Schools

§ 03

District

Elementary	ODESSA KILPATRICK 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

Nestled in the heart of Cinco Ranch, this beautiful home boasts a spacious master bedroom with a window seat, large master bath, and walk-in closet. The kitchen features a walk-in pantry and all black appliances, with a cozy breakfast area open to the family room with a gas/wood fireplace. Upstairs, you'll find a full bath, 3 bedrooms, and a game room. Tiles entry, laundry, kitchen, and baths, and new floors in family and dining rooms. Never flooded, with easy access to FM 1093 or I-10 and close to shopping.

Features

§ 02

Interior

Breakfast Bar
Double Vanity
Kitchen Family Room Combo
Separate Shower
Tub Shower
Walk In Pantry
Ceiling Fans
Dishwasher
Disposal
Microwave
Heat: Central
Heat: Gas
Cool: Central Air
Cool: Electric

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	2005
Year Built Source	PublicRecords
New Construction	No

Building

Stories	2
Levels	Two
Living Area	2,149 sq ft
Living Area Source	Appraiser
Building Area Total	2,149 sq ft
Foundation	Slab
Construction	Brick, Cement Siding
Roof	Composition

Rooms & Baths

Bedrooms	4
Bedrooms Possible	4
Bathrooms (total)	3
Bathrooms Full	2
Bathrooms Half	1
Rooms Total	7
Fireplaces	2

Interior

Interior Features	Breakfast Bar, Double Vanity, Kitchen Family Room Combo, Separate Shower, Tub Shower, Walk In Pantry, Ceiling Fans
Appliances	Dishwasher, Disposal, Microwave
Indoor Air Quality	Ventilation

Exterior

Pool Private

No

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size (acres)	0.1920
Lot Size Source	Appraiser
Lot Features	Subdivision

Location

County	Fort Bend
MLS Area Major	36
MLS Area Minor	Katy - Southwest
Subdivision	Cinco West At Seven Meadows Sec 1
Postal Code	77494

Utilities

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

HOA / Association

HOA	Yes
HOA Fee	$1,450
HOA Fee Frequency	Annually
HOA Name	Cinco Residential Property Ass.

Taxes, Terms & Disclosures

Tax Annual Amount	$5,331 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.40%
Parcel #	2295-01-002-0160-914
Legal Description	CINCO WEST AT SEVEN MEADOWS SEC 1, BLOCK 2, LOT 16
Lease Considered	No
Disclosures	Seller Disclosure

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

0.3226

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

JurisdictionFort Bend County MUD 35 CountyFort Bend TCEQ District ID3079960 Bonded indebtedness$50,000,000 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 0.3226 Resolved MUD jurisdiction Fort Bend County MUD 35 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$2,725

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$2,281 Property tax$444 Homeowners insuranceTBD

Subtotal (P&I + Tax) $2,725

Yearly HOA fee $1,450

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

1.9574%

ALL 5 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

0.32%

→ stable

School

1.12%

→ stable

City

—

→ stable

County

—

→ stable

Other districts

0.52%

→ stable

HOA & Community

§ 05

● HOA details

$1,450

ANNUALLY

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

● Community amenities

park

· 0.2mi
Highland Park · 0.6mi
· 0.3mi

daycare

Primrose School of West Cinco Ranch · 0.2mi
Ivy Kids of Cinco Ranch · 0.5mi
Kids 'R' Kids · 0.8mi

restaurant

McDonald's · 0.3mi
Kona Roastery · 0.8mi
Raising Cane's · 1.2mi

pharmacy

CVS Pharmacy · 0.3mi
Walgreens · 1.2mi
Walgreens · 1.3mi

gym

Leaders Taekwondo Cinco Ranch · 0.4mi
Irontribe · 1.2mi
VillaSport · 1.5mi

urgent_care

Next Level Urgent Care - Cinco Ranch · 0.4mi
AFC Urgent Care · 2.8mi
Texas Children's Urgent Care Cinco Ranch · 1.0mi

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

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Coaxial Cable

Astound Broadband

1,500 / 50 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

Licensed Fixed Wireless

AT&T

100 / 20 Mbps

● LOW LATENCY

+ 4 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

Cinco West At Seven Meadows Sec 1

TIER: SUBDIVISION

Subdivision name (MLS)Cinco West At Seven Meadows Sec 1 City · ZIPKaty · 77494 CountyFort Bend Listings in subdivision97 Active now8 Sold (last 12 mo)2 Curated amenities60

● Year-built distribution

2005s 8

Fire Protection

§ 11

Nearest station

Willowfork Fire Department Station 2

· Katy

Distance

0.1 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48157673105 · ACS 2023

Median HH income

$182,321

ACS 2023

Median home value

$417,200

Census self-report

Owner-occupied

76%

1,190 housing units

Bachelor's+

73%

Adults 25+

Median age

35.4

Population 4,590

Work from home

24%

of commuters

Commute 45min+

12%

of commuters

Below poverty

4.8%

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

5006 Forest Sage Lane, Katy, TX 77494

Fort Bend County · 29.72°N, 95.81°W

park

—

0.2 mi · 7 within 2 mi

daycare

Primrose School of West Cinco Ranch

0.2 mi · 3 within 2 mi

restaurant

McDonald's

0.3 mi · 2 within 2 mi

pharmacy

CVS Pharmacy

0.3 mi · 1 within 2 mi

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