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 your custom home in the prestigious Estates at Lakes of Williams Ranch, one of Richmond's premier gated luxury communities. This spacious cul-de-sac homesite offers the opportunity to design and build a residence that reflects your style and needs. Bring your own builder, subject to HOA approval, and enjoy the flexibility to create a truly custom home surrounded by elegant estate properties, scenic lakes, and beautifully maintained landscaping. Residents enjoy the privacy and security of a manned gated entrance while being just minutes from Sugar Land, Hwy. 59, premier shopping, dining, entertainment, and top-rated Lamar CISD schools. Property being Sold As-Is

Features

§ 02

Interior

Not provided

Exterior & lot

Open Lot

Community

Not provided

Property Details

§ 03 · Full MLS record

Property

Property Type

Land

Rooms & Baths

Bathrooms (total)

0

Lot

Lot Size (acres)	0.4650
Lot Size Source	Other
Lot Features	Open Lot

Location

County	Fort Bend
MLS Area Major	30
MLS Area Minor	Fort Bend South/Richmond
Subdivision	Estates at Lakes of Williams Ranch
Postal Code	77469

Utilities

Water Source	Public
Sewer	Public Sewer

HOA / Association

HOA	Yes
HOA Fee	$3,465
HOA Fee Frequency	Annually
HOA Name	Lakes of William Ranch HOA

Taxes, Terms & Disclosures

Tax Annual Amount	$11,886 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.48%
Parcel #	2901-01-002-0100-901
Legal Description	Estates at Lakes of Williams Ranch Sec 1, BLOCK 2, Lot 10
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 0.6900 Resolved MUD jurisdiction Fort Bend County MUD 116 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$5,814

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$4,823 Property tax$991 Homeowners insuranceTBD

Subtotal (P&I + Tax) $5,814

Yearly HOA fee $3,465

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

2.2589%

ALL 4 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

0.69%

→ stable

School

—

→ stable

City

—

→ stable

County

—

→ stable

Other districts

1.57%

→ stable

HOA & Community

§ 05

● HOA details

$3,465

ANNUALLY

Association nameLakes of William Ranch HOA Management co.— Website— Phone— Cert on filepending

● Community amenities

hospital

Oakbend Medical Center · 0.5mi
Memorial Hermann Sugar Land Hospital · 1.9mi

hospital_er

Oakbend Medical Center · 0.5mi
Memorial Hermann Sugar Land Hospital · 1.9mi

park

Canyon Gate Park · 0.5mi
Harvest Hills Trails · 1.9mi

place_of_worship

Zion Hill Church · 0.6mi
Mount Moriah Baptist Church · 1.2mi
Greater New Prospect Baptist Church · 1.4mi

gas_station

Shell · 0.6mi
Exxon · 1.1mi
Bzee Spot · 1.1mi

grocery

Shell · 0.7mi
Buc-ee's · 1.2mi
Time Mart · 1.7mi

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

5 comparable sales nearby · sold median $236/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

Estates At Lakes Of Williams Ranch Sec 1

TIER: SUBDIVISION

Subdivision name (MLS)Estates At Lakes Of Williams Ranch Sec 1 City · ZIPRichmond · 77469 CountyFort Bend Listings in subdivision41 Active now1 Sold (last 12 mo)1 Curated amenities44

● Year-built distribution

No build-year dataWill populate from the parcel roll.

Fire Protection

§ 11

Nearest station

Richmond Fire Department Station 2

· Richmond

Distance

1.3 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

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

Location & Neighborhood

§ 13

● This Home

62 Alexandra Way Circle, Richmond, TX 77469

Fort Bend County · 29.55°N, 95.72°W

hospital

Oakbend Medical Center

0.5 mi · 1 within 2 mi

hospital_er

Oakbend Medical Center

0.5 mi · 1 within 2 mi

park

Canyon Gate Park

0.5 mi · 1 within 2 mi

place_of_worship

Zion Hill Church

0.6 mi · 3 within 2 mi

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