Katy is the school district story of the Houston metro — and one of the most consistent family relocation destinations in all of Texas. Katy ISD has been ranked the #1 best school district in the Houston area by Niche.com for five consecutive years, earning an A+ overall grade for 2026. For families relocating from California, Illinois, Michigan, or the Northeast, that ranking changes the entire conversation about where to live in Greater Houston.
Add Energy Corridor proximity for Shell, BP, ConocoPhillips, and GEICO professionals, master-planned communities that are genuinely among the best in the country, and a median home price around $350K — and Katy's sustained demand makes complete sense. First Commerce Financial serves Katy with wholesale rates from 20+ lenders, zero junk fees, and same-day pre-approvals. Kirk Chivas handles Texas directly — you are talking to a co-founder, not a call center.
The Katy story starts with Katy ISD. Five consecutive #1 rankings in the Houston area is not marketing — it is the product of a district that has invested heavily in academic achievement, athletics, fine arts, and college preparation across 70+ campuses serving nearly 100,000 students. Seven Lakes High School ranks #2 in the Houston area and #9 statewide. Tompkins and Cinco Ranch High Schools round out a top-five showing that most metro school districts cannot match across the board.
Beyond schools, Katy's location on I-10 approximately 30 miles west of downtown Houston puts residents within 15–20 minutes of the Energy Corridor — home to the Houston offices of Shell, BP, ConocoPhillips, and dozens of oil and gas suppliers. GEICO's regional campus, Memorial Hermann Katy Hospital, Academy Sports + Outdoors' corporate headquarters, and a growing Amazon logistics presence add diversification to a job base that goes well beyond energy.
The master-planned community model defines the Katy housing experience in a way that few markets anywhere in Texas can replicate. Cinco Ranch, Elyson, Cross Creek Ranch, Cane Island, Seven Meadows, Firethorne, and more than 200 subdivisions across Harris, Fort Bend, and Waller Counties give buyers a range from affordable starter homes in the $250Ks to luxury properties above $1M — all within the Katy ISD attendance zone.
🏫 One Important Note on Katy ISD Zoning
Katy ISD is a large, fast-growing district and school boundary assignments change regularly as new campuses open and enrollment shifts. The school your home is zoned to depends on its specific address and Land Use Zone — not just the neighborhood name. Before you make an offer on any Katy home, use Katy ISD's Find My School tool to confirm which three campuses your specific address is zoned to. We flag this for every Katy buyer we work with because it matters more here than almost anywhere else in Texas.
🏛 Cinco Ranch
Katy's most established and largest master-planned community — stretching along both sides of Grand Parkway south of I-10. Nearly 20,000 residents, resort-style amenities including waterparks and lagoons, golf course sections, and gated enclaves. Home prices range from the $300s to $1.5M+, with the typical property averaging around $400K. Consistently one of the most in-demand addresses in Greater Houston.
🏛 Elyson
One of Katy's newest and fastest-growing master-planned communities — 3,600 acres northwest of Grand Parkway between I-10 and US-290. Modern construction, resort-style pool and splash pad, neighborhood lakes, and a vibrant town center with shopping and dining. Strong draw for buyers relocating from out of state who want new construction in a community-oriented setting with top-tier school access.
🏛 Cross Creek Ranch
A large-scale master-planned community in the Katy-Fulshear corridor featuring a lakeside waterpark, fitness center, miles of greenbelt trails, and new construction alongside established homes. Zoned to both Katy ISD and Lamar CISD depending on the specific section. One of the most amenity-rich communities in the entire Houston metro.
🏛 Cane Island
A 1,100-acre community on the north side of I-10 with distinctive amenities — multi-level treehouses, a community café, exotic animal neighbors, and gated sections including half-acre estates and lakefront lots. Award-winning design that attracts buyers looking for something more distinctive than the standard master-planned formula.
🏛 Seven Meadows
An upscale golf course community in central Katy — 1,600 acres with miles of green space, tree-lined streets, and a central park connecting each neighborhood section. Quiet, established, and consistently popular with move-up buyers and Energy Corridor professionals who want a shorter commute than the far west communities provide.
🏛 Firethorne & Sunterra
Two newer communities on Katy's west and northwest side — resort-style amenities, modern floor plans, and new construction price points that appeal to families wanting the Katy ISD advantage without paying Cinco Ranch premiums. Sunterra in particular has drawn significant attention from buyers priced out of more established communities.
Katy's buyer mix is heavily family-driven — relocating professionals, Energy Corridor workers, and out-of-state families chasing the school district. Here is how we approach the most common Katy scenarios:
🏠 Conventional Loans — The Most Common Katy Program
3–20% DownMost Katy purchases close with conventional financing. At a $350K median, the buyer profile spans first-time buyers using 3% down to Energy Corridor professionals bringing equity from a previous home sale. We shop 20+ wholesale lenders to find your best rate — no junk fees, full transparency from day one.
📈 Jumbo Loans — Cinco Ranch Luxury and Premium Communities
$800K+The upper tier of Katy — premium Cinco Ranch sections, Cane Island estates, and custom golf course properties — regularly pushes into jumbo loan territory. We have wholesale jumbo programs that consistently beat retail bank rates with no junk fees and full cost transparency.
🏠 FHA Loans — First-Time and Entry-Level Buyers
3.5% DownKaty's entry-level communities and eastern neighborhoods offer homes in the $250K–$320K range where FHA is a genuine path to homeownership. At $280K, an FHA down payment is roughly $9,800 — among the most accessible first-time buyer scenarios in the Houston metro.
✈ VA Loans — Veterans in the Houston Metro
0% DownThe Houston metro has a significant veteran population and Katy's price point puts most homes well within VA entitlement limits. Zero down, no PMI, wholesale VA rates. If you have VA eligibility and are buying in Katy, we handle the Certificate of Eligibility process completely.
💰 The Katy Property Tax Reality — Know This Before You Buy
Texas has no state income tax, which draws buyers from across the country. But Katy property taxes are among the highest in an already high-tax state — typically running 2.5%–3.2% of assessed value annually when MUD (Municipal Utility District) taxes are included. On a $350,000 Katy home, that is $8,750–$11,200 per year — or $729–$933 per month on top of your principal, interest, and insurance.
MUD taxes are specific to Katy and many other Houston-area master-planned communities — they fund the infrastructure of the development and are paid in addition to county property taxes. We build the full tax picture into every Katy pre-approval so you know your real monthly cost before you fall in love with a floor plan. Buyers relocating from Michigan, Florida, or Arizona are frequently surprised by this number — we make sure you are not.
💰 What the Wholesale Rate Advantage Means in Katy
On a $350,000 Katy home, a 0.25% rate difference saves approximately $14,000 over the life of the loan. On a $550,000 Cinco Ranch purchase that difference is $22,000+. Add zero junk fees — no processing, underwriting, or admin charges — and the total advantage vs. going directly to a retail bank is often $18,000–$30,000 over 30 years. We show you the math before you commit.
See the Full Broker vs. Bank Breakdown →New construction is a major part of the Katy market — particularly in Elyson, Sunterra, Cross Creek Ranch, Cane Island, and the continuing expansion of Cinco Ranch. Katy builders include David Weekley, Perry Homes, Toll Brothers, Meritage, and Highland Homes, among others.
Builder financing is always the path of least resistance. It is rarely the path of lowest cost. Builders have preferred lender relationships that benefit the builder — and the closing cost credits they offer as incentives to use their preferred lender are frequently worth less than the rate and fee savings available through an independent wholesale broker. We run both scenarios side by side so you can make an informed comparison before you sign anything.
You are never required to use the builder's lender
In Katy's active new construction market, this is one of the most important things a buyer can know. Builder incentives like closing cost credits are worth evaluating — but they are not always worth taking. We will run the builder's deal against what we find on the wholesale market and tell you honestly which one produces the better outcome. That conversation costs nothing and takes 15 minutes.
Is Katy ISD really worth the move from another Houston suburb?
For most families the answer is yes — and the data backs it up. Five consecutive #1 rankings in the Houston area, Seven Lakes ranked #2 in Houston and #9 statewide, and a district that has maintained A+ Niche ratings while growing to nearly 100,000 students is genuinely exceptional. The school premium is real in Katy's home prices, but so is the resale value that comes with being in-district. We work with families who have specifically relocated to Katy from other Houston suburbs for the school district — it is one of the most common buyer profiles we see.
What are MUD taxes and how do they affect my Katy mortgage payment?
MUD stands for Municipal Utility District — a special taxing district that funds the water, sewer, drainage, and infrastructure of many Katy master-planned communities. MUD taxes are paid annually as part of your property tax bill and are in addition to Harris, Fort Bend, or Waller County taxes depending on where your home sits. In Katy they typically add 0.5%–1.0% to your effective tax rate, bringing total property taxes to 2.5%–3.2% of assessed value. We calculate the exact MUD tax for any property you are considering so your pre-approval reflects your real monthly cost.
Should I use the builder's lender for a new construction home in Katy?
Not automatically. Builder incentives like closing cost credits are worth evaluating, but they are not always worth taking if a wholesale lender offers a meaningfully better rate. We will run both scenarios side by side — the builder's deal versus what we find on the wholesale market — so you can compare apples to apples before you decide. This conversation takes 15 minutes and costs nothing.
We are relocating from out of state for a job in the Energy Corridor. Where do we start?
Start with a pre-approval before you start touring communities. We get you approved based on your current financial picture — including a new employment offer letter if you have not started yet — so you know your exact budget and can move quickly when you find the right community. Relocating buyers who arrive in Katy without a pre-approval consistently lose homes to local buyers who are already approved. Katy's most desirable communities and price points move faster than buyers from out of state typically expect.
Which Katy community is right for us?
It depends on your budget, commute priorities, school zoning preferences, and whether you want new construction or an established neighborhood. Cinco Ranch is the established premium choice. Elyson and Sunterra are the new construction options with modern amenities at slightly more accessible prices. Cross Creek Ranch and Firethorne offer great value on the west side. Seven Meadows and Kelliwood suit buyers who want a shorter Energy Corridor commute. We are not real estate agents — but we have pre-approved enough Katy buyers to know the communities well and can help you think through the tradeoffs before you commit to a specific search area.
How does First Commerce Financial serve Katy if you are not based there?
Everything is done virtually — upload documents securely, communicate by phone, text, and Zoom, and close from wherever you are. We are licensed in Texas and Kirk Chivas handles Texas personally. You are talking to a co-founder with 28+ years of experience — not a commissioned loan officer at a call center. Same-day pre-approvals in most cases.
Wholesale rates from 20+ lenders, zero junk fees, same-day pre-approvals. Kirk Chivas handles Texas personally. Talk to the owner before you talk to anyone else.
Get Your Free Pre-Approval →Or call or text us directly at (248) 459-5511 · NMLS #137512
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First Commerce Financial | Licensed Independent Mortgage Broker | NMLS #137512 | Licensed in Michigan, Florida, Arizona, and Texas | Ken Turkington NMLS #137873 | Kirk Chivas NMLS #160828 | Equal Housing Opportunity
