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Pearland, mapped.
I’m Eddie Weir, REALTOR® with REMAX Signature in Greater Houston. Pearland is one of the strongest South-side submarkets I work in — a Brazoria County suburb 20 minutes south of the Texas Medical Center, anchored by Pearland Town Center, Shadow Creek Ranch, and Pearland ISD. This guide is the lay of the land: who Pearland is for, what the price ranges look like, what flood and MUD considerations buyers need to weigh, and what the data actually says before you buy or sell.
Pearland, Brazoria County, Texas
What Pearland Is
A South-side suburb that actually lives up to the commute.
Pearland sits just south of Beltway 8 along Highway 288, 20 minutes from the Texas Medical Center on a normal weekday. It grew up fast — the population went from about 37,000 in 2000 to over 125,000 today, and most of that growth concentrated in three master-planned communities: Shadow Creek Ranch, Silverlake, and Southern Trails. Pearland Town Center anchors the dining and retail. Pearland ISD handles the schools. Brazoria County handles the property taxes.
What Pearland Is
A family-driven Brazoria County suburb with strong Pearland ISD ratings, a fast 288 commute to the Texas Medical Center and downtown Houston, deep new-construction inventory in Shadow Creek Ranch and Massey Lakes, and one of the most diverse populations in Greater Houston.
What Pearland Isn’t
Pearland is not the cheapest suburb in Greater Houston — MUD-heavy master-planned tracts carry higher effective tax rates than Friendswood or League City. It’s also not a small-town drive: rush-hour traffic on Highway 288 between Beltway 8 and 610 is a real consideration, especially before the toll lanes are factored in.
Who It’s For
Pearland fits Med Center commuters, young families prioritizing Pearland ISD, relocating buyers from the Northeast and California who want suburban space without giving up walkable amenities, and investors looking at single-family rentals in Shadow Creek Ranch and Riverstone Ranch.
By the Numbers
Pearland market, plain language.
Pearland trades in a wide band — entry-level homes in older sections of 77581 start in the high $200s, while resale homes in Shadow Creek Ranch and new construction in Massey Lakes can run into the $700s and above. Here’s the current shape of the market.
Median Sale Price
$385k–$410k
Source: HAR MLS, May 2026 (typical range — verify current at har.com). Pearland citywide median.
Median Days on Market
35–50
Source: HAR MLS, May 2026 (typical range). Pearland generally moves faster than the Greater Houston average for well-priced homes in Pearland ISD.
Active Inventory
500–700
Source: HAR MLS, May 2026 (typical range, citywide). Inventory varies by Pearland sub-area — Shadow Creek Ranch and Silverlake typically carry the deepest count.
Typical Price Range
$280k–$750k
Old Pearland and 77581 trend lower; Shadow Creek Ranch and Riverstone Ranch trend higher; new construction sits at the top end.
Two things to watch in any Pearland comp pull. First, a home in Shadow Creek Ranch and a home in Old Pearland on paper look like the same square footage and bed/bath, but the buyer pool, the schools, and the MUD tax exposure are completely different — comps need to stay inside the same sub-area. Second, new construction listed by builders often shows on MLS at full sticker; the actual transacted price after incentives and rate buy-downs can be 3–6% lower. Resale comps that sit next to those listings get distorted if you don’t strip the builder concessions.
Inside Pearland
Six Pearland sub-areas, quickly.
Pearland isn’t one neighborhood. The price range, the schools, and the feel shift meaningfully between sub-areas, and choosing the wrong one costs buyers more than any other Pearland decision. Here’s the orientation for the six sub-areas I see most often in Pearland real estate.
77584 · PISD · Master-planned
Shadow Creek Ranch
The largest master-planned community in Pearland. Homes mostly built 2002–2015, robust amenity package, deep resale inventory, MUD tax exposure. Strong relocation pull.
77584 · PISD · Established
Silverlake
An older Pearland master-planned community with mature trees and stable resale. Lower entry pricing than Shadow Creek Ranch, walkable to several Pearland ISD elementaries.
77584 · PISD · Newer
Southern Trails
Newer master-planned development in Pearland’s south end. Larger lots, mid-2000s and newer builds, resort-style amenities. Slightly farther commute than Shadow Creek Ranch.
77581 · PISD · Original
Old Pearland
The original Pearland near Pearland Parkway and Broadway Street. Older homes, larger lots, no MUD on most blocks, more affordable entry, walkable to downtown Pearland’s restaurants.
77584 · PISD · Newest
Massey Lakes & Riverstone Ranch
Pearland’s newest active new-construction tracts. Builder selection includes Perry Homes, David Weekley, and Highland Homes. New construction means incentives are negotiable.
77047 · HISD · Pearland-adjacent
North Pearland (Harris County)
The 77047 sliver of Pearland sits in Harris County, not Brazoria, and feeds Houston ISD — not Pearland ISD. Buyers searching “Pearland” sometimes land here without realizing the school-district shift.
Schools, Taxes, MUDs
The three things nobody warns Pearland buyers about until close.
These three line items decide whether a Pearland home actually fits the budget the buyer thought it would. I walk every Pearland buyer through them before we write the first offer.
Pearland ISD
Pearland ISD covers most of Pearland’s 77584 and 77581 ZIPs. It’s one of the higher-rated suburban districts in Greater Houston, and Pearland ISD ratings are a meaningful part of resale value. The 77047 portion of Pearland is in HISD — confirm school zoning before assuming “Pearland” means Pearland ISD.
Property Tax Rate
Brazoria County effective property tax rates in Pearland generally land in the 2.4–3.2% range depending on which Pearland MUD or ESD applies. That’s higher than Harris County intown averages. Run the math at the highest probable rate when budgeting a Pearland purchase.
MUD & PID Districts
Most master-planned Pearland communities — Shadow Creek Ranch, Massey Lakes, Riverstone Ranch — sit inside Municipal Utility Districts that carry their own bonded debt. Old Pearland blocks generally don’t. Title commitment lists every district; read it.
Why People Pick Pearland
Town center, trails, and a fast 288 home.
Pearland Town Center anchors the suburb — an open-air mixed-use district with restaurants, shopping, the AMC theater, and a steady community calendar that draws Pearland families on weekends. The dining scene has expanded fast in the last few years, particularly in the 77584 corridor along Broadway Street and Pearland Parkway, with strong representation from the Asian-American and Hispanic communities that have grown alongside the city. The Pearland Recreation Center and Natatorium, Independence Park, Centennial Park, and the Shadow Creek Ranch trail system give Pearland more recreation infrastructure than most suburbs of comparable size.
On the connectivity side, Pearland is one of the better-positioned suburbs in Greater Houston. Highway 288 — including the toll lanes that opened in 2020 — drops Pearland drivers at the Texas Medical Center in 20–30 minutes off-peak. Beltway 8 connects to the Energy Corridor, the Galleria, and Hobby Airport. Galveston beaches are a 45-minute drive south. Downtown Houston, Minute Maid Park, NRG Stadium, and the Houston Zoo are all inside a 30-minute window. For Pearland buyers who want suburban space without giving up the Houston amenity set, the math works out.
Pearland FAQ
The questions Pearland buyers actually ask.
Is Pearland a good place to live?
For Med Center commuters and Pearland ISD families, yes. Pearland scores high on school ratings, dining, retail at Pearland Town Center, and commute to the Texas Medical Center via Highway 288. The trade-offs are higher property tax rates inside MUD districts, real flood history in pockets, and a 288 commute that tightens during peak hours.
What’s the average home price in Pearland, Texas?
Pearland home prices range broadly — entry-level homes in older 77581 sections start in the high $200s, mid-tier resale in Shadow Creek Ranch sits in the $400s, and new construction in Massey Lakes and resale in Riverstone Ranch can run $600k–$750k+. The current Pearland median refreshes monthly via Houston Association of REALTORS® data; ask me to pull the latest before you set a budget.
What’s the school district in Pearland?
Most of Pearland is zoned to Pearland ISD, including Shadow Creek Ranch, Silverlake, Southern Trails, and Old Pearland. The 77047 portion of Pearland (north of FM 518) is in Harris County and zoned to Houston ISD — this surprises buyers who assume “Pearland” automatically means Pearland ISD. Always confirm the school zoning at the specific address before writing an offer.
What about flooding in Pearland?
Houston flood diligence is part of every home search regardless of neighborhood. For any Pearland home you tour with me, I pull the FEMA flood-zone map by address, review the seller’s disclosure for prior events, and confirm the flood-insurance quote sits in your real cost-of-ownership picture. We cover all of it together at the buyer consultation — every Pearland address is different, and the map matters as much as the ZIP.
Are property taxes high in Pearland?
Pearland property tax rates in master-planned MUD districts typically land between 2.4% and 3.2% of assessed value — higher than the Harris County intown average. The MUD bond piece phases out over decades; the school and county pieces don’t. Old Pearland blocks outside any MUD usually carry lower effective rates. The title commitment lists every taxing entity for the specific address.
What is Shadow Creek Ranch?
Shadow Creek Ranch is the largest master-planned community in Pearland, built primarily between 2002 and 2015 by Lennar and other builders. It sits in the 77584 ZIP, feeds Pearland ISD, includes resort-style amenities, and is one of the deepest resale inventories in Pearland. It also sits inside a MUD, which buyers should understand before assuming Shadow Creek Ranch property taxes match Old Pearland rates.
How long is the Pearland commute to the Med Center?
The drive from central Pearland to the Texas Medical Center via Highway 288 runs roughly 20–30 minutes off-peak and 35–55 minutes during morning rush. The 288 toll lanes opened in 2020 and shorten the peak commute meaningfully for drivers willing to pay the toll. Beltway 8 connects Pearland to the Energy Corridor and the Galleria with similar pattern.
Do I need a REALTOR® to buy a new construction home in Pearland?
Yes. The on-site sales agent at any Pearland new-construction community — Massey Lakes, Riverstone Ranch, Meridiana — represents the builder, not you. As your buyer’s agent I negotiate incentives, rate buy-downs, lot premiums, and upgrade pricing on your behalf. The builder pays the buyer’s agent commission out of its budget, so my representation typically costs you nothing extra at the table.
Ready to talk through Pearland?
I’ll pull current Houston Association of REALTORS® data on Pearland, walk through the sub-areas that fit your budget and commute, and lay out the Pearland ISD zoning, MUD exposure, and flood considerations for any address you’re tracking. No pressure, no obligation, no auto-drip.
