Fairfield Realtor & Real Estate Agent — Your Guide to Fairfield, Cypress TX 77433

Working with a Fairfield REALTOR®

In Fairfield, the village on a home’s legal description sets three things a listing rarely spells out: the tax stack, the elementary school and whether a second homeowners association comes with the house. Two homes a few streets apart can sit in different MUDs, and the 2025 combined rate differs by as much as 0.145 per $100 of value from one stack to another. Before we tour, I pull each home’s appraisal record to confirm its MUD and whether WCID 155 applies, figure the yearly tax at that rate, check the elementary school, and note whether the sale will need one resale certificate or two. The MLS sometimes lists a home under a short name like plain “Fairfield,” so I go by the recorded legal description. The homes sold here in the past year were built from 1988 to 2017, so we look at the roof, HVAC and water heater ages before writing an offer. As one client said about the way I run a search: “He determined what my wants, needs and must-haves were & set up my personal list of homes with email alerts for updates.” — Tere P., buyer, Google.

I work out of my office on Lakeview Haven Drive in northwest Houston and track Fairfield’s sales by village. I’ve been a licensed Texas real estate broker since 1989 and carry the Certified Residential Specialist (CRS) designation. Clients have given me a 5.0 average across 229 verified post-closing surveys on HAR, and Texas Monthly has named me a Five Star Professional for 11 years. To see Fairfield next to the rest of the area, start with my Cypress Realtor guide.

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

Fairfield at a Glance

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

Where Fairfield Is

Fairfield sits north of US-290 (the Northwest Freeway) in northwest Harris County. Every recorded lot is north of the freeway, east of the Grand Parkway (SH 99) and west of Mueschke Road. Along the south edge, the Fairfield Town Center and Houston Premium Outlets sit on commercial land between the homes and the freeway, and the Union Pacific line runs just south of US-290’s main lanes. On the north, the last Fairfield lots back up to Lakes of Fairhaven rather than a road, and Lakepointe lies to the east. Mason Road runs north–south through the middle: Inwood Park, Trails of Fairfield, Lakes of Fairfield and a few Garden Grove and Village West lots are east of it, and the other villages are west. Cypresswood Drive crosses the southern half, all of Village North lies north of Cumberland Ridge Drive, and Schiel Road cuts across the north end.

“Cypress, TX 77433” is the mailing address only. No city is among a Fairfield lot’s taxing units: the community is unincorporated Harris County, inside Houston’s extraterritorial jurisdiction. Harris County, the municipal utility districts, WCID 155 and the homeowners associations provide the services, and Harris County Constable Precinct 4 patrols the community.

Fairfield’s eight villages, each outlined in red from the Harris Central Appraisal District’s lot records. Lots: HCAD. Basemap © OpenStreetMap contributors.

Eight Villages, Five Tax Stacks: How Fairfield Is Organized

Fairfield is eight recorded villages in 76 sections, all under the master Fairfield Village Community Association. Here, “village” refers to the name on a home’s legal description, such as Village North or Inwood Park, and it sets the tax stack, the elementary school and, in most villages, a second neighborhood association. Lot counts are from the appraisal district’s 2026 roll; districts are from the state’s water-district map, checked against eight appraisal records; schools are from Cy-Fair ISD’s 2026-27 zone locator. All were checked October 17, 2026:

Every village goes on to Salyards Middle School and Bridgeland High School. About 54 lots sit on a district edge on the state’s map, so the stack for any one house comes from its own appraisal record. Inframark operates all four MUDs.

The Feel of the Area

Fairfield’s shared amenities sit in several villages. The Fairfield Athletic Club at 16055 Mason Road has a weight room, a full-size gym, six lighted tennis courts (two striped for four pickleball courts) and a heated pool open year-round for lap swim, and it houses the HOA office. Six community pools serve the villages: Lakeside Trails, the Athletic Club, Garden Grove, Bradford Creek, Inwood Park and Central Park. Two splash pads, Central and North Park, are open April 1 through October 31. Walking paths circle the community lakes, and the MUDs keep motorized vehicles off the channels and detention ponds.

One of Fairfield’s community lakes, with homes across the water.

One of Fairfield’s six community pool sites.

Fairfield Homes for Sale and What They’re Selling For

Fairfield is all detached single-family homes. The 221 sold over the past year were built from 1988 to 2017 (median 2002) and ran from about 1,400 to 6,300 square feet, with a median near 2,600, on lots of about 0.12 to 0.59 acre (median about 0.18 acre). The median home had four bedrooms. Across all 5,572 recorded lots, the lot outlines run from about 4,800 square feet to about 1.4 acres. No builder is selling here, and there are no model homes.

I pulled Fairfield’s HAR MLS figures on October 17, 2026, across all eight villages. Over the prior 12 months, 221 sales closed, with a median price of about $400,000 (about $390,000 net of seller concessions), about $157 per square foot, and a median 21 days on the market (33 days counting any earlier listing of the same house). The typical home sold for about 98 percent of its asking price, and sales ranged from the low $100,000s to just under $1.4 million. On October 17 there were 60 active listings, asking from the high $200,000s to the mid $900,000s (median about $407,000), and 16 more were under contract. At the past year’s pace, that’s a little over 3 months of inventory. Village, lot, size and condition push individual homes well away from those medians, so I set a price from recent sales in the same village and a similar size. Because Texas is a non-disclosure state, I report only rounded medians, ranges and counts here, never one home’s sale price.

Featured Fairfield Homes For Sale

$485,000 Active

16603 Radiant Lilac Trail Cypress, Texas

4 Beds 4 Baths 2,796 SqFt 0.206 Acres

$385,000 Active

16706 Curio Gray Trail Cypress, Texas

2 Beds 2 Baths 2,376 SqFt 0.155 Acres

$438,000 Active

20818 Autumn Redwood Way Cypress, Texas

3 Beds 2 Baths 2,556 SqFt 0.201 Acres

$844,999 Active

21114 W Kelsey Creek Trail Cypress, Texas

4 Beds 5 Baths 3,990 SqFt 0.325 Acres

$595,000 Active

15730 Lake Loop Drive Cypress, Texas

4 Beds 4 Baths 3,562 SqFt 0.245 Acres

$290,000 Active

15010 Chestnut Falls Drive Cypress, Texas

3 Beds 3 Baths 2,552 SqFt 0.176 Acres

See all Fairfield homes for sale →

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What It Costs to Own in Fairfield

Property taxes. Every Fairfield lot pays Cy-Fair ISD, Harris County, the Harris County Flood Control District, the Port of Houston Authority, Harris Health, the Harris County Department of Education, Lone Star College and Harris County ESD 9 (Cy-Fair Fire). Those shared units total 1.840659 per $100 for 2025. On top of that, each lot pays one of four municipal utility districts, and most also pay Harris County WCID 155. That makes five stacks. 2025 adopted rates per $100 of value, from the appraisal district’s records, the Harris County Tax Office and each district’s notices, as of October 17, 2026:

Estimated yearly tax on a $400,000 home (close to the median sale price), using 2025 adopted rates and rounded to the nearest $100:

With a homestead exemption, Cy-Fair ISD exempts $140,000 plus 20 percent of the value, the Harris County units exempt 20 percent, Lone Star College 8 percent, ESD 9 10 percent and WCID 155 16 percent; the MUDs have no general homestead exemption. An owner 65 or older gets a larger school exemption, and the school tax on that homestead is then capped at the year the owner qualifies. The 2026 rates aren’t final yet. Cy-Fair ISD’s school rate depends on Proposition A in the November 3, 2026 election: if it passes, the school rate is 1.156900, 9 cents per $100 above 2025 on every stack. MUD 322 hadn’t proposed a 2026 rate as of October 17; MUD 354 has proposed keeping 0.275000, MUD 396 has proposed 0.375200, MUD 397 has proposed 0.430000 and WCID 155 has proposed keeping 0.098500, with hearings October 19 and 26, 2026. Harris County, its flood control district, the Port of Houston Authority, Harris Health and ESD 9 have adopted 2026 rates; the Department of Education’s and Lone Star College’s weren’t confirmed as of October 17. Each MUD and WCID 155 bills separately through its tax assessor. For more background, see my Texas homestead exemption guide and how MUD districts work in Texas. Look the parcel up at hcad.org before you rely on any figure here. This is general information, not tax advice.

HOA. Every Fairfield home belongs to the Fairfield Village Community Association, and most villages also have a neighborhood association: Fairfield Central (most of Village West, plus Garden Grove and Chappell Ridge), Fairfield Village South (Village North and Village South), Trails of Fairfield, Lakes of Fairfield and Fairfield Inwood Park. FirstService Residential manages all of them except Inwood Park, which Crest Management manages. Neither layer publishes its assessment on a public page. On the 60 active listings on October 17, 2026, real estate listing agents entered annual dues of about $700 to $1,300 in most villages, usually as one combined figure. The recorded management certificates list a $340 transfer fee for each FirstService association and $295 for Inwood Park, plus a $375 resale certificate, so a home in two associations can carry two sets of fees at closing. Who pays them isn’t set by the certificates; that’s decided in your sales contract and the TREC HOA addendum. On a resale, the title company orders the resale certificates during closing, and they show that home’s current dues.

Fairfield Schools

The Texas Education Agency rated Cy-Fair ISD a B (86) for 2026. On October 17, 2026, Cy-Fair ISD’s 2026-27 zone locator was tested at three lots in each of Fairfield’s 76 sections, and every point returned the same middle and high school:

For 2026-27, no Fairfield section tested is zoned to Cypress Ranch High School. Cy-Fair ISD also offers magnet, choice and career-and-technical programs and an annual transfer window. Cy-Fair ISD redraws attendance zones from time to time, so check a home’s campuses with Cy-Fair ISD and this year’s ratings at txschools.gov. My Schools page has a page for each campus with its rating and a map.

Getting Around & Commute

US-290 runs along the south edge, and the Grand Parkway (SH 99) meets it about 6 miles from the middle of the community. These are Google Maps’ typical-traffic ranges from a point inside Fairfield, for Tuesday, October 20, 2026:

Bush Intercontinental is 34 to 40 miles away depending on the route Google picks (30 to 45 minutes at 11 AM), and Hobby is about 42 miles (45 minutes to 1 hour 5 minutes at 11 AM). Commuter buses to Downtown leave from METRO’s Cypress Park & Ride on the US-290 frontage, with schedules at ridemetro.org. The Union Pacific line runs south of the freeway, so these routes don’t cross it at grade; the nearest public at-grade crossing is on Mason Road, just south of US-290. Before you commit to a house, try your own commute once at rush hour.

Flood Risk — What to Check Before You Buy

Zone A, which includes Zone AE, is FEMA’s high-risk floodplain, often called the 100-year floodplain: land with at least a 1 percent chance of flooding in any year, where a federally regulated or insured lender requires flood insurance. Zone X is FEMA’s minimal-risk area, where flood insurance is optional but available, and a home outside the mapped floodplain can still flood. The shaded part of Zone X marks a 0.2 percent annual chance of flooding, sometimes called the 500-year floodplain.

Every one of Fairfield’s 5,572 recorded lots was checked against FEMA’s effective flood maps on October 17, 2026. Not one touches Zone A, Zone AE or the regulatory floodway (the channel and adjoining land that must stay clear to carry floodwater). Twenty-four lots touch the shaded Zone X, 21 in Inwood Park Section 4 and 3 in Section 1, and the rest are in unshaded Zone X. The lots fall on four FEMA map panels: 48201C0195N and 48201C0385N, effective November 15, 2019; 48201C0215L, effective June 18, 2007; and 48201C0405M, effective October 16, 2013.

Every lot drains to Cypress Creek, through the Dry Creek–Cypress Creek and Little Cypress Creek watersheds. No lot is in the Addicks or Barker reservoir watershed: the nearest edge of the Addicks watershed is about 3 miles south of the lots, and the Addicks dam is about 16 miles away in a straight line. No public report, county record or FEMA filing that names flooded Fairfield homes turned up in my research, and I didn’t see flooded homes in Fairfield after the 2016 Tax Day storm or Hurricane Harvey in 2017, though that’s my own observation, not a survey of every house. Because risk varies from one property to the next, check the address in FEMA’s Flood Map Service Center, read the seller’s disclosure and any elevation certificate, ask for the home’s flood-claims history, and get a flood insurance quote even in Zone X.

Things to Do Nearby

Inside Fairfield, most of the recreation centers on the Athletic Club’s courts, gym and year-round pool, the six community pools, the Central and North Park splash pads, and the paths around the lakes. Bradford Creek Clubhouse on Fairfield Green Circle and Lakeside Trails Clubhouse on Country Fair Lane are where the MUD boards meet.

A lakeside walking path in Fairfield.

For shopping, Fairfield Town Center and Houston Premium Outlets, at Hempstead Road and Fairfield Place Drive, sit right at the community’s US-290 edge. Houston Methodist Cypress Hospital on the Northwest Freeway is about 6 miles by road. Elsewhere in Cypress, I’ve written up Cypress Top Historic Park, Telge Park and John Paul Landing Park.

Is Fairfield the Right Fit?

Fairfield fits a buyer who wants a finished master plan with an athletic club, six community pools, lakes and trails, a resale home (those sold in the past year were built from 1988 to 2017) at a median of about $400,000, and the same middle and high school across all eight villages. With a little over 3 months of inventory, there’s time to compare villages before you choose.

Things to plan for: the village sets the tax stack, and the 2025 combined rate runs from 2.214159 to 2.359159 percent, with the 2026 school rate waiting on the November 3 election. Most homes pay both a master and a neighborhood association, so a sale can carry two transfer fees and two resale certificates. Many homes have original or second-generation roofs, HVAC systems and water heaters, so plan a careful inspection. Downtown runs 45 minutes to 1 hour 25 minutes at 7:30 AM, and the Cypress Park & Ride is about 5 miles away. There’s no new construction, and although no lot touches FEMA’s high-risk zones, drainage still varies by lot.

To compare other Cypress communities, I’ve also written guides to Bridgeland, Towne Lake and Coles Crossing.

Setting Up Utilities in Fairfield

Utility setup in Fairfield depends a little on which village your home is in, because the community is split among four water districts and a few neighborhood associations. Here’s how it works.

Water, sewer & trash. Your home is in one of four Fairfield municipal utility districts — Harris County MUD 322, 354, 396 or 397 — and all four are operated by Inframark (fairfieldmuds.org). Village North is MUD 396, Village South is MUD 397, and the other villages are MUD 322 or 354 (a few lots on district edges differ); your home’s record at hcad.org shows which one. You start service through Inframark with an application fee and a deposit that depends on the district, and you pay online at the Inframark customer portal. Trash and recycling are collected by Best Trash (best-trash.com) under the districts’ contract and appear on your water bill, so there’s no separate trash account; pickup days are on the districts’ trash page (recycling day depends on which side of Mason Road you’re on).

Electricity (you choose your provider). Fairfield is in the deregulated Texas market, so you pick your own retail electric provider at the state’s official marketplace, PowerToChoose.org. CenterPoint Energy (centerpointenergy.com) owns the wires and meter, so that’s who you call about an outage no matter whose name is on your bill. Set up your plan before closing so the power is on in your name when you get the keys.

Natural gas. CenterPoint Energy (centerpointenergy.com) is Fairfield’s gas utility. It’s regulated, so there’s nothing to shop — you just open an account. Check the gas meter or the seller’s last bill to confirm the home has gas service before you set it up.

Internet & TV. When I checked sample addresses in three Fairfield villages on the FCC National Broadband Map in October 2026, AT&T Fiber and Xfinity cable were listed at each one, along with Verizon’s fixed-wireless home internet and satellite service from Starlink, Viasat and HughesNet. Providers and speeds vary street to street, so look up your exact address at broadbandmap.fcc.gov and confirm with the provider before you schedule an install.

HOA. Every home belongs to the Fairfield Village Community Association, and most villages also have a neighborhood association: Fairfield Central (most of Village West, plus Garden Grove and Chappell Ridge), Fairfield Village South (Village North and Village South), Trails of Fairfield, Lakes of Fairfield, and Fairfield Inwood Park. FirstService Residential (fsresidential.com) manages all of them except Inwood Park, which is managed by Crest Management (crest-management.com). Residents reach the master association through its resident portal. Because a home can be in two associations, a sale can involve two resale certificates and two transfer fees; each association’s recorded fees are on its management certificate at hoa.texas.gov, and your closing documents show the exact dues for your village. The Fairfield Athletic Club on Mason Road is the community’s main amenity center.

After you close. File your homestead exemption with the Harris Central Appraisal District at hcad.org. It’s free, and you never need to pay a third party to do it. Property taxes arrive as more than one bill: the Harris County Tax Office collects the county taxes, the Cy-Fair ISD Tax Office collects the school tax, and your MUD’s tax comes from its tax assessor, linked from each district’s page on fairfieldmuds.org. Fire and EMS service comes from the Cy-Fair Fire Department (Harris County ESD 9).

Utility 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 17, 2026. Not legal or tax advice.

Quick Answers

What are the property taxes in Fairfield?

It depends on the village. The 2025 adopted combined rate runs from 2.214159 percent (Village West, Trails, Lakes, and parts of Inwood Park and Garden Grove) to 2.359159 percent (most of Village South), across five combinations of MUD and WCID 155. On a $400,000 home, that’s about $8,900 to $9,400 a year with no exemptions, or about $5,900 to $6,500 with a homestead exemption. The 2026 school rate depends on Cy-Fair ISD’s November 3, 2026 election, and the MUD rate hearings run October 19 and 26. There’s no city tax. The parcel’s record at hcad.org lists its exact taxing units and rates.

What school district and schools serve Fairfield?

Cy-Fair ISD, rated B (86) by the Texas Education Agency for 2026. For 2026-27, every Fairfield section is zoned to Salyards Middle School, A (93), and Bridgeland High School, A (93). The elementary depends on the section: Ault (B, 87), Keith (A, 92) or Swenke (A, 93). Confirm the address with Cy-Fair ISD before you count on it.

Is Fairfield in the City of Houston?

No. Fairfield is outside every city’s limits: it’s unincorporated Harris County within Houston’s extraterritorial jurisdiction and uses Cypress 77433 mailing addresses, so HCAD’s records show no city tax. Harris County, the MUDs, WCID 155 and the homeowners associations provide the services. A parcel’s taxing units on hcad.org confirm it.

What are the HOA dues in Fairfield, and what are the fees at closing?

Neither the master Fairfield Village Community Association nor the neighborhood associations publish their assessments publicly. Listings in October 2026 showed about $700 to $1,300 a year in most villages, as entered by real estate listing agents. The recorded management certificates list a $340 transfer fee for each FirstService association ($295 for Inwood Park) and a $375 resale certificate, so a home in two associations can carry two sets of fees. Your sales contract decides who pays them, and the title company orders the resale certificates, which show that home’s current dues.

Is Fairfield in a flood zone?

On FEMA’s effective maps (checked October 17, 2026), none of Fairfield’s 5,572 recorded lots touches Zone A, Zone AE or the floodway. Zone A, which includes Zone AE, is FEMA’s high-risk floodplain (at least a 1 percent annual chance of flooding, often called the 100-year floodplain, where a federally regulated or insured lender requires flood insurance). The lots are in Zone X, FEMA’s minimal-risk area, where flood insurance is optional but available and a home can still flood, and 24 Inwood Park lots touch its shaded 0.2 percent part. Every lot drains to Cypress Creek, outside the Addicks and Barker reservoir watersheds. For a specific home, check FEMA’s Flood Map Service Center and ask the seller for its flood-claims history.

Did Fairfield flood during Hurricane Harvey?

No public report, county record or FEMA filing that names flooded Fairfield homes turned up in my research, and I didn’t see flooded homes in Fairfield after Harvey or the 2016 Tax Day storm, which is my own observation rather than a house-by-house check. No Fairfield lot touches FEMA’s high-risk zones, and the community is outside the Addicks and Barker reservoir watersheds. Flood history is specific to each home, so ask the seller for its flood-claims history and check the address in FEMA’s Flood Map Service Center.

What do homes in Fairfield sell for?

HAR MLS shows 221 sales in the 12 months through October 17, 2026, with a median of about $400,000 (about $157 per square foot), a median of 21 days on market, and a typical sale at about 98 percent of list price. Sales ranged from the low $100,000s to just under $1.4 million. As of October 17, 60 homes were listed (median asking price about $407,000), a little over 3 months of supply. Any one home can land well above or below those figures depending on its village, size and condition, so compare it with recent sales in the same village.

Is there new construction in Fairfield?

No. 5,519 of the 5,572 recorded lots have a home, and the newest homes sold in the 12 months to October 17, 2026 were built in 2017, so every sale is a resale and no builder is active. Look up a home’s year built on hcad.org.

What does a real estate buyer’s agent cost in Fairfield?

It’s negotiable, and it’s set in writing before we tour homes: Texas requires a written buyer representation agreement before a real estate agent shows you a home, and it states what your real estate buyer’s agent will be paid. I’ve never had a buyer client pay it themselves. It has been covered by the seller, either in the listing or as a concession we negotiated in the offer. The only time a buyer would pay it is if you decide to buy a home where the seller won’t contribute. Sellers sometimes negotiate this point or change their position along the way, so you’ll know exactly where it stands before any purchase contract is executed, and whether to sign is always your decision. I’ll walk you through the numbers before you sign anything, and the full rules are in how real estate buyer’s agents get paid in Texas.

Who is a good real estate agent for Fairfield?

Look for a real estate agent who confirms a home’s village from its legal description, figures the tax bill from that parcel’s own MUD and WCID line, and checks whether the sale needs one resale certificate or two before you close. 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, and how real estate buyer’s agents get paid in Texas explains how that pay is handled. Before any offer, ask whoever you choose to show you the parcel’s taxing units on hcad.org.

Questions About Fairfield? Send Me a Note

Not sure which village a Fairfield home sits in, how its taxes would add up, or how many associations come with it? Send it to me here, and I’ll answer it myself.