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 9931 Hutton Park Drive, a brick-and-stone home in Cinco Ranch Southwest featuring 4 bedrooms, 3.5 baths, and 3,412 sq ft of light-filled space. A grand two-story foyer opens to a private study and formal dining room, both with rich hardwood floors. The two-story living area boasts tall windows and a corner fireplace with a cast-stone mantel.

The gourmet kitchen features espresso cabinets, granite countertops, stainless steel appliances with a gas cooktop, and a large island with a raised breakfast bar.

The primary suite highlights a tray ceiling, dual granite vanities, a jetted corner tub, and a separate glass-enclosed shower. Upstairs features a spacious game room and three secondary bedrooms with vaulted ceilings.

Features

§ 02

Interior

Double Vanity
Jetted Tub
Main Level Primary
Soaking Tub
Ceiling Fans
Programmable Thermostat
Dishwasher
Disposal
Gas Range
Microwave
Energy Star Qualified Appliances
Heat: Central
Heat: Gas
Cool: Central Air
Cool: Electric
Electric Dryer Hookup
Gas Dryer Hookup

Exterior & lot

Sprinkler Irrigation
Porch
Tennis Courts
Subdivision
Roof: Composition
Foundation: Slab
Attached
Garage
Garage Door Opener
Tandem

Community

Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Traditional
Year Built	2012
Year Built Source	PublicRecords
New Construction	No
Builder Name	Lennar Homes

Building

Stories	2
Levels	Two
Living Area Source	Appraiser
Foundation	Slab
Construction	Brick, Cement Siding, Stone
Roof	Composition

Rooms & Baths

Bedrooms	4
Bedrooms Possible	5
Bathrooms (total)	4
Bathrooms Full	3
Bathrooms Half	1
Rooms Total	11
Fireplaces	1
Fireplace Features	Gas Log

Interior

Interior Features	Double Vanity, Jetted Tub, Main Level Primary, Soaking Tub, Ceiling Fans, Programmable Thermostat
Appliances	Dishwasher, Disposal, Gas Range, Microwave, Energy Star Qualified Appliances
Laundry	Electric Dryer Hookup, Gas Dryer Hookup
Windows	Low Emissivity Windows
Indoor Air Quality	Ventilation

Exterior

Exterior Features	Sprinkler Irrigation, Porch, Tennis Courts
Patio / Porch	Porch
Pool Private	No

Parking & Garage

Garage Spaces	3
Attached Garage	Yes
Parking Features	Attached, Garage, Garage Door Opener, Tandem

Lot

Lot Size (sq ft)	9,043
Lot Size (acres)	0.2076
Lot Size Source	County appraisal roll
Lot Features	Subdivision
Direction Faces	South

Location

County	Fort Bend
MLS Area Major	36
MLS Area Minor	Katy - Southwest
Subdivision	Cinco Ranch Southwest Sec 52
Postal Code	77494

Utilities

Heating	Central, Gas
Cooling	Central Air, Electric
Water Source	Public
Sewer	Public Sewer
Energy Efficient	Radiant Attic Barrier, Appliances, Hvac, Insulation, Lighting, Thermostat, Windows

HOA / Association

HOA	Yes
HOA Fee	$1,275
HOA Fee Frequency	Annually
HOA Name	CIA Services

Taxes, Terms & Disclosures

Tax Annual Amount	$12,878 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	2.11%
Parcel #	2278-52-002-0030-914
Legal Description	CINCO RANCH SOUTHWEST SEC 52, BLOCK 2, LOT 3
Listing Terms	Cash, Conventional, FHA
Lease Considered	No
Disclosures	Municipal Utility District Disclosure

Room Layout

§ 04 · 11 rooms · MLS-supplied

Main level · 7

Primary Bedroom	18 x 15
Breakfast Room Nook	14 x 8
Living Room	20 x 16
Dining Room	13 x 12
Kitchen	17 x 13
Office	10 x 9
Primary Bathroom	—

Second level · 4

Bedroom	14 x 13
Game Room	20 x 15
Bedroom	14 x 13
Bedroom	15 x 12

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

$4,741

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$3,668 Property tax$1,073 Homeowners insuranceTBD

Subtotal (P&I + Tax) $4,741

Yearly HOA fee $1,275

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

$1,275

ANNUALLY

Association nameCIA Services 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 · 0.3mi
Parkway Fellowship · 1.0mi
West Campus St. Peter's United Methodist Church · 1.2mi

restaurant

Wendy's · 0.4mi
Southern Maid Donuts · 0.4mi
Suzie Wong's Chinese Restaurant · 0.4mi

pharmacy

CVS Pharmacy · 0.4mi
H-E-B Pharmacy · 0.9mi
Walgreens · 1.8mi

grocery

ALDI · 0.4mi
Walmart Supercenter · 0.7mi
Walmart · 0.9mi

veterinary

The WellPet Center Veterinary Hospital · 0.5mi
Bingle Vet Katy · 0.7mi
Spring Green Pet Clinic · 1.6mi

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)

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 $162/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 52 City · ZIPKaty · 77494 CountyFort Bend Listings in subdivision39 Active now1 Sold (last 12 mo)0 Curated amenities60

● Year-built distribution

2010s 1

Fire Protection

§ 11

Nearest station

Fulshear-Simonton Fire Department #3

Distance

1.7 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

9931 Hutton Park 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

0.3 mi · 1 within 2 mi

restaurant

Wendy's

0.4 mi · 5 within 2 mi

pharmacy

CVS Pharmacy

0.4 mi · 1 within 2 mi

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