Katy · Texas 77494, 77493, 77450, 77449

Four ZIP codes, three counties, one very misleading average.

Katy is one name covering four markets. Median owner-reported home values run from $476,200 in 77494 down to $255,900 in 77449, a spread of $220,000 inside the same town, and the district that everyone moves here for crosses three county lines. Tom Stallings has worked this corridor since 2000 at every price tier in it, from a first purchase near $295,000 to a gated-community property at roughly $1,500,000, and this page is what he checks before a number goes on anything.

REALTOR® · ABR · CRS · SRES · TREC #480133-SA · Licensed since 2000

Call (281) 450-8101 Authority Center
4ZIP codes, four markets
3Counties Katy ISD spans
8,092Acres in Cinco Ranch
7.4%Energy Corridor office vacancy
70%Of sales between $300K and $700K

This Area

What Katy actually is, and why the ZIP decides the conversation

Harris, Fort Bend and Waller counties, organised by I-10 and the Grand Parkway.

Katy began as a railroad town. The name comes from the Missouri-Kansas-Texas line, whose nickname was K-T, and the heritage buildings on First Street predate every master plan around them by roughly a century. What happened after is one of the largest suburban build-outs in Texas: Cinco Ranch alone covers about 8,092 acres, and the corridor now spreads across four ZIP codes in three separate counties.

Those four ZIPs are the first thing to understand, because they are not variations on a theme. On the Fort Bend side, 77494 shows a median household income of $148,720 and a median owner-reported home value of $476,200. On the eastern Harris County side, 77449 shows $87,808 and $255,900. In between, 77450 is the established section with a median year of construction of 1994, and 77493 is the northern growth area at 2014. A twenty-year gap in build age and a $220,000 gap in value, all under one name.

The community layer sits underneath that. Cinco Ranch in the 77450 section carries a median near $565,000 with about 40.5 days on market. New construction in Elyson has started as low as the $230,000s. Cimarron and Governors Place trade between roughly $270,000 and $400,000 with the same district assignments. Grand Lakes tops the established ladder near $650,000, and Avalon at Seven Meadows reaches past $700,000. Comparing any of these to a corridor-wide median produces a number that describes none of them.

Katy ISD is the reason most buyers start here, and it deserves a precise rather than a promotional description. It holds an A+ grade from Niche and has ranked first among Houston-area districts in that publication's rankings, which is one organisation's methodology and changes annually. Two practical facts matter more: the district spans three counties, and the district boundary is not the same shape as the Katy city limits, so a Katy mailing address does not guarantee Katy ISD. Assignment is set by exact address and the district rezones as campuses open.

The employment case is the part that holds this market up. The Energy Corridor, the nearest major employment center, runs office vacancy near 7.4 percent against roughly 24 percent for Houston overall, with BP, Shell and Wood embedded in west Houston. That is a durable, recurring source of demand rather than a speculative one, and it is the structural reason Katy's price floor sits where it does.

The honest part: flood designation here is technical and it matters. The difference between Zone X and AE changes insurance cost, lender requirements and resale, and older neighbourhoods sometimes sit in zones that newer infrastructure has partly mitigated, or the reverse. All of it is knowable before you write. Pull the current FEMA designation for the exact address, read the elevation certificate, and price the answer in rather than discovering it at the option deadline.

$220,000Value spread across the four ZIPs
1994–2014Median year built, oldest to newest ZIP
3 countiesHarris, Fort Bend and Waller
413,000+Residents across the four ZIPs

Market Snapshot

Where Katy prices sit, and who currently holds the leverage

Inventory at a multi-year high and a visible gap between asking and closing.

$389,999Median list price, per Realtor.com
$337,250Median sold price, same month
41 daysMedian days on market
35%+Of listings taking a price cut

The distance between those first two tiles is the whole story. Sellers are still setting asking prices from last year's comparables and closing near the metro median, which held around $345,000 in the same month. More than a third of Katy listings have taken at least one reduction, and active inventory was up roughly 10 percent year over year. Buyers have more room here than at any point in several years.

That is a normalisation, not a decline. Population growth continues, Energy Corridor employment is stable at 7.4 percent office vacancy, and the Grand Parkway work has widened the practical commuting radius rather than narrowing it. For a well-priced, well-located home with a clean flood history, the long-term case is intact.

What it changes is strategy. For a seller, months of inventory in your specific community matters more than any corridor median, and the opening number has to reflect where the market is rather than where it was. For a buyer, this is a market that rewards patience and a written offer strategy, because the well-positioned homes in the $300,000 to $700,000 core band still draw competition even while everything around them sits.

These figures are recent and they shift month to month, and they vary enormously by ZIP and by community. Ask Tom for a current, address-level read before you price a house or write an offer on one.

Local Authority Deep-Dive

One hundred things worth knowing before you buy or sell in Katy

Grouped by theme, every one grounded in a named community, campus, employer or figure.

Market FundamentalsWhat the numbers say, and why the corridor-wide median is the least useful one.
  1. 01Katy spans four ZIP codes across three counties, and a single Katy median blends all of them into a number that describes no actual street. Community-level comparison is the only framework that survives a listing appointment here.
  2. 02Realtor.com showed a median list price of $389,999 for Katy in June 2026 against a median sold price of $337,250. That gap between asking and closing is the clearest single read on the current market.
  3. 03Greater Houston's median held near $345,000 in the same month. Katy lists above the metro and closes near it, which tells a seller something specific about where to start.
  4. 04Active listings ran near 802 in June 2026, up roughly 10 percent year over year, with a median 41 days on market. Inventory reaching a multi-year high is what has handed buyers leverage.
  5. 05More than a third of Katy listings have taken at least one price reduction. That is not a collapsing market, it is a market where the first number was set from last year's comparables.
  6. 06The American Community Survey 2020–2024 five-year estimates put median owner-reported home values at $476,200 in 77494, $361,400 in 77450, $358,100 in 77493 and $255,900 in 77449. One town, a $220,000 spread.
  7. 07Cinco Ranch in the 77450 section carries a median near $565,000 with roughly 3.6 months of inventory and about 40.5 days on market. Premium established communities behave differently from the corridor as a whole.
  8. 08Entry-tier communities such as Cimarron and Governors Place trade roughly between $270,000 and $400,000 with Katy ISD assignments. Autumn Run has been quoted near $272,500.
  9. 09Grand Lakes tops the established ladder near $650,000, and sections such as Avalon at Seven Meadows reach beyond $700,000 into seven figures.
  10. 10New construction in Elyson has started as low as the $230,000s, which means a new build competes directly against a twenty-year-old resale at the same monthly payment.
  11. 11Months of inventory, not median price, is the number that tells a Katy seller what negotiating position they actually hold. It varies community to community and it moves faster than price does.
  12. 12Property taxes here stack a school district rate, a county rate, a college district rate and usually a municipal utility district. In newer communities the MUD component is the one that surprises buyers.
  13. 13Because so many Katy households work remote or hybrid, listing activity tracks corporate calendars as much as the school year. Choosing a listing window on the old assumptions leaves money on the table.
The Four ZIP Codes77494, 77493, 77450 and 77449 are four different markets wearing one name.
  1. 1477494 is the Fort Bend side and the largest, with a population of 140,157 and a median household income of $148,720, the highest of the four by a wide margin.
  2. 1577450 is the established Harris and Fort Bend section, population 71,906, with a median year of construction of 1994. This is the oldest housing stock in Katy and where Cinco Ranch's original sections sit.
  3. 1677493 is the northern growth ZIP, population 71,484, with a median year built of 2014. It is the newest of the four and where much of the current construction is happening.
  4. 1777449 is the eastern Harris County side, population 130,028, median year built 2004, and the most affordable of the four with a median owner-reported value of $255,900.
  5. 18Homeownership runs 79.6 percent in 77493, 70.9 percent in 77494, 68.8 percent in 77450 and 68.3 percent in 77449. The newest ZIP has the highest ownership rate, which is typical of a build-out market.
  6. 19Median gross rent is $2,167 in 77494, $1,867 in 77493, $1,863 in 77449 and $1,746 in 77450. Note that 77449 carries the lowest home values but not the lowest rents, which matters to anyone weighing a lease against a purchase.
  7. 20Median monthly owner costs for mortgaged households run $3,165 in 77494, $2,643 in 77493, $2,498 in 77450 and $1,928 in 77449.
  8. 21Median age is 38.6 in 77494 and 38.4 in 77450, against 33.6 in 77449 and 33.5 in 77493. The older ZIPs are the established ones, and their turnover behaves accordingly.
  9. 22Single-family detached share runs from 86.0 percent in 77493 down to 73.8 percent in 77450, where more attached and multifamily stock has filled in over time.
  10. 23Katy sits across Harris, Fort Bend and Waller counties, so two houses a few minutes apart can carry different county tax rates and different county services. The county line is a real line item, not a trivia question.
The CommunitiesMaster plans, established sections and entry-tier neighbourhoods, each its own micro-market.
  1. 24Cinco Ranch is the community that built Katy's reputation, at roughly 8,092 acres the largest master plan in the area, with more than eleven pools, an 18-hole golf course and a 40,000 square foot YMCA.
  2. 25Cinco Ranch reads as a community designed on purpose and lived in with pride: manicured lakes, trails threading between brick-front homes, and resort-style pools that anchor the daily rhythm rather than decorate it.
  3. 26Cinco Ranch is social by design, not by accident. HOA fees and detailed restrictions on landscaping, parking and exterior modification are the trade. Buyers who want architectural freedom and minimal neighbour contact will feel that friction from day one.
  4. 27Elyson sits on the Katy and Cypress border and carries a distinct brightness: contemporary architecture, clean landscaping lines and amenities that feel new because they are, including a large resort pool and fitness center.
  5. 28Elyson suits buyers who are energised by being early in a community's story rather than unsettled by it. The appeal is modern construction paired with the upside of a neighbourhood still filling in.
  6. 29Cross Creek Ranch runs roughly $350,000 to $600,000 and above across resale and new construction, positioned for move-up buyers.
  7. 30Cane Island runs from the mid $300,000s into the $600,000s in active phases, with resort-style amenities and Katy ISD zoning driving its demand.
  8. 31Firethorne and Tamarron occupy the value tier, with Firethorne near $365,000 and Tamarron near $340,000 as typical community medians.
  9. 32Jordan Ranch sits in the middle at roughly $410,000, competing on amenity depth rather than price.
  10. 33Grand Lakes and Seven Meadows anchor the established premium tier, with Avalon at Seven Meadows reaching past $700,000.
  11. 34Cimarron and Governors Place are the established value communities, offering Katy ISD assignments at the lowest entry point in the corridor.
  12. 35In master-planned communities like Cinco Ranch, a lot's proximity to water features, trails and parks produces measurable premiums. Lake-facing and trail-adjacent lots routinely command 5 to 20 percent depending on the specificity of the view.
  13. 36That premium is a documented pricing pattern, not a lifestyle preference, and it affects both what you pay going in and how the property performs on resale.
  14. 37A buyer who moves into Elyson expecting Cinco Ranch's established social fabric will be disappointed, and the reverse is equally true. Matching the buyer to the community's stage is most of the work.
The Price TiersTom works all three, and each behaves like a separate market.
  1. 38Roughly 70 percent of Katy transactions occur between $300,000 and $700,000. That band is the most active and most competitive segment in the corridor.
  2. 39Inside that core range, the typical property is an updated three or four bedroom home of 2,500 to 4,000 square feet, often move-in ready or needing only light cosmetic work, frequently with a pool.
  3. 40The core tier is where multi-offer situations still happen on well-positioned homes even in a buyer's market, and where precise offer strategy earns its keep.
  4. 41Below roughly $300,000 the market shifts to starter homes, smaller square footage and properties needing updates. This is the entry pathway into Katy ISD assignments and it demands more diligence on condition.
  5. 42The upper tier, roughly $600,000 to $1,500,000, delivers estate-style homes on larger lots with custom builds, gated communities and architectural distinction that separates them from production inventory.
  6. 43Tom's highest closed transaction reached approximately $1,500,000, a luxury property inside a Katy gated community with lake views from three sides, a two-story foyer, a piano-room living area, a library and a theatre-style media room.
  7. 44That community has attracted notable residents including professional athletes with the Houston Rockets, which is a useful signal about the buyer pool operating at that level.
  8. 45Each tier carries its own inventory dynamics, buyer psychology, financing landscape and negotiation culture. A playbook recycled from one tier to another is how deals get mispriced.
  9. 46Operating across entry, core and upper tiers is what lets an agent guide a client moving between segments across life stages with accurate expectations at each level, rather than optimism borrowed from a different price band.
  10. 47Tom's current transaction mix runs roughly 60 percent buyer and 40 percent seller, moving deliberately toward a listing-weighted practice as neighbourhood authority compounds.
Katy ISDThe district is the single most cited reason buyers choose this corridor.
  1. 48Katy ISD holds an A+ grade from Niche and has been ranked the top district in the Houston area in that publication's rankings. Rankings are one organisation's methodology and they change annually, so the current figure is always the one to cite.
  2. 49Katy ISD spans three counties, Harris, Fort Bend and Waller, which is unusual and is a direct consequence of how the district grew with the corridor.
  3. 50District boundaries and Katy city limits are not the same shape. An address can carry a Katy mailing address without being inside Katy ISD, and the reverse also happens.
  4. 51Campus assignment is set by the exact property address, and Katy ISD rezones as new campuses open to absorb enrolment growth. An assignment that held last year is not a guarantee.
  5. 52Verify the current assignment at txschools.gov by address before it becomes the deciding factor in an offer. This is the first item Tom checks on a Katy listing appointment.
  6. 53New campuses open on a regular cycle in the northern growth areas. Buying into a community mid-build means the campus your children start at may not be the one they finish at.
  7. 54Educational attainment tracks the district's pull unevenly across the four ZIPs: 66.7 percent of adults 25 and older in 77494 hold a bachelor's degree or higher, against 52.5 percent in 77450, 46.3 percent in 77493 and 27.6 percent in 77449.
  8. 55School attendance boundaries are the most common source of pricing error between two comparable Katy houses a mile apart. It is a valuation input, not a marketing line.
  9. 56Spring brings a surge of buyers motivated to close before the new school year begins in Katy ISD and Cy-Fair ISD. Moving early in that window consistently means more selection and less competition.
  10. 57For sellers, the district assignment belongs in the listing detail and in the pricing model, verified rather than assumed from what the previous owner remembers.
  11. 58Because the district is a primary demand driver, any rezoning announcement moves values in the affected sections before it shows up in closed-sale data. Tom tracks those announcements alongside the MLS.
The Energy CorridorWhy the buyer pool here is deeper and steadier than the headlines suggest.
  1. 59The Energy Corridor remains one of the strongest suburban office submarkets in the country, with vacancy near 7.4 percent against roughly 24 percent for Houston overall.
  2. 60That vacancy gap is the number to hold on to. It means the employment base nearest Katy is holding while much of the metro's office market is not.
  3. 61BP, Shell and Wood maintain firm roots in west Houston, and that embedded institutional presence produces recurring demand rather than the speculative kind.
  4. 62Katy is the closest of Tom's six areas to the Energy Corridor, which is the structural reason its price floor sits where it does.
  5. 63This employment concentration creates a stable, higher-income buyer pool positioned precisely in the mid and upper price ranges the corridor serves.
  6. 64A growing share of active Katy buyers work fully remote or hybrid, which changes the commute calculus entirely and lets them weigh Katy against closer-in options without a career cost.
  7. 65Remote work rates vary sharply across the four ZIPs: 23.8 percent in 77494 and 20.3 percent in 77493, against 12.7 percent in 77449.
  8. 66Commute burden splits the same way. Workers travelling 45 minutes or more each way account for 35.1 percent in 77493 and 33.3 percent in 77494, against 25.5 percent in 77450, which sits closest in.
Water and DrainageThe honest homework, and the part of Katy diligence that is genuinely technical.
  1. 67The difference between a Zone X and an AE flood designation carries real financial weight, affecting insurance cost, lender requirements and long-term resale. It is a number, not a vibe.
  2. 68Elevation certificate literacy is the nuance that separates informed representation from generic guidance, and it is worth asking your agent directly whether they read them.
  3. 69Properties in older Katy neighbourhoods may sit in flood zones that newer infrastructure has partially mitigated, and the reverse also occurs. Only tracking the changes over time explains the distinction.
  4. 70Flood maps are revised. Pull the current FEMA designation for the exact address at the Flood Map Service Center before you write, every time, without exception.
  5. 71Katy sits on flat coastal prairie, so the master plans here are built around engineered lakes and detention. Those water features are drainage infrastructure that happens to be attractive.
  6. 72Gulf Coast clay soils move seasonally. On the 1990s and 2000s stock, foundation performance shows in sticking doors, cracked tile lines and stair-step cracks in exterior brick.
  7. 73Lot grading relative to the street and neighbouring properties is a genuine variable Tom walks before a client writes. Where it needs attention it becomes a priced item rather than a surprise.
  8. 74The Grand Parkway expansion has widened the practical commuting radius for Energy Corridor and downtown workers, which sustains demand by making outer-ring locations competitive with closer-in alternatives.
Everyday LifeWhat a normal week actually looks like from a Katy address.
  1. 75A long-standing taco truck near Fry Road and Saums Road operates cash-only with no digital footprint and keeps a steady following among construction crews and neighbourhood regulars who know the breakfast tacos by reputation alone.
  2. 76That truck is the kind of detail no algorithm surfaces, and it says more about how a place actually lives than any listing photograph does.
  3. 77LaCenterra at Cinco Ranch is the corridor's evening destination, roughly 34 acres of outdoor shopping and dining with a fountain plaza, sit-down restaurants and seasonal programming on Central Green.
  4. 78Katy Mills is a 1.3 million square foot outlet center off I-10 with more than 175 stores, anchored by Bass Pro Shops Outdoor World, and it draws shoppers from across the metro.
  5. 79Typhoon Texas Waterpark pulls visitors out of the inner Loop for summer day trips, which is worth knowing about seasonal traffic on the I-10 feeders.
  6. 80Mary Jo Peckham Park covers 32 acres with fishing, miniature golf, disc golf, a playground and an aquatic and fitness center, and it quietly runs some of the best free programming west of the Beltway.
  7. 81Willow Fork Park sits at the northwest corner of the Grand Parkway and Cinco Ranch Boulevard with boardwalks, a pedestrian bridge, disc golf, a butterfly garden and a reservable pavilion.
  8. 82No Label Brewing Co. operates in Historic Katy at the end of First Street and is one of the Houston area's older breweries, family owned with a taproom that hosts community events.
  9. 83Katy Heritage Park preserves the Wright House, the Stockdick House and the Tradition Bank Bandstand, and the surrounding Old Town district holds restored nineteenth century homes and antique shops.
  10. 84The Katy Heritage Museum and the MKT Railroad Museum both trace the town back to the Missouri-Kansas-Texas railroad, whose nickname K-T is where the name Katy comes from.
  11. 85Katy Market Day runs at the Silos in downtown Katy, and MKT Distillery produces whiskey and moonshine in house nearby.
  12. 86Cullen Park is one of the largest parks serving the area, with extensive trail mileage on the eastern side of the corridor.
  13. 87The Great Southwest Equestrian Center sits in Katy and hosts shows that draw regionally, a reminder that the corridor's agricultural history has not entirely gone.
Who Lives HereAmerican Community Survey 2020–2024 five-year estimates across the four ZIPs.
  1. 88The four Katy ZIPs together hold more than 413,000 people, which makes the corridor larger by population than most Texas cities.
  2. 89Median household income runs $148,720 in 77494, $118,464 in 77493, $106,402 in 77450 and $87,808 in 77449.
  3. 90Average household size and the share of residents under 18 are highest in the two newest ZIPs, at 31.9 percent in 77494 and 31.4 percent in 77493.
  4. 9177450 shows the lowest share of residents under 18 at 27.1 percent, consistent with an established community where original buyers have aged in place.
  5. 92Owner-occupancy across all four ZIPs runs between 68 and 80 percent, which is high for the metro and keeps inventory tight inside any individual community.
  6. 93The median year of construction ranges from 1994 in 77450 to 2014 in 77493. That twenty-year span is why inspection priorities differ so much across the corridor.
  7. 94In 77450, homes are now reaching first-replacement age on roofs, HVAC systems and water heaters. In 77493 those systems are still under or near warranty.
  8. 95For context against the rest of Tom's footprint, 77494 carries the highest median household income and the highest educational attainment of any ZIP across all six areas he covers.
Street-Level DetailThe specifics that come from driving these roads rather than reading about them.
  1. 96I-10 and the Grand Parkway are the two corridors that organise Katy, and which one your commute uses shapes which communities should be on your list at all.
  2. 97Cinco Ranch Boulevard is the spine of the established premium tier, running past LaCenterra, Willow Fork Park and Cinco Ranch High School.
  3. 98The stretch of First Street in Historic Katy holds the brewery, the heritage buildings and the antique shops, and it is the part of the corridor that predates every master plan around it.
  4. 99Fry Road and Saums Road is the intersection Tom names when someone asks what Katy is actually like away from the amenity centers. Working-class food culture, cash only, no website, a line anyway.
  5. 100Tom has closed across every tier of this market, from a first purchase near $295,000 to a gated-community property at roughly $1,500,000. The strategy is built for the tier, not recycled from a different one.
Whether a client is buying their first home near $295,000 or positioning a luxury property at $1,500,000, the strategy is built for that tier. It is not recycled from a one-size-fits-all playbook, because each price band in this corridor has its own inventory, its own buyer psychology and its own negotiation culture.
Tom Stallings, REALTOR®, McCallum Realty

About Tom Stallings

He has closed across every price tier this corridor has

Tom Stallings was licensed by the Texas Real Estate Commission in 2000 and joined the National Association of REALTORS® the same year. He works the greater Houston region from a McCallum Realty office in Cypress, and he has lived in west Harris County since 1989, raising his family across the same roads he now sells along. Katy has been part of his practice for the whole of it.

What separates his Katy work is tier range. Roughly 70 percent of transactions in this corridor land between $300,000 and $700,000, and that is where most of his volume sits. But he has also closed at the entry end near $295,000 and at the top of this market at approximately $1,500,000, a gated-community property with lake views from three sides. Representing at that level demands a different skill set than mainstream transaction work, and having done both is what lets him tell a client honestly what to expect at whichever tier they are entering.

He holds the ABR for buyer representation, earned in 2004, the CRS for advanced residential practice, earned in 2018, and the SRES for the financial and legal questions that accompany a later-life move, earned in 2022. He reads flood designations and elevation certificates rather than glancing at them, tracks rezoning announcements and builder activity alongside MLS data, and monitors contract fallouts as well as closings, because fallouts reveal friction that aggregate figures hide.

He caps his active client list at no more than seven at a time. Every client works directly with him rather than a junior associate or a coordinator standing in as the relationship, and difficult news arrives by phone or in person while there is still a window to act on it.

Why Tom For This Area

Four things that are difficult to hire anywhere else in Katy

Every tier, not one

Entry near $295,000 through a gated-community close at roughly $1,500,000. Each band has its own inventory dynamics and negotiation culture, and the strategy you get is built for yours.

Flood literacy that is actually technical

Zone X against AE, elevation certificates, and the neighbourhoods where newer infrastructure has changed the picture since the map was drawn. Read, not glanced at.

Boundaries verified by address

Katy ISD spans three counties and its boundary is not the Katy city limits. He confirms the assignment for the exact property before it becomes the reason you chose the house.

Seven clients, licensed since 2000

A hard cap on active clients, so the person reading a MUD rate or a county line is the person you hired. ABR, CRS and SRES, earned in 2004, 2018 and 2022.

Questions

Six questions Katy buyers and sellers ask first

Which part of Katy should I be looking at?

Start with the ZIP, because the four behave like four markets. 77494 on the Fort Bend side carries the highest incomes and home values, with a median owner-reported value of $476,200. 77450 is the established section built around 1994, home to Cinco Ranch's original phases. 77493 is the northern growth area with a median year built of 2014 and most of the current construction. 77449 on the eastern Harris County side is the most affordable at $255,900. After that it is community by community, because Cinco Ranch near $565,000 and Elyson starting in the $230,000s are not the same purchase in any respect. Tom walks the ZIP and the community before you tour, not after.

Is now a good time to buy in Katy?

Buyers have more leverage than at any point in several years. Active listings were up roughly 10 percent year over year in June 2026, days on market sat near 41, and more than a third of Katy listings have taken at least one price reduction. The gap between the $389,999 median list price and the $337,250 median sold price tells you sellers are still starting from last year's comparables. That is a normalisation from an unsustainable pace, not a structural decline. For a well-priced, well-located home with a clean flood history, the case holds: population growth continues, Energy Corridor employment is stable, and the infrastructure work underway expands access rather than restricting it.

Why does everyone talk about Katy ISD?

Because it is the corridor's primary demand driver. Katy ISD holds an A+ grade from Niche and has been ranked the top district in the Houston area in that publication's rankings, though rankings are one organisation's methodology and change annually. Two practical things matter more than the ranking. First, the district spans Harris, Fort Bend and Waller counties, and the district boundary is not the same shape as the Katy city limits, so a Katy mailing address does not guarantee Katy ISD. Second, the district rezones as new campuses open. Verify the assignment at txschools.gov by exact address before it becomes the reason you chose the house.

What does my budget actually buy here?

About 70 percent of Katy transactions land between $300,000 and $700,000, and in that band you are typically looking at an updated three or four bedroom home of 2,500 to 4,000 square feet, often with a pool. Below roughly $300,000 you are in starter homes and properties needing updates, still inside Katy ISD assignments in communities like Cimarron and Governors Place. Above roughly $600,000 the market shifts to estate-style homes on larger lots, custom builds and gated communities, running to around $1,500,000. Tom has closed in all three tiers, and each one negotiates differently.

How bad is the Energy Corridor commute really?

Less bad than the distance suggests, and it depends heavily on which ZIP you land in. The Energy Corridor is the nearest major employment center to Katy and it remains one of the strongest suburban office submarkets in the country, with vacancy near 7.4 percent against roughly 24 percent for Houston overall. In 77450, closest in, 25.5 percent of workers travel 45 minutes or more each way. In 77493 that rises to 35.1 percent. Remote and hybrid work has also changed the calculation for a large share of buyers here, with 23.8 percent of 77494 workers reporting they work from home. Drive your actual route at your actual departure time before you commit to a community.

Why work with Tom Stallings in Katy specifically?

He has worked this corridor since 2000 across every price tier in it, from a first purchase near $295,000 to a gated-community property at roughly $1,500,000, which means the strategy you get is built for your tier rather than recycled from a different one. He tracks the things that move Katy values before they reach closed-sale data: rezoning announcements, builder activity, Grand Parkway work and Energy Corridor absorption. He reads flood designations and elevation certificates rather than glancing at them. And he caps his active client list at seven, so the person who catches a county line or an attendance boundary is the person you hired. Licensed by TREC since 2000, with the ABR, CRS and SRES designations.

Explore The Network

Tom's other Greater Houston community sites

Each one is built the same way as this one, on the ground it actually covers.

Copperfield, TexasSeven villages of established 1980s and 1990s brick, fully built out.Harris County · 77095, 77084, 77065Known for Southdown Village, Bear Creek Pioneers Park, Cy-Fair ISDVisit the site ›Cypress, TexasRoughly ten master plans, and a school district line through the middle of one.Harris County · 77433, 77429Known for Bridgeland, Towne Lake, Houston Methodist CypressVisit the site ›Hockley, TexasThe fastest-changing corner of the region, with land still in play.Waller County · 77447Known for Dellrose, Grand Parkway Segment E, Cypress Top Historic ParkVisit the site ›Spring, TexasMature canopy and established value without the newer-market premium.Harris County · 77379, 77373, 77388Known for Champion Forest, Klein ISD, Spring Creek GreenwayVisit the site ›Tomball, TexasA small-town center that closes the arc between Cypress, Hockley and Spring.Harris County · 77375, 77377Known for Historic downtown Tomball, Tomball ISD, the Grand Parkway corridorVisit the site ›Tom Stallings Authority CenterThe full reference record behind every one of these sites: 22 domains of practice, the complete question-and-answer library, and the four books.Greater Houston · McCallum RealtyKnown for The 230-answer authority record, the buyer and seller guides, and the working method laid out plainlyOpen the Authority Center ›

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