Schools

§ 03

District

Elementary	MANFORD WILLIAMS EL	A
Middle	READING JH	A
High	GEORGE RANCH H S CCMR 97% · Grad 97%	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

Build the custom home you’ve always envisioned in the prestigious Lakes of Williams Ranch, one of Richmond’s premier luxury custom home communities. Tucked away on a private cul-de-sac, this exceptional homesite is ideal for those who value peace, privacy, and a secluded setting. Design and build a one-of-a-kind residence that reflects your lifestyle—Enjoy the privacy and security of this manned gated community, surrounded by elegant custom homes, scenic lakes, and beautifully maintained streets. Ideally located just minutes from Sugar Land, with easy access to Hwy 59, premier shopping, dining, entertainment, and top-rated Lamar CISD schools. A rare opportunity to secure a private cul-de-sac homesite in a sought-after luxury community and create the home you’ve always dreamed of, with the freedom to choose your builder and design every detail.

Features

§ 02

Interior

Not provided

Exterior & lot

Cleared
Cul De Sac

Community

Guard
Gated With Attendant

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Interior

Security

Gated With Attendant

Lot

Lot Size (acres)	0.4500
Lot Size Source	Appraiser
Lot Features	Cleared, Cul De Sac

Location

County	Fort Bend
MLS Area Major	30
MLS Area Minor	Fort Bend South/Richmond
Subdivision	Lakes Of Williams Ranch Sec 1
Road Surface	Asphalt,Concrete
Postal Code	77469

Utilities

Water Source	Public
Sewer	Public Sewer

HOA / Association

HOA	Yes
HOA Fee	$3,790
HOA Fee Frequency	Annually
HOA Name	Lakes Of Williams Ranch HOA
Amenities	Guard

Taxes, Terms & Disclosures

Tax Annual Amount	$29,756
Tax Year	2025
Tax Rate (est.)	3.50%
Parcel #	4774-01-002-0091-901
Legal Description	LAKES OF WILLIAMS RANCH SEC 1, BLOCK 2, LOT 8A, ACRES 0.45,
Listing Terms	Cash, Conventional
Disclosures	None

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

0.7200

TOTAL TAX RATE · PER $100 ASSESSED · 2026

JurisdictionFort Bend County MUD 116 CountyFort Bend TCEQ District ID3084500 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 Fort Bend County MUD 116 Match confidence —

Taxes & Cost of Ownership

§ 04

Tax breakdown not availableWe could not resolve the taxing jurisdictions for this listing. We will enrich this when the county tax roll loads.

HOA & Community

§ 05

● HOA details

$3,790

ANNUALLY

Association nameLakes Of Williams Ranch HOA Management co.— Website— Phone— Cert on filepending

● Community amenities

hospital

Oakbend Medical Center · 0.2mi
Memorial Hermann Sugar Land Hospital · 1.5mi
NextLevel Urgent Care · 2.1mi

hospital_er

Oakbend Medical Center · 0.3mi
Memorial Hermann Sugar Land Hospital · 1.5mi

park

Canyon Gate Park · 0.5mi
· 0.5mi
Harvest Hills Trails · 2.2mi

gas_station

Shell · 0.5mi
Bzee Spot · 0.9mi
Shell · 1.0mi

grocery

Shell · 0.5mi
Buc-ee's · 0.8mi
· 1.1mi

restaurant

Wendy's · 0.5mi
McDonald's · 0.8mi
McDonald's · 0.8mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Hotwire Communications

5,000 / 5,000 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

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

T-Mobile

100 / 20 Mbps

● LOW LATENCY

Licensed Fixed Wireless

AT&T

100 / 20 Mbps

● LOW LATENCY

+ 3 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

Lakes Of Williams Ranch Sec 1

TIER: SUBDIVISION

Subdivision name (MLS)Lakes Of Williams Ranch Sec 1 City · ZIPRichmond · 77469 CountyFort Bend Listings in subdivision55 Active now5 Sold (last 12 mo)2 Curated amenities60

● Year-built distribution

2010s 3 2020s 1

Fire Protection

§ 11

Nearest station

Richmond Fire Department Station 2

· Richmond

Distance

1.0 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48157674604 · ACS 2023

Median HH income

$125,223

ACS 2023

Median home value

$287,900

Census self-report

Owner-occupied

87%

1,555 housing units

Bachelor's+

40%

Adults 25+

Median age

39.2

Population 5,025

Work from home

15%

of commuters

Commute 45min+

13%

of commuters

Below poverty

0.9%

tract-level

Amenities & Nearby Places

§ 13

Grocery

Masala Pantry

0.4 mi · 3 within 1.5 mi

Schools

The Kensington School - PreSchool and Day Care Center of Richmond, TX

0.8 mi · 5 within 1.5 mi

Parks

River Park West

1.0 mi · 3 within 1.5 mi

Restaurants

Pizza Hut Express

0.4 mi · 8 within 1.5 mi

Cafés

Le'DRIP Coffee and Tea - Richmond

0.5 mi · 5 within 1.5 mi

Gyms

BNKR Fitness Greatwood

0.8 mi · 3 within 1.5 mi

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

Location & Neighborhood

§ 13

● This Home

5619 Capeview Cove Lane, Richmond, TX 77469

Fort Bend County · 29.55°N, 95.71°W

hospital

Oakbend Medical Center

0.2 mi · 1 within 2 mi

hospital_er

Oakbend Medical Center

0.3 mi · 1 within 2 mi

park

Canyon Gate Park

0.5 mi · 5 within 2 mi

gas_station

Shell

0.5 mi · 3 within 2 mi

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