Home / The Highlands, Porter
The Highlands, built in the trees.
The Highlands — Caldwell Communities’ 2,300-acre master-planned community in Porter, on the I-69/Grand Parkway corner northeast of Houston. An 18-hole golf club, the Discovery Cove water park, an on-site New Caney ISD elementary, and the only serious new-construction depth on Houston’s northeast side. What the golf membership actually includes, the MUD math, and the San Jacinto River question, straight.
What The Highlands Is
2,300 wooded acres, 1,000 homes in, golf at the center.
The Highlands opened in fall 2021 where I-69 meets the Grand Parkway in Porter — Caldwell Communities’ ~4,000-home master plan and the 2024 GHBA Master Planned Community of the Year. The community crossed 1,000 homes sold in 2025. Daily life centers on Highland Pines Golf Club’s 18 holes (residents get a social membership through the HOA), the Discovery Cove water park that opened in May 2025, 30-plus miles of trails through genuinely dense pine canopy, and Highlands Elementary, which opened on-site in fall 2025. Thirteen builders run from the high-$200s to custom seven-figure builds, plus Fairway Pines, a 55+ section on the golf course.
What The Highlands Is
The northeast side’s flagship master-planned community — real trees instead of prairie, a golf club and water park already open rather than promised, an on-site elementary, and the deepest new-construction inventory between Kingwood and Conroe. Direct I-69 and Grand Parkway access puts IAH about twenty minutes out.
What The Highlands Isn’t
It isn’t a low-tax address — figure roughly 3.13% all-in with the MUD. The included golf “membership” is social, not playing — green fees are separate. And it borders the West Fork of the San Jacinto River; the developer kept ~300 riverfront acres as parkland, but per-lot flood diligence is non-negotiable here.
Who It’s For
Move-up families who want trees and trails over treeless density, golfers, IAH-area and Generation Park commuters, ExxonMobil campus workers who’d rather not pay The Woodlands premium, and 55+ buyers eyeing Fairway Pines. Buyers who price the MUD honestly do well here.
By the Numbers
The Highlands market, plain language.
The Highlands trades a tier above the surrounding Porter market — volume builders from the $300s, the heart of the community in the $400s–$500s, and custom builders running well past $700k on golf and lake lots.
Active New-Construction Listings
130+
Source: HAR MLS, June 2026. The deepest new-build inventory on Houston’s northeast side.
Typical Price Range
$300s–$700k+
Lennar, Beazer, and Chesmar at entry; Perry, Highland, and David Weekley mid; Partners in Building, Drees, and Ravenna custom at the top. Verify current per builder.
Total Property Tax Rate
~3.13%
2025 tax year, including the ~1.25% MUD (Montgomery County MUDs 140/186). Higher than older Porter and Kingwood stock — budget it in from day one.
Homes at Build-Out
~4,000
1,000+ sold through 2025; roughly 3,000 to go. Years of active construction — and stepping base prices — ahead.
Two watch-items in any Highlands pricing pull. First, builder concessions move real transacted prices 4–7% under list — the advertised number is an opening position. Second, lot premiums here are real money: golf frontage, lake lots, and heavily treed cul-de-sacs carry five-figure premiums that don’t always survive into resale value. I’ll tell you which premiums the resale market actually pays back.
LIVE FROM HAR MLS · NEW CONSTRUCTION ONLY
New construction in The Highlands, right now.
$575,500
Active
22711 Sheep Creek Court Porter, Texas
4 Beds 3 Baths 2,617 SqFt 0.154 Acres
$595,500
Active
22630 Big Stump Drive Porter, Texas
4 Beds 3 Baths 2,827 SqFt 0.187 Acres
$595,590
Active
22642 Big Stump Drive Porter, Texas
4 Beds 3 Baths 2,599 SqFt 0.155 Acres
$567,500
Active
22635 Big Stump Drive Porter, Texas
4 Beds 3 Baths 2,399 SqFt 0.152 Acres
$487,418
Active
22932 Mist Falls Court Porter, Texas
4 Beds 3 Baths 2,587 SqFt 0.138 Acres
$486,998
Active
22808 Ella Falls Court Porter, Texas
3 Beds 3 Baths 2,080 SqFt 0.165 Acres
Newest active new-construction single-family listings in The Highlands per Houston Association of REALTORS® MLS. Tap any home for full details, photos, and a showing request.
The Builder Lineup
Thirteen builders, entry to custom, quickly.
The Highlands runs the broadest tier spread on the northeast side. Volume tier: Lennar, Beazer, Chesmar, and Coventry from the $300s. Mid-to-upper: Perry Homes, Highland Homes, David Weekley, and Newmark through the $400s–$600s. Custom: Partners in Building, Drees, and Ravenna on the premium golf and lake lots. David Weekley and Caldwell also build Fairway Pines, the gated 55+ section on the course.
Buying a spec home
Standing inventory carries the deepest incentives, especially at quarter-end when builders clear stock. The trade-off is the lot — specs often sit on the leftover sites. In a community where trees and golf frontage drive value, the lot question matters more here than most places. I’ll tell you which specs sit on real lots.
Building dirt-up
A build gets you the treed cul-de-sac or golf view you moved here for, at the cost of 6–10 months. Base prices have stepped up section over section since 2021, so waiting hasn’t been free — but lot premiums at the top end deserve scrutiny before you pay them.
Either way, register me first
The on-site sales team represents the builder — that’s their job. Bring me to your first model-home visit and the builder pays my fee. I negotiate the incentives, read the non-TREC builder contract, and put third-party inspections at the milestones that matter. See how builder incentives actually work.
Before You Sign
The three things nobody warns Highlands buyers about until close.
1. Social membership ≠ golf membership
Your HOA dues (~$1,400 a year; $2,200 in Fairway Pines) include a social membership at Highland Pines — clubhouse access and a 10% discount. Actually playing golf means green fees or a separate full membership. If you’re moving here to play, price the real golf cost before you count it as included.
2. The MUD math
Montgomery County MUDs 140 and 186 put the all-in rate near 3.13% — on a $500k home that’s roughly $15,600 a year, a meaningful step above older Kingwood or Porter stock. Builders quote principal and interest; I give you the full PITI number with the MUD baked in before you commit.
3. The river next door
The community borders the West Fork of the San Jacinto, which has a flood history. Caldwell kept ~300 riverfront acres as parkland rather than homesites — the right call — but floodplain lines don’t follow marketing maps. I pull the FEMA panel and elevation data on the specific lot, every time, no exceptions.
Living There
Golf, Discovery Cove, and a shorter commute than you’d guess.
Highland Pines opened its full clubhouse in 2024 — pro shop, sports bar, a 300-guest ballroom — and Discovery Cove followed in May 2025 with a resort pool, slides, splash pad, and a lazy river, with a wellness-focused second phase already under construction. Thirty-plus miles of trails run through the pines, and Highlands Elementary opened inside the community in fall 2025 (an on-site middle school is slated for 2027; high schoolers go to Porter High). Commutes run against the grain: IAH in roughly 20–25 minutes, The Woodlands and the ExxonMobil campus about 20–25, downtown 35–45 via I-69. For the broader northeast-side picture, start with my Kingwood & Atascocita guide.
The Highlands FAQ
The questions Highlands buyers actually ask.
Is The Highlands a good place to live?
For buyers who want trees, trails, and golf with new-construction depth on the northeast side, it’s the strongest option between Kingwood and Conroe — GHBA’s 2024 Master Planned Community of the Year, with the water park, golf clubhouse, and on-site elementary already open. Trade-offs: a ~3.13% tax rate, separate golf fees, and per-lot flood diligence near the West Fork.
What does a home in The Highlands cost?
Volume builders start in the $300s, the core of the community trades in the $400s–$500s, and custom builds on golf or lake lots run well past $700k. Builder incentives shift weekly — advertised pricing is a starting point.
What schools serve The Highlands?
New Caney ISD. Highlands Elementary opened on-site in fall 2025 (IB candidate, STEM-focused); middle schoolers attend White Oak Middle until the on-site Highlands Middle School opens, planned for fall 2027; high school is Porter High.
Is golf included in the HOA?
Partially. HOA dues include a social membership at Highland Pines Golf Club — clubhouse access plus a 10% discount on food, green fees, and the pro shop. Actual rounds and full memberships cost extra. The 55+ Fairway Pines section carries higher dues (~$2,200/yr).
What about flooding in The Highlands?
The community borders the West Fork of the San Jacinto River. The developer set aside roughly 300 riverfront acres as parkland and trails rather than homesites, which keeps rooftops off the most exposed ground — but flood-zone status is a lot-by-lot question. I pull the FEMA panel and any available elevation data on every Highlands address before my clients write an offer.
Should I use a REALTOR® for a new build in The Highlands?
Yes — register your agent on the first model-home visit. The builder’s team works for the builder. I negotiate incentives, review the non-TREC builder contract, scrutinize lot premiums, and bring third-party inspections at pre-pour, pre-drywall, and final. The builder pays my fee. More in my new construction vs. resale guide.
Ready to talk through The Highlands?
I’ll pull current Houston Association of REALTORS® data on The Highlands, walk through the builders and sections that fit your budget, and lay out the MUD math, golf costs, and flood considerations for any specific lot. Bring me on day one of model-home tours and I’ll register as your buyer’s agent before the on-site team claims the lead.
