MLS #49993982 · 97 days on market

28723 Primrose Bluff

Katy, TX 77494
Subdivision  ·  Cinco Ranch
List Price
$499,950
$176/SF · 0.8% above neighborhood median
Beds
4
Baths
4
Sq Ft
2,845
Built
2014
Lot
0.15 ac
Garage
2-car
County
Fort Bend
Tax Rate
2.21%

Schools

§ 03
District
Elementary FRED AND PATTI SHAFER EL A
Middle SEVEN LAKES J H A
High JORDAN H S CCMR 90% 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

Beautiful two-story home in the desirable Cinco Ranch community! Features 4–5 bedrooms, 4 full baths, formal dining, and a study that can serve as a 5th bedroom. Open-concept floor plan with a spacious family room and a gourmet kitchen offering granite countertops, 42’’ cabinets, stainless steel appliances, and a large island. Refrigerator, washer, and dryer included. The primary suite features a walk-in closet and a luxurious bath with double sinks, separate shower and tub and granite countertops. Upstairs offers three bedrooms, two full baths, and a large game room. Enjoy outdoor living on the covered patio with a sprinkler system. Excellent location with easy access to TX-1463, Westpark Tollway, 99 Grand Parkway and I-10. Zoned to top-rated Katy ISD schools and close to shopping, restaurants, and entertainment. Enjoy everything Cinco Ranch has to offer.

Features

§ 02

Interior

  • Crown Molding
  • Double Vanity
  • Full Bath On Main Level
  • Granite Counters
  • High Ceilings
  • Kitchen Island
  • Kitchen Family Room Combo
  • Main Level Primary
  • Pantry
  • Soaking Tub
  • Separate Shower
  • Two Bedrooms Down
  • Tub Shower
  • Vaulted Ceilings
  • Walk In Closets
  • Window Treatments
  • Ceiling Fans
  • Programmable Thermostat

Exterior & lot

  • Covered Patio
  • Deck
  • Fence
  • Sprinkler Irrigation
  • Patio
  • Private Yard
  • Tennis Courts
  • Near Golf Course
  • Subdivision
  • Back Yard
  • Covered
  • Roof: Composition
  • Foundation: Slab
  • Attached
  • Garage
  • Garage Door Opener
  • Association

Community

  • Clubhouse
  • Golf Course
  • Picnic Area
  • Playground
  • Park
  • Pool
  • Tennis Courts
  • Trails
  • Security System Owned
  • Smoke Detectors
  • Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type Residential
Property Sub Type Detached
Architectural Style Traditional
Year Built 2014
Year Built Source PublicRecords
New Construction No

Building

Stories 2
Levels Two
Living Area 2,845 sq ft
Living Area Source Appraiser
Building Area Total 2,845 sq ft
Foundation Slab
Construction Brick, Cement Siding
Roof Composition

Rooms & Baths

Bedrooms 4
Bedrooms Possible 5
Bathrooms (total) 4
Bathrooms Full 4
Bathrooms Half 0
Rooms Total 10
Fireplaces 1
Fireplace Features Gas, Gas Log

Interior

Interior Features Crown Molding, Double Vanity, Full Bath On Main Level, Granite Counters, High Ceilings, Kitchen Island, Kitchen Family Room Combo, Main Level Primary, Pantry, Soaking Tub, Separate Shower, Two Bedrooms Down, Tub Shower, Vaulted Ceilings, Walk In Closets, Window Treatments, Ceiling Fans, Programmable Thermostat
Flooring Carpet, Plank, Tile, Vinyl
Appliances Dishwasher, Electric Oven, Gas Cooktop, Disposal, Microwave, Dryer, Refrigerator, Washer
Laundry Washer Hookup, Electric Dryer Hookup
Windows Low Emissivity Windows, Window Coverings
Security Security System Owned, Smoke Detectors
Indoor Air Quality Ventilation

Exterior

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

Parking & Garage

Garage Spaces 2
Attached Garage Yes
Parking Features Attached, Garage, Garage Door Opener

Lot

Lot Size (acres) 0.1534
Lot Size Source Appraiser
Lot Features Near Golf Course, Subdivision

Location

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

Utilities

Heating Central, Gas
Cooling Central Air, Electric
Water Source Public
Sewer Public Sewer
Energy Efficient Hvac, Thermostat, Windows

HOA / Association

HOA Yes
HOA Fee $1,250
HOA Fee Frequency Annually
HOA Name Cinco Ranch Homeowner Assoc II
Fee Includes Recreation Facilities
Amenities Clubhouse, Golf Course, Picnic Area, Playground, Park, Pool, Tennis Courts, Trails

Taxes, Terms & Disclosures

Tax Annual Amount $11,065 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year 2025 (county roll)
Tax Rate (est.) 2.21%
Parcel # 2278-66-001-0060-914
Legal Description Lot 6, Block 1, Cinco Ranch Sothwest Sec 66
Listing Terms Cash, Conventional, FHA, Va Loan
Lease Considered No
Disclosures Municipal Utility District Disclosure, Seller Disclosure

Room Layout

§ 04 · 10 rooms · MLS-supplied

Main level · 5

Primary Bedroom 14x17
Breakfast Room Nook 10x9
Dining Room 13x10
Kitchen 14x12
Office 10x12

Second level · 4

Bedroom 12x10
Bedroom 12x10
Bedroom 11x11
Game Room 14x15

Other · 1

Utility Room —

MUD Disclosure (§49.452)

§ 03 · Data moat
● §49.452 Notice on file
—
TOTAL TAX RATE · PER $100 ASSESSED · latest on file
JurisdictionCinco Southwest MUD 3 CountyFort Bend TCEQ District ID2286792 Bonded indebtedness— Current year rate— FetchedApr 26, 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 0.6050 Resolved MUD jurisdiction Cinco Southwest MUD 3 Match confidence —
● Comptroller-verified financials · FY2024

We don't yet have the §49.452 notice for this district on file, but Texas Comptroller SB 625 financial data is available. Numbers below come from the district's annual SPDPID filing — the same dataset auditors use.

Ad Valorem Rate
0.7500
per $100 assessed
Outstanding Bonds
$0
principal outstanding
Authorized Debt
$0
total authorized
Comptroller TPID32064198420 Filed underCinco Southwest Municipal Utility District #3 Total tax rate0.0000 (M/O 0.0000 + I/S 0.0000) Crosswalk methodexact name match

Source: Texas Comptroller SPDPID (SB 625), FY2024 annual filing. The §49.452 notice itself will load here when we obtain the PDF.

Taxes & Cost of Ownership

§ 04
● Estimated monthly payment
$3,924
30-YR FIXED · ADJUST ASSUMPTIONS BELOW
%
%
Principal & interest$3,002 Property tax$922 Homeowners insuranceTBD
Subtotal (P&I + Tax) $3,924
Yearly HOA fee $1,250

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
2.2398%
ALL 5 TAXING DISTRICTS · 2025 BILL
202320242025
MUD
0.60%
→ stable
School
1.12%
→ stable
City
—
→ stable
County
—
→ stable
Other districts
0.52%
→ stable

HOA & Community

§ 05
● HOA details
$1,250
ANNUALLY
Association nameCinco Ranch Homeowner Assoc II Management co.Crest Management Websitevisit Phone(281) 599-0408 Cert on filehoa.texas.gov
Fee includes
RecreationFacilities
● Community amenities
place_of_worship
New Vision Baptist Church · 0.2mi
New Vision Baptist Church · 0.2mi
Redeemer Community Church · 1.5mi
grocery
Timewise · 0.2mi
H-E-B · 0.5mi
Timewise · 0.5mi
park
· 0.2mi
· 0.3mi
· 0.3mi
restaurant
Kona Roastery · 0.2mi
Sushi 9 · 0.3mi
Sushi 9 · 0.4mi
daycare
Kids 'R' Kids · 0.3mi
Kids 'R' Kids · 0.5mi
Grace Fellowship Preschool · 0.9mi
pharmacy
CVS Pharmacy · 0.4mi
CVS Pharmacy · 0.4mi
CVS Pharmacy · 0.7mi

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 $174/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: MASTER_PLAN
Subdivision name (MLS)Cinco Ranch City · ZIPKaty · 77494 CountyFort Bend Listings in subdivision3,567 Active now16 Sold (last 12 mo)34 Curated amenities60
● Year-built distribution
1990s 1 1995s 5 2000s 3 2005s 2 2010s 4

Fire Protection

§ 11
Nearest station
Willowfork Fire Department Station 3
· Katy
Distance
1.9 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

Active listing — amenities should populate from the go-live pipeline. Click to fetch now if missing.

Location & Neighborhood

§ 13
● This Home
28723 Primrose Bluff, Katy, TX 77494
Fort Bend County · 29.72°N, 95.84°W
place_of_worship
New Vision Baptist Church
0.2 mi · 2 within 2 mi
grocery
Timewise
0.2 mi · 1 within 2 mi
park
—
0.2 mi · 13 within 2 mi
restaurant
Kona Roastery
0.2 mi · 2 within 2 mi
Interactive map coming in v0.2 — currently showing schematic placement.
● Listing History
Jun 18, 2026 Listed $499,950 Eneida Adrianza
Dec 31, 2013 Built —
Status change events from HAR MLS (future: full audit trail)
● Disclosures & Attribution
Listed by Eneida Adrianza · RE/MAX Cinco Ranch
Data provided by Houston Realtors Information Service (HAR MLS). Information deemed reliable but not guaranteed. All measurements, square footage, and school assignments should be independently verified. HAR MLS content last updated Sep 12, 2026.
MLS# 49993982 · LIST DATE: Jun 18, 2026 · PARCEL: 2278-66-001-0060-914
R
EHO
REALTOR® · Equal Housing Opportunity
HAR.com Copyright © 2026, Houston Realtors Information Service, Inc. Deemed reliable, not guaranteed — independently verify. HARMLS last updated Sep 23, 2026, 11:00 PM CDT. Properties may subsequently be sold or off-market. Equal Housing Opportunity