Aliana

Aliana Neighborhood Guide

Aliana is a master-planned community of about 2,000 acres off the Grand Parkway between West Bellfort and West Airport, with a Richmond mailing address in unincorporated Fort Bend County. It is in Fort Bend ISD and has two resident clubs.

Type
Master-planned community
City or county
Unincorporated Fort Bend County with a Richmond mailing address (HAR's tax table lists no city tax)
County
Fort Bend
School district
Fort Bend ISD
ZIP code
77407
Median market value (HAR 2025)
$559,833
Median year built (HAR 2025)
2016
Plantation Memorial Park in Pecan Grove
Plantation Memorial Park in Pecan Grove Illustrative photo of the area. Photo: WhisperToMe, CC0, via Wikimedia Commons.

Photos from nearby, for a sense of the area (about 5.1 miles straight line from Aliana).

Aliana at a Glance

Off the Grand Parkway. Aliana's association office is at 17122 W Bellfort Blvd, and the community's retail center, the Grand at Aliana, is near the southeast corner of West Airport Boulevard and the Grand Parkway. HAR lists it in ZIP 77407, Fort Bend County. Aliana Homeowners Association The Real Deal: Costco buys 20 acres in Richmond (Dec. 2023) HAR.com: Aliana 2025 Facts

On the market since the 2000s. A March 2018 release said Aliana, a 2,000-acre community, had been on the Houston market for more than 10 years, with the current development team in place since 2010; its residential land work moved to AIRIA Development Company that year. PR Newswire: AIRIA Development Company release (Mar. 2018)

Mostly 2010s houses. HAR's 2025 facts count 4,358 single-family homes with a median year built of 2016, a median of 3,205 sq ft and a median lot of 8,691 sq ft. HAR.com: Aliana 2025 Facts

Two resident clubs. The Club at Aliana has a ballroom, meeting rooms, a pool and lighted tennis courts, and houses the HOA office. The Westmoor Club has a junior Olympic-size pool with lap lanes, a splash pad and a fitness center. Aliana HOA: amenities and rentals

Lakes and trails. The association describes lakes and ponds with walking paths and fountains, a trail system linking neighborhoods and parks, sports fields, and lighted tennis and pickleball courts. Aliana HOA: amenities and rentals

A retail center inside the plan. The Grand at Aliana's tenants include EOS Fitness, Burlington, Ross, Petco and Ulta Beauty, and Costco bought 20 acres there for a 155,000 sq ft store, reported in December 2023. The Real Deal: Costco buys 20 acres in Richmond (Dec. 2023)

Grand Parkway and Westpark connectors. Grand Parkway Segment D runs from US 59 in Sugar Land north to I-10, and direct connectors between the Westpark Tollway and the northbound Grand Parkway opened in 2024. TxDOT: Grand Parkway Segment D Community Impact: Westpark Tollway and Grand Parkway connectors (2024)

Two water districts. Aliana is served by Fort Bend MUD 134B (operated by Municipal District Services) and MUD 134C (operated by Inframark). The association tells residents to use the district on their water bill for service notices. Aliana HOA: community resources

Approximate center of Aliana, © OpenStreetMap contributors. Boundaries are not shown; confirm an address with the appraisal district.

Homes and the Aliana Market

HAR neighborhoodSingle-family homesMedian sizeMedian lotMedian year builtMedian market valueValue range
Aliana4,3583,205 sq ft8,691 sq ft2016$559,833$436 - $812 K

HAR.com 2025 neighborhood facts. Market value is the appraisal district’s figure, not a sale price, and a median is not the value of any one home.

Median closed price, recent closed sales, price per square foot, days on market and active inventory for Aliana are MLS figures that HAR’s public pages do not publish by neighborhood. Ask for a current MLS report for the sections you are considering.

Live HAR.com search for Aliana; if it shows no homes, none are listed under that name right now. Widen the search or ask us.

Property Taxes, HOA and MUD in Aliana

Taxing unitAdopted rateYearSource
Fort Bend County (general)$0.407000 per $1002026Source
Fort Bend County Drainage District$0.010000 per $1002026Source
Fort Bend ISD$0.996900 per $1002026Source
Fort Bend ESD 5$0.100000 per $1002026Source
Fort Bend MUD 134B$0.965000 per $1002025Source
Fort Bend MUD 134C$0.950000 per $1002026Source

A home pays MUD 134B or MUD 134C, not both. HAR's tax table lists both, and a 2021 City of Richmond map labels MUD 134B as Aliana. MUD 134B's 2026 entry on the county site shows 0.000000, which the site says means the district had not provided a rate; its 2025 rate was $0.965. HAR.com: Aliana 2025 Facts City of Richmond: special meeting agenda with district location map (June 14, 2021) Fort Bend County Tax Office: Fort Bend MUD 134B

Fort Bend ESD 5 adds $0.10 per $100 (2026) for emergency services. Fort Bend County Tax Office: Fort Bend ESD 5 HAR.com: Aliana 2025 Facts

Fort Bend County's 2025 worksheet lists a $140,000 school district homestead exemption (plus $60,000 for over-65 or disabled owners) for Fort Bend ISD. Fort Bend County: 2025 tax rate and exemption worksheet

HOA and deed restrictions

No assessment amount is published by an official source, so we do not show one. The resale certificate for the address shows what it owes.

Aliana Homeowners Association, Inc. is managed by Sterling ASI from 17122 W Bellfort Blvd (service desk 281-207-6750). Its public site sends owners to the Sterling portal for assessments and does not publish the amount. Aliana Homeowners Association

Exterior changes go through the association's architectural review. Aliana HOA: architectural review

Rates are per $100 of taxable value; a tax bill also depends on the appraised value, exemptions and which units cover the address. Look an address up: Fort Bend Central Appraisal District property search, Fort Bend County Tax Assessor-Collector, True Cost of Homeownership calculator.

Schools Serving Aliana

Aliana is in Fort Bend ISD even with a Richmond address; many nearby Richmond neighborhoods are in Lamar CISD. Check the address in Fort Bend ISD's 2026-27 School Locator. HAR.com: Aliana 2025 Facts Fort Bend ISD: 2026-27 School Locator

School assignments and attendance boundaries can change. Confirm the assigned schools directly with the district before making a housing decision.

Flood and Drainage Research for Aliana

Fort Bend County's FEMA flood maps are effective April 2, 2014; the county links FEMA's Map Service Center and its own floodplain mapping tool. Fort Bend County Drainage District: floodplain map FEMA Flood Map Service Center

HAR's tax table for Aliana lists no levee improvement district. The county drainage district reviews drainage for new development and publishes interim Atlas 14 criteria with minimum slab elevation rules (effective Jan. 1, 2020, updated Sept. 2021). HAR.com: Aliana 2025 Facts Fort Bend County Drainage District

For a specific lot, check FEMA's map, the county's levee district map and an elevation certificate if the seller has one. FEMA Flood Map Service Center Fort Bend County Drainage District: maps (Brazos inundation, levee districts)

Flood zones are mapped parcel by parcel, and no guide can tell you whether a particular house has flooded or will flood. Ask the seller for the flood disclosure and any elevation certificate, and price flood insurance before your option period ends.

Everyday Places Near Aliana

Groceries

Pharmacies

  • CVS Pharmacy 10241 West Grand Pkwy S and 10420 FM 1464, Richmond

Restaurants

Shopping

Hospitals and urgent care

Fitness

Parks and trails

Each place links to its own site and was confirmed operating on Oct. 28, 2026. Listed by location, not a ranking or a recommendation.

Getting Around from Aliana

The Grand Parkway (SH 99) runs along the community: south to US 59/I-69 in Sugar Land and north to I-10. Fort Bend County runs the tolled section from US 59 to south of Fry Road. TxDOT: Grand Parkway Segment D

Direct connectors from the northbound Grand Parkway to the Westpark Tollway (opened 2024) give a tolled route east toward the Galleria. West Bellfort and West Airport Boulevard are the local east-west roads. Community Impact: Westpark Tollway and Grand Parkway connectors (2024) Aliana Homeowners Association The Real Deal: Costco buys 20 acres in Richmond (Dec. 2023)

Fort Bend Transit's commuter park and ride lots are in Sugar Land, Richmond and Rosenberg. Fort Bend County Public Transportation

We name routes rather than quote drive times, which change with the hour and the exact address. Straight-line miles to both airports are on the fact sheet below.

Aliana Questions Buyers Ask

What are the pros and cons of living in Aliana?

The pros are mostly 2010s homes (HAR median year built 2016), two resident clubs with pools, lakes and trails, Fort Bend ISD and a retail center with Costco inside the plan. The cons are MUD rates near $0.95 per $100 plus an emergency services district, unpublished dues, and growing commercial and apartment development at the Grand at Aliana.

Sources: HAR.com: Aliana 2025 Facts Aliana HOA: amenities and rentals The Real Deal: Costco buys 20 acres in Richmond (Dec. 2023) Checked Oct. 28, 2026

What do homes in Aliana cost?

HAR's 2025 facts give a median market value of $559,833 and a neighborhood value range of $436K to $812K across 4,358 homes. Those are appraisal market values; ask for an MLS report for recent sales.

Sources: HAR.com: Aliana 2025 Facts Checked Oct. 28, 2026

What is the MUD tax rate in Aliana?

Fort Bend MUD 134B adopted $0.965 per $100 for 2025 (no 2026 rate posted when checked) and MUD 134C adopted $0.95 for 2026. Fort Bend ESD 5 adds $0.10. The FBCAD account shows which MUD a home is in.

Sources: Fort Bend County Tax Office: Fort Bend MUD 134B Fort Bend County Tax Office: Fort Bend MUD 134C Fort Bend County Tax Office: Fort Bend ESD 5 Checked Oct. 28, 2026

How much are HOA dues in Aliana?

Aliana Homeowners Association, managed by Sterling ASI, does not publish its assessment on its public site; owners see it in the Sterling portal. Ask for the resale certificate, which will show the dues and any transfer fees.

Sources: Aliana Homeowners Association Checked Oct. 28, 2026

Is Aliana in Fort Bend ISD?

Yes, per HAR's tax table, even though Aliana has a Richmond mailing address and many Richmond neighborhoods are in Lamar CISD. Confirm campuses in Fort Bend ISD's 2026-27 School Locator.

Sources: HAR.com: Aliana 2025 Facts Fort Bend ISD: 2026-27 School Locator Checked Oct. 28, 2026

Where do people in Aliana shop for groceries?

The Aliana Market H-E-B is at 10161 W Grand Pkwy S, Costco is at 11125 W Grand Pkwy S at the Grand at Aliana, and Kroger has stores at 6425 FM 1464 and 8011 W Grand Pkwy S.

Sources: H-E-B: Aliana Market H-E-B Costco: Richmond TX warehouse Kroger: Clodine Checked Oct. 28, 2026

What are the commute routes from Aliana?

The Grand Parkway runs south to US 59/I-69 and north to the Westpark Tollway connectors and I-10, and West Bellfort and West Airport run east toward Sugar Land and Houston.

Sources: TxDOT: Grand Parkway Segment D Community Impact: Westpark Tollway and Grand Parkway connectors (2024) Checked Oct. 28, 2026

Are there new homes in Aliana?

Most homes are recent resales: HAR's median year built is 2016. We could not confirm which builders are still selling, so ask before you assume a new build is available.

Sources: HAR.com: Aliana 2025 Facts Checked Oct. 28, 2026

What amenities does Aliana have?

The Club at Aliana has a ballroom, pool and lighted tennis courts; the Westmoor Club has a junior Olympic-size pool with lap lanes, a splash pad and a fitness center. There are also lakes with walking paths, sports fields and pickleball courts.

Sources: Aliana HOA: amenities and rentals Checked Oct. 28, 2026

What should I check before buying in Aliana?

Confirm MUD 134B or 134C and the ESD on the FBCAD account, get the association's resale certificate for dues and fees, read the architectural rules if you plan changes, and check the lot on FEMA's map. If the home backs to the Grand at Aliana or the Grand Parkway, visit at different times of day.

Sources: Fort Bend Central Appraisal District Fort Bend County Tax Office: Fort Bend ESD 5 Aliana Homeowners Association Checked Oct. 28, 2026

Keeping It Real with Michael O’Neal

Why Live in Aliana? The Good, The Bad & The Reality

Want a 2010s house in Fort Bend ISD with two club pools, lakes and a Costco and H-E-B on the edge of the neighborhood? Aliana delivers that. Just price in MUD rates near $0.95 per $100 and dues the association does not post publicly.

Neighborhood Reality Check

Why You’ll Love It

  • Two clubs with pools
  • Shopping in the master plan
  • Fort Bend ISD with a Richmond address

What Might Surprise You

  • MUD rates near $0.95
  • Dues are behind a portal
  • Commercial growth next door

Everyday Convenience

  • Nearest H-E-B: Aliana Market H-E-B, 1.8 mi
  • ER: CommonSpirit - St. Luke's Hospital - Sugar Land, 5.6 mi
  • Shopping: Sugar Land Town Square, 6.1 mi
  • Park: George Bush Park, 4.0 mi

Straight-line miles.

Michael’s Take

Aliana is a good fit when the clubs and Fort Bend ISD matter more than a new build.

Compare nearby:

Five Reasons People Love Living in Aliana

  1. 1
    Two clubs with pools

    The Club at Aliana has a pool and lighted tennis courts, and the Westmoor Club has a junior Olympic-size lap pool, splash pad and fitness center.

    Aliana HOA: amenities and rentals

  2. 2
    Shopping in the master plan

    The Grand at Aliana includes EOS Fitness, Burlington, Ross, Petco and Ulta Beauty plus a Costco site, and the Aliana Market H-E-B is on the Grand Parkway.

    The Real Deal: Costco buys 20 acres in Richmond (Dec. 2023) Costco: Richmond TX warehouse H-E-B: Aliana Market H-E-B

  3. 3
    Fort Bend ISD with a Richmond address

    HAR's tax table puts Aliana in Fort Bend ISD, while many Richmond-address neighborhoods are in Lamar CISD.

    HAR.com: Aliana 2025 Facts

  4. 4
    Newer and larger houses

    HAR's 2025 facts give a median of 3,205 sq ft on 8,691 sq ft lots, with a median year built of 2016.

    HAR.com: Aliana 2025 Facts

  5. 5
    Grand Parkway and Westpark access

    The Grand Parkway runs along the community, with connectors to the Westpark Tollway since 2024 and US 59/I-69 to the south.

    TxDOT: Grand Parkway Segment D Community Impact: Westpark Tollway and Grand Parkway connectors (2024)

Five Things You Should Know Before Moving to Aliana

  1. 1
    MUD rates near $0.95

    MUD 134B adopted $0.965 per $100 for 2025 and MUD 134C $0.95 for 2026, and Fort Bend ESD 5 adds $0.10.

    Fort Bend County Tax Office: Fort Bend MUD 134B Fort Bend County Tax Office: Fort Bend MUD 134C Fort Bend County Tax Office: Fort Bend ESD 5

  2. 2
    Dues are behind a portal

    Aliana Homeowners Association, managed by Sterling ASI, shows assessments only in its owner portal. Get the resale certificate before you commit.

    Aliana Homeowners Association

  3. 3
    Commercial growth next door

    The Grand at Aliana's third phase was planned at about 250,000 sq ft with apartments, medical offices and restaurants, and a 294-unit apartment complex was being built across from Costco, as reported in December 2023.

    The Real Deal: Costco buys 20 acres in Richmond (Dec. 2023)

  4. 4
    Higher price point than nearby newer plans

    HAR's 2025 median market value is $559,833, compared with $528,380 in Harvest Green across the Grand Parkway.

    HAR.com: Aliana 2025 Facts HAR.com: Harvest Green 2025 Facts

  5. 5
    Architectural approval for changes

    Exterior projects go through the association's architectural review before work starts.

    Aliana HOA: architectural review

Who Might Love Aliana?

  • Buyers who want a 2010s house with club pools and lakes already built
  • Buyers who want Fort Bend ISD with a Richmond address
  • Buyers who want warehouse club and grocery shopping at the edge of the neighborhood
  • Buyers who drive the Grand Parkway or the Westpark Tollway

Who Might Prefer Somewhere Else?

  • If you want new construction and a working farm across the Grand Parkway, compare Harvest Green.
  • If you want a lower price point in Lamar CISD, look at Veranda.
  • If you want a bigger master plan with a golf course and a levee district, see Sienna.

Everyday Convenience in Aliana

Main routes: the Grand Parkway (SH 99) to US 59/I-69 and the Westpark Tollway, West Bellfort and West Airport Boulevard. TxDOT: Grand Parkway Segment D Community Impact: Westpark Tollway and Grand Parkway connectors (2024) Aliana Homeowners Association

Nearest H-E-BAliana Market H-E-B 1.8 mi
Nearest H-E-BBellaire Blvd H-E-B 3.6 mi
PharmacyIn-store pharmacy at Aliana Market H-E-B 1.8 mi
Hospital with an ERCommonSpirit - St. Luke's Hospital - Sugar Land 5.6 mi
Major shoppingSugar Land Town Square 6.1 mi
Parks and natureGeorge Bush Park 4.0 mi
GolfSharpstown Park Golf Course 9.7 mi
AirportGeorge Bush Intercontinental Airport (IAH) 30 mi
AirportWilliam P. Hobby Airport (HOU) 24 mi

Distances are straight-line from the approximate center of Aliana, not driving distance or time; your street and route change the real trip. Each place links to its official site; a list is not a recommendation.

The Real Estate Reality

Median market value$559,833HAR 2025 facts (Aliana)
Value range$436 - $812 KHAR 2025 facts (Aliana)
Median home size3,205 sq ftHAR 2025 facts (Aliana)
Median lot8,691 sq ftHAR 2025 facts (Aliana)
Median year built2016HAR 2025 facts (Aliana)
Single-family homes4,358HAR 2025 facts (Aliana)
Tax rate: Fort Bend County (general)$0.407000 per $100 (2026)official rate; not a tax bill
Tax rate: Fort Bend County Drainage District$0.010000 per $100 (2026)official rate; not a tax bill
Tax rate: Fort Bend ISD$0.996900 per $100 (2026)official rate; not a tax bill

Median closed sale price, recent closed sales, price per square foot, days on market and inventory for Aliana come from the MLS, and HAR’s public pages do not publish them by neighborhood, so we do not show them here. Ask for a current MLS report for the streets you are considering. Full sources are on the Aliana Fact Sheet.

Michael’s Take Broker opinion, based on the sourced facts above

My take: Aliana is a good fit when the clubs and Fort Bend ISD matter more than a new build. I'd check whether the house is in MUD 134B or 134C, get the dues from the resale certificate, and look at how close the lot sits to the Grand at Aliana's next phase. Then put it side by side with Harvest Green, because the two share a highway and a lot of buyers.

Aliana vs. Nearby Neighborhoods

Aliana vs. Harvest Green

Choose Harvest Green and you gain: Newer homes (HAR median year built 2019), a working farm and builders still selling.

You give up: Higher MUD rates in some sections, up to $1.45 per $100 in MUD 134F (2025), plus a management district.

Aliana vs. Veranda

Choose Veranda and you gain: A lower HAR median market value ($463,925) and a $0.73 MUD rate (2025).

You give up: Lamar CISD instead of Fort Bend ISD, and added City of Richmond and levee district taxes.

Aliana vs. Sienna

Choose Sienna and you gain: Many builders, a golf course and Fort Bend ISD campuses inside the community.

You give up: A levee district tax ($0.4125 per $100, 2025) on top of section MUDs, and a position along the Brazos.

Questions buyers ask about Aliana

Is Aliana a good place to live?

It suits buyers who want a 2010s house in Fort Bend ISD with two club pools, lakes and trails, and shopping at the Grand Parkway. The main checks are the MUD and ESD taxes, dues that are not published publicly, and commercial growth near the edge of the community.

Sources: Aliana HOA: amenities and rentals The Real Deal: Costco buys 20 acres in Richmond (Dec. 2023) Costco: Richmond TX warehouse Checked Oct 28, 2026

What are the downsides of living in Aliana?

MUD rates run about $0.95 to $0.965 per $100 plus a $0.10 ESD, and the association posts dues only in its owner portal. The Grand at Aliana keeps adding retail and apartments, and market values sit above nearby Harvest Green.

Sources: Aliana HOA: amenities and rentals The Real Deal: Costco buys 20 acres in Richmond (Dec. 2023) Costco: Richmond TX warehouse Checked Oct 28, 2026

Researched and checked Oct 28, 2026. Facts link to their sources; Michael’s take is his opinion.

Every neighborhood has its advantages and tradeoffs. Before you buy, let’s talk about what actually matters to you.

Michael O’Neal
Broker | REALTOR® · The Michael O’Neal Group
Keller Williams Realty Northeast
Call or text: 832-797-3780 · themichaelonealgroup.com

Neighborhood fact sheet

Aliana Fact Sheet

The key facts on one sheet. Every figure links to its source, and each card shows the date it was last checked (sheet updated Oct 28, 2026).

Check the address. Property taxes, flood zone, HOA dues and school assignments are set for each address and can differ between homes in the same neighborhood. Before relying on anything on this sheet, look the address up in the official tools linked here.

Homes

HAR neighborhoodSingle-family homesMedian sizeMedian year builtMedian market value
Aliana4,3583,205 sq ft2016$559,833

HAR.com 2025 neighborhood facts (market value is the appraisal district’s figure, not a sale price). A neighborhood median is not the value of any one home. Full market snapshot.

HAR.com

Checked Oct 28, 2026

Property taxes

Taxing unitAdopted rateYearSource
Fort Bend County (general)$0.407000 per $1002026Source
Fort Bend County Drainage District$0.010000 per $1002026Source
Fort Bend ISD$0.996900 per $1002026Source
Fort Bend ESD 5$0.100000 per $1002026Source
Fort Bend MUD 134B$0.965000 per $1002025Source
Fort Bend MUD 134C$0.950000 per $1002026Source

Official rates we could confirm, per $100 of taxable value. A tax bill also depends on which units cover the address, its appraised value and its exemptions. All tax details on this page.

Checked Oct 28, 2026

HOA dues

Associations and deed restrictions differ by subdivision here. Ask the seller for the resale certificate and the recorded restrictions for the specific address.

Schools

School assignments and attendance boundaries can change. Confirm the assigned schools directly with the district before making a housing decision. School notes on this page.

Flood research

Flood zones are mapped parcel by parcel, and no guide can tell you whether a particular house has flooded or will flood. Ask the seller for the flood disclosure and any elevation certificate. Flood notes on this page.

Nearby essentials

Straight-line distance from the approximate center of Aliana, not driving distance or time. Each name links to its official site. A list is not a recommendation or a ranking.

See Aliana on the area map

Checked Oct 28, 2026

Area map

Ask Michael about Aliana

Thinking About Buying or Selling in Aliana?

Every neighborhood has its advantages and tradeoffs. Let me help you understand the market, the costs and what to look for before making a decision.

Michael O’Neal
Broker | REALTOR® · The Michael O’Neal Group
Keller Williams Realty Northeast
Call or text: 832-797-3780

Personal help

Questions about Aliana?

Everything on this page is free to read. When you want help with a specific home, a shortlist or your own home’s value, tell us what you need.

832-797-3780

Researched and checked Oct. 28, 2026. Every fact links to its source. Related: Richmond · All Houston communities · Area map

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