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Katy is one of the fastest growing areas in the Houston metro. The combination of top rated Katy ISD schools, Energy Corridor proximity, and master planned communities with resort style amenities draws thousands of new families every year.
But here's what most buyers discover too late: the monthly cost of a $400,000 home in Katy can vary by $300 to $500 depending on which subdivision you choose. The reason is MUD taxes. Newer Katy communities carry significantly higher tax rates than established ones, and that difference translates directly into your monthly mortgage payment.
I've been a mortgage broker in Houston for over 20 years. I've helped hundreds of families buy in the Katy area. This guide breaks down the five most popular Katy subdivisions with real numbers: home prices, MUD tax rates, Katy ISD school ratings, HOA fees, and commute times to the Energy Corridor, Galleria, and Med Center.
If you're also considering other suburbs, check out our Sugar Land guide and best Houston family neighborhoods for comparison.
| Detail | Katy Area |
|---|---|
| Population (Greater Katy) | ~400,000+ |
| Counties | Harris, Fort Bend, Waller |
| Primary School District | Katy ISD |
| Median Home Price (Q1 2026) | $365,000 |
| Price Range | $250,000 to $800,000+ |
| Property Tax Rate (typical) | 2.7% to 3.5% |
| Commute to Energy Corridor | 15 to 30 min |
| Commute to Galleria | 30 to 45 min |
| Commute to Med Center | 35 to 50 min |
Katy's property tax rates are among the highest in the Houston metro. Katy ISD's school tax rate alone is approximately $1.28 per $100, which is one of the highest school rates in the area. Add MUD taxes on top of that, and total rates in newer Katy subdivisions can exceed 3.3%. This is money that comes out of your monthly payment. Make sure you understand it before you buy. Our property tax guide explains how it all works.
Katy ISD is the primary reason families move to Katy. The district serves over 92,000 students and is one of the highest rated large school districts in Texas. Here's what you need to know.
| High School | TEA Rating | Feeds From | Notable Programs |
|---|---|---|---|
| Tompkins HS | A | Cross Creek Ranch, Firethorne | Strong academics, newer campus (opened 2017) |
| Cinco Ranch HS | A | Cinco Ranch | Excellent academics, strong athletics, established |
| Taylor HS | B | Parts of Cinco Ranch, older Katy | Solid all around, large campus |
| Katy HS | B | Central Katy, Cane Island (some zones) | Historic campus, strong football tradition |
| Jordan HS | A | Elyson, newer communities | Newest Katy ISD campus, opened 2020 |
| Paetow HS | B | Cane Island, western Katy | Newer campus, growing programs |
School zoning changes as Katy ISD grows and opens new campuses. Always verify the current school zone for any specific address on the Katy ISD website before making a buying decision.
| Detail | Cinco Ranch |
|---|---|
| Price Range | $300,000 to $650,000 |
| Home Sizes | 2,000 to 5,000 sq ft |
| Year Built | 1997 to 2015 |
| Total Tax Rate | ~2.85% to 3.00% |
| MUD Rate | ~$0.45 to $0.55 per $100 |
| HOA (monthly) | $90 to $145 |
| High School | Cinco Ranch HS (TEA: A) |
| Commute to Energy Corridor | 15 to 25 min |
Cinco Ranch is the gold standard for Katy master planned communities. It's fully built out, which means mature trees, established amenities (multiple pools, fitness centers, tennis courts, a massive lake), and a strong sense of community.
The key advantage of Cinco Ranch is its relatively lower MUD rate compared to newer Katy communities. Many sections have been paying down bonds for 15 to 25 years, so the MUD portion has decreased. The total tax rate of ~2.85% to 3.00% is lower than Cross Creek Ranch, Elyson, or Cane Island.
Cinco Ranch also has the closest commute to the Energy Corridor and I-10, which makes it the top choice for Energy Corridor professionals. The trade off: homes are older (nothing built after ~2015), so you won't find the latest floor plans or finishes without renovations.
| Detail | Cross Creek Ranch |
|---|---|
| Price Range | $350,000 to $700,000+ |
| Home Sizes | 2,200 to 5,500 sq ft |
| Year Built | 2010 to present |
| Total Tax Rate | ~3.10% to 3.30% |
| MUD Rate | ~$0.80 to $0.90 per $100 |
| HOA (monthly) | $115 to $175 |
| High School | Tompkins HS (TEA: A) |
| Commute to Energy Corridor | 20 to 30 min |
Cross Creek Ranch sits in Fulshear, technically outside Katy city limits but firmly in Katy ISD. It's one of the best selling master planned communities in Texas with good reason: newer homes, excellent amenities, and Tompkins High School (rated A by TEA).
The downside is the MUD rate. At $0.80 to $0.90 per $100, the MUD tax on a $400,000 home adds roughly $3,200 to $3,600 per year ($267 to $300/month) to your payment. Combined with Katy ISD's high school tax rate, the total property tax bill is substantial.
On a $450,000 home in Cross Creek Ranch, expect annual property taxes of approximately $13,950 to $14,850. That's $1,163 to $1,238 per month in your escrow. Read our MUD tax guide for details on how this affects your qualification.
| Detail | Elyson |
|---|---|
| Price Range | $320,000 to $600,000+ |
| Home Sizes | 1,800 to 4,500 sq ft |
| Year Built | 2016 to present |
| Total Tax Rate | ~3.20% to 3.40% |
| MUD Rate | ~$1.00 to $1.10 per $100 |
| HOA (monthly) | $120 to $165 |
| High School | Jordan HS (TEA: A) |
| Commute to Energy Corridor | 20 to 30 min |
Elyson is one of the newest and fastest growing communities in the Katy area. It's developed by Newland Communities and features a farm to table community theme with an onsite farm, fresh market, and extensive trail system.
The homes are brand new with the latest floor plans and energy efficient construction. Jordan High School, the newest Katy ISD campus, is rated A by TEA and is building strong programs.
The catch: Elyson has one of the highest MUD rates in the Katy area. At $1.00 to $1.10 per $100, the MUD alone adds $4,000 to $4,400 per year on a $400,000 home. That's $333 to $367 per month. Combined with Katy ISD's school tax, total rates reach 3.2% to 3.4%.
For buyers who want brand new construction and top amenities and are comfortable with higher monthly costs, Elyson delivers. But you need to see the full payment picture. Book a free consultation and I'll run the real numbers for any Elyson listing.
| Detail | Cane Island |
|---|---|
| Price Range | $380,000 to $750,000+ |
| Home Sizes | 2,200 to 5,000 sq ft |
| Year Built | 2015 to present |
| Total Tax Rate | ~3.10% to 3.30% |
| MUD Rate | ~$0.90 to $1.05 per $100 |
| HOA (monthly) | $130 to $185 |
| High School | Paetow HS / Katy HS (varies by section) |
| Commute to Energy Corridor | 20 to 30 min |
Cane Island is a premium master planned community located along I-10 west of the Grand Parkway. It features a signature amenity center with a resort pool, fitness center, event spaces, and an extensive trail system. The community has a more upscale feel with larger lots and higher end finishes.
The MUD rate is comparable to Cross Creek Ranch, making the total monthly cost significant. On a $500,000 home, expect total annual property taxes of $15,500 to $16,500 ($1,292 to $1,375/month).
School zoning is a consideration. Depending on the section, homes may be zoned to Paetow HS (newer campus, rated B) or Katy HS (historic campus, rated B). Neither carries the same academic reputation as Cinco Ranch HS or Tompkins HS. If school prestige is your top priority, verify the zone carefully.
| Detail | Firethorne |
|---|---|
| Price Range | $300,000 to $550,000 |
| Home Sizes | 2,000 to 4,000 sq ft |
| Year Built | 2010 to present |
| Total Tax Rate | ~3.00% to 3.20% |
| MUD Rate | ~$0.80 to $0.95 per $100 |
| HOA (monthly) | $100 to $150 |
| High School | Tompkins HS (TEA: A) |
| Commute to Energy Corridor | 25 to 35 min |
Firethorne offers a more affordable entry point into the Katy market with access to the highly rated Tompkins High School. It sits south of I-10 near Cross Creek Ranch in the Fulshear area.
The community is smaller and less amenity heavy than Cinco Ranch or Cane Island, but the homes are newer and the school zoning is strong. For buyers who want Tompkins HS access at a lower price point than Cross Creek Ranch, Firethorne is the smart play.
MUD rates are meaningful but slightly lower than Elyson or Cane Island. The total tax picture is still higher than Cinco Ranch, but the lower entry price point can offset the rate difference in terms of total monthly payment.
Here's what a $400,000 home actually costs per month in each Katy subdivision. Assumes 5% down, conventional loan, 6.5% rate, homestead exemption filed.
| Cost Component | Cinco Ranch | Cross Creek | Elyson | Cane Island | Firethorne |
|---|---|---|---|---|---|
| Principal + Interest | $2,402 | $2,402 | $2,402 | $2,402 | $2,402 |
| Property Tax (escrow) | $950 | $1,067 | $1,100 | $1,067 | $1,033 |
| Homeowners Insurance | $240 | $235 | $230 | $235 | $235 |
| PMI | $152 | $152 | $152 | $152 | $152 |
| HOA | $115 | $145 | $140 | $155 | $125 |
| Total Monthly | $3,859 | $4,001 | $4,024 | $4,011 | $3,947 |
Cinco Ranch saves you $142 to $165 per month compared to the newer communities. That's $1,704 to $1,980 per year. Over 10 years, it adds up to $17,000 to $20,000 in savings on the same priced home.
Want to model your own Katy payment with exact MUD rates and HOA dues? Our mortgage analyzer makes it easy to compare subdivisions side by side.
Elyson and Cane Island have the highest monthly costs. Cross Creek Ranch and Firethorne land in the middle. Cinco Ranch delivers the best value from a pure monthly payment standpoint.
These numbers don't include flood insurance (most Katy subdivisions are in Zone X, meaning flood insurance is not required but still recommended). They also don't account for differences in energy costs. Newer homes in Elyson and Cane Island are generally more energy efficient than 2000s era homes in Cinco Ranch, which can save $50 to $100/month on utilities. Factor everything in.
Katy's proximity to I-10 and the Grand Parkway makes the Energy Corridor commute manageable. Other Houston job centers require more driving.
| Destination | From Cinco Ranch | From Cross Creek/Firethorne | From Elyson/Cane Island |
|---|---|---|---|
| Energy Corridor | 15 to 25 min | 20 to 30 min | 20 to 30 min |
| Galleria | 30 to 40 min | 35 to 50 min | 35 to 45 min |
| Texas Medical Center | 35 to 50 min | 40 to 55 min | 40 to 55 min |
| Downtown Houston | 35 to 50 min | 40 to 55 min | 40 to 55 min |
| Katy Mills Mall | 10 min | 12 min | 8 min |
If you work in the Energy Corridor, Katy is one of the best suburban options. If you commute to the Med Center or Downtown, consider whether Sugar Land or Pearland might offer a shorter drive.
Katy's newer subdivisions generally have strong flood infrastructure with modern detention ponds and drainage systems. During Hurricane Harvey, most master planned communities in the Katy area avoided significant flooding, though areas near the Addicks and Barker reservoirs were heavily impacted.
Always check the specific lot's FEMA flood zone designation. Our flood zone buying guide shows you exactly how to check and what to look for.
Cross Creek Ranch, Elyson, and Cane Island all have active new construction from major builders including Perry Homes, Toll Brothers, Taylor Morrison, Highland Homes, and others.
Builder incentives in Katy are common, especially during slower market periods. These can include:
One important warning: many builders offer these incentives only if you use their preferred lender. Their preferred lender may not offer the best rate or terms. Always compare with an independent mortgage broker before committing. I've saved Katy buyers thousands by beating builder lender rates while still capturing the builder incentives. Read our new construction guide for the full strategy.
If you're buying new construction in Katy, be aware that your first year property taxes will be based on land value only. In year two, the full assessment kicks in and your monthly payment can jump $300 to $600. I always budget for this increase with my buyers so there are no surprises.
Katy is a powerhouse suburb. The schools are excellent, the communities are well designed, and the Energy Corridor access is hard to beat. But Katy's high tax rates mean the real monthly cost is consistently higher than what buyers expect from online calculators.
The single best thing you can do before buying in Katy is get a full payment breakdown that includes the exact MUD rate, Katy ISD school tax, HOA dues, and insurance for the specific home you're considering. Generic estimates will be wrong by hundreds of dollars per month.
I build this analysis for every buyer I work with. It takes the guesswork out of the biggest financial decision you'll make.
Book a free consultation or call me at 713-548-7350. I'll run the exact numbers for any Katy home and help you understand what you're really signing up for.
Ben Helstein, InSync Homes & Loans
About the Author: Ben Helstein is a dual licensed real estate broker and mortgage loan originator at InSync Homes & Loans in Houston, TX (NMLS #1577314, Company NMLS #1829321). He helps Houston buyers, sellers, and investors navigate real estate and financing under one roof. Learn more at https://insync.homes.
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