North Katy area, ZIP 77493; Lennar's Welcome Home Center is at 6802 Harvest Wheat Lane, Katy 77493. The HOA's 2026 annual meeting was held at Youngblood Elementary, 25600 Longenbaugh Rd, Katy 77493.
Why Live in Anniston? The Good, The Bad & The Reality
Want a new home starting near $220,000, with one-story plans, in one county and one school district? Anniston has that. Just know the MUD rate is $1.50 per $100, the district just prepared new bonds, and the lake and recreation center are still described as planned.
Five Things You Should Know Before Moving to Anniston
1
MUD tax of $1.50 per $100
Harris County MUD 539 adopted $1.50 per $100 for 2025 ($1.25 operations, $0.25 debt), on top of county, Waller-Harris ESD 200 ($0.10) and Katy ISD taxes.
Lennar describes the lake and recreation center with pool as planned or future, and the state registration for the amenity center shows it was planned, not that it is open.
KRJ Management manages the Anniston Community Association, but no official page states the assessment or transfer and capital fees, and Lennar's figure has no stated period.
Buyers who want a brand-new home at an entry price
Buyers who want a one-story plan
Buyers who want one county and one school district on the tax table
Buyers comfortable buying in a community that is still being built
Who Might Prefer Somewhere Else?
If you want amenities that are already open, like a lagoon and lazy river, look at Sunterra.
If you want several builders and two amenity centers, compare Elyson.
If you want MUD rates under $1.20 per $100 at a similar price point, see Tamarron in Fort Bend.
Everyday Convenience in Anniston
Trash runs through the MUD Trash pickup is a MUD 539 contract, and the district's minutes summary says the hauler's rate rose from $29.63 to $31.03 per month per residence effective Aug. 1, 2026. My Neighborhood News: MUD 539 meeting recap (Aug. 2026)
Still adding streets In August 2026 MUD 539 approved Section 21 water, sewer, drainage and paving plans for bidding and was still expanding its water and wastewater plants. My Neighborhood News: MUD 539 meeting recap (Aug. 2026)
Main routes: Lennar's welcome center is at 6802 Harvest Wheat Lane, and the association has met at a Katy ISD school on Longenbaugh Road. No official page we found names the main highways serving Anniston. Lennar: AnnistonMy Neighborhood News: Anniston management company
Distances are straight-line from the approximate center of Anniston, 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.
Median closed sale price, recent closed sales, price per square foot, days on market and inventory for Anniston 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 Anniston Fact Sheet.
Michael’s Take Broker opinion, based on the sourced facts above
My take: Anniston is about price. A new Katy ISD home starting around $220,000 is the reason to look, and the $1.50 MUD and fresh district bonds are the reason to run the full monthly payment, not just the price. I would also get, in writing, which amenities are open today and which are still on the plan.
Choose Tamarron and you gain: MUD rates of $1.07 to $1.17 per $100 and two clubhouses with about 8 miles of trails.
You give up: Fort Bend County, a mix of Lamar CISD and Katy ISD, and a city line that varies by section.
Questions buyers ask about Anniston
Is Anniston a good place to live?
It suits buyers who want a brand-new home at an entry price, including one-story plans, in one county and one school district (Katy ISD on HAR's table). Check the full monthly payment with the $1.50 MUD rate, confirm which amenities are open, and get the HOA dues from KRJ or the resale certificate.
Harris County MUD 539 levies $1.50 per $100 and prepared a $20.9 million bond sale in 2026. Lennar is the only builder found, the lake and recreation center are still described as planned, and no official page publishes the HOA dues.
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 neighborhood
Single-family homes
Median size
Median year built
Median market value
Anniston
775
1,725 sq ft
2024
$162,041
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.
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.
Anniston Community Association (formal legal name not confirmed). No assessment amount is published by an official source, so we do not show one. Association details.
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.
Straight-line distance from the approximate center of Anniston, not driving distance or time. Each name links to its official site. A list is not a recommendation or a ranking.
Every Houston neighborhood has important details that buyers should understand before purchasing. Here are three key things to investigate before making an offer in Anniston.
01
MUD 539 and its new bonds
Anniston has no city levy on HAR's table. 2025 adopted rates per $100 (Harris County Tax Office): Katy ISD $1.1171, Harris County $0.38096, Flood Control $0.04966, Hospital $0.18761, Port $0.0059, Department of Education $0.0048, Waller-Harris ESD 200 $0.10 and HC MUD 539 $1.50 ($1.25 operations, $0.25 debt). MUD 539 planned a $20.9 million Series 2026 bond sale, which adds to the debt the tax repays.
School homestead exemption: $140,000.
Before you make an offer: Pull the HCAD record, read the MUD notice before you sign, and estimate taxes on your price; ask what value a new home's current bill is based on.
Section 21's drainage and utility plans were approved for bidding in August 2026, and Lennar shows a Fairway II collection as coming. Amenities such as the lake and recreation center are described as planned. Lennar posted price cuts on some homes with no terms shown.
Before you make an offer: Ask Lennar which amenities are open, which are scheduled, and which lots back onto future construction, and get the warranty and any price reduction in the contract.
KRJ Management (713-600-4000) manages the Anniston Community Association, which held its 2026 annual meeting at Youngblood Elementary. No official page states the assessment or transfer and capital contribution fees; Lennar's page shows a figure without a period.
Before you make an offer: Ask KRJ for the resale certificate or the builder's HOA disclosure and confirm dues, closing fees and rental rules before the option period ends.
Michael O’Neal and The Michael O’Neal Group can help you compare neighborhoods, evaluate property-specific considerations, and make informed real estate decisions.
Michael O’Neal | Broker | REALTOR® The Michael O’Neal Group Keller Williams Realty Northeast Call or Text: 832-797-3780
Anniston offers new homes from about $220,000, one county and one school district, and district-run utilities. Buyers should weigh MUD 539's $1.50 per $100 rate and new bonds, a single builder and amenities that are still described as planned.
What should buyers know before buying a home in Anniston?
Estimate taxes with MUD 539's rate from the HCAD record, confirm which amenities are open, read Lennar's contract and warranty, and get dues from KRJ. Check the address on FEMA's map and HCFCD's tool, and confirm the school assignment with Katy ISD.
HAR 2025 Facts: 775 single-family properties, median 1,725 sq ft, median lot 5,867 sq ft, median year built 2024, average 3.54 bedrooms. Median market value $162,041 reflects partly built homes on the 2025 roll. Source
Lennar listed Anniston at $219,990 - $495,990 on 2026-10-20 across Cottage, Watermill, Eventide, Classic, Richmond, Fairway, Pinnacle and Fairway II (coming soon) collections, 52 plan listings, 3-5 bedrooms, some NextGen plans. Source
Lennar's Frey plan (Classic) is a one-story, 1,629 sq ft, 3-bedroom home; one listing showed a '$25K price cut'. Source
Rules worth knowing
The Anniston Community Association held its 2026 annual meeting on April 9, 2026; KRJ Management is the manager. Source
Developer and builders
Lennar is the only builder with an active Anniston page found on 2026-10-20 (eight collections). Source
Why buyers are looking at Anniston
RCLCO Top 50 top-selling MPCs nationally, 2025 new home sales: No. 12, 775 sales (2024: not ranked/blank) (2025 calendar year) RCLCO
Houston Business Journal ranking of Houston MPCs by annual home starts: No. 4, 586 starts and 679 closings; 393 available lots and 431 future lots remaining (12 months ending June 2026) Hoodline citing Houston Business Journal
HAR price-trends snapshot: 168 for sale, 31 for rent; recently sold last 5 years 1,046 at $329,809 avg list price; avg for-sale list $306,645 ((checked 2026-10-20) HAR.com
HAR 2025 Facts (appraisal data): 775 single-family properties; median price/sqft $159.54; median year built 2024 (appraised values reflect partly built homes) (2025 tax year) HAR.com
HAR price-trend (re-checked): 172 for sale (avg list $306,623), 35 for rent (avg $2,223); 1,055 recently sold in the last 5 years at $329,319 avg list ((checked 2026-10-20) HAR.com
Lennar inventory: 68 homes available (community page); Fairway page said 70 (2026-10-20) Lennar
Rankings and counts are quoted as their publishers reported them, with the period. They describe sales activity, not a recommendation.
Homes and market
Anniston homes for sale and neighborhood facts
Live listings in Anniston
Every active listing from every brokerage, through our HAR.com MLS search. This search uses the subdivision name "Anniston", so it covers all of its sections; ask us for an exact list.
Researched and maintained by The Michael O’Neal Group, Keller Williams Realty Northeast. Michael O’Neal, Broker · REALTOR®, Texas broker license #624124. Last reviewed October 14, 2026. About Michael
For homeowners
Selling a home in Anniston?
Our Anniston seller guide covers HAR market data, what buyers will ask about and what to have ready, plus a free, no-obligation pricing review.
Figures are as HAR.com or the named source showed them on the date checked; market-area figures cover a wider area than the community. They are not live and not a value for any one home. For a home’s value, ask for a pricing review.
Sections and phases
Sections 4, 8, 11, 15, 17-20 (infrastructure in HC MUD 539 business)Selling nowSource
Under construction / approved (HC MUD 539, Aug 12, 2026): Section 21 water, sewer, drainage and paving plans approved for bidding; remote water well under construction; Water Plant No. 1 Phase 3 ongoing; Section 17 paving accepted as complete. Source
HBJ (via Hoodline) counted 393 available lots and 431 future lots in Anniston for the 12 months ending June 2026. Source
Friendswood Development Company registered the Anniston Amenity Center at 662 Anniston Lakes Drive with the Texas Department of Licensing and Regulation (project TABS2025002800, registered Oct 9, 2024): a 6,740 sq ft open-air pavilion with a pool equipment and restroom building, scheduled Jan 2025 to Jan 2026, status 'Review Complete'. Source
Projects are labeled as their sources describe them (planned, approved, under construction or open). Plans change.
Flood zones and property flood research
Anniston pays the Harris County Flood Control District levy (HAR tax table). HC MUD 539 handles drainage infrastructure for new sections (Section 21 drainage plans approved Aug 2026). Source
No official watershed statement or drainage project naming Anniston was found. Check the exact address on FEMA's Flood Map Service Center and HCFCD tools. Source
A neighborhood name does not tell you a home’s flood risk. For any specific address, check the FEMA flood map and the county’s tools, read the seller’s disclosure for prior flooding and claims, ask for any elevation certificate, and get a flood insurance quote during your option period.
The association does not publish its assessment amount on a public page we could find. Ask the management company, or get it from the resale certificate during your option period.
Other published fees
Regular assessment: Not published on an official page found (Lennar shows about $183.33, period not stated; see conflicts)Source
Transfer / resale certificate / capital contribution: Not published on any page foundSource
HOA summaries are informational. The recorded governing documents and the association’s written confirmation control. Fees change; confirm current amounts before you rely on them.
HAR's Anniston tax table lists Harris County (0.3853%), HC Hospital District (0.1635%), HC Flood Control (0.0490%), HC Department of Education (0.0048%), Port of Houston (0.0062%), Katy ISD (1.1171%), HC MUD 539 (1.5000%) and Waller-Harris ESD 200 (0.0966%). HAR's figures, not the tax office's. Source
Lennar's Anniston plan pages state an approximate tax rate of 3.32% (builder estimate). Source
HC MUD 539 prepared a $20.9 million Unlimited Tax Bonds, Series 2026 sale scheduled for September 9, 2026; MUD debt service is part of the MUD tax. Source
Your total property tax depends on the specific parcel: which taxing units it sits in, its appraised value and the exemptions you qualify for. Check the exact address in the appraisal district’s records before you rely on any total.
Future lake for fishing and kayakingResidents onlySource
Anniston Amenity Center (open-air pavilion with a pool-equipment and restroom building)Residents only662 Anniston Lakes Drive, Katy, TX 77493 Source
Resident-only amenities usually need a key, badge or sticker from the association. Rules and hours change; check the association’s current rules.
What we could not verify
HC MUD 539 website, operator and the sections it covers (2025 rate now from the Harris County Tax Office).
Official HOA assessment, legal name, governing documents, transfer/capital contribution fees.
Acreage and planned home total from the developer; opening year (2019 only via the Katy Crossing article, see conflicts).
Assigned schools from Katy ISD; lot widths; whether amenities are open.
Official commute routes; HAR market-update figures (median price, DOM, months of inventory).
If you own here and can share a public link to any of these, call or text 832-797-3780 and we’ll add it with its source.
Schools
Katy ISD (HAR tax table lists Katy ISD; the HOA meets at Katy ISD's Youngblood Elementary). Specific school assignments not confirmed. Source
Attendance zones are set by address and can change each year. Confirm with the district before you rely on a campus.
Flood, drainage and property research
A mapped flood zone does not tell you a home’s full flood risk, and a neighbor’s history doesn’t tell you this home’s. Check the specific address, ask the seller for the Texas flood disclosure and any claims history, and get an insurance quote early.
Read the declaration and any supplemental declaration for the home’s section, plus the architectural guidelines, before your option period ends.
Order the resale certificate early and confirm every association that bills the home, with current dues and transfer fees.
Look up the parcel’s MUD or other district tax rates; they can be a large share of the total bill and vary by section.
Check the address on FEMA and county flood tools, request the seller’s flood disclosure, and price flood insurance before you commit.
Confirm school assignment for the exact address with the district.
Selling here
Selling in Anniston
Buyers here compare section, builder, lot, HOA and district costs side by side. I price from recent sales in the same section and present the documents buyers will ask for up front. A pricing review is a conversation based on recent sales, not an appraisal.
20 direct answers about Anniston, researched by Michael O’Neal’s team from official and public sources. Each answer lists its sources and the date we checked them; facts that change (fees, tax rates, school zones) should be confirmed for the specific address.
Anniston is a Friendswood Development master-planned community in the north Katy area, ZIP 77493. Lennar's Welcome Home Center is at 6802 Harvest Wheat Lane, Katy, and the HOA's 2026 annual meeting was held at Youngblood Elementary on Longenbaugh Road. HAR places Anniston in its Katy - Old Towne market area, the same area as Sunterra.
Harris County. HAR's 2025 facts list Harris County, and its tax table shows only Harris County units (Harris County, Hospital District, Flood Control, Department of Education, Port of Houston) plus Harris County MUD 539 and Katy ISD, with no Fort Bend levies. A local news site also includes Anniston in Harris County appraisal coverage. One earlier research note said Fort Bend, which these records do not support.
On October 20, 2026 we found only Lennar with an active Anniston community page, offering eight collections: Cottage, Watermill, Eventide, Classic, Richmond, Fairway, Pinnacle and the coming-soon Fairway II. Ask the developer whether other builders are planned for later sections.
Lennar listed Anniston at $219,990 to $495,990 on October 20, 2026. Collection starting prices ranged from $219,990 (Cottage) and $220,990 (Watermill) to $311,990 (Fairway) and $328,990 (Pinnacle). It showed 68 homes available. Prices and promotions change often, so confirm the current price sheet with Lennar.
Lennar's plans run from about 1,084 to 3,671 square feet with 3 to 5 bedrooms, including some NextGen designs. HAR's 2025 facts put the median Anniston home at 1,725 square feet on a 5,867-square-foot lot. Lennar did not state lot widths.
Yes. Lennar's Frey plan in the Classic collection, for example, is a single-story, 1,629-square-foot, 3-bedroom home, and several collections include one-story plans. Ask Lennar which one-story plans have open lots.
We did not find the assessment on an official association page. Lennar's plan pages show an approximate HOA of $183.33 without saying whether that is monthly or another period. Ask KRJ Management or request the resale certificate for the current assessment and any transfer or capital contribution fees.
KRJ Management, Inc. manages the Anniston Community Association, phone 713-600-4000, website krjcares.com, with a homeowner portal at portal.krjcares.com. The association held its 2026 annual meeting on April 9, 2026 at Youngblood Elementary.
Harris County Municipal Utility District No. 539. Its August 2026 business covered Anniston Sections 4, 8, 11, 15 and 17 through 21, plus a water plant, wastewater plant and remote well. HAR lists the MUD rate at 1.5%; confirm the current rate on the tax office record.
Best Trash, under a MUD 539 contract. The district's minutes summary says the rate rose from $29.63 to $31.03 per month per residence effective August 1, 2026, and notes the minutes did not document a board-approved change to residents' bills.
Anniston is in Katy ISD according to HAR's tax table, and the HOA meets at Katy ISD's Youngblood Elementary. We did not find a district page listing Anniston's assigned campuses. School assignments and attendance boundaries can change. Confirm the assigned schools directly with the district before making a housing decision.
Lennar describes a recreation center with a pool, a community center and fitness area, a community park, and a future lake for fishing and kayaking. Friendswood's page described the lake and recreation center as future amenities. Confirm what is open now and any fees with the HOA.
Yes. In August 2026, HC MUD 539 approved Section 21 water, sewer, drainage and paving plans for bidding and was still building water and wastewater plant expansions. HBJ, via Hoodline, counted 393 available and 431 future lots for the year ending June 2026.
On October 20, 2026 a Lennar Frey listing showed a '$25K price cut' with no terms, and Lennar mentions special promotions when financing with Lennar Mortgage without giving details. No dated, termed incentive was verified, so ask the sales office for current offers in writing.
RCLCO ranked Anniston No. 12 nationally in 2025 with 775 sales and No. 18 at mid-year 2026 with 313. The HBJ list via Hoodline ranked it No. 4 in Houston by starts, with 586 starts and 679 closings for the year ending June 2026.
We do not say whether any area floods. Anniston pays the Harris County Flood Control District levy, and MUD 539 builds drainage for new sections. We found no official drainage project naming Anniston. Check the exact address on FEMA's Flood Map Service Center and HCFCD tools, and ask for the seller's disclosure.
Lennar listed Anniston at $219,990 - $495,990 on 2026-10-20 across Cottage, Watermill, Eventide, Classic, Richmond, Fairway, Pinnacle and Fairway II (coming soon) collections, 52 plan listings, 3-5 bedrooms, some NextGen plans. Lennar's Frey plan (Classic) is a one-story, 1,629 sq ft, 3-bedroom home; one listing showed a '$25K price cut'. That is the association or developer’s own description, not a current price. Prices depend on section, builder, lot and updates; current listings are in the search on this page, and recent sales in the same section are the best guide.
Where can I find Anniston’s HOA documents and deed restrictions?
Recorded restrictions are also on file with the Harris County Clerk, and the state’s management certificate search shows the association’s registered manager and recorded documents. In a purchase, ask for the resale certificate and current governing documents early in the option period.
What parks, pools, trails and golf are in or near Anniston?
Resident amenities include Recreation center with pool, Community center / fitness area, Future lake for fishing and kayaking, and Anniston Amenity Center. Also in or near the community: Community park. Resident-only facilities usually need a key, badge or sticker from the association, and rules and hours change.
What should sellers in Anniston know before listing?
Pricing in Anniston should come from recent sales in the same section, adjusted for lot, size and updates. Expect the buyer to ask for a resale certificate from Anniston Community Association (formal legal name not confirmed); ordering it early avoids delays. Because the home is in a utility or special district, Texas law requires a written district notice to the buyer, and a buyer comparing payments will look at the total tax rate. Have the seller’s disclosure, any repair receipts and, if you have one, an elevation certificate ready before you list.
Researched and published by The Michael O’Neal Group, Keller Williams Realty Northeast. Last checked Oct 20, 2026. Every fact links to its source; tell us if something has changed.
The O’Neal Insider · Free weekly
Get the Houston Neighborhood Insider.
Local events, neighborhood updates, and real estate insights for the areas you care about. Read the latest edition.
