Selling Your Home in Cinco Ranch?

Market data

Cinco Ranch home values and market activity

HAR 2025 neighborhood facts

Source: HAR.com · HAR.com · HAR.com · HAR.com (HAR 2025 Facts, based on appraisal district records). Market and appraised values are not sale prices. HAR’s neighborhood boundary may not match the subdivision exactly.

Seller preparation

What Cinco Ranch buyers will ask, and what to have ready

1. Barker Reservoir, Willow Fork and LID 12

   Cinco Ranch sits west of Barker Reservoir, which the Corps of Engineers built in 1945 and still operates. In Hurricane Harvey (2017) the reservoir's stored water flooded upstream properties; Community Impact's 2020 report on the lawsuit names a Cinco Ranch Equestrian Village home that took about 8 inches of water and says Harris and Fort Bend counties knew subdivisions were being built in Barker's maximum design flood pool. Parts of the community also pay the Willow Fork Drainage District ($0.145 per $100, 2025) and the FM 1093 Tract pays Fort Bend County LID 12. Risk differs by street and lot.

   • Texas seller disclosures now ask whether a property is in a reservoir flood pool.
   • Fort Bend sections: also check the Fort Bend County Drainage District floodplain tool.

   What buyers will do: Before an offer, ask the seller in writing about flood-pool location, past water entry and insurance claims, request any elevation certificate, and price flood insurance even if the FEMA zone is not high-risk.

   What to have ready: Your seller’s disclosure flood answers, any elevation certificate, your flood insurance declarations page and records of any claim, repair or mitigation work.

   Sources: FEMA Flood Map Service Center · HCFCD Flood Education Mapping Tool · Fort Bend County Drainage District: floodplain map · HCFCD: Barker Reservoir watershed

2. Which Cinco MUD is on the account

   Fort Bend sections pay Fort Bend County ($0.412 for 2025, $0.407 for 2026), the Fort Bend Drainage District ($0.01) and Katy ISD ($1.1171 for 2025 and 2026), plus one MUD, an ESD and sometimes Willow Fork Drainage or LID 12. 2025 MUD rates on the county table include Cinco MUD 12 $0.195, Cinco MUD 7 $0.2242, Cinco MUD 9 $0.2942, Cinco MUD 1 $0.325, Cinco MUD 14 $0.39, Cinco MUD 8 $0.42, Cinco Southwest MUD 4 $0.55 and Cinco Southwest MUD 3 $0.605 per $100. Some sections are in Harris County and use HCAD and Harris County units instead.

   • School homestead exemption: $140,000.
   • The seller's bill reflects their value, exemptions and any caps, not yours.

   What buyers will do: Look up the property on FBCAD (or HCAD), note the exact MUD and drainage units, and estimate taxes on your price before you sign.

   What to have ready: Your latest tax statement with its list of taxing units and your exemptions. Buyers know their own bill will be figured on their own value and exemptions, so a clear breakdown helps.

   Sources: Fort Bend Central Appraisal District · Harris Central Appraisal District · Fort Bend County Tax Office: Truth in Taxation

3. Cinco I or Cinco II, and the resale certificate

   Cinco Residential Property Association (Cinco I, managed by Inframark) covers the older neighborhoods east of Katy-Gaston Road; Cinco Ranch Residential Association II (Cinco II, GrandManors) covers the west side. Neither posts a dated current assessment; Cinco II's FAQ says assessments are due Jan. 1, with late fees of $40 on Feb. 1 and $60 on Mar. 1. Both require a resale certificate ordered through CondoCerts, and Cinco I requires a tenant residency notice for rentals.

   What buyers will do: Ask for the resale certificate early and read the assessment, transfer and capitalization charges and any rental rules before the option period ends.

   What to have ready: The management company’s contact, an early order for the resale certificate for every association on the lot, and approval letters for exterior changes.

   Sources: Cinco I association · Cinco II association FAQ

Insurance and disclosures: buyers will price homeowners and flood insurance before they commit. Have your current declarations pages, any elevation certificate and any flood-claim history ready; Texas sellers also answer flooding questions on the seller’s disclosure notice (Texas Property Code §5.008). See our Houston flood map guide.