Cypress · Texas 77433 and 77429

Ten master plans, two ZIP codes, and one very wrong average.

Cypress is not a neighbourhood, it is roughly ten master-planned communities stacked along US-290 and the Grand Parkway, and the average sale price across them is close to useless on any specific street. Towne Lake runs near $626,000. Cypress Ridge runs near $281,000. A school district line runs straight through the middle of Bridgeland. Tom Stallings works this market from a McCallum Realty office in Towne Lake, and this page is what he checks before he puts a number on anything.

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

Call (281) 450-8101 Authority Center
11,500Acres in Bridgeland alone
300Acre lake at Towne Lake
2School districts inside one master plan
$685MHouston Methodist Cypress, opened 2025
81%Owner-occupied in both ZIPs

About Tom Stallings

His office is in Towne Lake and his house is in the next community over

Tom Stallings holds his licence with McCallum Realty at 10242 Greenhouse Road in the Towne Lake area of Cypress. He has lived in the adjoining Copperfield community of west Harris County since 1989, which is longer than he has sold real estate, and he raised his family across these same streets. One of his children was born at the local Cy-Fair hospital. This is not a market he commutes into.

That matters more in Cypress than it does in most places, because this market moves. New communities open, campuses open to absorb them, boundaries get redrawn, and three hospital systems are expanding along one freeway at the same time. Tom tracks builder activity, permit pipelines and community deliveries alongside MLS data, because where there is active new construction the real competition for a resale seller is the builder down the road, not the neighbour who closed last spring.

He was licensed by the Texas Real Estate Commission in 2000 and joined the National Association of REALTORS® the same year. 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 come with a later-life move, earned in 2022. That last one is relevant here: Heritage at Towne Lake is an age-restricted community inside this market, and downsizing without leaving the area is a real option.

He caps his active client list at no more than seven at a time. Every client works directly with him, not a junior associate or a coordinator standing in as the relationship. When a school district line runs through the community you are buying into, the person who spots it is the person you hired.

This Area

What Cypress actually is, and why the community name matters more than the ZIP

ZIPs 77433 and 77429, unincorporated Harris County, along US-290 and the Grand Parkway.

Cypress was a railroad settlement long before it was anything else. The 1907 Houston and Texas Central depot still anchors the historic townsite, and for most of the twentieth century this was farmland. Then, beginning in the 1990s and accelerating hard after 2000, developers built master plan after master plan across it. The result is a market where the median year of construction is 2011 in 77433 and 2003 in 77429, and where almost nothing predates 1990.

Those two ZIPs are genuinely different markets. 77433 is the newer western side, home to Bridgeland, Towne Lake, Fairfield and Dunham Pointe, and it has been reported as the most moved-to ZIP code in the United States. 77429 is the established eastern side, where Coles Crossing, Blackhorse Ranch and the older sections carry mature trees and settled infrastructure. HAR ZIP-level averages ran about $564,042 in 77433 and about $515,505 in 77429, and the gap is the age of the housing rather than the desirability of the ground.

Inside those ZIPs, community averages spread further still, from roughly $281,000 in Cypress Ridge to about $626,000 in Towne Lake. That is why a Cypress-wide median does not survive contact with a real listing appointment. The other structural fact is the municipal utility districts: nearly every subdivision sits inside one, still paying down the water, sewer and drainage infrastructure it installed, which is why the combined tax rate here runs above older parts of the county. Two adjacent neighbourhoods can sit in different districts at materially different rates.

Then there is the line most buyers never see. Bridgeland spans the Grand Parkway, and the Prairieland village on the west side is Waller ISD while the rest is Cypress-Fairbanks. Same master plan, same signage, two districts. Cy-Fair also rezones periodically as new campuses open to absorb growth, so an assignment that held last year is not a promise. Verify it by exact address, every time, before it becomes the reason you chose the house.

What you get in return is a market with genuine range and genuine momentum. Bridgeland covers about 11,500 acres with 900 acres of lakes and 60 miles of trails, and took the NAHB Master Planned Community of the Year in 2024. Towne Lake is built around a 300-acre recreational lake you can actually boat on, with a Boardwalk dining district reachable by water. Houston Methodist opened a $685 million hospital here in March 2025, Memorial Hermann is partway through a $277.5 million expansion programme, and HCA is expanding too. Three systems investing along one corridor at once is about as clear a signal as a residential market ever gets.

77433 & 77429Two ZIPs that behave like two markets
About 10Master-planned communities
2011 / 2003Median year built, west and east
2 districtsCy-Fair and Waller, split by the Grand Parkway

Market Snapshot

Where Cypress prices sit, and why the average is the wrong number

A market where new construction and resale compete directly at the same price point.

$385,000Median sale price, per Redfin
$161 / sq ftMedian price per square foot
48 daysTypical time from list to contract
$281K–$626KSpread of community averages

That last tile is the one that matters. A Cypress-wide median of $385,000 sits between a Cypress Ridge average near $281,000 and a Towne Lake average near $626,000, with Bridgeland near $538,000 and Coles Crossing near $484,000 in between. Pricing a Coles Crossing house off a Cypress-wide figure is how a listing sits for ninety days. Tom prices against the community and the section within it.

The second thing that separates this market from most of Houston is that new construction and resale compete head-on at the same number. A 2012 home with original finishes is being shopped against a 2026 build with a warranty and a builder incentive package. For a seller that means condition and preparation carry unusual weight. For a buyer it means leverage, because a builder with quarterly targets has reasons to move that a private seller does not.

Ownership costs run high for the region and the MUD structure is why. Median monthly owner costs for mortgaged households are $2,821 in 77433 and $2,490 in 77429, against median gross rents of $1,960 and $1,779. Homeownership still sits above 81 percent in both ZIPs, which keeps inventory tight inside any given community even when the area-wide count looks generous.

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

In a market with this much active construction, the competition for a resale seller is not the neighbour who closed last spring. It is the builder two miles away with a warranty, a rate buydown and a quarterly target. Price against that and you sell. Price against your neighbour and you sit.
Tom Stallings, REALTOR®, McCallum Realty

Local Authority Deep-Dive

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

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

Market FundamentalsTwo ZIPs, two different markets, and the numbers that separate them.
  1. 01Cypress runs across two ZIP codes that behave differently. 77433 is the newer western side, built out through the 2010s and 2020s, and 77429 is the established eastern side where most of the stock predates 2010.
  2. 02Redfin put the Cypress median sale price at about $385,000 over the trailing three months as of July 2026, up 2.1 percent year over year, at roughly $161 per square foot with homes going under contract in about 48 days.
  3. 03Realtor.com showed a median list price near $430,000 across roughly 1,887 active listings in August 2026, with a median 42 days on market. List and sale medians answer different questions and should not be swapped for each other.
  4. 04HAR ZIP-level figures put 77429 at an average of about $515,505, roughly $174 per square foot, in August 2026, and 77433 at about $564,042, roughly $197 per square foot, in July 2026. The gap is the newer construction in 77433, not a difference in desirability.
  5. 05The American Community Survey 2020–2024 estimates put the median owner-reported home value in 77433 at $409,400 and in 77429 at $369,000. Owner estimates and closed sales are separate measures, and reading both is more useful than picking one.
  6. 0677433 has been reported as the most moved-to ZIP code in the United States. That is a demand signal and a supply signal at the same time, because the builders responded to it.
  7. 07Community-level averages diverge sharply from any Cypress-wide number. Towne Lake sits near $625,952, Bridgeland near $537,983, Coles Crossing near $483,636, Lone Oak Village near $366,623, and Cypress Ridge near $281,340.
  8. 08That spread is the single most important fact about pricing here. A Cypress-wide median is close to useless on a listing appointment. Tom prices against the community and the section, never the ZIP.
  9. 09The full range runs from the low $300s to near $1.9 million, and in Towne Lake's final luxury phases considerably above that. Very few Houston submarkets cover that much ground.
  10. 10Combined property tax runs high relative to older parts of Harris County, because nearly every subdivision sits inside a municipal utility district that is still paying off the infrastructure it installed. Newer community, newer debt, higher rate.
  11. 11Median gross rent is $1,960 in 77433 and $1,779 in 77429, per the 2020–2024 American Community Survey. Both are among the higher rent levels in northwest Harris County.
  12. 12Median monthly owner costs for mortgaged households are $2,821 in 77433 and $2,490 in 77429. The difference is roughly one newer roof's worth of payment every year, and it tracks the newer stock and higher MUD rates on the west side.
  13. 13Buyers routinely see two offers on a well-prepared home here and none on a comparable one two streets over. Condition, and honest pricing against the right comparable set, is what separates them.
  14. 14Because so much inventory turns over through relocation rather than aging in place, timing in Cypress tracks corporate calendars more closely than it tracks the school year. That is useful to know before you choose a listing date.
The Master PlansCypress is not one neighborhood. It is roughly ten of them, each with its own rules.
  1. 15Bridgeland is the largest, at about 11,500 acres developed by Howard Hughes since 2006. It holds roughly 900 acres of lakes and 60 miles of trails, and it was named the NAHB 2024 Master Planned Community of the Year.
  2. 16Bridgeland is organised into four villages, Lakeland, Parkland, Prairieland and Creekland, plus the Bridgeland Central town center. Lakeland and Parkland are largely resale now while Prairieland and Creekland carry the active new construction.
  3. 17The school line inside Bridgeland is the detail buyers miss most often. East of the Grand Parkway the villages are Cypress-Fairbanks ISD. Prairieland, west of it, is Waller ISD. Same community, two districts, two tax pictures.
  4. 18Bridgeland pricing runs from the $380s for entry new construction to about $1.9 million for lakefront custom homes, with 16 or more builders active at any given time. The welcome center is at 19731 Travis County Way.
  5. 19Towne Lake is built around a 300-acre recreational lake, the largest in any Houston-area master-planned community, with boating and kayaking permitted. The Boardwalk dining district can be reached by boat rather than by car.
  6. 20Towne Lake also holds Heritage at Towne Lake, a 55-plus active adult community, with Heritage Cove as the final section of that age-restricted enclave. For a seller weighing a later-life move, that means the option exists without leaving the area.
  7. 21Towne Lake pricing spans roughly $200,000 for townhomes to $700,000 and above for waterfront, with the final Partners in Building luxury phases well beyond that. Tom's brokerage office sits in the Towne Lake area on Greenhouse Road.
  8. 22Coles Crossing sits north of US-290 in 77429, wrapped around roughly 175 acres of lakes and trails. It is almost entirely resale now, with grown-in landscaping rather than a construction zone, which is precisely why some buyers choose it.
  9. 23Fairfield is one of the original Cypress master plans, fully built out, with the Houston Premium Outlets effectively at its doorstep. Established infrastructure and no builder competition is a different purchase from Bridgeland.
  10. 24Cypress Creek Lakes is a lake and trail community near the Grand Parkway, mostly built out, chosen largely for highway access.
  11. 25Stone Gate, including Canyon Lakes at Stone Gate, and Canyon Lakes West are the value-oriented established options, generally trading below the flagship communities at similar square footage.
  12. 26Blackhorse Ranch and Miramesa fill the middle of the market, dating to the 1990s and 2000s with settled infrastructure and mature trees.
  13. 27Dunham Pointe is the newest major development in the area. New communities carry a specific risk profile: the amenities are promised rather than built, and the resale comparables do not exist yet.
New Build or ResaleIn Cypress these two compete directly, which is unusual and which cuts in the buyer's favour.
  1. 28The defining Cypress dynamic is that a 2008 to 2018 resale competes head-on with a brand-new build at a similar price. Very few Houston submarkets put those two options on the same street at the same number.
  2. 29A 2010 home with original carpet and 2010 finishes loses to a 2026 build with current wiring and a builder warranty at the same price. That is not a reason to avoid resale. It is a reason to price and prepare resale accurately.
  3. 30For a resale seller, the competing builder is the real comparable, not the neighbour who sold in a hotter month. Builder incentives, rate buydowns and closing cost contributions all set the ceiling you are selling under.
  4. 31For a buyer, that same competition is leverage. A builder with quarterly targets and standing inventory has reasons to move that a private seller does not.
  5. 32New construction contracts are the builder's paper, not the standard promulgated forms most Texas buyers expect. The earnest money terms, the completion timelines and the warranty language all differ, and they are negotiable more often than buyers assume.
  6. 33The builder's preferred lender incentive is worth running the numbers on rather than accepting or refusing on principle. Sometimes the buydown is worth more than a better rate elsewhere, and sometimes it is not.
  7. 34An independent inspection on a new build is not an insult to the builder. Pre-drywall and final inspections routinely find items worth more than they cost, and they are ordinary practice here.
  8. 35Resale homes in the established communities carry something new construction cannot supply for twenty years: grown trees, finished landscaping, a settled HOA, and a school assignment that has already been tested.
  9. 36Because so much of Cypress was built after 2000, the housing stock is young. Median year of construction is 2011 in 77433 and 2003 in 77429, which means major systems in the older ZIP are reaching first-replacement age now.
Schools and CampusesMostly Cypress-Fairbanks ISD, but not entirely, and the difference is expensive.
  1. 37Most of Cypress is zoned to Cypress-Fairbanks ISD, which enrols roughly 117,000 students and earned an overall B, 85 out of 100, in the Texas Education Agency's 2024–25 accountability ratings.
  2. 38The exception matters. Bridgeland's Prairieland village, west of the Grand Parkway, is Waller ISD rather than Cy-Fair. Two homes in the same master plan can sit in different districts with different tax rates and different campuses.
  3. 39Cy-Fair operates a large slate of high schools serving the Cypress area, including Bridgeland, Cypress Ranch, Cypress Woods, Cy-Fair, Cypress Creek, Cypress Lakes, Cypress Park, Cypress Springs and Cypress Ridge.
  4. 40Bridgeland High School was built to serve the community it is named for, which is unusual. Most Houston-area master plans are zoned into an existing campus rather than getting one of their own.
  5. 41Campus assignment is set by the exact property address, and Cy-Fair rezones periodically as new campuses open to absorb growth. In a market adding this many rooftops, a boundary that held last year is not a guarantee.
  6. 42Verify assignment at txschools.gov for the specific address before it becomes a deciding factor in an offer. Tom does this on every listing appointment before square footage is discussed.
  7. 43Cy-Fair was the largest school district in Texas to earn an overall A rating in the 2022 TEA accountability cycle. Ratings move annually, and the current figure is always the one to cite.
  8. 44District-wide, Cy-Fair reported a four-year graduation rate of 92.3 percent for the 2023 cohort, against a statewide figure of 90.3 percent.
  9. 45The Berry Center is Cy-Fair ISD's own event complex, holding a stadium, arena and theatre used for district athletics, graduations and touring events. A school district operating a venue at that scale is uncommon.
  10. 46Lone Star College levies a line on every Cypress tax bill, and the community college district's Cy-Fair campus is a genuine factor for households planning the first two years of tuition locally.
  11. 47Educational attainment reflects the district's pull: 51.6 percent of adults 25 and older in 77433 hold a bachelor's degree or higher, and 49.0 percent in 77429.
  12. 48New campuses open here on a regular cycle to absorb enrolment growth. That is a reason to confirm the assignment on a resale purchase even if the seller tells you what it was when they bought.
Health Care and JobsThree hospital systems are expanding along US-290 at the same time.
  1. 49Houston Methodist Cypress Hospital opened at 24500 Northwest Freeway on March 17, 2025, the first new hospital in Cypress in nearly a decade. The $685 million project sits on a 105-acre campus.
  2. 50The Houston Methodist building is a seven-story facility of roughly 569,100 square feet. It opened with 100 licensed beds, has capacity for 276, and 15 operating rooms.
  3. 51It opened with about 770 employees and the system has stated an eventual target near 2,900. For a residential market, a large stable employer inside the commute radius changes the demand picture.
  4. 52Before it opened, Houston Methodist's own figure was that roughly 60 percent of Cypress residents left the community for their health care. That is the gap the campus was built to close.
  5. 53Houston Methodist is now building out shell space it deliberately left inside the original structure, a project of roughly $104 million with an estimated completion in early 2027, adding surgical, critical care, dialysis and medical surgical capacity.
  6. 54Memorial Hermann Cypress, at 27800 Northwest Freeway, opened in 2017 and announced a $277.5 million expansion programme. A $100 million North Patient Tower added 54 inpatient beds, including a 23-bed acute rehabilitation unit and a 31-bed medical surgical unit.
  7. 55A further Memorial Hermann diagnostic and treatment building of roughly 47,434 square feet, costed near $59 million, carries a completion date of May 2027.
  8. 56HCA Houston Healthcare North Cypress has announced expansion in the same window. Three systems investing simultaneously along one corridor is a straightforward read on where the population is going.
  9. 57The Energy Corridor remains the anchor employment destination for a large share of Cypress commuters, which is why the Grand Parkway and the US-290 reconstruction matter as much to values here as any amenity.
Water, Land and DrainageThe honest homework in a market built on former prairie and farmland.
  1. 58Cypress sits on flat former prairie and farmland, which is why the master plans here are built around engineered lakes and detention rather than natural topography. Those lakes are drainage infrastructure that happens to be attractive.
  2. 59Bridgeland alone holds roughly 900 acres of lakes. Understanding that a community amenity is also a detention system explains why it is maintained the way it is.
  3. 60Flood designations vary lot to lot and are revised over time. Pull the current FEMA designation for the exact address at the Flood Map Service Center before you make an offer, on every property, without exception.
  4. 61Newer construction is generally built to more recent drainage and elevation standards than the 1990s stock, but newer is not a substitute for checking the specific lot.
  5. 62Gulf Coast clay soils move seasonally. On homes now fifteen to twenty-five years old, foundation performance shows in sticking doors, cracked tile lines and stair-step cracks in exterior brick.
  6. 63Lot grading relative to the street and the neighbouring properties is a real variable that Tom walks before a client writes an offer. Where it needs attention, it becomes a scoped and priced item rather than a surprise.
  7. 64Municipal utility districts here are responsible for water, sewer and drainage. Their bond position drives the tax rate, and two adjacent subdivisions can sit in different districts with materially different rates.
  8. 65Ask what the MUD rate has done over the last several years rather than only what it is today. A district still early in paying down its infrastructure behaves differently from one nearing the end of it.
Everyday LifeWhat a normal week looks like from a Cypress address.
  1. 66The Towne Lake Boardwalk is the area's evening destination, a waterfront dining and retail district on the 300-acre lake. The back-dock area, reachable by boat, is the part residents use and visitors usually miss.
  2. 67Josey Lake Overlook in Bridgeland is one of the quieter spots in the whole master plan, the kind of place people find in their second year of living there rather than their first.
  3. 68Bridgeland's roughly 60 miles of trails connect the villages to each other and to the lakes, which is how residents move around inside the community without using the Grand Parkway.
  4. 69Houston Premium Outlets sits at the edge of Fairfield and draws from well beyond Cypress, which is worth knowing about weekend traffic patterns on the 290 feeders.
  5. 70Traders Village on US-290 is a long-running weekend market and one of the few genuinely old institutions in an area where most things were built after 2000.
  6. 71The Berry Center hosts graduations, district athletics and touring events, and it is the closest thing Cypress has to a civic center.
  7. 72Bridgeland Central is the town center component of the master plan, the piece that gives a 11,500-acre community a place that functions as a downtown.
  8. 73Everyday retail concentrates along US-290, the Grand Parkway feeders, and Barker Cypress, with grocery anchors distributed so that most subdivisions have one within a few minutes.
  9. 74The 1907 Houston and Texas Central Railway depot is the anchor of the historic Cypress townsite, a reminder that this was a railroad community long before it was a master-planned one.
  10. 75Community programming in the large master plans is professionally run and year-round, which is a genuine amenity and also a real HOA line item. It is worth reading what the dues actually buy.
  11. 76For a household relocating in, the practical advantage of Cypress is that the amenity, the school, the grocery and the hospital are all inside a few miles. That was not true here fifteen years ago.
  12. 77Restaurant and retail supply has lagged rooftop growth in the newest sections. In Prairieland and Creekland, the drive to dinner is still longer than it will be in five years.
Getting AroundTwo freeways, one tollway, and commute times that vary more than buyers expect.
  1. 78The Grand Parkway, State Highway 99, bisects Cypress and is the spine of the western growth. Bridgeland sits on both sides of it, which is why the school district line follows it.
  2. 79US-290, the Northwest Freeway, is the primary route toward downtown Houston and the corridor along which the hospitals, the outlets and most large retail have located.
  3. 80Beltway 8 and the Sam Houston Tollway sit to the east and are the usual connection toward the Energy Corridor and the west side employment centers.
  4. 81Bridgeland sits roughly 30 miles northwest of downtown Houston. That distance is the trade for the lot size and the amenity package, and it is worth driving at your actual departure time before committing.
  5. 82Across 77433, 34.7 percent of commuters travel 45 minutes or more each way. In 77429 that figure is 23.7 percent, which is a meaningful quality-of-life difference between the two sides of Cypress.
  6. 83Remote work is doing real work in this market: 22.6 percent of workers in 77433 and 20.9 percent in 77429 work from home. That share is a large part of why buyers will consider this distance at all.
  7. 84Toll costs are a genuine monthly line item on a Grand Parkway commute and belong in the affordability conversation from the first meeting rather than the third.
Who Lives HereAmerican Community Survey 2020–2024 five-year estimates for 77433 and 77429.
  1. 8577433 has a population of 116,550 and 77429 has 96,334. Together they hold more people than most Texas cities.
  2. 86Median age is 34.4 in 77433 and 37.4 in 77429. Both are young by Harris County standards, and the gap between them tracks the age of the housing.
  3. 87Median household income is $143,934 in 77433 and $119,191 in 77429, among the highest figures in northwest Harris County.
  4. 88Homeownership runs at 81.5 percent of occupied units in 77433 and 81.2 percent in 77429. Those are unusually high ownership rates and they explain why inventory stays tight in any given community.
  5. 89Residents under 18 make up 32.5 percent of the population in 77433 and 27.8 percent in 77429. The western side skews meaningfully younger.
  6. 90Among adults 25 and older, 51.6 percent in 77433 and 49.0 percent in 77429 hold a bachelor's degree or higher.
  7. 91Single-family detached homes account for 85.9 percent of the stock in 77433 and 84.0 percent in 77429. This is a detached-housing market with very little else in it.
  8. 92Median year of construction is 2011 in 77433 and 2003 in 77429. Very little of Cypress predates 1990, which is the clearest structural difference between this market and Copperfield.
  9. 93For comparison against the rest of Tom's footprint, Cypress carries the highest incomes and the highest ownership rates of the six areas he covers.
  10. 94The seller profile here is dominated by relocation and job change rather than aging in place, which is a direct consequence of how young both the housing and the households are.
  11. 95That relocation-driven turnover means Cypress inventory responds to corporate news faster than to seasonal patterns, and a seller who understands that picks a better listing window.
Street-Level DetailThe specifics that come from working the area rather than reading about it.
  1. 96Tom's brokerage office with McCallum Realty is at 10242 Greenhouse Road, Suite 701, in the Towne Lake area. He is in this market on weekdays, not visiting it.
  2. 97The Grand Parkway is the dividing line for more than traffic in Bridgeland. It separates Cy-Fair ISD from Waller ISD, and it separates the resale villages from the actively building ones.
  3. 98Barker Cypress Road is the north-south connector most residents actually use for daily errands, and it is the address line for a large share of the area's medical and retail.
  4. 99The Houston Texans have a planned training facility near Bridgeland. Infrastructure and institutional investment of that kind moves residential values well before it shows up in closed-sale data, which is exactly why Tom tracks permits and announcements rather than only the MLS.
  5. 100Coles Crossing in 77429 and Bridgeland in 77433 are frequently compared by buyers who have not realised they are choosing between an established resale community and an actively developing one. They are different purchases with different diligence, and the comparison is the conversation worth having.

Questions

Six questions Cypress buyers and sellers ask first

Which Cypress community is right for me?

It comes down to whether you want a settled neighbourhood or a developing one. Bridgeland and Dunham Pointe are actively building, with new-construction options, promised amenities and comparables that do not fully exist yet. Coles Crossing, Fairfield, Blackhorse Ranch and Miramesa are established resale communities with grown trees and tested school assignments. Towne Lake sits apart because of the 300-acre lake and the Boardwalk. Stone Gate and Canyon Lakes West are the value-oriented options at similar square footage. Tom walks the trade-offs before you start touring, because touring first is how buyers fall for a community that does not match how they actually live.

Why are Cypress property taxes higher than older parts of Harris County?

Because nearly every subdivision here sits inside a municipal utility district that is still paying down the water, sewer and drainage infrastructure it installed. Newer community, newer debt, higher combined rate. Two adjacent neighbourhoods can sit in different districts with materially different rates at the same sale price. Ask what a district's rate has done over recent years, not only what it is today, and confirm the exact MUD for the address at HCAD.org before you build a monthly payment around it.

Should I buy new construction or a resale in Cypress?

This is the defining Cypress question, because here the two compete directly at the same price. A brand-new build brings current systems, a builder warranty and incentives that may include a rate buydown. A resale in Coles Crossing or Fairfield brings mature landscaping, settled infrastructure and a school assignment that has already been tested. Run the builder's incentive package as actual numbers rather than accepting or dismissing it, get an independent inspection either way, and remember that builder contracts are the builder's own paper, not the standard promulgated forms, with terms that are more negotiable than most buyers assume.

Is all of Cypress in Cypress-Fairbanks ISD?

No, and this is the detail that costs people money. Most of Cypress is Cy-Fair ISD, but Bridgeland's Prairieland village, west of the Grand Parkway, is Waller ISD. Two homes inside the same master-planned community can sit in different districts with different campuses and different tax pictures. Cy-Fair also rezones periodically as new campuses open to absorb growth, so a boundary that held last year is not a guarantee. Verify the assignment by exact address at txschools.gov before it becomes a deciding factor.

How is the Cypress market right now?

Balanced and more selective than the recent peak. Redfin put the median sale price around $385,000 as of July 2026, up 2.1 percent year over year, at roughly $161 per square foot with about 48 days to contract. But any Cypress-wide number is close to useless on a specific street, because community averages run from roughly $281,000 in Cypress Ridge to about $626,000 in Towne Lake. Tom prices against the community and the section, and these figures shift month to month, so ask for a current address-level read.

Why work with Tom Stallings in Cypress specifically?

His brokerage office with McCallum Realty is in the Towne Lake area of Cypress, and he has lived in the adjacent Copperfield community of west Harris County since 1989, which is longer than he has been licensed. He tracks builder activity and permit pipelines alongside MLS data, because in a market with active new construction the resale competition is the builder, not the neighbour. He caps his active client list at seven, so the person who spots a school district line running through a master plan is the person you hired. He has been licensed in Texas since 2000 and holds the ABR, CRS and SRES designations.

Why Tom For This Area

Four things that are difficult to hire anywhere else in Cypress

An office inside the market

McCallum Realty on Greenhouse Road, in the Towne Lake area, with a home in the adjoining Copperfield community since 1989. He is here on weekdays, not visiting from across the county.

He tracks builders, not just the MLS

Permit pipelines, community deliveries and builder incentive packages, because where new construction is active it sets the ceiling a resale is selling under. Closed-sale data alone tells you that too late.

Boundaries verified by address

A school district line runs through Bridgeland and Cy-Fair rezones as new campuses open. 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 who reads a MUD rate history or a builder contract is the person you hired. ABR, CRS and SRES, earned in 2004, 2018 and 2022.

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 ›Katy, TexasThe widest price range of the six, from first purchase to luxury acreage.Harris and Fort Bend Counties · 77494, 77493, 77450, 77449Known for Cinco Ranch, the Energy Corridor, Katy ISDVisit 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 ›

Get In Touch

Ask for a current read on your community, not the ZIP

Weekdays 9:00 to 5:00, Saturdays after 10:00, Sundays after noon. Text is best for a quick question.

Call or text (281) 450-8101 Authority Center
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