New Territory
New Territory Neighborhood Guide
New Territory is a 3,200 acre master-planned community of 4,603 homes in 42 neighborhoods that became part of the City of Sugar Land in December 2017. Most of its homes date from the 1990s and early 2000s.
- Type
- Master-planned community
- City or county
- City of Sugar Land, annexed effective Dec. 12, 2017.
- County
- Fort Bend
- School district
- Fort Bend ISD
- ZIP code
- 77479
- Median market value (HAR 2025)
- $446,999
- Median year built (HAR 2025)
- 1997
Photos from nearby, for a sense of the area (about 1 miles straight line from New Territory).
New Territory at a Glance
Sugar Land's 2017 annexation. New Territory became part of the City of Sugar Land at 12:01 a.m. on Dec. 12, 2017, with Greatwood, after a 10 year planning process funded through agreements with the utility districts. Community Impact: Sugar Land annexes Greatwood and New Territory (Dec. 12, 2017)
Pecan groves and cane fields. The association says New Territory was built on land where pecan groves and sugar cane fields once grew. It covers 3,200 acres with 4,603 homes in 42 neighborhoods. New Territory Residential Community Association
Mostly 1990s homes. HAR's 2025 facts count 2,656 single-family properties with a median of 2,909 square feet on a median 8,553 square foot lot and a median year built of 1997. HAR.com: New Territory 2025 Facts and tax table
Values in the $300Ks to $600Ks. HAR's 2025 facts give New Territory a median market value of $446,999 and a neighborhood value range of $323K to $640K, with a median sold price of $166.66 per square foot. HAR.com: New Territory 2025 Facts and tax table
The Club is in the dues. The Club at 1200 Walker School Road has an 18,000 square foot gymnasium, fitness room, locker rooms, meeting rooms, a pool, pickleball and tennis courts and sports fields, and the association says membership is included in the yearly assessment. New Territory Residential Community Association New Territory Parks and Recreation (RecDesk) NTRCA: club membership
450 acres of parks and lakes. The association counts three recreation centers, a dog park, a sports complex, pocket parks and more than 450 acres of parks, lakes and greenbelts. New Territory Residential Community Association
Gated neighborhoods inside. Pointe Royale, Pecan Park Estates, Spinnaker Cove and Sunset Cove are gated neighborhoods with their own assessments on top of the association's base rate. NTRCA: assessment information
Along US 90A and New Territory Blvd. The National Weather Service's Brazos River impact list places New Territory on US 90A east of Harlem Road, and stores such as CVS sit on New Territory Blvd. National Weather Service: Brazos River at Richmond (RMOT2) CVS Pharmacy: Sugar Land stores
Homes and the New Territory Market
| HAR neighborhood | Single-family homes | Median size | Median lot | Median year built | Median market value | Value range |
|---|---|---|---|---|---|---|
| New Territory | 2,656 | 2,909 sq ft | 8,553 sq ft | 1997 | $446,999 | $323K - $640K |
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 New Territory 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 New Territory; 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 New Territory
| Taxing unit | Adopted rate | Year | Source |
|---|---|---|---|
| City of Sugar Land | $0.371116 per $100 | 2026 | Source |
| Fort Bend ISD | $0.996900 per $100 | 2026 | Source |
| Fort Bend LID 7 | $0.340000 per $100 | 2026 | Source |
| Fort Bend County | $0.407000 per $100 | 2026 | Source |
| Fort Bend County Drainage District | $0.010000 per $100 | 2026 | Source |
HAR's New Territory tax table lists Fort Bend LID 7, the county, Fort Bend ISD, the drainage district and the City of Sugar Land, with no MUD. Fort Bend LID 7 adopted $0.32274 per $100 for 2025 and $0.34 for 2026. Confirm the units on the FBCAD account for the address. HAR.com: New Territory 2025 Facts and tax table Fort Bend County Tax Office: Fort Bend LID 7 Fort Bend Central Appraisal District
Sugar Land grants a 15% city homestead exemption, or $70,000 for owners over 65 or disabled (one or the other). City of Sugar Land: Property Taxes
HOA and deed restrictions
- New Territory Residential Community Association $1,335 per year (base rate, includes Club membership) (2027) Source
- Pointe Royale (gated, in addition to NTRCA) $700 per year (total $2,035) (2027) Source
- Sunset Cove (gated, in addition to NTRCA) $635 per year (total $1,970) (2027) Source
- Spinnaker Cove (gated, in addition to NTRCA) $350 per year (total $1,685) (2027) Source
- Pecan Park Estates (gated, in addition to NTRCA) $230 per year (total $1,565) (2027) Source
The 2027 assessment is due Jan. 1, 2027; payments after Jan. 31 add a $35 late fee and 1.5% monthly interest. NTRCA: assessment information
At closing, buyers pay a capitalization fee equal to the current year's assessment ($1,285 for 2026 closings), plus a $250 transfer fee. A resale certificate costs $225, or $325 rushed. NTRCA: HOA fee schedule
The association has a compliance department, maintenance standards and design guidelines, so exterior changes need to follow its rules. NTRCA: good to know New Territory Residential Community Association
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 New Territory
- Fort Bend ISD 2026-27 School Locator
HAR's New Territory tax table lists Fort Bend ISD. Use the district's 2026-27 School Locator for a specific address; assignments vary by address. HAR.com: New Territory 2025 Facts and tax table Fort Bend ISD: 2026-27 School Locator
Fort Bend ISD runs a long-range boundary planning process, so attendance zones can change. Confirm the assigned campuses with the district. Fort Bend ISD: long-range boundary planning
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 New Territory
New Territory is taxed by Fort Bend LID 7, a levee improvement district; the association links LID #7 from its resident information page. Levee districts build and maintain levees and drainage and run emergency action plans in extreme rain. HAR.com: New Territory 2025 Facts and tax table NTRCA: good to know City of Sugar Land: Levee Improvement Districts
The Brazos River at the Richmond gauge set its record crest of 55.19 feet on Sept. 1, 2017 (Harvey). At 54 feet the National Weather Service lists US 90A eastbound lanes as inundated and impassable between Harlem Road and New Territory. National Weather Service: Brazos River at Richmond (RMOT2)
Fort Bend County's FEMA flood insurance rate maps are effective April 2, 2014. Check the address on FEMA's Map Service Center and ask for an elevation certificate and any claims history. Fort Bend County Drainage District: floodplain map
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 New Territory
Groceries
- Kroger Riverstone 18861 University Blvd, outside the community
- Trader Joe's Sugar Land 13550 University Blvd, outside the community
- Whole Foods Market Sugar Land 15900 Southwest Freeway
Pharmacies
- CVS Pharmacy New Territory Blvd 5757 New Territory Blvd
Shopping
- First Colony Mall 16535 Southwest Freeway
Hospitals and urgent care
- Memorial Hermann Sugar Land Hospital 17500 West Grand Parkway South
- Houston Methodist Sugar Land Hospital 16655 Southwest Freeway
Fitness
- The Club at New Territory 1200 Walker School Road, inside the community
Parks and trails
- Sugar Land Memorial Park 15300 University Blvd, on the Brazos
- Brazos River Park 18427 Southwest Freeway
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 New Territory
US 90A runs along New Territory; the weather service's Brazos impact list names the stretch between Harlem Road and New Territory. New Territory Blvd is the community's main street. National Weather Service: Brazos River at Richmond (RMOT2) CVS Pharmacy: Sugar Land stores
Fort Bend Transit runs weekday commuter buses to the Texas Medical Center, Greenway Plaza and downtown Houston from Sugar Land lots at University of Houston-Sugar Land and the AMC theater at First Colony. Fort Bend County Public Transportation
Fort Bend County Toll Road Authority segments of the Grand Parkway and Westpark Tollway need a toll tag; Memorial Hermann Sugar Land sits on West Grand Parkway South. Fort Bend County Toll Road Authority Memorial Hermann Sugar Land Hospital
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.
New Territory Questions Buyers Ask
What are the pros and cons of living in New Territory?
The pros are a published assessment ($1,335 for 2027) that includes The Club with its gymnasium, pool and courts, more than 450 acres of parks and lakes, and a HAR 2025 median market value of $446,999. The cons are Fort Bend LID 7 at $0.34 per $100 for 2026, homes with a 1997 median year built, and a $1,285 capitalization fee at closing in 2026.
Sources: NTRCA: assessment information NTRCA: club membership New Territory Residential Community Association Checked Oct. 28, 2026
What is the median home value in New Territory?
HAR's 2025 facts give New Territory a median market value of $446,999 across 2,656 single-family properties, a range of $323K to $640K and a median sold price of $166.66 per square foot. Current closed sales come from the MLS.
Sources: HAR.com: New Territory 2025 Facts and tax table Checked Oct. 28, 2026
Does New Territory have a MUD tax?
HAR's tax table lists no MUD for New Territory. It lists Fort Bend LID 7 ($0.34 per $100 for 2026) on top of the City of Sugar Land ($0.371116), Fort Bend ISD ($0.9969), the county ($0.407) and the drainage district ($0.01). Confirm the units on the property's FBCAD account.
Sources: HAR.com: New Territory 2025 Facts and tax table Fort Bend County Tax Office: Fort Bend LID 7 Fort Bend County Tax Office: City of Sugar Land Checked Oct. 28, 2026
How much are New Territory HOA dues?
The New Territory Residential Community Association's base assessment is $1,335 for 2027 and includes Club membership. Gated Pointe Royale, Sunset Cove, Spinnaker Cove and Pecan Park Estates add $230 to $700 more.
Sources: NTRCA: assessment information NTRCA: club membership Checked Oct. 28, 2026
What fees does a buyer pay at closing in New Territory?
The association charges a capitalization fee equal to the current year's assessment ($1,285 for 2026 closings) and a $250 transfer fee. A resale certificate costs $225, or $325 for three day service.
Sources: NTRCA: HOA fee schedule Checked Oct. 28, 2026
When did New Territory become part of Sugar Land?
Sugar Land annexed New Territory and Greatwood effective Dec. 12, 2017, after a 10 year planning process built on agreements with the utility districts.
Sources: Community Impact: Sugar Land annexes Greatwood and New Territory (Dec. 12, 2017) Checked Oct. 28, 2026
Where do New Territory residents buy groceries?
Grocery stores are outside the residential sections: Kroger and Trader Joe's are on University Blvd and Whole Foods is on the Southwest Freeway. CVS has a store at 5757 New Territory Blvd.
Sources: Kroger Riverstone Trader Joe's Sugar Land CVS Pharmacy: Sugar Land stores Checked Oct. 28, 2026
How do you commute from New Territory?
US 90A runs along the community, and Fort Bend Transit's weekday commuter buses to the Texas Medical Center, Greenway Plaza and downtown leave from Sugar Land lots at University of Houston-Sugar Land and the AMC theater at First Colony. The weather service lists US 90A as impassable between Harlem Road and New Territory when the Brazos reaches 54 feet.
Sources: National Weather Service: Brazos River at Richmond (RMOT2) Fort Bend County Public Transportation Checked Oct. 28, 2026
What should I check before buying in New Territory?
Confirm whether the home is in a gated section with a second assessment, budget for the capitalization and transfer fees, check the address on FEMA's map and the city's LID map, and inspect a 1990s roof, HVAC, plumbing and foundation closely. Confirm Fort Bend ISD campuses with the district's locator.
Sources: NTRCA: assessment information NTRCA: HOA fee schedule Fort Bend County Drainage District: floodplain map Checked Oct. 28, 2026
Keeping It Real with Michael O’Neal
Why Live in New Territory? The Good, The Bad & The Reality
Want a gym, pool and courts already paid for in your HOA dues, with 450 acres of parks and lakes around you? New Territory publishes exactly what that costs, $1,335 for 2027. The tradeoff is a levee district tax and houses that mostly date to the 1990s.
Neighborhood Reality Check
Why You’ll Love It
- The Club is included
- Dues you can see before you offer
- More than 450 acres of parks and lakes
What Might Surprise You
- A levee district tax
- 1990s houses
- Closing fees
Everyday Convenience
- Nearest H-E-B: Sugar Land Market H-E-B, 1.6 mi
- ER: Memorial Hermann Sugar Land Hospital, 2.3 mi
- Shopping: Sugar Land Town Square, 2.8 mi
- Park: George Bush Park, 9.0 mi
Straight-line miles.
Michael’s Take
New Territory lets you see the full HOA cost, Club included, before you tour, and that makes the budget easy to build.
Compare nearby:
Five Reasons People Love Living in New Territory
- 1The Club is included
The Club has an 18,000 square foot gymnasium, fitness room, pool, pickleball and tennis courts and sports fields, and the association says membership is included in the yearly assessment.
New Territory Residential Community Association New Territory Parks and Recreation (RecDesk) NTRCA: club membership
- 2Dues you can see before you offer
The 2027 base assessment is $1,335, and the association posts the extra amounts for its four gated neighborhoods, from $230 to $700.
- 3More than 450 acres of parks and lakes
The association counts three recreation centers, a dog park, a sports complex, pocket parks and more than 450 acres of parks, lakes and greenbelts across 3,200 acres.
- 4A lower price point for Sugar Land
HAR's 2025 facts give New Territory a median market value of $446,999, compared with $721,631 in Telfair.
HAR.com: New Territory 2025 Facts and tax table HAR.com: Telfair 2025 Facts
- 5No MUD line on HAR's tax table
Since the 2017 annexation the community has had City of Sugar Land services, and HAR's tax table lists a levee district but no MUD.
Community Impact: Sugar Land annexes Greatwood and New Territory (Dec. 12, 2017) HAR.com: New Territory 2025 Facts and tax table
Five Things You Should Know Before Moving to New Territory
- 1A levee district tax
Fort Bend LID 7 adopted $0.34 per $100 for 2026, up from $0.32274 for 2025, on top of the city, county and school rates.
- 21990s houses
HAR's 2025 median year built is 1997, so many roofs, HVAC systems, water heaters and windows are on their second round or due for one.
- 3Closing fees
Buyers pay a capitalization fee equal to the year's assessment ($1,285 in 2026) plus a $250 transfer fee, and gated sections carry a second assessment.
- 4US 90A and the Brazos
The weather service lists US 90A eastbound as inundated and impassable between Harlem Road and New Territory when the Brazos at Richmond reaches 54 feet; the record crest was 55.19 feet in Harvey (2017).
- 5Errands are outside the neighborhoods
The nearest supermarkets we could verify are on University Blvd and the Southwest Freeway, so most grocery runs mean a drive.
Who Might Love New Territory?
- Buyers who want a gym, pool and courts included in the HOA assessment
- Buyers who want a Sugar Land address at a lower median value than the city's newer master plans
- Buyers who want parks, lakes and greenbelts spread through the neighborhood
- Buyers who want the option of a gated section with its own posted assessment
Who Might Prefer Somewhere Else?
- If you want a house built after 2005, look at Telfair, where HAR's median year built is 2009.
- If you want a regional mall and hospitals at the edge of the neighborhood, look at First Colony.
- If you want new construction, look at Sienna or the master plans around Richmond.
Everyday Convenience in New Territory
- The Club as the center The Club on Walker School Road is open daily, from 5:30 a.m. on weekdays, and runs the community's gym, courts and fields. New Territory Parks and Recreation (RecDesk)
- Driving for groceries Supermarkets are outside the community on University Blvd and the Southwest Freeway, with a CVS on New Territory Blvd. Kroger Riverstone CVS Pharmacy: Sugar Land stores
- City services since 2017 Annexation brought New Territory the same level of city services as the rest of Sugar Land. Community Impact: Sugar Land annexes Greatwood and New Territory (Dec. 12, 2017)
Main routes: US 90A and New Territory Blvd. National Weather Service: Brazos River at Richmond (RMOT2) CVS Pharmacy: Sugar Land stores
| Nearest H-E-B | Sugar Land Market H-E-B 1.6 mi |
|---|---|
| Nearest H-E-B | Riverpark H-E-B 2.3 mi |
| Pharmacy | In-store pharmacy at Sugar Land Market H-E-B 1.6 mi |
| Hospital with an ER | Memorial Hermann Sugar Land Hospital 2.3 mi |
| Major shopping | Sugar Land Town Square 2.8 mi |
| Parks and nature | George Bush Park 9.0 mi |
| Airport | George Bush Intercontinental Airport (IAH) 33 mi |
| Airport | William P. Hobby Airport (HOU) 24 mi |
Distances are straight-line from the approximate center of New Territory, 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 | $446,999 | HAR 2025 facts (New Territory) |
|---|---|---|
| Value range | $323K - $640K | HAR 2025 facts (New Territory) |
| Median home size | 2,909 sq ft | HAR 2025 facts (New Territory) |
| Median lot | 8,553 sq ft | HAR 2025 facts (New Territory) |
| Median year built | 1997 | HAR 2025 facts (New Territory) |
| Single-family homes | 2,656 | HAR 2025 facts (New Territory) |
| Tax rate: City of Sugar Land | $0.371116 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 |
| Tax rate: Fort Bend LID 7 | $0.340000 per $100 (2026) | official rate; not a tax bill |
| HOA dues | $1,335 per year (base rate, includes Club membership) (2027) | New Territory Residential Community Association |
Median closed sale price, recent closed sales, price per square foot, days on market and inventory for New Territory 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 New Territory Fact Sheet.
Michael’s Take Broker opinion, based on the sourced facts above
My take: New Territory lets you see the full HOA cost, Club included, before you tour, and that makes the budget easy to build. The median value sits well below Telfair, but a 1997 median build year means some of the difference may go to roofs, HVAC and windows, so price the inspection items and the LID 7 line into the payment before you compare.
New Territory vs. Nearby Neighborhoods
New Territory vs. Telfair
Choose Telfair and you gain: Newer and larger homes, with a 2009 median year built and a 3,582 square foot median size.
You give up: About $275,000 of HAR median market value, plus Telfair carries a MUD on top of its levee district.
New Territory vs. First Colony
Choose First Colony and you gain: Lower levee district rates, a 50 meter lap pool, lakes with a kayak boathouse and First Colony Mall at the edge.
You give up: A published assessment figure, since First Colony's is posted only inside a linked file and 18 neighborhoods run their own budgets.
New Territory vs. Riverstone
Choose Riverstone and you gain: A larger club and more than 200 acres of lakes for a similar $1,330 assessment.
You give up: New Territory's simpler city status, since some Riverstone sections pay Missouri City taxes.
Questions buyers ask about New Territory
Is New Territory a good place to live?
It suits buyers who want a recreation club included in the HOA dues, parks and lakes through the neighborhood, and a Sugar Land address at a lower median value than Telfair. Check the levee district tax, any gated section assessment and the age of the home's systems.
Sources: New Territory Residential Community Association New Territory Parks and Recreation (RecDesk) NTRCA: club membership Checked Oct 28, 2026
What are the downsides of living in New Territory?
Fort Bend LID 7 adds $0.34 per $100 for 2026, most homes date to the 1990s, and buyers pay a capitalization fee equal to a year's assessment at closing. The weather service lists US 90A by the community as impassable at a 54 foot Brazos stage, and supermarkets are a drive away.
Sources: New Territory Residential Community Association New Territory Parks and Recreation (RecDesk) NTRCA: club membership 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
New Territory 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 neighborhood | Single-family homes | Median size | Median year built | Median market value |
|---|---|---|---|---|
| New Territory | 2,656 | 2,909 sq ft | 1997 | $446,999 |
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.
Checked Oct 28, 2026
Property taxes
| Taxing unit | Adopted rate | Year | Source |
|---|---|---|---|
| City of Sugar Land | $0.371116 per $100 | 2026 | Source |
| Fort Bend ISD | $0.996900 per $100 | 2026 | Source |
| Fort Bend LID 7 | $0.340000 per $100 | 2026 | Source |
| Fort Bend County | $0.407000 per $100 | 2026 | Source |
| Fort Bend County Drainage District | $0.010000 per $100 | 2026 | Source |
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.
- Fort Bend Central Appraisal District property search
- Fort Bend County Tax Assessor-Collector
- True Cost of Homeownership calculator
Checked Oct 28, 2026
HOA dues
- New Territory Residential Community Association $1,335 per year (base rate, includes Club membership) (2027) Source
- Pointe Royale (gated, in addition to NTRCA) $700 per year (total $2,035) (2027) Source
- Sunset Cove (gated, in addition to NTRCA) $635 per year (total $1,970) (2027) Source
- Spinnaker Cove (gated, in addition to NTRCA) $350 per year (total $1,685) (2027) Source
- Pecan Park Estates (gated, in addition to NTRCA) $230 per year (total $1,565) (2027) Source
Published by the association or its manager. Some homes owe more than one association; the resale certificate for the address shows what applies.
Schools
- 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. 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
Hospitals with an emergency room
Shopping
- Sugar Land Town Square 2.8 mi
- Town & Country Village 14 mi
- CITYCENTRE 14 mi
Parks and nature
- George Bush Park 9.0 mi
- Terry Hershey Park 13 mi
Straight-line distance from the approximate center of New Territory, not driving distance or time. Each name links to its official site. A list is not a recommendation or a ranking.
See New Territory on the area map
Checked Oct 28, 2026
Thinking About Buying or Selling in New Territory?
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 New Territory?
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: Sugar Land · All Houston communities · Area map