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

Welcome to 9819 St Romain Drive in Cinco Ranch, zoned to Katy ISD. This beautiful Perry home features 5 bedrooms, 4 bathrooms, a 3-car garage, and an inviting layout. The entry features a home office/study and formal dining room. The kitchen offers dark-stained cabinetry, granite countertops, a large island, and stainless steel appliances. The family room includes a fireplace and large windows, while the adjoining den provides additional living space. The primary suite features a bay window, and the primary bath offers a garden tub, walk-in shower, and dual walk-in closets. A downstairs guest bedroom and full bath provide added flexibility. Upstairs features a game room and three secondary bedrooms, including an in-law suite. Enjoy the covered patio and backyard, ideal for relaxing or entertaining. Don't miss this beautiful Cinco Ranch home—schedule your private showing today!

Features

§ 02

Interior

Entrance Foyer
En Suite Bathroom
Granite Counters
High Ceilings
Jetted Tub
Kitchen Island
Main Level Primary
Pantry
Self Closing Cabinet Doors
Self Closing Drawers
Separate Shower
Two Bedrooms Down
Tub Shower
Three Bedrooms Up
Walk In Closets
Ceiling Fans
Convection Oven
Dishwasher

Exterior & lot

Covered Patio
Fence
Patio
Private Yard
Subdivision
Back Yard
Covered
Deck
Roof: Composition
Foundation: Slab
Attached
Garage
Oversized
Tandem
Association

Community

Playground
Pool
Smoke Detectors
Style: Contemporary Modern

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Contemporary Modern
Year Built	2012
Year Built Source	PublicRecords
New Construction	No
Builder Name	Perry Homes

Building

Stories	2
Levels	Two
Living Area	3,541 sq ft
Living Area Source	Appraiser
Building Area Total	3,541 sq ft
Foundation	Slab
Construction	Brick, Vinyl Siding
Roof	Composition

Rooms & Baths

Bedrooms	5
Bathrooms (total)	4
Bathrooms Full	4
Bathrooms Half	0
Rooms Total	12
Fireplaces	1

Interior

Interior Features	Entrance Foyer, En Suite Bathroom, Granite Counters, High Ceilings, Jetted Tub, Kitchen Island, Main Level Primary, Pantry, Self Closing Cabinet Doors, Self Closing Drawers, Separate Shower, Two Bedrooms Down, Tub Shower, Three Bedrooms Up, Walk In Closets, Ceiling Fans
Flooring	Tile, Vinyl
Appliances	Convection Oven, Dishwasher, Gas Cooktop, Gas Range, Microwave
Laundry	Washer Hookup
Security	Smoke Detectors

Exterior

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

Parking & Garage

Garage Spaces	3
Attached Garage	Yes
Parking Features	Attached, Garage, Oversized, Tandem

Lot

Lot Size (sq ft)	7,432
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 56
Road Surface	Concrete
Postal Code	77494

Utilities

Heating	Central, Electric, Gas
Cooling	Central Air, Electric, Gas
Water Source	Public, Private, Well
Sewer	Public Sewer
Energy Efficient	Lighting

HOA / Association

HOA	Yes
HOA Fee	$1,250
HOA Fee Frequency	Annually
HOA Name	Cinco Ranch II HOA/Grand Manors
Amenities	Playground, Pool

Taxes, Terms & Disclosures

Tax Annual Amount	$10,848 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.81%
Parcel #	2278-56-003-0060-914
Legal Description	Cinco Ranch Southwest Sec 56, BLOCK 3, Lot 6
Listing Terms	Cash, Conventional, FHA, Va Loan
Lease Considered	Yes
Disclosures	Municipal Utility District Disclosure, Sellers Disclosure Groundwater And Surface Water Rights

Room Layout

§ 04 · 12 rooms · MLS-supplied

Main level · 8

Primary Bedroom	19x13
Bedroom	16x12
Primary Bathroom	—
Den	14x10
Dining Room	14x11
Living Room	21x19
Kitchen	13x12
Office	14x11

Second level · 4

Bedroom	13x11
Bedroom	13x12
Bedroom	14x11
Game Room	20x14

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

$4,501

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$3,597 Property tax$904 Homeowners insuranceTBD

Subtotal (P&I + Tax) $4,501

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

2.2407%

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 II HOA/Grand Manors Management co.— Website— Phone— Cert on filepending

● Community amenities

park

· 0.1mi
· 0.1mi
Cinco Ranch II Park at Pine Hills · 0.1mi

place_of_worship

Second Baptist Church, 1463 Campus · 0.1mi
Parkway Fellowship · 1.1mi
West Campus St. Peter's United Methodist Church · 1.1mi

grocery

ALDI · 0.3mi
Walmart Supercenter · 0.8mi
H-E-B · 0.8mi

restaurant

Wendy's · 0.3mi
Southern Maid Donuts · 0.3mi
Suzie Wong's Chinese Restaurant · 0.3mi

pharmacy

CVS Pharmacy · 0.4mi
H-E-B Pharmacy · 0.8mi
Walgreens · 1.7mi

veterinary

The WellPet Center Veterinary Hospital · 0.4mi
Bingle Vet Katy · 0.5mi
Spring Green Pet Clinic · 1.7mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

8,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Ezee Fiber

8,000 / 8,000 Mbps

● LOW LATENCY

Fiber to the Premises

Hotwire Communications

5,000 / 5,000 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

+ 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)

D1 · Moderate

US Drought Monitor county reading, week of 2026-10-13.

Sources: FEMA NFHL · NOAA GHCN-Daily · EPA AQS · US Drought Monitor. Climate rollup last computed Oct 16, 2026.

Recent Comparable Sales

§ 09

8 comparable sales nearby · sold median $160/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 56 City · ZIPKaty · 77494 CountyFort Bend Listings in subdivision31 Active now2 Sold (last 12 mo)2 Curated amenities60

● Year-built distribution

2010s 2

Fire Protection

§ 11

Nearest station

Fulshear-Simonton Fire Department #3

Distance

1.8 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48157673110 · ACS 2023

Median HH income

$232,697

ACS 2023

Median home value

$567,400

Census self-report

Owner-occupied

90%

2,263 housing units

Bachelor's+

86%

Adults 25+

Median age

36.6

Population 8,607

Work from home

51%

of commuters

Commute 45min+

21%

of commuters

Below poverty

1.4%

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

9819 St Romain Drive, Katy, TX 77494

Fort Bend County · 29.71°N, 95.84°W

park

—

0.1 mi · 5 within 2 mi

place_of_worship

Second Baptist Church, 1463 Campus

0.1 mi · 1 within 2 mi

grocery

ALDI

0.3 mi · 1 within 2 mi

restaurant

Wendy's

0.3 mi · 5 within 2 mi

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