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

Towne Lake at a Glance

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

Where Towne Lake Is

Towne Lake’s recorded lots run about 4 miles north to south and about a mile east to west. Barker Cypress Road is the east edge, with the community on its west side, and The Boardwalk at Towne Lake sits at Barker Cypress and Tuckerton Road. Mound Road is the north edge, with the Union Pacific line and US-290 just beyond it, and West Road is the south edge near Greenhouse Road. The west side runs along Greenhouse Road and Cypress North Houston Road, where The Greene and Sections 40 and 44 sit. The newest sections, 64 through 66, are still finishing.

Every parcel carries a Cypress 77433 address, and the community is unincorporated. The MUDs’ notices to purchasers place each district in the City of Houston’s extraterritorial jurisdiction under a strategic partnership agreement, so there’s no City of Houston property tax. Harris County, six MUDs, the Cy-Fair Fire Department’s emergency services district and the HOA provide the services.

Towne Lake’s recorded plats, outlined in red, including the lake, reserves and commercial tracts. Plats: Harris Central Appraisal District. Basemap © OpenStreetMap contributors.

Six MUDs, Six Tax Stacks: Who Taxes and Serves Towne Lake

Towne Lake is one HOA, but its lots sit in six different municipal utility districts, and the district on a home’s appraisal record sets both its water provider and its tax rate. I checked every recorded lot against the TCEQ water-district map and sampled appraisal district records in MUDs 172, 501, 502 and 165 on October 12, 2026:

MUD 500 is the master district. It builds the regional water, sewer, drainage and lake facilities and taxes only its own small internal district. Homes in MUDs 501, 502 and 503 pay their share of that regional system through a contract-tax line inside their own district’s rate. The regional system’s contract revenue bonds are authorized up to $1.17 billion, per the MUD 500, 501 and 503 notices.

Bonds issued so far, per each district’s notice to purchaser: MUD 501 has issued $38.4 million of $268.3 million authorized, MUD 502 $45.8 million of $257.7 million, and MUD 503 $20.2 million of $176.2 million. MUD 165’s figures are district-wide: $359.1 million issued of $724.1 million authorized for water, sewer, drainage and flood control. For MUD 172’s bond figures, check its notice to purchaser.

About 60 lots sit just outside the mapped district outlines and about 36 sit on a district line, mostly in Sections 4, 17, 23, 25, 40 and 44. For those, the Harris Central Appraisal District record settles which MUD bills the lot, so I pull it before I run a payment.

The Feel of the Area

Life in Towne Lake centers on the 300-acre lake, with boating, fishing and paddling, boat docks and ramps, a marina, fishing piers, and trails that connect the sections. The Boardwalk at Towne Lake, about 181,000 square feet of waterfront shops and restaurants on Barker Cypress Road, can be reached by car or by boat, and Walk-On’s and La La Land Cafe opened there in June 2026. The HOA’s Lakehouse on Towne Lake Parkway holds the association office, fitness and event space, and the amenities also include a waterpark, Lakeside Park and Puckett Island, a small island out on the lake. The Heritage, the age-55-and-older section, has its own clubhouse, The Lodge.

The Boardwalk at Towne Lake — waterfront shops and dining you can reach by car or by boat.

The 300-acre lake and one of its islands, seen from a lakeside trail.

Towne Lake Homes for Sale and What They’re Selling For

Most Towne Lake homes are detached single-family houses, from interior streets to custom lakefront and canal homes, plus the age-55-and-older Heritage. The homes sold over the past year were built from 2007 to 2026 (median 2018) and ran from about 1,600 to 6,900 square feet, with a median of about 3,300, on lots from about 2,000 square feet up to 0.6 acre (median about 0.21 acre). The community is essentially built out, so almost every sale is a resale. The remaining new homes come from Caldwell Homes, whose Heritage plans were listed at about $450,000 to $475,000 for 1,918 to 2,179 square feet; Partners in Building, with a showcase home from the $1.2 millions; and five custom builders, each listed “from the $900s”: Bavaria Builders, Braziel Building Group, Brickland Custom Homes, Jamestown Estate Homes and William David Homes. That roster comes from the developer’s builders page on October 12, 2026, and builders reprice often, so confirm with each one.

I pulled the HAR MLS numbers for Towne Lake on October 12, 2026. Over the previous 12 months, 176 homes closed at a median of about $661,000, about $201 per square foot, and a median of 26 days on the market (46 days counting earlier listings of the same home). Closed prices ran from the low $300,000s to just over $2.5 million, and the median sale came in at 97.8 percent of the list price. As of October 12, the MLS showed 71 active listings priced from the mid $300,000s to about $2.95 million (median list about $670,000), with 12 more under contract. At the past year’s pace, that’s about 5 months of supply. Lakefront and custom homes sell well above the median, so I compare a home with recent sales in its own section. Texas doesn’t require sale prices to be disclosed, so the figures here are rounded medians, ranges and counts, with no single home’s price.

Featured Towne Lake Homes For Sale

$438,000 Active

19219 E Cibolo Creek Court Cypress, Texas

2 Beds 2 Baths 2,232 SqFt 0.162 Acres

$1,115,000 Active

17922 Wichita River Way Cypress, Texas

5 Beds 6 Baths 4,737 SqFt 0.226 Acres

$600,000 Active

19310 Val Verde Springs Court Cypress, Texas

3 Beds 3 Baths 3,145 SqFt 0.193 Acres

$975,000 Active

11003 Avery Arbor Lane Cypress, Texas

4 Beds 6 Baths 4,428 SqFt 0.213 Acres

$465,000 Active

18334 Midnight Stone Lane Cypress, Texas

4 Beds 3 Baths 2,565 SqFt 0.124 Acres

$560,000 Active

9234 E Canyon Lake Springs Drive Cypress, Texas

3 Beds 3 Baths 2,628 SqFt 0.19 Acres

See all Towne Lake homes for sale →

Prefer to search on your phone? The free Houston Prime Realty app runs on a live Houston MLS feed, so you can map Towne Lake listings, save the homes you like, and hear about a new one as soon as it posts. Download the free app →

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What It Costs to Own in Towne Lake

Property taxes. Every Towne Lake lot pays the same school, county, college and fire rates; the MUD line is what changes from section to section. These are the rates per $100 of value from the Harris County Tax Office table and appraisal district records, as of October 12, 2026:

Add the MUD’s rate to that subtotal. None of the six districts had adopted a 2026 rate on October 12, so these use each MUD’s 2025 rate (MUD 172 has proposed 0.60 for 2026 and MUD 500 0.82). The dollar figures are at $661,000, the 12-month median sale price, rounded to the nearest $100:

If Proposition A fails, Cy-Fair ISD’s 2026 rate drops to 1.043996, which takes 0.112904 off every combined rate. With a homestead exemption, Cy-Fair ISD exempts 20 percent of the value plus $140,000, owners 65 or older or with a disability get another $75,000 off, and the over-65 school tax is frozen at the first qualifying year. The Harris County units each tax 20 percent less, Lone Star College 8 percent, ESD 9 10 percent, MUD 501 5 percent and MUD 165 10 percent. MUD 502 gives no general homestead exemption, and the MUD 172 and 503 figures above apply no MUD exemption, so ask those districts about theirs. Expect separate bills from the Harris County Tax Office, Cy-Fair ISD’s tax office and your MUD’s collector. For more, see my Texas homestead exemption guide and how MUD districts work in Texas. Pull the parcel up at hcad.org before you count on these numbers. This is general information, not tax advice.

HOA. Every home belongs to the Towne Lake Community Association, Inc., which CCMC manages from The Lakehouse. The association’s 2026 management certificate (filed with the Harris County Clerk on May 18, 2026) sets the annual maintenance charge at $2,184, and the dues fund the Lakehouse, pools and waterpark, lake access, trails and parks, common-area upkeep and community events. When you buy a resale, the certificate names the buyer as the payer of a Reserve Assessment equal to the annual charge ($2,184 for 2026) and a Foundation Fee of up to 0.50 percent of the price, which goes to the Towne Lake Community Services Foundation (0.25 percent on a builder sale). At the median price, those two come to about $5,500. The certificate also lists a $375 resale disclosure and estoppel fee, and the administrative fee is $0 for 2026.

Two sections add their own association. Lakeshore (Sections 40 and 44) is managed by Crest Management; its 2025 certificate lists a $295 transfer fee, a $375 resale certificate and a Lakeshore Reserve Assessment paid by the buyer of at least half the annual charge ($769 for 2025), on top of the master fees. Northshore (Section 63) is managed by CCMC; its 2022 certificate lists a Reserve Assessment equal to its annual charge and the same Foundation Fee, so confirm its current fees. On a resale, the title company orders the resale certificate as part of closing; for any fee the certificates don’t assign, your contract and the TREC HOA addendum decide who pays.

Towne Lake Schools

The Texas Education Agency rated Cypress-Fairbanks ISD a B (86) for 2026. On October 12, 2026, Cy-Fair ISD’s 2026-27 school zone locator was checked at three points inside each of Towne Lake’s 69 recorded sections. Every section goes to Anthony Middle and Cypress Ranch High, and the elementary depends on the section:

Cy-Fair ISD also runs district-wide academies and choice programs. Districts redraw zones, so before you count on a campus, check the exact address in Cy-Fair ISD’s school zone locator and the current ratings at txschools.gov. My Schools page has every Cy-Fair campus with ratings and maps.

Getting Around & Commute

US-290 runs just north of Towne Lake, the Grand Parkway (SH 99, tolled) is reached to the west by way of Tuckerton Road, and Beltway 8 (tolled) is east down US-290. Google Maps gave these typical-traffic ranges for leaving a point near the middle of the community on Tuesday, October 13, 2026 (checked October 12):

Bush Intercontinental Airport is about 29 miles (30 to 50 minutes at 11 AM) and Hobby Airport about 37 miles (45 minutes to 1 hour 5 minutes at 11 AM; 55 minutes to 1 hour 50 minutes at 7:30 AM). METRO’s Cypress Park & Ride on the US-290 frontage road runs Routes 217 and 219 to Downtown. None of the routes in the table crosses the railroad at grade, and Barker Cypress Road passes under the Union Pacific tracks; Fry Road and House-Hahl Road, north of Towne Lake, do cross at grade. The Greenhouse Road underpass beneath the tracks to US-290, a MUD 500 project, broke ground on May 19, 2026 and is scheduled to run to late 2029 or early 2030. Before you buy, drive the route once at the hour you’d leave for work.

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: the land has at least a 1 percent chance of flooding in any year, and a federally regulated or insured lender requires flood insurance on a home there. 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.

On October 12, 2026, all 4,312 recorded lots were tested against FEMA’s effective maps (panels 48201C0405M and 48201C0410M, effective October 16, 2013, and 48201C0415N and 48201C0420P, effective November 15, 2019). 266 lots touch Zone AE, and 212 of them are at least half inside it, mostly in Sections 61 (72 lots), 66 (84), 55 (39), 52 (27) and 53 (24), with a few in Greene Sections 2 and 4 and Sections 56, 57 and 64. No lot touches unnumbered Zone A or the regulatory floodway (the channel and nearby land that must stay open to carry floodwater); those areas fall in reserves and channels. Since those maps took effect, FEMA has issued letters (LOMR-Fs) removing many lots from the floodplain, including parts of Sections 52, 53, 55, 56, 57, 61, 64 and 66 and Greene Sections 1 and 2. A lot drawn in Zone AE may already be out by letter, so ask for the letter and any elevation certificate.

About three-quarters of the lots, 3,298, drain to Langham Creek in the Addicks Reservoir watershed, and the other 1,014 drain to the Cypress Creek watershed. The Addicks dam is about 11 miles away and the Barker dam about 12 miles. The lake and detention ponds are part of MUD 500’s regional drainage system. Towne Lake’s official Hurricane Harvey update says no homes in Towne Lake flooded. For a specific home, check the address in FEMA’s Flood Map Service Center and in the Harris County Flood Control District’s MAAPnext draft viewer, which shows the county’s proposed new maps. Read the seller’s disclosure and get a flood insurance quote for the house, whatever its zone.

Things to Do Nearby

Inside Towne Lake, the lake is the hub, with boating, fishing, skiing and tubing, kayaking and paddleboarding, and the waterpark adds a lazy river and a sandy beach.

A private covered boat dock on Towne Lake.

The lake and its shoreline homes — the center of daily life in Towne Lake.

A short drive away, a Kroger Marketplace sits on the community’s edge, with H-E-B and a Walmart Neighborhood Market about 2 miles away and Houston Premium Outlets north on US-290. Blackhorse Golf Club and Houston National Golf Club sit on either side of the community. For public parkland, John Paul Landing Park is on West Road, Deputy Darren Goforth Park is on Barker Cypress at West Road, and Richard & Meg Weekley Park is on Greenhouse Road. HCA Houston Healthcare North Cypress on US-290 and Houston Methodist Cypress Hospital also serve the area.

Is Towne Lake the Right Fit?

Towne Lake makes sense if you want a community organized around a 300-acre lake, with the Boardwalk’s restaurants, the Lakehouse, a waterpark and trails close to home, homes built since 2007, and Cy-Fair ISD campuses that TEA rated A for 2026. The homes run from interior streets to custom lakefront and canal homes, plus the age-55-and-older Heritage, and about 5 months of supply gives buyers time to compare.

Things to plan for: the combined tax rate depends on which of six MUDs serves the lot, from 2.563968 to 3.483968 percent for 2026 as of October 12, and Cy-Fair ISD’s 2026 rate depends on the November 3 Proposition A vote. The HOA’s transfer fees at closing fall on the buyer, with more in Lakeshore and Northshore. Downtown Houston is about 27 miles away, and a 7:30 AM trip can take well over an hour. The Greenhouse Road underpass work runs to about 2030. Some lakeside and creekside lots touch Zone AE on FEMA’s maps, so check each lot’s status and any FEMA letter.

To compare nearby, I’ve also written guides to Bridgeland, Cypress Creek Lakes, Coles Crossing and Fairfield.

Work With a Towne Lake Realtor

A Towne Lake tax bill turns on which of six MUDs a lot sits in, and at the same price a MUD 172 home and a MUD 503 home are about $6,000 a year apart with a homestead. So before we tour, I pull the appraisal district record for each address and run the payment with that lot’s own MUD rate, the Reserve Assessment and the Foundation Fee in the closing estimate. On a lakefront or canal home, I read the lot’s dock rights and the HOA’s lake rules with you before we write an offer. On a Towne Lake new home purchase, I register you with the builder at your first model-home visit and weigh any incentive against the base price and lot premium. One buyer put it this way: “Kevan was very knowledgeable and was able to competently answer all questions that I had. We mapped out a plan and executed. Really pleasant experience.” — Tyrone B., buyer, Google.

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. As a Cypress Realtor, I follow the market in every section of Towne Lake. If you’re heading to a model home, start with whether you need your own real estate agent for new construction in Texas.

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

Setting Up Utilities in Towne Lake

Towne Lake is one master-planned community, but it sits in several water districts, so a few of these depend on your exact section. Your HCAD record (hcad.org) lists your MUD. As of October 2026:

Water, sewer & trash. Most of Towne Lake is in Harris County MUD 501, 502 or 503, all operated by Inframark — find your district’s page and start-service application at inframark.com (swap in 502 or 503). Sections 1–4, 6, 11, 12 and Greene 5 are in Harris County MUD 172, operated by H2O Consulting (hcmud172.com/water), and Greene 1–4 are in Harris County MUD 165. Trash comes through your MUD: Texas Pride Disposal in MUD 501 (hcmud501.org), Waste Management in MUD 502 (hcmud502.org/trash), and Best Trash in MUDs 172 and 503 (hcmud172.com/trash). MUDs 501–503 ask for a deposit and an application fee when you start service.

Electricity: you choose your provider. Cypress is in the deregulated Texas market, so you pick your own retail electric provider at PowerToChoose.org. The wires and meters belong to CenterPoint Energy (centerpointenergy.com), and that’s who you call about an outage.

Natural gas. Gas service is regulated, so there’s no shopping: CenterPoint Energy serves Towne Lake, and you start or stop service at centerpointenergy.com. Check your listing or the meter to confirm the home has gas.

Internet & TV. Coverage varies block to block. Check what’s actually available at your address on the FCC National Broadband Map (broadbandmap.fcc.gov) and each provider’s own address checker before you count on fiber.

HOA. Towne Lake is governed by Towne Lake Community Association, Inc., managed by CCMC, with its office at The Lakehouse (townelakelife.com). Lakeshore (Sections 40 and 44) adds its own association, managed by Crest Management (crest-management.com), and Northshore (Section 63) has its own through CCMC. At closing, the buyer pays a Reserve Assessment equal to one year’s dues and a Foundation Fee of up to 0.50% of the price; the official TREC management certificates are at hoa.texas.gov (search “Towne Lake,” Harris County).

After you close. File your homestead exemption with the Harris Central Appraisal District at hcad.org, online or with HCAD’s app. It’s free, and you never need to pay anyone to file it. Property taxes arrive as separate bills: Harris County’s from the Harris County Tax Office, Cy-Fair ISD’s from its own tax office, and your MUD’s through Bob Leared Interests.

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 12, 2026 (gas service October 13, 2026). Not legal or tax advice.

Quick Answers

What are the property taxes in Towne Lake?

It depends on the MUD. As of October 12, 2026, the combined 2026 rate runs from 2.563968 percent (MUD 172) to 3.483968 percent (MUD 503) before exemptions, with MUD 501 at 2.581168, MUD 502 at 2.753968 and MUD 165 at 2.803968. Those totals use Cy-Fair ISD’s adopted 1.1569, which depends on the November 3, 2026 Proposition A election, ESD 9’s reported 0.045 (not yet on the tax office table), and each MUD’s 2025 rate until the districts adopt for 2026. On a $661,000 home with a homestead, that’s about $12,700 to $14,100 a year in MUDs 172, 501, 502 and 165 and about $18,900 in MUD 503. My guides to how MUD districts work in Texas and the Texas homestead exemption explain both lines. Confirm the MUD and rates for a specific parcel at hcad.org.

What are the HOA dues, and what does a buyer pay at closing?

The Towne Lake Community Association, managed by CCMC, charges $2,184 for 2026. On a resale, the recorded certificate names the buyer as the payer of a Reserve Assessment equal to that charge and a Foundation Fee of up to 0.50 percent of the price, about $5,500 together at a $661,000 price. The certificate also lists a $375 resale certificate fee; your contract decides who pays it. Lakeshore (Sections 40 and 44) and Northshore (Section 63) add their own associations and fees. The title company orders the resale certificate, and the certificate for the specific home shows the current amounts.

What schools serve Towne Lake?

Cy-Fair ISD (TEA 2026 B, 86). Cy-Fair ISD’s 2026-27 zoning tool sends every Towne Lake section to Anthony Middle (A, 92) and Cypress Ranch High (A, 94). The elementary is Rennell (A, 93) for every section except Sections 40 and 44 and The Greene, which go to Postma (A, 91). Check your exact address in Cy-Fair ISD’s school zone locator before counting on a campus.

Is Towne Lake in a flood zone?

About 6 percent of the recorded lots touch a high-risk zone. On FEMA’s effective maps, 266 of the 4,312 recorded lots touch Zone AE, part of 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), mostly in Sections 52, 53, 55, 61 and 66, and FEMA letters have since removed many of them. The other lots are in Zone X, FEMA’s minimal-risk area, where flood insurance is optional but available and a home can still flood. Towne Lake’s official Hurricane Harvey update says no homes in Towne Lake flooded. Look up the address on FEMA’s Flood Map Service Center and ask for any FEMA letter on the lot.

What do homes in Towne Lake sell for?

Per HAR MLS, 176 homes sold in the 12 months ending October 12, 2026, at a median of about $661,000 (about $201 per square foot) and a median 26 days on market, at a median 97.8 percent of list price. Closed prices ran from the low $300,000s to just over $2.5 million. On October 12, 71 homes were active, with a median list price of about $670,000, about 5 months of inventory. A home’s section, lot and lake frontage move its price a long way from those medians, so compare it with recent sales of similar lots and look it up on hcad.org.

Is any part of Towne Lake for buyers 55 and older?

Yes: The Heritage is an age-55-and-older section with its own clubhouse, The Lodge, where Caldwell Homes builds plans listed at about $450,000 to $475,000. The rest of Towne Lake isn’t marketed that way. Ask for The Heritage’s recorded declaration on any home there, and check the lot on hcad.org.

Is there still new construction in Towne Lake?

Yes, on the few lots still open. The community is essentially built out, and the developer’s builders page lists Caldwell Homes (including The Heritage), Partners in Building and five custom builders. 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 into a model. Builders reprice often, so get the current price sheet for the lot you like and look up the lot on hcad.org.

Can I keep a boat on the lake?

Yes. The 300-acre lake is open to boating, fishing and paddling, with public docks, ramps and a marina, and waterfront homeowners can build private docks. Dock rights and permitted watercraft depend on the lot and the HOA’s lake rules, so read the lake rules for the specific lot before you make an offer, and check the lot on hcad.org.

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

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 Towne Lake?

Look for a real estate agent who knows the six MUDs, runs your payment with the lot’s own tax rate, and reads the HOA’s closing fees and lake rules with you before you write an offer. 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 covers compensation. Whichever real estate agent you hire, have them pull the parcel’s MUD on hcad.org before you sign.

Questions About Towne Lake? Send Me a Note

Wondering which MUD a home you’ve seen is in, what its yearly tax bill would be, or how a lakefront home compares with an interior one in the same section? Send it my way, and I’ll answer you myself.