Redbud Realtor & Real Estate Agent — Your Guide to Redbud, Hockley TX 77447

Redbud at a Glance

Figures are point-in-time and vary by section and address — verify before relying. Not legal or tax advice.

Where Redbud Is

Redbud sits on the east side of Hopfe Road, near the Grand Parkway (SH 99), in unincorporated northwest Harris County. Bauer Hockley Road comes in from the west and meets Hopfe Road at Redbud’s west edge, and the homes lie east of that junction. Everly, a separate Johnson Land Ventures community, is immediately to the north, and Little Cypress Creek runs along Redbud’s south side. Hockley Meadows, near US-290 and Katy-Hockley Road, is a different Taylor Morrison community with its own HOA.

Four sections are on the Harris Central Appraisal District roll today: Section 1 (118 lots, all built), Sections 2 and 4 (61 and 108 lots, mostly builder inventory), and Section 5 (53 vacant platted lots). That’s 340 lots so far against about 978 homes planned, so Redbud is in the middle of its build-out.

Redbud’s recorded plats (Sections 1, 2, 4 and 5) in red, from the Harris Central Appraisal District’s subdivision layer; Everly, a separate community to the north, is outlined in navy where its sections are recorded. Plat outlines: Harris Central Appraisal District. Basemap © OpenStreetMap contributors.

Harris County Land, Waller ISD Schools, and MUD 535

Redbud’s tax bill is the clearest way to understand the community. Every section carries the same nine taxing units: Waller ISD; Harris County, its Flood Control District, the Port of Houston Authority, Harris Health, and the Department of Education; two emergency services districts (ESD 21, which is the Spring Creek Fire Department, and ESD 3); and Harris County MUD 535. There’s no city line, because Redbud isn’t inside any city. County agencies handle what a city would elsewhere: Constable Precinct 4 and the Harris County Sheriff’s Office Northwest District for law enforcement, and the emergency services districts for fire and EMS.

MUD 535 is the biggest single line. Its $1.50 per $100 is about 44 percent of the 2025 bill. Water and sewer service comes from Quadvest under a public-private partnership among the district, Taylor Morrison, and Quadvest. The district’s audit for the year ending May 31, 2025 lists $425 million in water, sewer, and drainage bonds, $100 million in park bonds, and $295 million in road bonds as authorized but unissued. For 2026 the district has proposed keeping the total at $1.50 but splitting it into $0.80 for debt service and $0.70 for operations, which would put a debt-service levy on the bill for the first time. If the district adopts that split, the rate is likely to stay high for years, so I plan a Redbud payment around today’s $1.50.

The Feel of the Area

Redbud’s amenities are already built. When I walked the community on October 7, 2026, the pool, the covered pavilion, the playground and lawn-game area, and the Taylor Morrison model homes were all finished. Taylor Morrison also lists a butterfly garden and open space, and HAR listings add a basketball court, a picnic area, and a park.

The community pool, October 2026.

The covered pavilion and lawn.

The lawn-game area, with the playground behind it.

Next door, Everly has its own amenity center, but it belongs to a separate HOA and isn’t open to Redbud owners unless that association says so.

Redbud Homes for Sale and What They’re Selling For

Every home in Redbud is detached, single-family new construction built from 2024 on, from Taylor Morrison. The builder sells two series named for their lot widths. The Redbud 40s (Ascent) go on 40-foot lots, start at about $256,000 (Taylor Morrison’s site, October 9, 2026), and run about 1,366 to 2,236 square feet with three or four bedrooms. The Redbud 45s (Passage) go on 45-foot lots, start at about $286,000, and run about 1,612 to 2,897 square feet with three to five bedrooms. There’s a mix of one- and two-story plans, built from pre-selected design packages with a covered patio, spray-foam insulation, central gas heat, a gas range or cooktop, and a tankless water heater. Lots run about 4,900 to 10,700 square feet, with a median near 6,000. On October 9, 2026, Taylor Morrison’s site showed nine quick move-in 45s homes at about $275,000 to $355,000 and eight 40s at about $250,000 to $310,000, and it was advertising a financing incentive through its own lender that NewHomeSource shows running through October 31, 2026. Taylor Morrison reprices its quick move-ins often (several 45s homes were cut between October 8 and 9 alone), so treat those numbers as a snapshot of that week. Nearly every Redbud listing is one of Taylor Morrison’s, though a handful of owner resales have started to appear through other brokerages.

A Taylor Morrison model home in Redbud, photographed October 7, 2026.

I pulled the HAR MLS numbers for Redbud on October 9, 2026. Over the previous 12 months, 70 homes closed at a median of about $289,000, about $163 per square foot, and a median of 58 days on the market. Closed prices ran from about $230,000 to the high $300,000s. Homes closed at a median of about 98.5 percent of their final list price, but at about 92 percent of their original list price, and after seller concessions the median was about $275,000. On October 9, 18 homes were active at about $250,000 to $355,000, with a median of about $292,000, and seven more were pending. That’s about three months of inventory. A number that low usually leans toward sellers, but here the builder controls most of the supply and pays concessions to keep homes moving, so buyers still have room to negotiate. Quarterly median sale prices have stayed roughly between $275,000 and $310,000 since early 2025.

Concessions are part of nearly every Redbud sale. From October 2025 through September 2026, the seller paid toward the buyer’s closing costs on 60 of 64 sales, typically about $13,000, and 55 of those 64 buyers had a representing real estate agent. Texas doesn’t require sale prices to be disclosed, so I report these as rounded totals and medians.

Featured Redbud Homes For Sale

$325,000 Active

18138 Prairie Run Lane Hockley, Texas

5 Beds 3 Baths 2,413 SqFt 0.222 Acres

$314,990 Active

21946 Longhorn Ridge Drive Hockley, Texas

4 Beds 3 Baths 2,016 SqFt 0.155 Acres

$259,990 Active

22174 Frontier Hollow Lane Hockley, Texas

3 Beds 2 Baths 1,444 SqFt 0.115 Acres

$309,990 Active

22138 Frontier Hollow Lane Hockley, Texas

4 Beds 3 Baths 2,236 SqFt 0.115 Acres

$250,000 Active

22146 Frontier Hollow Lane Hockley, Texas

3 Beds 2 Baths 1,366 SqFt 0.115 Acres

$265,000 Active

22150 Frontier Hollow Lane Hockley, Texas

3 Beds 2 Baths 1,555 SqFt 0.115 Acres

See all Redbud homes for sale →

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What It Costs to Own in Redbud

Property taxes. Redbud’s combined 2025 rate on the Harris Central Appraisal District roll is $3.391528 per $100 of value, about 3.39 percent, and it’s the same on every section. As of October 9, 2026, every 2026 rate except two had been adopted:

On a $290,000 home, near the median sale price, the 2025 rates come to about $9,800 a year before exemptions. With a homestead, it’s about $8,000, and an estimate at the 2026 rates, two of them still proposed, comes to about $8,100. The state’s school homestead exemption takes $140,000 off the Waller ISD value starting with tax year 2025 ($200,000 for owners 65 or older or disabled), and the five county units each take 20 percent. The two ESDs and MUD 535 list no homestead exemption. Those dollar figures are rounded, so the lines may not add exactly. My Texas homestead exemption guide shows how the exemptions stack, and my guide to how MUD districts work in Texas explains the MUD line.

Expect more than one tax bill: Bob Leared Interests collects the MUD 535 tax, and the Harris County Tax Office handles the county taxes. Confirm the exact rate and exemptions for a specific address at hcad.org. This is general information, not tax advice.

HOA. The Redbud Community Association is managed by Inframark, and dues are $950 a year, mandatory, funding the common areas and amenities: the pool, playscape, pavilion, butterfly garden, and open space. The association’s management certificate on file with the state (recorded November 5, 2025) lists the fees charged when a home sells, a $375 resale certificate, a $275 transfer fee, and a $75 updated certificate, plus a $100 fee on a refinance. The $950 capitalization fee, a one-time HOA fee collected at closing, comes from Taylor Morrison’s fact sheet and the MLS rather than that certificate. Together the capitalization fee, transfer fee, and resale certificate come to about $1,600 at a buyer’s closing. The title company orders the resale certificate as part of closing, and the contract’s TREC HOA addendum and the negotiation decide who pays each charge.

Redbud Schools

Redbud is in Waller ISD, rated B (80) by the Texas Education Agency for 2026. Waller ISD’s own Infofinder zoning tool, checked October 8, 2026 at points in all four sections, returns the same three campuses for every section.

Waller ISD’s second high school, Warren Ranch High School, is scheduled to open in fall 2028 in the Jubilee community south of US-290. The district hasn’t published its attendance zones, so whether Redbud moves from Waller High School isn’t known yet.

Waller ISD re-zones as new campuses open, so check the specific address in Waller ISD’s Infofinder and the current ratings at txschools.gov before counting on these assignments. Infofinder doesn’t recognize most new Redbud street addresses yet; type the street name and pick the “Possible Matches” option, which it labels with ZIP 77377. My Waller ISD school directory has a page for each campus.

Getting Around & Commute

Redbud reaches the Grand Parkway by Hopfe Road or US-290, and US-290 by Bauer Hockley Road and Bauer Road. These are Google Maps typical-traffic times from a point inside Redbud, checked October 9, 2026, for a Monday 7:30 AM departure:

For transit, METRO’s Cypress Park & Ride at 25210 US-290 is about 10 miles away, roughly 16 to 18 minutes at 7:30 AM, and Route 217 runs from it to Downtown about every 8 minutes on weekdays, with no weekend service (ridemetro.org, October 9, 2026). Confirm current schedules at ridemetro.org, and drive any route at the hour you’d actually commute.

Flood Risk — What to Check Before You Buy

Redbud is in the Little Cypress Creek watershed. Little Cypress Creek and one of its tributaries run along the community’s south side.

FEMA’s flood maps sort land into zones, and three of them matter here. Zone AE is the high-risk floodplain: land with at least a 1 percent chance of flooding in any given year, often called the 100-year floodplain, where FEMA has set a base flood elevation. If a home sits in it and the mortgage comes from a federally regulated or insured lender, the lender requires flood insurance. Shaded Zone X is the moderate-risk band, with about a 0.2 percent chance of flooding in any given year. Zone X without shading is FEMA’s minimal-risk area. Lenders don’t require flood insurance in either Zone X, but it’s still available, and homes outside the mapped floodplain can still flood.

On October 9, 2026, I tested every one of Redbud’s 340 lots against the effective FEMA map (panel 48201C0195N, effective November 15, 2019). Six lots touch Zone AE, all on Section 1’s south side, where the zone clips their rear edges facing the creek. All six are covered by a 2025 FEMA Letter of Map Amendment, or LOMA, whose outcome is “property removed” from the high-risk area. If you’re buying one of those lots, get the LOMA letter; a lender may still ask about it, and a LOMA doesn’t change the actual risk. Another 18 lots touch shaded Zone X, and the rest of Redbud is Zone X.

Harris County has also drafted new flood maps, called MAAPnext. They’re preliminary and not yet used for insurance or lending: appeals are expected from February to May 2027, with adoption estimated for November 2028. In my October 9, 2026 lot test of the draft map, 20 lots touch the “High Risk” category, mostly along Section 1’s south edge, 36 touch “Moderate Risk,” 39 touch “Community Flooding,” and none touch “Extreme Risk.” Those counts measure any overlap with a lot, not with the house. The draft models use terrain from 2018, before Redbud was graded, so they may not reflect the fill and drainage built since.

Redbud is outside the Addicks and Barker Reservoir watersheds, about 6 miles from the edge of the Addicks watershed and about 13 miles from Barker’s. Every Redbud home dates from 2024 or later, so none existed during Hurricane Harvey.

Once you’ve picked a home, look its address up on both the FEMA Flood Map Service Center and the MAAPnext draft viewer. Ask Taylor Morrison for the elevation certificate (and the LOMA letter on a south-edge lot), get a flood insurance quote on that specific house, and on a resale, read the seller’s disclosure.

Things to Do Nearby

Inside the community, the pool, pavilion, playground, and lawn-game area are the draw. Close by:

• Parks and outings: Zube Park, the Oil Ranch, and the Showboat Drive-In, all in the Hockley and Waller area.
• Shopping: Houston Premium Outlets, about 10 miles away at US-290 and SH 99, plus the Cypress shopping and dining along US-290.
• Hospital: Memorial Hermann Cypress Hospital, about 10 miles away on the US-290 corridor.

Is Redbud the Right Fit?

Redbud suits a buyer who wants a brand-new Taylor Morrison home near the Grand Parkway, with a pool and pavilion already built, at prices mostly in the $250,000s to $350,000s. That’s well below the average list price of about $450,000 across ZIP 77447 (HAR, October 8, 2026), and the concessions described above give buyers room to negotiate.

Things to plan for start with the tax rate: the combined rate of about 3.39 percent, of which MUD 535 is about 44 percent; on an entry-level purchase, that’s the biggest payment variable after the interest rate. The 40-foot and 45-foot lots typically run about 5,000 to 6,500 square feet, so yards are compact. Sections 2, 4, and 5 are still being built, so expect construction traffic for several more years. The south edge borders Little Cypress Creek, and the draft county maps show more of it in their higher-risk category. The elementary school is about 3 miles away, while the junior high and high school are about 12 to 13 miles away in Waller. Nearly all Redbud listings today are builder listings, so an owner selling in the next few years will likely compete with Taylor Morrison’s quick move-ins.

To weigh Redbud against its neighbors, my guides to Dellrose and Cypress Green cover two other Hockley communities.

Work With a Redbud Realtor

A brand-new Redbud home’s first tax bill is often figured on the land alone or a partial value, so it can look far smaller than a full year’s bill. I build your payment from the full 3.391528 stack, MUD 535 included. On a Redbud new home purchase, I take care of your registration with Taylor Morrison at your first model-home visit, go through the builder’s purchase agreement with you, and line up quick move-ins of the same 40s or 45s plan in different sections so you can compare lot, price, and concessions. For a home on the south edge, I check the lot on FEMA’s map and the county’s draft map before you’re under contract. One first-time buyer put it this way: “He helped me through every step of the process and even added extra guidance after the signing was complete.” — Paige P., first-time buyer, HAR.com.

I’m Kevan Pewitt, a REALTOR® and the broker-owner of Houston Prime Realty. My Texas real estate broker’s license dates to 1989, and I carry the Certified Residential Specialist (CRS) designation. Clients have rated me 5.0 across 229 verified post-closing HAR surveys, and Texas Monthly has named me a Five Star Professional for 11 years. I cover Redbud as part of my work as a Hockley real estate agent, which means I’m watching the competing new communities near the Grand Parkway at the same time. Before your first model-home visit, read whether you need your own real estate agent for new construction in Texas and how builder incentives work.

You can reach me directly at 281-500-7077.

Setting Up Utilities in Redbud

Redbud is a Taylor Morrison community in unincorporated Harris County, outside any city limits. That shapes move-in in a few ways:

• Your water comes through a local utility district instead of a city.
• Your trash is arranged by that district.
• County agencies handle services that a city would elsewhere.

Water, sewer, and trash. Redbud sits in Harris County MUD 535, and Quadvest (quadvest.com) provides the water and sewer service. Start service and pay online through Quadvest’s Customer Connect portal, linked from quadvest.com. On a new home, Quadvest moves the account out of the builder’s name only after the home’s customer service inspection is complete, so ask your builder to confirm that step before closing. Quadvest has announced it is now part of Texas Water Company, so the name on your bill may change. Trash pickup is a district service handled by Best Trash (best-trash.com); ask Best Trash about recycling and your pickup day.

Electricity (you choose your provider). Redbud is served by CenterPoint Energy, so it’s part of the deregulated Texas market. You pick your own retail electric provider and can switch at the end of any contract. CenterPoint (centerpointenergy.com) owns the poles, wires, and meter, so call CenterPoint about an outage, no matter whose name is on your bill. Shop and sign up at the state’s official marketplace, PowerToChoose.org, and set it up before closing so the power is on in your name the day you get keys.

Natural gas. The gas utility in Redbud is UniGas, short for Universal Natural Gas (unigas-tx.com). It isn’t CenterPoint, which surprises some buyers. Residential gas is regulated, so there’s nothing to shop; you just open an account with UniGas. Redbud homes are built with gas heat, cooking, and tankless water heaters, but confirm the specific house you’re buying is connected.

Internet and TV. Taylor Morrison names Centric Fiber (centricfiber.com) as Redbud’s internet provider. The FCC’s map also shows Xfinity cable (xfinity.com) in Redbud, plus satellite options such as Starlink. What’s wired can change from one street to the next, so check the exact address on the FCC National Broadband Map (broadbandmap.fcc.gov) before you count on a provider.

HOA. The community is governed by the Redbud Community Association, Inc., managed by Inframark (inframark.com). Inframark posts the association’s governing documents on its Redbud portal. The association’s management certificate on file with the state (hoa.texas.gov) lists the resale-certificate and transfer fees collected when a home sells.

After you close. File your homestead exemption with the Harris Central Appraisal District (hcad.org). It’s free, and you never need to pay a third party to do it. Expect more than one property-tax bill: Bob Leared Interests (bli-tax.com) collects the MUD 535 tax, the Harris County Tax Office (hctax.net) handles county taxes, and your title company can confirm who bills the rest. Fire and EMS come through Harris County emergency services districts, including the Spring Creek Fire Department (springcreekfire.org), and law enforcement is the Harris County Sheriff’s Office (harriscountyso.org).

A note on records. Redbud’s mailing city is Hockley, ZIP 77447. Some county, school-district, and provider records list it as Tomball or Cypress instead. That’s normal for a new community and doesn’t change any of the services above.

Providers, districts, and coverage vary by address and change over time — verify for your specific home before relying on any of the above. Verified October 9, 2026. Not legal or tax advice.

Quick Answers

Who builds homes in Redbud?

Only Taylor Morrison. It sells the Redbud 40s (Ascent) on 40-foot lots, from about $256,000, and the Redbud 45s (Passage) on 45-foot lots, from about $286,000, per its site on October 9, 2026. The series names describe lot widths. Builder prices and incentives change weekly, so confirm the current price list with the builder for the home you’re considering.

Is Redbud in Hockley, Tomball, or Cypress?

Redbud’s mailing city is Hockley, ZIP 77447, in unincorporated northwest Harris County. Some records label it differently: the appraisal district lists Section 2 addresses as Tomball and Section 5 as Cypress 77433, and Waller ISD’s zoning tool files Redbud streets under Tomball 77377. None of that changes the county, the school district, or the MUD. Confirm a specific parcel’s record at hcad.org.

What schools serve Redbud?

Redbud is in Waller ISD (TEA 2026 B, 80). Waller ISD’s Infofinder tool, checked October 8, 2026, assigns all four sections to Bryan Lowe Elementary (B, 81), Schultz Junior High (C, 75), and Waller High School (B, 82). Waller ISD’s second high school, Warren Ranch, is scheduled for fall 2028, and its zones haven’t been drawn. Verify the exact address in Waller ISD’s Infofinder before you rely on it.

What is the property tax rate in Redbud?

The 2025 combined rate on the Harris Central Appraisal District roll is $3.391528 per $100, about 3.39 percent: Waller ISD 1.0626, Harris County MUD 535 1.50, the five county units, and two emergency services districts at 0.10 each. As of October 9, 2026, the 2026 total is tracking 3.429067, with MUD 535’s and the Department of Education’s rates still proposed. On a $290,000 home, that’s about $9,800 a year before exemptions and about $8,000 with a homestead for 2025. Confirm per address at hcad.org.

Are Redbud property taxes higher than the rest of Hockley?

Redbud’s bill carries a MUD line on top of the county and school lines: MUD 535’s $1.50 per $100 is about 44 percent of the 2025 total of about 3.39 percent. Across 77447, parcels sit in different MUDs (or none) and different school districts, so line up the actual parcels you’re choosing between instead of leaning on an area average. MUD 535 has proposed adding a debt-service levy for 2026 while keeping its total at $1.50, so the rate is likely to stay high for years. Owner-occupants can claim the $140,000 school homestead exemption plus 20 percent on the county units; my guides to what a MUD district is in Texas and the Texas homestead exemption explain both. Check the exact parcel’s taxing units at hcad.org.

What do homes in Redbud sell for?

Over the 12 months to October 9, 2026, 70 Redbud homes sold at a median of about $289,000, or about $163 per square foot, per HAR MLS, with a median of 58 days on the market. After seller concessions the median was about $275,000. On October 9, 18 homes were active at about $250,000 to $355,000, about three months of inventory. A given home can land well above or below those medians depending on its plan, lot width, and the incentive attached, so check the numbers on the house itself.

What are the Redbud HOA dues and fees at closing?

Dues are $950 a year, paid to the Redbud Community Association, which Inframark manages. At a buyer’s closing, expect a $950 capitalization fee, a $275 transfer fee, and a $375 resale certificate, about $1,600 in all. The title company orders the resale certificate as part of closing, and the contract decides who pays each charge. Verify the current amounts on the resale certificate for the specific home.

Is Redbud in a flood zone?

Mostly no on FEMA’s current map. Most of Redbud is Zone X, FEMA’s minimal-risk area, where lenders don’t require flood insurance. Six Section 1 lots touch Zone AE, the high-risk floodplain with at least a 1 percent chance of flooding each year, at their rear edges along Little Cypress Creek, and all six are covered by a 2025 FEMA Letter of Map Amendment, per my October 9, 2026 lot test. Harris County’s draft MAAPnext maps, which aren’t in effect yet, show 20 lots touching their “High Risk” category. Check the exact address at the FEMA Flood Map Service Center and on the MAAPnext viewer, and get a flood insurance quote for the house.

Do I need my own real estate agent to buy a new Taylor Morrison home in Redbud?

You don’t have to, but most Redbud buyers have one: 55 of 64 buyers from October 2025 through September 2026 had a representing real estate agent, per HAR records. The builder’s sales team works for the builder. Your own real estate agent reviews the builder’s contract, compares quick move-ins and incentives, and negotiates for you. On a new home, many builders require your real estate agent to register you on your first model-home visit, so bring one before you walk in. My guide to whether you need your own real estate agent for new construction in Texas covers the rest. Before you write an offer, confirm the parcel’s taxing units at hcad.org.

Who is a good real estate agent for Redbud?

Look for someone who runs the payment on the full tax stack, including MUD 535, before you compare homes, who can compare the 40s and 45s plans and their quick move-ins side by side, and who checks a south-edge lot on both FEMA’s map and the county’s draft map. I’m Kevan Pewitt, a REALTOR® and the broker-owner of Houston Prime Realty, a Texas real estate broker since 1989, with a 5.0 average across 229 verified HAR client reviews. My guide on how to choose a Realtor lists the questions to ask any real estate agent, and my post on how real estate buyer’s agents get paid in Texas lays out the options. Whoever you hire, have them confirm the parcel’s taxing units at hcad.org before you write an offer.

Questions About Redbud? Send Me a Note

Wondering how a 40s plan compares with a 45s, what the yearly tax bill would be on a quick move-in you’ve toured, or whether a lot near the creek shows up on the flood maps? Send me your question and I’ll answer it myself.