Moving to Fort Bend County: 7 Things You Must Know
What should I know before moving to Fort Bend County?
Before moving to Fort Bend County, you must understand the diverse communities (Sugar Land, Missouri City, Richmond), property tax variations (2.4-3.3%), three major school districts (Fort Bend ISD, Katy ISD, Lamar CISD), commute times to Houston (30-60 minutes), flood zones requiring insurance, HOA regulations, and utility provider limitations. These factors significantly impact your daily life and budget.
Thinking about making the move to Fort Bend County, Texas? You're not alone. This area has become a major hot spot for families, professionals, and retirees alike, thanks to its blend of suburban comfort, cultural diversity, and access to the greater Houston metro area.
But before you pack up the moving truck, there are several key factors that could make or break your experience. While Fort Bend County has so much to offer, overlooking these considerations could lead to buyer's remorse.
As Shelley Stone with The Shelley Stone Group, I'm sharing the most important things to consider before moving to Fort Bend County so you don't end up with any surprises. Let's dive into your essential relocation checklist.
1. Understanding the Communities: One County, Many Lifestyles
Fort Bend County isn't just one city—it's a collection of vibrant, distinct communities, each with its own personality, demographics, and housing styles.
Major Fort Bend County Communities:
Sugar Land: The crown jewel of Fort Bend County, offering upscale living, Town Square entertainment, top-rated schools, and master-planned amenities. Median home prices around $450,000-750,000.
Explore Sugar Land Communities
Missouri City: More affordable alternative to Sugar Land with diverse neighborhoods, larger lots, and excellent Medical Center access. Median prices $350,000-500,000.
Sienna: Technically spanning multiple jurisdictions, this 10,000-acre master-planned community offers resort-style living with water parks, golf courses, and new construction. Prices $450,000-800,000+.
Richmond: Historic charm meets modern growth, offering more affordable options and open spaces. Median prices $300,000-450,000.
Rosenberg: The most affordable option in Fort Bend County with a small-town feel and growing infrastructure. Median prices $250,000-400,000.
Katy (Fort Bend portion): Family-friendly master-planned communities with newer construction and Energy Corridor proximity. Median prices $350,000-600,000.
Fulshear: Rapidly growing western Fort Bend County with extensive new construction and larger lots. Median prices $400,000-550,000.
Why this matters:
If you're picturing quiet suburbs with parks and trails, Sugar Land or Richmond might check those boxes. But do your homework and visit these neighborhoods at different times of day and week.
I once had a couple who thought they wanted Sugar Land until they visited Richmond and fell in love with the slower pace and open spaces. They saved $150,000 on their home purchase and gained a half-acre lot instead of a quarter-acre.
Each community offers a different pace, demographic mix, amenities, and housing style. Your ideal Fort Bend County experience starts with choosing the right community for your lifestyle.
2. Cost of Living: It's Not One-Size-Fits-All
Fort Bend County is considered affordable compared to many parts of the U.S., but don't be fooled—some neighborhoods come with premium price tags.
The Range:
From master-planned communities with luxury homes and country clubs to cozy starter neighborhoods, there's a huge range in home values, property taxes, and HOA fees.
Property Taxes (The Big Variable):
Fort Bend County has some of Texas's highest property tax rates, ranging from 2.4% to 3.3% of your home's assessed value depending on your specific location, MUD district, and school district.
Example breakdown for a $500,000 home:
At 2.4%: $12,000/year ($1,000/month)
At 3.3%: $16,500/year ($1,375/month)
Difference: $4,500 annually
That big backyard might come with higher taxes or maintenance costs than you budgeted for.
Additional Costs to Factor:
HOA fees: $50-300/month depending on amenities
MUD taxes: $1,000-3,000/year in newer developments
Flood insurance: $500-3,000/year if required
Higher utilities: Texas summers mean AC bills of $250-400/month
Real-world example:
I worked with a client who found the perfect home, but after calculating property taxes and HOA dues, it pushed beyond their comfort zone. We ended up finding something just as nice in another neighborhood with lower fees—saving them over $400/month.
Pro tip: Always calculate your total monthly housing cost (mortgage + taxes + insurance + HOA + utilities) before making an offer. The mortgage payment is just one piece of the puzzle.
3. School Districts: Know Your Boundaries Before You Buy
If you have kids or plan to, school districts can be a game-changer in Fort Bend County.
The Three Major Districts:
Fort Bend ISD (FBISD):
Largest district in the county
Serves Sugar Land, Missouri City, Sienna, and parts of other communities
Generally high-performing with many exemplary-rated schools
Includes top schools like Clements High School, Dulles High School, and Austin High School
Property tax rate contributes 1.0-1.2% to total tax burden
Katy ISD:
Serves western Fort Bend County including parts of Fulshear and Katy
Consistently ranks among Texas's top districts
Known for strong academics and extensive extracurricular programs
Includes highly rated schools like Tompkins High School and Jordan High School
Property tax rate similar to Fort Bend ISD
Lamar CISD:
Serves Richmond, Rosenberg, and surrounding areas
Smaller district with strong community feel
More affordable home prices in Lamar CISD zones
Includes schools like Foster High School and Lamar Consolidated High School
Lower property tax contribution than FBISD or Katy ISD
Why This Matters:
Not all schools are created equal. Ratings, programs, and extracurricular options can vary widely—even within the same district.
The boundary line problem:
I've had families fall in love with certain houses until they realize the boundary line put them in a completely different school than they expected. One street over can mean the difference between a 9-rated school and a 6-rated school.
What you need to do:
Identify your school priorities: Elementary? Middle? High school?
Research specific campuses: Don't assume district ratings apply to all schools
Verify exact boundaries: Use district websites or work with a local agent who knows
Consider future redistricting: Growing areas may see boundary changes
Visit schools if possible: Ratings don't tell the whole story
Resale impact:
Homes zoned to top-rated schools command premium prices and sell faster. If schools matter to you, they'll matter to your future buyer too.
4. Commute Times: The Daily Reality Check
Here's something people don't always think about until it's too late: traffic.
Fort Bend County continues to grow, and while road improvements are underway, rush hour congestion is still very real—especially if you commute into Houston.
Typical Commute Times to Houston Employment Centers:
From Sugar Land:
To Medical Center: 25-35 minutes (via Fort Bend Tollway)
To Downtown: 30-40 minutes (via US-59)
To Energy Corridor: 20-30 minutes (via I-10)
To Galleria: 25-35 minutes (via US-59/Beltway 8)
From Missouri City:
To Medical Center: 25-30 minutes (best Fort Bend option)
To Downtown: 35-45 minutes
To Energy Corridor: 35-45 minutes
From Richmond/Rosenberg:
To Medical Center: 40-50 minutes
To Downtown: 50-60 minutes
To Energy Corridor: 30-40 minutes
From Fulshear/Katy:
To Energy Corridor: 15-25 minutes (best option)
To Medical Center: 45-60 minutes
To Downtown: 50-70 minutes
Critical considerations:
Rush hour vs. off-peak: That 30-minute drive can become 60 minutes during peak traffic
Toll road costs: Fort Bend Tollway, Westpark Tollway add $100-250/month
Weather delays: Heavy rain causes significant traffic slowdowns
Construction projects: Ongoing improvements cause temporary delays
The 90-minute rule:
One buyer I worked with loved a home but realized they'd face a 90-minute round-trip commute daily. We ended up prioritizing proximity to major highways, and it made a huge difference in their quality of life.
If you work remotely: This becomes a non-issue—or even a major perk since you can maximize space and value without worrying about daily commutes.
Pro tip: Test-drive your actual commute during rush hour (7-9 AM and 4-6 PM) before making an offer. What seems manageable on Saturday afternoon might be unbearable Monday morning.
5. Weather Risks: Hurricanes and Flood Zones
Texas weather can be beautiful, but it comes with risks you need to understand before buying.
Hurricane and Flood Reality:
Fort Bend County is susceptible to hurricanes and flooding, particularly from tropical storms and heavy rain events. Hurricane Harvey in 2017 caused significant flooding in parts of the county.
What you must do:
Check flood zone maps for any property you're considering:
Zone X (minimal risk): Lowest insurance costs, lowest risk
Zone A/AE (high risk): Flood insurance required by lenders
500-year floodplain: Not required but recommended
The hidden cost:
You can find gorgeous homes at great prices, but if they're in a high-risk area, flood insurance adds $1,500-3,000+ annually to your housing costs.
Important nuances:
Some areas flooded during Harvey that weren't in official flood zones
New developments have improved drainage, but no guarantees
Climate patterns may be changing flood risk profiles
Resale can be difficult for homes with flood history
Insurance considerations:
Even if flood insurance isn't required, many buyers in Fort Bend County carry it for peace of mind. Factor this into your monthly budget calculations.
Infrastructure improvements:
Many communities have invested heavily in drainage and flood mitigation since Harvey. Ask about specific improvements in neighborhoods you're considering.
6. HOA Rules and Community Regulations
Love the idea of a beautifully maintained neighborhood? That often comes with a Homeowners Association (HOA).
What HOAs Control:
Exterior paint colors and materials
Landscaping requirements and maintenance
Parking restrictions (including RVs and boats)
Fence styles and heights
Holiday decorations and timing
Home additions and modifications
Rental restrictions
HOA Fees Range:
Basic: $50-150/month (minimal amenities)
Mid-range: $150-250/month (pools, parks, common areas)
Premium: $250-400+/month (resort-style amenities)
Always read the fine print:
Some HOAs are strict with enforcement and regular inspections. Others are more relaxed with minimal oversight. Know which type matches your lifestyle before buying.
Those fees can sneak up on you:
$200/month HOA fees = $2,400/year = $48,000 over 20 years. Make sure you're getting value for that investment.
Questions to ask:
What amenities are included?
How often do fees increase?
What's the HOA's financial health?
Are there pending special assessments?
What violations are most commonly cited?
7. Bonus Tip: Utilities and Internet Providers
Here's something many buyers overlook until after closing: Not all neighborhoods have the same utility and internet options.
The Problem:
Some communities only work with specific providers for:
Electricity (though Texas is deregulated)
Water and sewer services
Trash pickup
Natural gas
Internet service
Why this matters:
Limited competition means less negotiating power on rates
Provider reputation varies significantly
Internet speeds critical if you work from home
Customer service can be excellent or terrible
Real-world impact:
If you work from home and the neighborhood only has one internet provider with slow speeds and poor reliability, that's a serious quality-of-life issue.
What to check before buying:
Who provides electricity? (You can usually choose, but verify)
Is water through city or MUD? (Affects rates and quality)
What internet speeds are available? (Critical for remote work)
What's the provider's reputation? (Check online reviews)
Are there connection fees or deposits? (Can be $200-500 per service)
Pro tip: Ask neighbors in the community about their experience with providers. They'll give you honest feedback you won't find on company websites.
Your Fort Bend County Relocation Checklist
Before you make your move, verify these critical factors:
✓ Community fit: Visit multiple areas at different times to find your vibe ✓ Total housing costs: Calculate mortgage + taxes + insurance + HOA + utilities ✓ School boundaries: Verify exact zoning for schools that matter to your family ✓ Commute reality: Test-drive during actual rush hour to your workplace ✓ Flood zones: Check maps and consider insurance costs ✓ HOA rules: Read governing documents before making offers ✓ Utility providers: Verify internet speeds and provider options
Making Your Move to Fort Bend County Successful
The bottom line: Fort Bend County has incredible opportunities if you take the time to research and plan ahead.
Whether you're looking for a peaceful suburb, great schools, luxury amenities, or a diverse, growing community, there's a perfect corner of Fort Bend County waiting for you.
The key is matching your priorities with the right community and understanding the true costs and lifestyle implications of your decision.
Confused by the school boundaries? We have the official maps. Schedule a consultation with Shelley Stone and The Shelley Stone Group to see which homes fit your school wishlist. We'll overlay your budget, commute requirements, and lifestyle priorities to find neighborhoods that actually work for your family—not just homes that look good online.
Don't make expensive mistakes that could have been avoided with proper research and local expertise. Let's make your next move stress-free.
Ready to start your Fort Bend County home search? Contact The Shelley Stone Group today for your free relocation consultation. We'll walk you through neighborhood options, school zoning, commute analysis, and total cost comparisons—giving you the complete picture before you commit.
Important Note: School boundaries, tax rates, flood zones, and HOA regulations change periodically. All information should be independently verified for specific properties and current conditions. This guide is educational only and not intended as legal, financial, or investment advice. Contact The Shelley Stone Group for up-to-date, property-specific information tailored to your situation.
