Cypress Creek Lakes Realtor — Your Local Guide to Cypress Creek Lakes, Cypress TX 77433
I’m Kevan Pewitt, a Cypress Creek Lakes real estate agent and REALTOR®, and the broker-owner of Houston Prime Realty. Cypress Creek Lakes is a roughly 1,600-acre master-planned community in Cypress (northwest Harris County, ZIP 77433), built along Fry Road between West Road and US-290 by Mischer Development starting in 2004 — now fully built out and trading entirely as resale, wrapped around more than 100 acres of lakes and fountains and 14-plus miles of trails. This is your guide to the market, the sections, schools, taxes, and flood facts.
Cypress Creek Lakes at a glance
| Location | Cypress / NW Harris County (unincorporated) — along Fry Road between West Road and US-290, just east of the Grand Parkway (SH 99), about 27 miles NW of Downtown |
| Community type | Master-planned, ~1,600 acres, roughly 2,100–2,300 single-family homes in numbered sections; developer Mischer Development (began 2004, built out by roughly the mid-2010s) |
| Median price | Around $595,000 (Redfin, May 2025) at ~$179/sq ft; HAR logged a 2025 median sold price of ~$172.77/sq ft and a median market value near $564,000 |
| Price range | Roughly $415,000 to $758,000 for most homes (HAR 2025), with larger estate homes above that |
| Property tax | ~2.39% combined in Phases I–II (Harris County MUD #374) and ~2.69% in Phase III (MUD #433) — the MUD line is the biggest section-to-section difference |
| HOA dues | $900/year in Phases 1 & 2, $1,155/year in Phase 3, through the Cypress Creek Lakes POA (Crest Management) |
| Seller resale fee | Not published publicly — order the HOA resale certificate through Crest Management to confirm any transfer/resale fee; verify per address |
| Schools | Cypress-Fairbanks ISD — Warner Elementary, Smith Middle, and Cypress Ranch High, all inside or next to the community; verify by address |
| New construction | No — fully built out; the market is entirely resale |
| Flood | Cypress Creek watershed (not the Addicks/Barker pools); the watershed flooded badly in 2016 and Harvey, but the community itself was not among the hardest-hit subdivisions. Confirm the FEMA designation per lot |
| Best for | Buyers who want an established, lake-and-trail-heavy community with on-site Cy-Fair schools, weighing a car-dependent commute, a MUD tax rate that varies by section, and 10–20-year-old homes against brand-new construction |
Figures are point-in-time and vary by section and address — verify before relying. Not legal or tax advice.
Where Cypress Creek Lakes is
Cypress Creek Lakes sits in unincorporated northwest Harris County with a Cypress 77433 address, strung along Fry Road between West Road and US-290 (the Northwest Freeway), just east of the Grand Parkway (SH 99). Its neighbors are names buyers know: Bridgeland is right to the west across the Grand Parkway, and Towne Lake is to the east — but Cypress Creek Lakes is its own community, with its own developer, HOA, and municipal utility districts. Because it’s unincorporated, there’s no city property tax; services come from Harris County, a pair of MUDs, and the HOA.
For getting around, Fry Road feeds you straight to US-290 and the Grand Parkway, with Beltway 8 farther southeast down 290. In typical traffic, Downtown runs about 45–60 minutes (roughly 27 miles), the Energy Corridor is about 30–40 minutes, and the Galleria/Uptown and Texas Medical Center are longer cross-town hauls. Bush Intercontinental (IAH) is about 45 minutes (28–29 miles) and Hobby (HOU) is farther southeast, closer to an hour. This is a car-dependent location — test-drive your actual commute at rush hour before you commit.
Cypress Creek Lakes sits along Fry Road between West Road and US-290, east of the Grand Parkway (SH 99) — between Bridgeland and Towne Lake in Cypress (77433). © OpenStreetMap contributors.
The feel of the area
What defines Cypress Creek Lakes is water. The community is built around more than 100 acres of man-made lakes and fountains, with greenbelts and 14-plus miles of walking and biking trails threading between them, and three to four recreation centers depending on how you count. The lakes are the signature feature and also do real work — they serve as the community’s drainage and detention (Harris County appraisal records describe several reserve tracts as “drainage/detention”). Because build-out finished years ago, the trees have grown in and the amenities are long established rather than promised on a site plan. The rec centers range from a Phase 1/2 center with a splash pad and park overlooking a six-acre lake, to a beach-entry pool with spray features, to a Phase 3 center with a competition-size pool, children’s pool, clubhouse and fitness room, BBQ pavilion, and a staffed welcome center. Every resident has key-fob access to all of them.
Paved trails wrap the lakes and greenways — part of the 14-plus miles that connect the community’s parks and rec centers.
The lakes and fountains are the community’s front door and its stormwater system at once.
Cypress Creek Lakes homes for sale: the stock and the market
Cypress Creek Lakes is single-family detached, in traditional and contemporary/Mediterranean styles, built from about 2004 through the mid-2010s (HAR puts the median build year at 2013). Two-story homes predominate, with some one-story, in brick, stucco, and stone, many with three-car garages and a good number on lakefront lots. Homes run from roughly 1,800 square feet up to 6,000, with most between about 2,700 and 5,500, on lots from around 6,000 to 20,000 square feet (median size near 3,430 square feet, median lot about 9,188, per HAR). The community was built by a deep bench of Houston builders during its development — Perry Homes, Coventry, Newmark, Lennar, Village Builders, Ashton Woods, Highland, Trendmaker, David Weekley, and the Darling Collection by Taylor Morrison in the final phase — but the key thing to know up front is that it’s fully built out now, so the inventory is entirely resale. Buyers set on brand-new construction typically look next door to Bridgeland or to newer communities like Dunham Pointe and Marvida.
As of May 2025, Redfin logged a median sale price around $595,000 — up about 8% year over year — at roughly $179 per square foot, with homes taking a median 31 days on market (up from 12 a year earlier). HAR’s 2025 neighborhood data showed a median sold price near $172.77 per square foot and a median market value around $564,000, with most homes valued roughly $415,000 to $758,000. A local market update (By Jo & Co, May 2025) pegged inventory around 7.4 months, up from 3.2 a year earlier — a real shift toward a balanced market that gives buyers more negotiating room, though well-priced homes still move quickly. Figures are point-in-time — ask me for this week’s numbers in a specific section.
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The phases at a glance
Cypress Creek Lakes is laid out in numbered sections grouped into three development phases, and the phase a home sits in is the single biggest driver of its carrying costs — because each phase is served by a different municipal utility district, and the MUD tax line is where the money is.
| Phase / sections | Build-out | Municipal utility district | HOA dues | Combined tax rate |
| Phases I & II (Sections 1–9) | Built out — resale | Harris County MUD #374 | $900/year | ~2.39% |
| Phase III (Sections 10–26) | Built out — resale | Harris County MUD #433 | $1,155/year | ~2.69% |
On a $560,000 home, that difference works out to roughly $13,400 a year in Phases I–II versus about $15,050 in Phase III before exemptions — around $1,600 a year, driven almost entirely by the MUD. Confirm which MUD serves a specific home at HCAD.org before you rely on any number.
Schools
Cypress Creek Lakes is zoned to Cypress-Fairbanks ISD (Cy-Fair ISD) — one of the largest districts in Texas — which earned an overall “B” (85 out of 100) from the Texas Education Agency for 2025. All three of the community’s campuses sit inside or right next to it: Warner Elementary (10400 Warner Smith Blvd, opened 2007), Smith Middle (10300 Warner Smith Blvd), and Cypress Ranch High (10700 Fry Rd). Cypress Ranch High earned a TEA “A” for 2025, and Warner Elementary rates highly on the aggregators (GreatSchools 9/10; SchoolDigger ranks it among the top few Cy-Fair elementaries) — figures I report as sourced facts, not endorsements. Ratings and campus letter grades are published on txschools.gov.
School zoning is set by the exact property address, and Cy-Fair rezones periodically with boundaries that can run mid-neighborhood, so always confirm a specific home’s campuses at txschools.gov and with Cy-Fair ISD directly before you rely on them. See my Schools page for Cy-Fair campuses with ratings and maps.
Getting around & commute
Cypress Creek Lakes lives off Fry Road, which feeds US-290 and the Grand Parkway (SH 99) within a couple of minutes — so the northwest job centers are reachable and the central ones are a longer haul. In typical traffic: Downtown runs about 45–60 minutes (roughly 27 miles) via US-290; the Energy Corridor is about 30–40 minutes; and the Galleria/Uptown and Texas Medical Center are longer trips, often 45–70 minutes to the Medical Center. METRO runs Park & Ride commuter bus service from the Cypress Park & Ride toward the Northwest Transit Center and Downtown, with onward connections toward the Energy Corridor, but there’s no rail out here, so cars are essential for most trips. Bush Intercontinental (IAH) is about 45 minutes (28–29 miles); Hobby (HOU) is farther southeast, closer to an hour.
Flood risk — what to check before you buy
Cypress Creek Lakes sits in the Cypress Creek watershed in northwest Harris County — not inside the Addicks or Barker reservoir flood pools, which are farther south on Buffalo Bayou. That watershed saw catastrophic flooding during Hurricane Harvey (2017) and significant flooding in the 2016 Tax Day storm, when Cypress Creek set record crests and thousands of homes across the watershed were damaged. Rapid upstream development is widely cited as worsening runoff — the share of developed land in the watershed rose from roughly 18% in 1996 to about 52% by 2018 (Houston-Galveston Area Council figures, via Community Impact).
Within Cypress Creek Lakes specifically, the community was not among the hardest-hit Cy-Fair subdivisions named in post-storm reporting (those were older 1980s–90s neighborhoods like Norchester, Lakewood Forest, and Enchanted Valley), and its engineered drainage and on-site detention lakes were built from 2004 on. Some listings here have carried a “Flood Zone X500” designation (the lower-risk 500-year zone). Even so, flood risk is strictly property-specific. Before you make an offer on any home here, pull its exact flood designation at the FEMA Flood Map Service Center and ask for the property’s flood history — and note that FEMA released updated preliminary Harris County flood maps for comment in early 2026, with floodplains in this watershed expected to expand. I’ll help you check it lot by lot.
Things to do nearby
Inside Cypress Creek Lakes, life clusters around the water and the rec centers — the 100-plus acres of lakes and fountains, the 14-plus miles of trails, the parks and playgrounds, and the pools and splash pads spread across the community’s recreation centers. Beyond the community, the Fry Road and US-290 corridor puts everyday errands minutes away, with H-E-B, Kroger, Target, Costco, and CVS nearby, and a cluster of local spots near the entrance including Local Table, Union Kitchen, L3 Craft Coffee, and Chilosos Taco House. A little farther out you’ve got Houston Premium Outlets off US-290, The Boardwalk at Towne Lake for waterfront dining to the east, and BlackHorse Golf Club with its two 18-hole courses just north.
One of the community’s parks — playground, pavilion, and open green space, with homes framing the street.
Mature shade trees and covered pavilions in one of the neighborhood parks — the grown-in look of a built-out community.
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Is Cypress Creek Lakes the Right Fit?
Its strengths are those of a mature master plan: a big, already-built amenity package (100-plus acres of lakes, 14-plus miles of trails, and three to four rec centers with pools and splash pads), on-site Cy-Fair ISD schools with a TEA “A”-rated high school, direct access to US-290 and the Grand Parkway, and grown-in trees you can’t fake in a new subdivision. The trade-offs are honest: homes mostly date to 2004–2015, so many are 10–20 years old and may want updates a brand-new home wouldn’t; the combined tax rate runs about 2.39% to 2.69% and the Phase III MUD bill is meaningfully higher than Phase I–II, so the section matters; there are HOA costs ($900–$1,155/year, plus any resale fee at closing); the commute to central Houston runs 45–60 minutes with no rail; and because the community is fully built out, buyers who specifically want new construction will need to look next door. If Cypress Creek Lakes sounds like your kind of place — or you’re weighing it against Bridgeland, Towne Lake, or Coles Crossing — that’s exactly the conversation I’m good at. Call or text 281-500-7077 or email kevan@houstonprimerealty.com. We’ll agree on how I represent you and how that’s paid up front, in writing.
Work With a Cypress Creek Lakes Realtor
Whether you’re buying or selling, having a Cypress Creek Lakes Realtor who knows the community — how the MUD and tax picture shifts from Phase I–II to Phase III, how lakefront lots and section age read to the next buyer, and what the built-out resale market is actually doing month to month — saves you money and second-guessing. I’m Kevan Pewitt, REALTOR® and broker-owner of Houston Prime Realty, licensed in Texas since 1989, so the pricing advice you get is grounded in what actually drives value and time on market here. Reach out and I’ll walk you through what’s on the market and what your home is worth.
Quick Answers
Quick Facts About Kevan Pewitt
- Kevan Pewitt is a REALTOR® and real estate agent serving Cypress Creek Lakes in Cypress, and has held a Texas real estate broker license since 1989.
- Kevan Pewitt is the broker-owner of Houston Prime Realty.
- Houston Prime Realty is an independent real estate brokerage based in northwest Houston at the edge of the Cypress area.
- Kevan Pewitt holds the Certified Residential Specialist (CRS) designation.
- Kevan Pewitt has been named a Five Star Professional real estate agent in Texas Monthly for 11 years.
- Clients rate Kevan Pewitt 5.0 out of 5.0 across 229 verified client surveys on HAR.com.
What does a real estate buyer’s agent cost in Cypress Creek Lakes?
It’s negotiable, and it’s agreed in writing before we tour homes. Since the NAR settlement took effect in August 2024, every buyer signs a written representation agreement stating exactly what their real estate buyer’s agent will be paid and by whom. In practice, most Cypress sellers still agree to pay the real estate commission — and if a particular seller won’t assist, the choice is yours as the buyer: factor it into your offer, or move on to another property. I’ll walk you through the numbers before you sign anything.
What ZIP code is Cypress Creek Lakes in?
Cypress Creek Lakes is in 77433, in the Cypress area of unincorporated northwest Harris County, along Fry Road between West Road and US-290.
What school district serves Cypress Creek Lakes?
Cypress-Fairbanks ISD (Cy-Fair ISD) — Warner Elementary, Smith Middle, and Cypress Ranch High, all inside or adjacent to the community. The district earned a TEA “B” (85/100) for 2025 and Cypress Ranch High earned an “A.” Zoning is set by address, so verify the exact campuses at txschools.gov.
What’s the typical home price in Cypress Creek Lakes?
As of May 2025, Redfin logged a median sale price around $595,000 at roughly $179 per square foot; HAR’s 2025 data showed a median sold price near $172.77 per square foot and a median market value around $564,000, with most homes valued roughly $415,000 to $758,000. The market cooled to more balanced through 2025, with days on market rising to about 31.
Did Cypress Creek Lakes flood during Harvey?
The Cypress Creek watershed flooded badly during Harvey (2017) and the 2016 Tax Day storm, but Cypress Creek Lakes was not among the hardest-hit Cy-Fair subdivisions named in post-storm reporting, and its drainage and detention lakes were engineered from 2004 on. Some homes carry a 500-year (X500) flood-zone designation. Risk is property-specific — confirm the exact address’s FEMA flood map designation and flood history before you rely on it.
What are the property taxes in Cypress Creek Lakes?
Roughly 2.39% of value in Phases I–II (served by Harris County MUD #374) and about 2.69% in Phase III (MUD #433), for 2024. The bill combines Cy-Fair ISD ($1.0669 per $100), Harris County entities, Lone Star College, and the MUD — and the MUD line is the biggest section-to-section swing (about $1,600/year on a $560,000 home). Confirm the exact MUD and rate for the address at HCAD.org.
What are the HOA dues, and are there resale fees?
Through the Cypress Creek Lakes POA (managed by Crest Management), annual dues run $900 in Phases 1 & 2 and $1,155 in Phase 3, funding trash service, constable patrols, and access to the rec centers, pools, splash pads, and trails. Any seller-paid transfer or resale fee due at closing isn’t published publicly — order the HOA resale certificate through Crest Management to confirm the exact dues and fees for the specific home.
Is there still new construction in Cypress Creek Lakes?
No. Cypress Creek Lakes is fully built out, so it’s entirely a resale market with no active builders. Buyers wanting new construction typically look to nearby Bridgeland, Dunham Pointe, or Marvida.
Questions About Cypress Creek Lakes? Send Me a Note
Have a question about a specific section, which phase and MUD a home is in, school zoning, or what’s on the market right now? Send me a message and I’ll get back to you personally.