Michael O'NealThe Michael O'Neal Group · Keller Williams Realty Northeast Contact Get Instant Cash OfferInstant Cash Offer
New Construction Incentives$0 down may be possible ›

Northwest Houston

Towne Lake: Homes, HOA and Community Guide

Cypress, northwest Harris County, off Barker Cypress Road and US 290; bordered by US 290, West Road and Barker Cypress Road with access to I-10 and the Grand Parkway (trade press).

Build My Neighborhood ShortlistSearch Homes for SaleCall or text 832-797-3780

Keeping It Real with Michael O’Neal

Why Live in Towne Lake? The Good, The Bad & The Reality

Want a lake you can actually take a boat out on, in a community that is mostly finished? Towne Lake belongs on your list. Just know the MUD rate on your lot can be anywhere from $0.58 to $1.50 per $100, and the boating rules sit behind a resident login.

Neighborhood Reality Check

Why You’ll Love It

  • A 300-acre lake built for boating
  • A resident waterpark
  • Dining and a grocery store on site

What Might Surprise You

  • Five MUDs, very different rates
  • Lake rules are not public
  • Layers of associations

Everyday Convenience

  • ER: HCA Houston Healthcare North Cypress, 2.4 mi
  • Shopping: Katy Mills, 12 mi
  • Park: Zube Park, 11 mi

Straight-line miles.

Michael’s Take

Towne Lake is the Cypress answer for buyers who say they want to live on the water.

Compare nearby:

Five Reasons People Love Living in Towne Lake

  1. 1
    A 300-acre lake built for boating

    The association describes a 300-acre private lake, and Houstonia's 2019 profile describes residents boating, fishing and skiing on about 14 miles of shoreline.

    Towne Lake Community Association Houstonia (2019)

  2. 2
    A resident waterpark

    The waterpark has a lazy river, water slides, a junior Olympic lap pool and a splash pad, and Houstonia reported in 2019 that it is free to residents and covered by HOA fees.

    Houstonia (2019)

  3. 3
    Dining and a grocery store on site

    The Boardwalk at Towne Lake is a public lakefront center with restaurants, shops, offices and medical space, and a Kroger is part of the community's retail.

    Houston Agent Magazine (2020)

  4. 4
    One school district

    HAR's tax table lists Cy-Fair ISD across Towne Lake, so you are not sorting out a district split.

    HAR.com: Towne Lake neighborhood

  5. 5
    Mostly established streets

    HAR counts 3,989 single-family properties with a median year built of 2018, and the developer said in March 2025 it was down to its last homes and homesites.

    HAR.com: Towne Lake neighborhood Community Impact (sponsored, Mar. 2025)

Five Things You Should Know Before Moving to Towne Lake

  1. 1
    Five MUDs, very different rates

    Five Harris County MUDs serve parts of Towne Lake, with 2025 adopted rates from $0.58 (MUD 172) to $1.50 (MUD 503) per $100. That is a $0.92 per $100 difference from one section to another, and a quoted rate is not your bill.

    Harris County Tax Office: 2025 tax rates Harris Central Appraisal District

  2. 2
    Lake rules are not public

    The association's FAQ, document library and lake pages require a resident login, so boat registration, size limits and dock or slip fees cannot be read before you ask.

    Towne Lake Community Association

  3. 3
    Layers of associations

    Gated sections such as Lakeshore at Towne Lake have their own association on top of the master association; Lakeshore bills annually, due Jan. 1 and late after Feb. 1. No official page states the master assessment or any foundation, transfer or capital fee.

    Crest Management: Lakeshore at Towne Lake FAQ CCMC: resale information

  4. 4
    Few new homes left

    Caldwell Companies said in March 2025 it was down to its last available homes and homesites, so most purchases now are resales.

    Community Impact (sponsored, Mar. 2025)

  5. 5
    Not every section is detached homes

    Community Impact reported in 2022 that Northshore would add 37 townhomes and 42 duets, and the developer's 2025 article said Asher at Towne Lake apartments would open that summer. Know what is next to the lot.

    Community Impact: Northshore townhomes and duets (2022) Community Impact (sponsored, Mar. 2025)

Who Might Love Towne Lake?

  • Buyers who want boating, fishing and lakefront living without leaving the neighborhood
  • Buyers who want restaurants and a grocery store inside the community
  • Buyers who prefer a mostly finished master plan over an active construction zone
  • Buyers who want one school district across the whole community

Who Might Prefer Somewhere Else?

  • If you want a brand-new home and a long list of builders, look at Bridgeland.
  • If you want lower MUD rates and a public golf course, compare Cinco Ranch in Katy.
  • If you want an older Cypress subdivision without a big amenity package, start with Cypress.

Everyday Convenience in Towne Lake

Main routes: US 290, Barker Cypress Road and West Road border the community, with the Grand Parkway and I-10 reached from there. Houston Agent Magazine (2020)

Hospital with an ERHCA Houston Healthcare North Cypress 2.4 mi
Major shoppingKaty Mills 12 mi
Parks and natureZube Park 11 mi
GolfBlackHorse Golf Club 2.6 mi
AirportGeorge Bush Intercontinental Airport (IAH) 21 mi
AirportWilliam P. Hobby Airport (HOU) 31 mi

Distances are straight-line from the approximate center of Towne Lake, 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

Tax rate: Harris County MUD No. 500$0.85 per $100 (current (as posted by the district's tax assessor, Oct 2026))official rate; not a tax bill
Tax rate: Harris County MUD No. 502$0.77 per $100 (2025)official rate; not a tax bill
Tax rate: Harris County MUD No. 503$1.50 per $100 (current (as posted by the district's tax assessor, Oct 2026))official rate; not a tax bill

Median closed sale price, recent closed sales, price per square foot, days on market and inventory for Towne Lake 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 Towne Lake Fact Sheet.

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

My take: Towne Lake is the Cypress answer for buyers who say they want to live on the water. The lake is not the question. The questions are which MUD the lot is in, what the boat and dock rules cost, and how many associations come with the address. Get the resale certificate and the lake rules before you write the offer, not after.

Towne Lake vs. Nearby Neighborhoods

Towne Lake vs. Bridgeland

Choose Bridgeland and you gain: New homes from 16 builders, about 250 miles of trails by the developer's estimate and an H-E-B in Bridgeland Central.

You give up: Three school districts, years of construction in the newer villages and no confirmed lake boating rules.

Towne Lake vs. Cinco Ranch

Choose Cinco Ranch and you gain: 2025 Fort Bend MUD rates from $0.195 to $0.605 per $100, a public 18-hole golf course and LaCenterra.

You give up: Older homes (section medians built 1997 to 2010), Katy ISD instead of Cy-Fair ISD and a Barker Reservoir flood-pool history from 2017.

Towne Lake vs. Cypress

Choose Cypress and you gain: A wider range of subdivisions and ages along US 290, from Coles Crossing (HAR median year built 2002) to brand-new sections.

You give up: No shared lake, and most subdivisions still carry a MUD tax.

Questions buyers ask about Towne Lake

Is Towne Lake a good place to live?

It suits buyers who want a boating lake, a resident waterpark and dining at The Boardwalk in a community that is mostly built. It is all Cy-Fair ISD on HAR's table. Check which of the five MUDs covers the lot, get the lake and dock rules from the association, and read the resale certificate for every association layer.

Sources: Towne Lake Community Association Houstonia (2019) Houston Agent Magazine (2020) Checked Oct 28, 2026

What are the downsides of living in Towne Lake?

MUD rates range from $0.58 to $1.50 per $100 (2025), so the tax bill depends heavily on the section. Lake rules and fees are behind a resident login, gated sections add a second association, and few new homes are left. Townhomes, duets and apartments have been added in parts of the community.

Sources: Towne Lake Community Association Houstonia (2019) Houston Agent Magazine (2020) 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

Call MichaelText MichaelSend a question

Neighborhood fact sheet

Towne Lake 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

We have not published HAR neighborhood statistics for Towne Lake yet, because HAR does not show one neighborhood record that matches this page. Ask us for a recent-sales report for the streets you are considering.

Request recent sales

Property taxes

Taxing unitAdopted rateYearSource
Harris County MUD No. 500$0.85 per $100current (as posted by the district's tax assessor, Oct 2026)Source
Harris County MUD No. 502$0.77 per $1002025Source
Harris County MUD No. 503$1.50 per $100current (as posted by the district's tax assessor, Oct 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.

Checked Oct 20, 2026

HOA dues

Towne Lake Community Association Inc; Lakeshore at Towne Lake Community Association. No assessment amount is published by an official source, so we do not show one. Association details.

Schools

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

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.

Nearby essentials

Golf clubs and courses

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

See Towne Lake on the area map

Checked Oct 28, 2026

Search homes for saleWhat’s my home worth?Ask for recent sales

Area map

Ask Michael about Towne Lake

By sending this request you agree that Michael O'Neal may contact you by phone, text or email about this inquiry. Message and data rates may apply. You can opt out at any time.

Due diligence

What Buyers Should Know Before Moving Here

Every Houston neighborhood has important details that buyers should understand before purchasing. Here are three key things to investigate before making an offer in Towne Lake.

01

Which of five MUDs covers the lot

Towne Lake has no city levy on HAR's table. 2025 adopted rates per $100 (Harris County Tax Office): Cy-Fair ISD $1.0669, Harris County $0.38096, Flood Control $0.04966, Hospital $0.18761, Lone Star College $0.106, Port $0.0059, Department of Education $0.0048, ESD 9 $0.03883, plus one MUD: 172 ($0.58), 501 ($0.5972), 502 ($0.77), 500 ($0.85) or 503 ($1.50). The MUD alone can change a $500,000 home's bill by more than $4,500 a year before exemptions.

  • MUD 500's tax assessor posts proposed 2026 rates; check for updates after adoption.
  • School homestead exemption: $140,000.

Before you make an offer: Find the MUD on the HCAD record for the exact address and estimate taxes on your price; never use a neighbor's or the seller's bill.

Sources and tools: Harris Central Appraisal District, Harris County Tax Office: tax rates, HC MUD 502: transparency, Estimate your monthly ownership cost

02

Lakefront lots, boats and docks

The lake is private and run by the association; boating and lake-use rules are posted only for residents. Water's Edge is a gated custom section with boat slips. The lake's role in drainage is not described on any official page found, so a lakefront lot still needs its own flood map and elevation check.

  • Ask about boat registration, dock or slip fees, motor limits and bulkhead upkeep.
  • Check the address in HCFCD's tool and FEMA's map.

Before you make an offer: Before an offer on a lakefront home, get the lake and boating rules and any dock or slip fees in writing from the association, and ask the seller for an elevation certificate.

Sources and tools: Towne Lake Community Association, HCFCD Flood Education Mapping Tool, FEMA Flood Map Service Center

03

Master and section dues through the resale certificate

CCMC manages the Towne Lake Community Association and handles resale information; no official page states the master assessment or any foundation, transfer or capital fee. Lakeshore at Towne Lake (Crest Management) bills annually, due Jan. 1 and late after Feb. 1, with a three-installment option.

Before you make an offer: Order the resale certificate for both the master and any section association and read every closing fee before the option period ends.

Sources and tools: CCMC: Resale information, Crest Management: Lakeshore at Towne Lake FAQ

Before You Buy in Towne Lake

Your ticks stay on this device. Print or save this checklist as a PDF.

Have Questions About Buying in Towne Lake?

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

Ask Michael a QuestionSearch HomesCompare Neighborhoods

Buyer questions

Buying in Towne Lake: common questions

What are the pros and cons of living in Towne Lake?

Towne Lake offers a 300-acre private lake, on-site dining and retail at The Boardwalk, Cy-Fair ISD across the community and mostly established homes. Buyers should weigh MUD rates from $0.58 to $1.50 per $100 depending on the section, few new homes left, extra dues in gated sections and lake rules that are posted only for residents.

Sources: Harris County Tax Office: tax rates · Towne Lake Community Association Checked Oct. 22, 2026

What should buyers know before buying a home in Towne Lake?

Identify the MUD on the HCAD record, order resale certificates for the master and any section association, and on a lakefront lot get the boating and dock rules and an elevation certificate before you make an offer.

Sources: Harris Central Appraisal District · CCMC: Resale information Checked Oct. 22, 2026

Moving to Towne Lake?

Get the free Towne Lake relocation guide.

A printable PDF built from the research on this page, with every fact linked to its source:

  • What residents may love and what buyers should consider in Towne Lake
  • The three things to check here before you make an offer:
    • Which of five MUDs covers the lot
    • Lakefront lots, boats and docks
    • Master and section dues through the resale certificate
  • Communities worth comparing, the relocation checklist and the out-of-town buying steps
Text RELOCATE to 832-797-3780Or call Michael

Free Towne Lake guide

Answer 3 quick questions

Question 1 of 3

When are you planning to move?

Quick overview

History and development

Caldwell Companies (founded 1990 by Fred Caldwell) developed Towne Lake; its 2025 sponsored article marks the community's 20th anniversary. Source

A 2018 trade profile says residents began moving in when the community opened in late 2006. Source

Towne Lake was named GHBA Master Planned Community of the Year in 2019 (trade article); the West Houston Association lists a 2012 GHBA award. Source

Homes and construction

2018 trade profile: about 2,400 acres, about 3,600 homes planned at buildout, 19 builders, homes from the $220,000s to $2 million-plus, gated and non-gated sections, a Water's Edge custom section with boat slips, and an active-adult section. Source

Caldwell's March 2025 sponsored article says Towne Lake has over 4,000 homes and is down to its last available homes and homesites, in Parkside, Heritage Cove (55+), Northshore, Marina Bay and Water's Edge. Source

Northshore section (2022): 37 Highland Homes townhomes and 42 Beazer duets, 79 homes total (Community Impact). Source

Location and getting around

Coventry places Towne Lake off Barker Cypress Road and US 290; a 2020 trade article says it is bordered by US 290, West Road and Barker Cypress Road with access to I-10 and the Grand Parkway. Source

HAR's Towne Lake tax table lists no city levy, only school, county, special-district and ESD taxes. City of Houston ETJ status was not confirmed from a city source. Source

Everyday life

Houstonia (2019): the waterpark is free to residents and covered by HOA fees; the Heritage 55+ center has a lap pool, spa, fitness center, library and ballroom. Source

The Towne Lake Community Association site describes the 300-acre lake as the largest private lake in Houston and says lake use and boating rules, the document library and the community FAQ are behind a resident login. Source

Good to know

Towne Lake Community Association Inc is a 501(c)(4) in Cypress; its FY2024 Form 990 reports total revenue of $10,094,942 (ProPublica). Source

Rules worth knowing

Lakeshore at Towne Lake is a sub-association of the Towne Lake Community Association; the master association handles everything outside the Lakeshore gates, including ARC applications and deed restrictions (Crest FAQ). Source

Developer and builders

Caldwell Companies (Caldwell Communities), founded 1990 by Fred Caldwell, is the developer. Source

19 builders in 2018 (trade profile); developer said in March 2025 it was down to its last homes and homesites. Source

Why buyers are looking at Towne Lake

  • HAR.com master-plan page: 85 for sale, 16 for rent, 406 sold; average sale price $825,428; average $221.68/sq ft (No period stated (live page viewed 2026-10-20)) HAR.com
  • GHBA Master Planned Community of the Year: Won (2019, per trade article; 2012 per West Houston Association) (2012 / 2019) Houston Agent Magazine
  • Towne Lake Community Association Inc Form 990 total revenue: $10,094,942 (program services $9,355,651) (FY ending Dec 2024) ProPublica Nonprofit Explorer

Rankings and counts are quoted as their publishers reported them, with the period. They describe sales activity, not a recommendation.

Homes and market

Towne Lake homes for sale and neighborhood facts

Live listings in Towne Lake

Every active listing from every brokerage, through our HAR.com MLS search. This search uses the subdivision name "Towne Lake", so it covers all of its sections; ask us for an exact list.

Listings provided through HAR.com (Houston Association of REALTORS® Information Service); information believed accurate but not guaranteed. Open this search in a new window · Search all Houston homes

Help Me Buy in Towne LakeWhat Is My Towne Lake Home Worth?Call or text 832-797-3780

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 Towne Lake?

Our Towne Lake seller guide covers HAR market data, what buyers will ask about and what to have ready, plus a free, no-obligation pricing review.

Read the Seller GuideWhat Is My Home Worth?

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

Call MichaelText MichaelSend a question

Towne Lake market facts

MeasureValuePeriod
HAR 2025 Facts (Towne Lake (Harris)): single-family properties3,9892025 data year Source
HAR 2025 Facts: median market value$596,525 (median appraised $592,250)2025 data year Source
HAR 2025 Facts: neighborhood value range$433K - $1,033K2025 data year Source
HAR 2025 Facts: median price per sq ft$200.19 (median appraised $174.71/sq ft)2025 data year Source
HAR 2025 Facts: median sq ft / median lot / median year built3,390 / 8,750 / 20182025 data year Source
HAR 2025 Facts: average bedrooms / baths4.00 / 3.952025 data year Source
HAR Towne Lake master-plan page (wider grouping incl. Marvida, Bridgeland villages, Cypress Creek Lakes): listings and averages85 for sale, 16 for rent, 406 sold; average sale price $825,428; average $221.68/sq ftNo period stated (viewed 2026-10-20, per north.json) Source

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.

New construction and builders

BuilderCollectionsAdvertised fromLotsQuick move-inChecked
Highland Homes (Northshore townhomes)Northshore townhomes (37 homes)Ask the builder2026-10-20 Source
Beazer Homes (Northshore duets)Northshore duets (42 homes; eight plans, 2-4 bedrooms)Ask the builder2026-10-20 Source
Coventry HomesAsk the builder2026-10-20 Source

Prices are the builder’s or developer’s advertised starting prices on the date checked, not a quote. Register your own agent on your first visit; the builder’s sales staff represent the builder. New construction guide.

Sections and phases

  • ParksideSelling now Source
  • Heritage Cove (55+)Selling now Source
  • NorthshoreSelling now Source
  • Marina BaySelling now Source
  • Water's Edge (gated custom section with boat slips)Selling now Source
  • Lakeshore at Towne Lake (gated sub-association)Built out Source
  • Sunset Harbor, Creekside, The HeritageBuilt out Source

Getting around: main routes

ToMain route
US 290 (Northwest Freeway)Barker Cypress Road to US 290 (Coventry describes the location as off Barker Cypress and US 290) Source

Routes from official, transportation agency or developer sources. Drive times depend on the exact address and the hour; test the drive at the times you would commute.

Shopping, jobs and what is being built nearby

  • Completed / opening: Asher at Towne Lake luxury apartments were set to open in summer 2025 (Caldwell sponsored content). Source
  • Completed: Caldwell announced in 2018 an apartment community on 14 acres at the northwest corner of Greenhouse and Cypress North Houston roads within Towne Lake. Source
  • Planned: Caldwell says more commercial development is planned (no details or dates). Source
  • The Boardwalk at Towne Lake is a lakefront mixed-use center with restaurants, retail, offices, fitness and medical; a Kroger is on site (2020 trade article). Source
  • A 2020 trade article lists Texas Children's Hospital on site with a Methodist facility 'coming soon' (status not rechecked). Source

Projects are labeled as their sources describe them (planned, approved, under construction or open). Plans change.

Flood zones and property flood research

  • Towne Lake is built around a man-made recreational lake of about 300 acres (trade press). Its drainage role was not described on any official page loaded. Source
  • Towne Lake properties pay the Harris County Flood Control District levy (0.0490% in HAR's table, year not stated). 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.

Open the Flood Map Center Property flood checklist

Advantages and tradeoffs

Advantages

  • A 300-acre recreational lake that residents can boat on, plus the Lakehouse, a waterpark and an island (trade press). Source
  • On-site public retail and dining at The Boardwalk, plus a Kroger. Source
  • One school district (Cy-Fair ISD) across the community per HAR's tax table. Source
  • Mostly established neighborhoods: HAR median year built 2018 and median home size 3,390 sq ft. Source

Tradeoffs to weigh

  • MUD rates vary widely by section, from 0.59% to 1.50% in HAR's table, so total taxes depend on the lot. Source
  • Near buildout: Caldwell said in March 2025 it was down to its last homes and homesites, so new-build choice is limited. Source
  • Gated and 55+ sections may have sub-association dues on top of the master association. Source

Owner and buyer resources

Towne Lake HOA, Documents, Taxes and Services

The public facts an owner or buyer needs, with a link to the official source for each. Last checked Oct 20, 2026.

HOA contacts and fees

More than one association can apply to the same home here. Each bills and enforces its own rules and fees; don’t combine them. Check which ones apply to a specific address on the title commitment and resale certificate.

Master association

Towne Lake Community Association Inc

Applies to: Towne Lake (coverage not confirmed); handles amenities, lifestyle events, ARC and deed restrictions outside sub-association gates

Management
CCMC (on-site staff) · 281-213-4132 (master association number listed in the Crest FAQ) · Website Source
Association website
townelakelife.com
Assessment
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 any official page found (see conflicts) Source
  • Resale information: Handled through CCMC's resale page (https://ccmcnet.com/resale-info/); amounts not shown on the association site Source

Association source

Sub-association

Lakeshore at Towne Lake Community Association

Applies to: Lakeshore at Towne Lake (gated section)

Management
Crest Management, 17171 Park Row, Suite 310, Houston, TX 77084 · 281-579-0761 · Website Source
Association website
crest-management.com
Assessment
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
  • Replacement pool card or directory: $25 Source
  • Regular assessment: Not shown on the FAQ (said to be on the community page, not loaded); billed annually, due Jan 1, late after Feb 1, three-installment option Source

Association source

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.

Help Me Review This Home’s HOA

Taxes and districts

County
Harris
City status
Cypress address; no city levy on HAR's tax table Source
DistrictTypeApplies toTax rate
Harris County MUD No. 500MUDpart of Towne Lake; a broker blog describes MUD 500 as the master district funded through MUD 502's contract tax (not confirmed officially)0.85 per $100 for current (as posted by the district's tax assessor, Oct 2026) Source
Harris County MUD No. 501MUDpart of Towne Lake (which sections not confirmed)Rate not confirmed Source
Harris County MUD No. 502 WebsiteMUDpart of Towne Lake (local news says MUD 502 serves Towne Lake residents; sections not stated)0.77 per $100 for 2025 Source
Harris County MUD No. 503MUDpart of Towne Lake (which sections not confirmed)1.50 per $100 for current (as posted by the district's tax assessor, Oct 2026) Source
Harris County MUD No. 172MUDpart of Towne Lake (which sections not confirmed)Rate not confirmed Source
Harris County Emergency Services District No. 9ESDTowne Lake (HAR table)Rate not confirmed Source
  • HAR's Towne Lake (Harris) tax table (year not stated): Cy-Fair ISD 1.0869%, Harris County 0.3853%, HC Hospital District 0.1635%, Lone Star College 0.1076%, HC Flood Control 0.0490%, HC ESD 9 0.0400%, Port of Houston 0.0062%, HC Dept. of Education 0.0048%, plus MUD 172 (0.59%), 500 (0.88%), 501 (0.60%), 502 (0.82%) or 503 (1.50%). HAR says tax type varies by property. Source
  • Total rate depends on which MUD covers the lot; never apply one total to all of Towne Lake. 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.

Utilities and owner resources

  • Water and sewerThe MUD serving the section (HC MUD 172, 500-503 per HAR; MUD 449 per a broker blog); operator not identified Website Source
  • Trash and recyclingWaste Management for HC MUD 502 customers (800-800-5804) · 800-800-5804 Source
  • OtherWaste Management (MUD 502 contract) Website · 800-800-5804 Source

Schedules and providers change. Use the provider’s own lookup for current pickup days and service areas. Emergencies: call 911.

Amenities and who can use them

  • The Lakehouse (amenity center and marina)Residents only Source
  • The Waterpark (lazy river, water slides, junior Olympic lap pool, splash pad)Residents only Source
  • 300-acre recreational lake (boating, fishing, skiing; about 14 miles of shoreline)Residents only Source
  • Destination island (about 1.5 acres per a broker site; reached by boat or water taxi)Residents only Source
  • Private beaches and sand volleyballResidents only Source
  • Tennis courtsResidents only Source
  • Second community center with private fitness studioResidents only Source
  • Heritage at Towne Lake 55+ amenity center (lap pool, spa, fitness, library, ballroom)Residents only Source
  • Lakeside hike-and-bike trails (about 20-24 miles per trade press)Access not confirmed Source
  • Neighborhood parks, playgrounds, lagoon pool and splash padsResidents only Source
  • Lakeshore at Towne Lake infinity pool and pavilion (sub-association, owners only)Residents only Source
  • The Boardwalk at Towne Lake (lakefront retail, dining, offices, medical)Open to the public9965 Barker Cypress Rd, Cypress, TX 77433 (Census match used for coordinates) Source
  • Kroger at Towne LakeOpen to the public Source
  • Rennell Elementary and Anthony Middle (Cy-Fair ISD, on site per Coventry)Open to the public 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

  • Master association assessment, transfer fee, foundation fee, capital contribution and resale certificate fee: no official source found.
  • Governing documents for the master association (declaration, ARC guidelines, lake/boating rules, leasing / short-term rental policy): not located.
  • Official rate for MUD 172, 449 and 501 (501 posts none; 172 not on Bob Leared); which sections each MUD covers.
  • Current builders, prices and quick move-in inventory: developer builder page unread; no builder community page with current listings loaded.
  • Gas and electric providers not verified.
  • Official drainage or flood information naming Towne Lake (HCFCD, county tools) not loaded.
  • HAR market-area (geomarketarea) figures for the area containing Towne Lake not loaded.
  • Search autocomplete / People Also Ask not checked (session search limit reached); all FAQ origins are editorial.

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

Cypress-Fairbanks ISD (HAR tax table; Coventry lists Rennell Elementary, Anthony Middle, Cy-Ranch High). Confirm by address. 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.

    Buying here

    What to review before an offer in Towne Lake

    • 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 Towne Lake

    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.

    What Could My Home Sell For?Compare a Cash Offer With Listing

    Market snapshot: we publish sold-price statistics only from authorized MLS data with the period and sample size. Ask for a community market analysis.

    Nearby communities

    BridgelandMaster-planned communityElysonMaster-planned communityAnnistonMaster-planned communityThe Grand PrairieMaster-planned community

    All Northeast Houston communities · Compare communities

    Neighborhood FAQ

    Towne Lake: questions buyers and sellers ask

    26 direct answers about Towne Lake, 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.

    All real estate FAQsFlood maps
    Where is Towne Lake in Cypress, TX?

    Towne Lake is a master-planned community in Cypress (77433) in northwest Harris County. Coventry Homes places it off Barker Cypress Road and US 290. A 2020 trade article describes it as bordered by US 290, West Road and Barker Cypress Road, with access to I-10 and the Grand Parkway. The Boardwalk at Towne Lake, at 9965 Barker Cypress Rd, is its lakefront commercial center. Cypress is unincorporated and lies inside Houston's extraterritorial jurisdiction. Confirm the MUD and school assignment for the exact address.

    Sources: houstonagentmagazine.com Checked Oct 20, 2026

    Who developed Towne Lake?

    Towne Lake was developed by Caldwell Companies, a Houston-area developer founded in 1990 by Fred Caldwell. Caldwell also built The Highlands in Porter and Chambers Creek in Willis. A 2018 trade profile says residents began moving in when the community opened in late 2006. Caldwell's March 2025 sponsored article marked Towne Lake's 20th anniversary. The developer's site, townelake.com, could not be read for this research, so those facts come from trade and sponsored articles.

    Sources: Community Impact Checked Oct 20, 2026

    How big is the lake at Towne Lake?

    Trade and sponsored sources describe a recreational lake of about 300 acres with about 14 miles of shoreline. Houstonia and CultureMap call it the largest private recreational lake in the Houston area. Residents use it for boating, fishing, tubing and skiing. CultureMap's 2021 promoted content mentions a water taxi to the community's island for residents without a boat. Boat registration, dock rules and fees were not published on any page this research could load, so ask the association for its lake rules.

    Sources: houstoniamag.com Checked Oct 20, 2026

    How many homes are in Towne Lake?

    Caldwell's March 2025 sponsored article says Towne Lake has over 4,000 homes. A 2018 trade profile projected about 3,600 at buildout on about 2,400 acres. HAR's 2025 facts count 3,989 single-family properties in the Towne Lake (Harris) neighborhood, with a median year built of 2018. The counts differ because sources define the community differently and some include townhomes, duets and patio homes.

    Sources: HAR.com Checked Oct 20, 2026

    Are new homes still being built in Towne Lake?

    Towne Lake is close to buildout. Caldwell's March 2025 article said it was down to its last available homes and homesites. Neighborhoods still selling then were Parkside, Heritage Cove (55+), Northshore, Marina Bay and Water's Edge. The developer's builder page could not be read on Oct 20, 2026, so current builder inventory was not confirmed. Most purchases now are likely resales, but ask about any remaining builder homes.

    Sources: Community Impact Checked Oct 20, 2026

    Who are the builders in Towne Lake?

    The developer's builder list could not be read for this research. A 2018 trade profile counted 19 builders. Builders confirmed by dated sources include Highland Homes (Northshore townhomes) and Beazer Homes (Northshore duets) in 2022, Ravenna Homes (Towne Lake 70', sold out in Nov 2025) and Coventry Homes, which has a Towne Lake page. A broker site also lists Caldwell Homes, Newmark and Partners In Building. Confirm who is still selling before you shop.

    Sources: Community Impact Checked Oct 20, 2026

    What are the HOA fees in Towne Lake?

    This research found no official published assessment for the Towne Lake Community Association. An older HAR blog from about 2010 cited $850 a year and also mentioned a 1% seller foundation fee, a $215 transfer fee and an $840 buyer capital fee, all of which may have changed. Gated and 55+ sections may have sub-association dues on top. Get the resale certificate and current budget for the exact address.

    Sources: crest-management.com Checked Oct 20, 2026

    Who manages the Towne Lake HOA?

    A Crest Management FAQ for the Lakeshore at Towne Lake sub-association identifies the master as the Towne Lake Community Association. It handles everything outside the Lakeshore gates, including the lazy river, Lakehouse amenities, events, ARC applications and deed restrictions. It lists the master association's phone as 281-213-4132 and its website as townelakelife.com, and also refers to it as 'CCMC'. ProPublica lists Towne Lake Community Association Inc as a Cypress 501(c)(4). Verify the current manager with the association.

    Sources: crest-management.com Checked Oct 20, 2026

    What MUDs serve Towne Lake?

    HAR's tax table for Towne Lake (Harris) lists Harris County MUDs 172, 500, 501, 502 and 503. Their rates range from 0.59% (MUD 172) to 1.50% (MUD 503), and the table gives no year. A broker blog says MUD 449 serves western and southern sections and describes MUD 500 as the master district funded by MUD 502's contract tax. This research could not confirm that from the districts. Find the exact MUD on the parcel's appraisal district record.

    Sources: HAR.com Checked Oct 20, 2026

    What is the property tax rate in Towne Lake?

    It depends on the MUD. HAR's Towne Lake table (year not stated) lists Cy-Fair ISD at 1.0869%, Harris County 0.3853%, Hospital District 0.1635%, Lone Star College 0.1076%, Flood Control 0.0490%, ESD 9 0.0400%, Port 0.0062% and Dept. of Education 0.0048%, plus one MUD from 0.59% to 1.50%. Broker sites quote combined totals of roughly 2.5% to 3.7%, but those are not official. Get current rates for the exact parcel from the Harris County tax office.

    Sources: HAR.com Checked Oct 20, 2026

    What schools serve Towne Lake?

    Towne Lake is in Cypress-Fairbanks ISD, according to HAR's tax table and builder and trade sources. Coventry lists Rennell Elementary and Anthony Middle on site, with Cy-Ranch High School. A broker site also names Postma Elementary. Older trade articles say there are two elementary schools and one middle school on site, with a high school nearby. This page does not rate schools. Boundaries can change, so confirm the assigned schools for the address with Cy-Fair ISD.

    Sources: coventryhomes.com Checked Oct 20, 2026

    Is there a 55+ section in Towne Lake?

    Yes. Trade articles describe The Heritage at Towne Lake as an age-restricted community for residents 55 and older. Its amenity center has a lap pool and spa, fitness center, library, ballroom, billiard room and arts and crafts space. Caldwell's 2025 article lists Heritage Cove (55+) among the neighborhoods with homes for sale. A broker site says The Heritage has a separate HOA that includes services such as front lawn care, but this research did not find its dues.

    Sources: houstoniamag.com Checked Oct 20, 2026

    Does Towne Lake have gated sections?

    Yes. A 2018 trade profile says Towne Lake has gated and non-gated sections, including the Water's Edge custom-home section with larger lots and boat slips. The Crest FAQ refers to everything outside the 'Lakeshore gates,' which shows that Lakeshore at Towne Lake is gated and has its own sub-association. Gated sections usually carry added sub-association dues. Ask which associations a specific address belongs to.

    Sources: houstonagentmagazine.com Checked Oct 20, 2026

    What is The Boardwalk at Towne Lake?

    The Boardwalk is Towne Lake's lakefront mixed-use center, open to the public, with restaurants, retail, offices, fitness and medical space, according to a 2020 trade article. CultureMap reported free Friday and Saturday evening concerts there in 2021. A large Kroger is also part of the community's retail. Houstonia's 2019 profile mentioned salons, restaurants including Torchy's, and a coffee shop. Tenants and events change, so check current listings before you visit.

    Sources: houstonagentmagazine.com Checked Oct 20, 2026

    What amenities does Towne Lake have?

    Trade sources list The Lakehouse (a clubhouse with a 300-person ballroom, gym and marina), a resident waterpark (lazy river, slides, junior Olympic pool and splash pad) and a destination island reached by boat or water taxi. They also list private beaches, sand volleyball and tennis, a second community center with a fitness studio, more than 20 miles of lakeside trails, and parks and splash pads. Houstonia (2019) said the waterpark is free to residents and covered by HOA fees. Confirm current access rules and any card fees with the association.

    Sources: houstonagentmagazine.com Checked Oct 20, 2026

    Does Towne Lake flood?

    This page cannot say whether any home has flooded. Towne Lake is built around a 300-acre man-made lake. Caldwell has not published, on any page this research could load, how the lake functions for drainage, and any claim about its drainage role would be the developer's own. Every property pays the Harris County Flood Control District levy. For a specific home, check the FEMA flood map and Harris County flood tools, ask for the seller's disclosure and any elevation certificate, and get a flood insurance quote.

    Sources: HAR.com Checked Oct 20, 2026

    Is Towne Lake inside Houston city limits?

    Towne Lake has Cypress addresses. HAR's Towne Lake tax table lists no city levy, only school, county, special-district and ESD taxes. This research did not confirm Towne Lake's status from a City of Houston source. Check the taxing units on the parcel's appraisal district record.

    Sources: HAR.com Checked Oct 20, 2026

    Can you boat on the lake at Towne Lake?

    Trade and sponsored articles describe the lake as open to residents for boating, skiing, tubing, fishing and paddleboarding. They mention private docks, a marina at The Lakehouse and a community marina in Sunset Harbor, and the Water's Edge section has boat slips. Boat size limits, registration, launch access and fees were not published on any page this research could load. Get the lake and marina rules from the association before you buy a boat or a waterfront lot.

    Sources: houstonagentmagazine.com Checked Oct 20, 2026

    Are there townhomes or rentals in Towne Lake?

    Yes. Community Impact reported in 2022 that the Northshore section would add 37 Highland Homes townhomes and 42 Beazer duets. In 2018 Caldwell announced an apartment community on 14 acres at Greenhouse and Cypress North Houston roads. Caldwell's 2025 article said Asher at Towne Lake luxury apartments would open that summer. HAR also lists Towne Lake homes for rent (16 to 18 on Oct 20, 2026). Short-term rental rules were not found, so read the covenants.

    Sources: Community Impact Checked Oct 20, 2026

    Is Towne Lake a top-selling master-planned community?

    Caldwell's 2025 sponsored article says it has been one of the nation's top-selling master-planned communities. Realty News Report's coverage of RCLCO's Top 50 lists did not include Towne Lake for 2024, year-end 2025 or mid-2026. The awards on record are the GHBA's Master Planned Community of the Year (2019, plus a 2012 award listed by the West Houston Association) and a Houston Business Journal Landmark Award (developer content).

    Sources: realtynewsreport.com Checked Oct 20, 2026

    What kinds of homes are in Towne Lake, and how old are they?

    Caldwell's March 2025 sponsored article says Towne Lake has over 4,000 homes and is down to its last available homes and homesites, in Parkside, Heritage Cove (55+), Northshore, Marina Bay and Water's Edge. Northshore section (2022): 37 Highland Homes townhomes and 42 Beazer duets, 79 homes total (Community Impact). Caldwell Companies (founded 1990 by Fred Caldwell) developed Towne Lake; its 2025 sponsored article marks the community's 20th anniversary. A 2018 trade profile says residents began moving in when the community opened in late 2006.

    Sources: Community Impact · houstonagentmagazine.com Checked Oct 13, 2026

    What do homes in Towne Lake typically cost?

    2018 trade profile: about 2,400 acres, about 3,600 homes planned at buildout, 19 builders, homes from the $220,000s to $2 million-plus, gated and non-gated sections, a Water's Edge custom section with boat slips, and an active-adult section. 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.

    Sources: houstonagentmagazine.com Checked Oct 13, 2026

    Where can I find Towne Lake’s HOA documents and deed restrictions?

    Association websites: Towne Lake Community Association Inc and Lakeshore at Towne Lake Community Association. 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.

    Search every community’s HOA documents

    Sources: Towne Lake Community Association Inc · Lakeshore at Towne Lake Community Association · Texas HOA management certificate search Checked Oct 13, 2026

    What parks, pools, trails and golf are in or near Towne Lake?

    Resident amenities include The Lakehouse, The Waterpark, 300-acre recreational lake, Destination island, and Private beaches and sand volleyball. Open to the public or by membership: The Boardwalk at Towne Lake, Kroger at Towne Lake, and Rennell Elementary and Anthony Middle. Also in or near the community: Lakeside hike-and-bike trails. Resident-only facilities usually need a key, badge or sticker from the association, and rules and hours change.

    Amenities and who can use them

    Sources: houstonagentmagazine.com · houstoniamag.com · houston.culturemap.com Checked Oct 13, 2026

    What are the commuting routes from Towne Lake?

    Main routes serving Towne Lake: HAR's Towne Lake tax table lists no city levy, only school, county, special-district and ESD taxes. City of Houston ETJ status was not confirmed from a city source. We don’t quote drive times because they change with the hour and the exact street; test the drive at the times you would actually commute.

    Sources: HAR.com Checked Oct 20, 2026

    What should sellers in Towne Lake know before listing?

    Pricing in Towne Lake 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 each association that bills the home; 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.

    Request a pricing review · Compare a cash offer with listing

    Sources: Texas Water Code §49.452 (district notice) Checked Oct 13, 2026

    Personal help

    Questions about Towne Lake?

    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.

    Call MichaelText Michael

    832-797-3780

    By sending this request you agree that Michael O'Neal may contact you by phone, text or email about this inquiry. Message and data rates may apply. You can opt out at any time.

    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.

    Which areas and topics? Pick any.Areas
    Also want text alerts? (optional)

    One email a week, free. Unsubscribe with one click in any email or on the preferences page. Reading the Insider never requires an account. We never sell your information.