Cinco Ranch, grown in.
The original Katy master-planned community — more than 7,500 acres, roughly 14,000 homes, built out from the early 1990s through the 2010s. Mature tree canopy, top Katy ISD feeders, LaCenterra at Cinco Ranch, the Golf Club at Cinco Ranch, and one of the deepest resale markets in West Houston. This guide is the resale lay of the land.
What Cinco Ranch Is
More than 7,500 acres, grown in over three decades.
Cinco Ranch is the original master-planned anchor of Katy, sitting just west of the Energy Corridor across Fort Bend and Harris counties. Build-out ran from the early 1990s through the 2010s, so in 2026 this is a resale market, not a builder play — the new-construction action has moved on to Cane Island, Elyson, and Cross Creek Ranch. What Cinco Ranch has instead is the thing newer communities can’t manufacture: a mature tree canopy, established Katy ISD feeders, two community associations running the amenities, the LaCenterra at Cinco Ranch retail core, the public Golf Club at Cinco Ranch, and lakes and trails woven through every village. I’m Eddie Weir — here’s how I work, and here’s the honest read on buying resale here.
What Cinco Ranch Is
The original 7,500-plus-acre Katy master-planned community, roughly 14,000 homes, top Katy ISD elementary feeders, deep resale inventory across multiple vintages, LaCenterra retail and a public golf course, and a mature tree canopy from 30 years of growth.
What Cinco Ranch Isn’t
Cinco Ranch is not an active new-construction community — build-out is essentially done, and builders have shifted west to Cane Island and Elyson. It’s also not one price tier: Original Cinco and Cinco Ranch Northwest can sit hundreds of thousands apart. And it’s not flood-immune — parts south of I-10 near Mason Creek warrant diligence.
Who It’s For
Cinco Ranch fits Katy ISD-prioritizing families who want mature trees and established amenities over a new-build wait, Energy Corridor commuters, relocating buyers who want move-in-ready resale, and anyone who values LaCenterra dining and golf-course living inside one of West Houston’s deepest resale markets.
Active in Cinco Ranch, Texas
Homes for sale in Cinco Ranch, right now.
A look at what’s active in Cinco Ranch today, with prices that range widely by neighborhood. Open the live map any time to see every home.
Newest active single-family listings in Cinco Ranch per the Houston Association of REALTORS® MLS. The map is for orientation only, not live listing positions. Base map © OpenStreetMap contributors, © CARTO.
By the Numbers
Cinco Ranch resale market, plain language.
Cinco Ranch trades across a wide band by sub-tract — older Original Cinco sections from the high $300s, mid-tier resale in the $450s–$550s, and newer Cinco Ranch Northwest homes well above that. For the full Katy picture, see the Q1 2026 Houston market read.
Median Sale Price (77450)
~$565k
Source: HAR MLS, 2026 (typical — verify current at har.com). Original/southeast Cinco Ranch; up roughly 9% year over year.
Cinco Ranch Northwest Median
~$790k
Source: HAR MLS, 2026 (typical range). Newer 77494 tracts run materially higher than Original Cinco.
Typical Price Range
High $300s–$900k+
Original Cinco at the low end; updated, larger, and golf- or lake-lot homes at the top.
Resale Depth
Among Katy’s deepest
Source: HAR MLS. Cinco Ranch consistently carries one of the largest active resale counts in the Katy submarket.
Two things to watch in any Cinco Ranch comp pull. First, vintage: the line between Original Cinco’s 1990s build-out and the Cinco Ranch Northwest tracts shows up on MLS at very different price points — comps have to stay inside the same tract and era. Second, condition: a 1996 home that’s never been updated and a renovated one next door can be $100k apart, so the comp set has to account for kitchens, roofs, and systems, not just square footage.
Inside Cinco Ranch
The sub-tracts, and why they price differently.
Cinco Ranch isn’t one neighborhood. It built out westward over more than 20 years, so vintage, lot size, and elementary feeder shift from tract to tract. Picking the right section matters more than almost any other Cinco Ranch decision.
Early-mid 1990s · 77450
Original Cinco Ranch
The first sections off Cinco Ranch Boulevard and Mason Road. Mature trees, established schools, generally smaller lots, and the most accessible resale entry point in the community.
Late 1990s–2000s · 77450
Cinco Ranch North
Build-out north of the original sections. Established Katy ISD feeders, mid-tier resale pricing, and a settled, grown-in feel.
2000s · 77450/77494
Southwest Cinco Ranch
Newer move-up product around the LaCenterra and Golf Club corridor. Larger homes, mid-to-upper resale pricing, strong amenity access.
2010s · 77494 · Premium
Cinco Ranch Northwest
The newest tracts on the western edge. Largest and most-updated homes, deepest finishes, and the highest median in the community — the top end of Cinco Ranch resale.
Any vintage · Premium lots
Lake & golf-course homes
Water-frontage and Golf Club at Cinco Ranch lots carry a premium across every vintage. The lot, not just the house, drives these comps — price them against other premium-lot sales, not the tract average.
Schools, Taxes, Condition
The three things nobody warns Cinco Ranch resale buyers about until close.
Cinco Ranch is a strong, settled community — but buying a 1990s–2010s resale home here comes with three things worth knowing going in.
Katy ISD, by tract
Cinco Ranch feeds Katy ISD throughout, and the district ranks among the top in Texas — but the community spans several elementary zones. The specific tract you buy in sets the elementary and middle feeder, so confirm the exact assignment at the address, not just “it’s in Cinco Ranch.”
MUD & property tax
Katy MUD-district rates typically land in the 2.4–3.1% range. Original Cinco’s MUD bond debt has amortized down over 30 years, so many older sections run toward the lower end; newer Northwest tracts sit higher. If a bill looks high, the assessment is often worth a protest.
Age & condition
An established home means established systems. Roof age, HVAC, water heaters, original cast-iron or polybutylene plumbing in the oldest sections, and foundation movement on Houston clay all matter more than in new construction. The option period and inspection are where these get caught.
Why People Pick Cinco Ranch
LaCenterra, golf, mature trees, and a real Energy Corridor commute.
Cinco Ranch’s pull is the full master-planned amenity stack, grown in. LaCenterra at Cinco Ranch handles the dining and retail core; the public Golf Club at Cinco Ranch anchors the west side; and the community layers in lakes, resort-style pools, miles of trails, and a calendar of events. Top-tier Katy ISD schools sit throughout. The thing residents talk about most is the tree canopy — three decades of growth give the streets a shade and maturity that brand-new communities simply don’t have yet.
On connectivity, Cinco Ranch sits along I-10 west of the Energy Corridor — roughly 15 minutes to the corporate base there and about 25–30 minutes to downtown Houston off-peak, with the Grand Parkway giving quick reach south toward Sugar Land. The honest trade-off is the I-10 morning rush. For Katy ISD-prioritizing families who want established amenities and move-in resale rather than a build timeline, Cinco Ranch is hard to beat — the buyer process is the same, just pointed at resale instead of dirt.
Cinco Ranch FAQ
The questions Cinco Ranch buyers actually ask.
Is Cinco Ranch a good place to live in 2026?
For Katy ISD-prioritizing families, Energy Corridor professionals, and buyers who want established master-planned amenities, yes. Cinco Ranch scores high on schools, a mature tree canopy, LaCenterra retail, a public golf course, and deep resale inventory. The trade-offs are the I-10 morning commute and MUD-influenced property taxes.
What’s the average resale price in Cinco Ranch?
It depends heavily on the tract. The 77450 median (Original and southeast Cinco) runs around $565k in 2026, while newer Cinco Ranch Northwest (77494) carries a median near $790k. Older sections start in the high $300s and premium golf- or lake-lot homes push past $900k. Figures are typical HAR ranges — verify current at har.com.
Is Cinco Ranch new construction or resale?
Resale. Cinco Ranch built out from the early 1990s through the 2010s and is essentially complete. New-construction buyers in the Katy area have shifted to Cane Island, Elyson, and Cross Creek Ranch. If you want a new build versus an established home, that’s a real fork — I walk buyers through both.
What school district is Cinco Ranch in?
Katy ISD, throughout. KISD ranks among the top public districts in Texas. Because Cinco Ranch spans several elementary zones, always confirm the specific elementary, middle, and high school assignment at the exact address.
What about flooding in Cinco Ranch?
Houston flood diligence is part of every search. Parts of Katy south of I-10 near Mason Creek carry more exposure than others. For any Cinco Ranch home, I pull the FEMA flood-zone map, review the seller’s disclosure for prior events, and make sure the flood-insurance quote is in your real cost-of-ownership picture.
Are property taxes high in Cinco Ranch?
Katy MUD-district tax rates typically land between 2.4% and 3.1% of assessed value. Original Cinco’s MUD bond debt has amortized over three decades, so many older sections run lower; newer Northwest tracts sit higher. The MUD piece phases out over time; the school and county pieces don’t.
What are the different sections of Cinco Ranch?
Cinco Ranch is split into multiple sub-tracts with different vintages and price tiers — Original Cinco (early-mid 1990s, 77450), Cinco Ranch North (late 1990s–2000s), Southwest Cinco Ranch (2000s, around LaCenterra and the golf club), and Cinco Ranch Northwest (2010s, 77494, the premium end). Lake- and golf-frontage homes carry a premium across all vintages.
What’s the difference between Cinco Ranch and Cross Creek Ranch?
Cinco Ranch is older (early-1990s–2010s build-out), in Katy proper, feeds Katy ISD throughout, and trades as resale. Cross Creek Ranch is newer (2008–current), in Fulshear, mostly Lamar CISD, and still has active new construction. Cinco Ranch is larger and more grown-in; Cross Creek Ranch carries more current builder inventory.
What should I check when buying an older Cinco Ranch home?
Treat the inspection as the main event. Confirm roof and HVAC age, look for foundation movement on Houston clay, check for original cast-iron or polybutylene plumbing in the oldest sections, and factor any deferred maintenance into the offer. The option period exists exactly for this — I help buyers use it to negotiate, not just walk.
Continue Exploring
Where to go next.
Cinco Ranch sits inside the broader Katy market guide — start there for the full submarket picture, or compare it directly with newer Cross Creek Ranch if you’re weighing established versus new. If you’re still deciding between an established home and a build, the new construction vs. resale breakdown lays out the math. When you’re ready to move, the buyer guide and mortgage pre-approval walk through the steps. Selling a Cinco Ranch home instead? Here’s how I list. Considering it as a rental? See investing in Houston. Or just reach out — happy to talk it through.
Ready to talk through Cinco Ranch?
I’ll pull current HAR data on the exact Cinco Ranch tract you’re eyeing, line up resale comps by vintage and condition, and walk through Katy ISD zoning, MUD exposure, and flood considerations before you write an offer. Bring me on day one.
