Katy vs Cypress: Where Should You Buy West of Houston?

Key Insights

• In August 2026 the median single-family sale was $349,990 in Katy and $423,750 in Cypress, according to HAR.com MLS price trends.[1][2]
• Both markets have slowed from last year. Katy closed 479 single-family sales in August 2026 versus 614 in August 2025, and Cypress closed 255 versus 339.[1][2]
• Both core school districts, Katy ISD and Cypress-Fairbanks ISD, received a B in the Texas Education Agency's 2026 accountability ratings. A "Katy" or "Cypress" mailing address does not guarantee either district.[3][4][5]
• Katy ISD's 2025 tax rate was $1.1171 per $100 of value and Cy-Fair ISD's was $1.0669. Cy-Fair ISD voters will see a tax rate increase and a $1.6 billion bond on the November 2026 ballot.[6][7][8]
• Most homes in both areas sit outside city limits, so MUD taxes and flood history can change your monthly cost more than the list price does. Check both for each address.[9][10][11]
• The real tiebreaker is usually commute direction: Katy is on the I-10 (Katy Freeway) and Energy Corridor side, while Cypress is on the US-290 corridor.[4][12]

If you are weighing Katy vs. Cypress, the short answer is this: both are large, mostly unincorporated suburbs west and northwest of Houston with deep new-construction inventory. Katy's median single-family sale has recently run about $74,000 below Cypress's ($349,990 vs. $423,750 in August 2026).[1][2] Katy leans toward the I-10 and Energy Corridor side of town. Cypress leans toward US-290 and northwest Houston. Which one fits usually comes down to where you commute, which school district serves the specific address, and what the MUD tax rate adds to your payment.

Buyers cross-shop these two because they solve the same problem: more house and newer construction than inside the Loop, within reach of major job centers. Both have large master-planned communities, and both have a big share of the Houston area's resale and new-build inventory. HAR.com showed roughly 3,200 active single-family listings in Katy and 1,670 in Cypress in September 2026.[1][2]

Below is a side-by-side breakdown with sourced numbers so you can narrow the search faster, plus what the current Houston market means for buyers and sellers in either area as of September 2026.

Katy vs. Cypress: which suburb is right for you?

Choose Katy if your work is along I-10 or in the Energy Corridor, you want the widest selection of resale and new-build homes at a lower median price, and you're comfortable checking which of several school districts serves a Katy address. Choose Cypress if you commute along US-290 or to northwest Houston and want Cy-Fair ISD or Tomball ISD campuses, and you're budgeting for a somewhat higher median price and larger average listing size.

Factor	Katy	Cypress
Median single-family sale, Aug 2026 (HAR)	$349,990 [1]	$423,750 [2]
Single-family sales, Aug 2026 vs Aug 2025	479 vs 614 [1]	255 vs 339 [2]
Median days on market, Aug 2026	28 [1]	31 [2]
Avg. active list price per sq ft, Sept 2026	$167 [3]	$183 [4]
Avg. size of active listings, Sept 2026	2,566 sq ft [3]	2,878 sq ft [4]
Districts most common in active listings	Katy ISD; also Cy-Fair, Royal, Lamar CISD [3]	Cy-Fair ISD; also Waller, Tomball [4]
2026 TEA rating (core district)	Katy ISD: B [5]	Cy-Fair ISD: B [5]
Main freeway corridor	I-10 / Grand Parkway (SH 99)	US-290 / Grand Parkway (SH 99)
Incorporated?	Small City of Katy; most "Katy" addresses are unincorporated [3]	Unincorporated Harris County [4]

Prices are HAR.com MLS figures for the "Katy" and "Cypress" market areas as HAR defines them. Those areas are postal-city based and don't match city limits or school districts.

Neither suburb is a clear winner in the abstract. The better choice depends on your commute, your target district, and the total monthly cost of a specific home.

What "Katy" and "Cypress" actually mean on a listing

"Katy" is both a small city and a postal name for a much larger area. HAR notes that homes in the Greater Katy area can carry a Katy address without being inside the City of Katy, and that the city itself sits where Harris, Fort Bend, and Waller counties meet.[3] Cypress has no city government. HAR describes it as an unincorporated community in Harris County, about 25 miles northwest of downtown along US-290.[4] In practice, services like water, sewer, and drainage in most neighborhoods in both areas come from utility districts rather than a city. That's why the tax section below matters.

How the numbers compare at the ZIP level

Census data shows the spread within each area. In the U.S. Census Bureau's 2020-2024 American Community Survey (owner-estimated values, which trail the current market), median home value ranges from $255,900 in ZIP 77449 to $476,200 in 77494 on the Katy side, and from $369,000 in 77429 to $409,400 in 77433 on the Cypress side.[13] The median year built runs from 1994 (77450) to 2014 (77493) in Katy-area ZIPs and from 2003 (77429) to 2011 (77433) in Cypress ZIPs.[14] Picking a ZIP and a subdivision matters as much as picking between the two names.

Housing stock: master-planned communities, new builds, and resale

Both areas are dominated by detached single-family homes. Across the Census data, 74% to 86% of housing units in the main Katy and Cypress ZIPs are single-family detached.[15] The difference is mostly price point and where the newest construction is concentrated.

Katy: widest selection at the lower median

Katy's active inventory in September 2026 included new construction in communities such as Sunterra, Elyson, Cane Island, and Anniston alongside resale in established areas like Cinco Ranch and Cimarron. Asking prices ran from the low $200,000s to well over $1 million.[3] With about 3,200 single-family listings in September 2026, Katy gave buyers roughly twice as many active options as Cypress.[1][2] That depth is useful leverage when you negotiate.

Cypress: larger average listing, higher median

Cypress listings in September 2026 included new construction and resale in Bridgeland, Towne Lake, and Marvida, plus older sections of communities like Fairfield, Lakewood Forest, and Coles Crossing.[4] The average active listing was about 300 square feet larger than in Katy (2,878 vs. 2,566 sq ft), and the average asking price per square foot was higher ($183 vs. $167).[3][4]

New build vs. resale trade-offs

A new build in either area comes with builder warranties and current energy codes. It may also come with a newer MUD that is still paying off its infrastructure debt, a smaller lot, and ongoing construction nearby. A resale in an established section usually means mature trees and a known tax history, with some updating to budget for. Several September 2026 new-build listings in both areas advertised seller contributions to buyer costs, which is worth asking about on any builder home.[3][4]

Schools: Katy ISD vs. Cy-Fair ISD (and the districts in between)

School district is one of the biggest structural differences between the two, but the mailing address doesn't decide it. The attendance zone for the specific property does.

What the state ratings say

In the Texas Education Agency's 2026 A-F accountability ratings, released in August 2026, Katy ISD, Cypress-Fairbanks ISD, and Lamar CISD each received a B overall, and Tomball ISD received an A, according to Houston Chronicle coverage of the TEA data.[5] Campus ratings vary within every district. Look up the specific elementary, middle, and high school for any address on the TEA's official school report card site, txschools.gov.[16]

Why the address can surprise you

HAR's September 2026 search results show how mixed the zoning is. Katy-addressed listings included homes zoned to Katy ISD, Cy-Fair ISD, Royal ISD, and Lamar CISD. Cypress-addressed listings included Cy-Fair ISD, Waller ISD, and Tomball ISD.[3][4] Before you write an offer, confirm the assigned campuses with the district's own boundary tool, and don't rely on the listing remarks alone.

What this means for resale

Buyers who filter by district tend to be the next buyers too. When you compare two homes at the same price, the one zoned to your preferred campuses is often the easier resale later. Ask your agent to pull comparable sales within the same attendance zone, not just the same subdivision.

Taxes, MUDs, and flood due diligence

In both Katy and Cypress, the property tax rate on two similar homes can differ significantly. That comes down to the utility district and other taxing units attached to each address.

School district rates

Katy ISD adopted a 2025 total tax rate of $1.1171 per $100 of taxable value ($0.7271 maintenance and operations plus $0.39 debt service).[6] Cy-Fair ISD adopted $1.0669 ($0.6669 plus $0.40).[7] Cy-Fair ISD trustees have also put a tax rate increase and a $1.6 billion bond on the November 2026 ballot, so check the outcome before you budget for 2027.[8]

MUDs and the total rate

Most master-planned neighborhoods in both areas are served by a municipal utility district (MUD) that levies its own tax. Texas law requires sellers to give buyers a written notice about the district, including its tax rate and bonded debt.[9] The Harris County Tax Office publishes the adopted rates for every taxing jurisdiction.[10] Add up the county, school, MUD, and any other rates for the specific property. That total, not the list price alone, is what drives the monthly payment.

Flood history and insurance

Check flood exposure address by address in both areas. Homes upstream of the Addicks and Barker reservoirs on Houston's west side flooded during Hurricane Harvey in 2017, which led to federal litigation over the Army Corps of Engineers' reservoir operations.[17] Before you commit to any home, check the FEMA flood zone and floodplain information on Harris County's Flood Education Mapping Tool (or the FEMA Flood Map Service Center for Fort Bend and Waller addresses).[11][18] Also read the seller's disclosure, which under Texas law must address prior flooding and flood insurance claims.[19] Get an insurance quote before your option period ends.

Commute times and daily logistics

Commute direction is where Katy and Cypress diverge most in daily life.

Average commute by ZIP

In Census data (2020-2024), the average one-way commute for residents who don't work from home was 31 to 36 minutes in the main Katy-area ZIPs and 30 to 36 minutes in the main Cypress ZIPs.[20] Those are averages across every destination. Your own drive depends on where you work.

Test your actual route

Katy's main corridor into the city is I-10, which also serves the Energy Corridor. Cypress relies on US-290 toward northwest Houston and the Loop. The Grand Parkway (SH 99) links the two areas' outer edges. Drive the route at rush hour before you choose.

Matching your priorities to each suburb

Katy may be the better match if you want

• A shorter westside commute along I-10 or to the Energy Corridor.
• The most inventory to choose from at the lower median price.
• To compare many new-construction builders in one area.

Cypress may be the better match if you want

• A commute on US-290 or to northwest Houston.
• A home zoned to specific Cy-Fair ISD or Tomball ISD campuses.
• A larger average home size, with a budget for a higher median price.

Investors weighing both

Single-family rents were close in August 2026: HAR shows a median closed lease of $2,290 in Katy and $2,543 in Cypress.[1][2] Returns depend on the purchase price, the MUD rate, insurance, and HOA dues for each property, so underwrite house by house.

What the current Houston market means for Katy vs. Cypress buyers

What buyers should do with the data

Sales volume is down year over year in both areas while prices have held roughly flat. The Katy median moved from $340,062 to $349,990 between August 2025 and August 2026, and Cypress moved from $419,000 to $423,750.[1][2] In September 2026 active listings had a median of 41 days on market in Katy and 42 in Cypress.[1][2] With that much inventory, there's room to negotiate repairs, closing costs, and builder incentives on many homes.

What sellers should keep in mind

With about 3,200 active listings in Katy and 1,670 in Cypress, you're competing with plenty of alternatives, many of them new builds offering incentives.[1][2] Pricing to the most recent comparable sales in your subdivision and attendance zone matters more than the area-wide median.

Why a buyer's agent relationship matters here

Cross-shopping two large suburbs means comparing MUD rates, flood history, school zones, and builder contracts across dozens of subdivisions. Texas law spells out what your agent owes you. Review the TREC Information About Brokerage Services notice before you tour.[21]

Frequently asked questions

Is Katy or Cypress cheaper?

Katy's median single-family sale price has recently been lower: $349,990 in August 2026 versus $423,750 in Cypress, based on HAR.com MLS data. Your monthly cost also depends on the MUD tax rate, insurance, and HOA dues for the specific home. A lower-priced house with a higher total tax rate can cost more each month. Compare the full payment, not just the price.

Is Katy ISD or Cy-Fair ISD better?

Both received a B in the Texas Education Agency's 2026 accountability ratings. Campus ratings vary within each district, and a Katy or Cypress mailing address can be zoned to other districts, including Royal, Lamar CISD, Waller, or Tomball ISD. Look up each campus on txschools.gov and confirm the attendance zone for the exact address with the district before you make an offer.

Which has the better commute?

It depends on where you work. Katy is on the I-10 corridor and closer to the Energy Corridor. Cypress is on US-290, which serves northwest Houston. Census data shows similar average commutes, roughly 30 to 36 minutes in the main ZIP codes of both areas. Test your specific route at rush hour before you decide.

Do Katy and Cypress homes have MUD taxes?

Many do. Most master-planned neighborhoods in both areas are served by a municipal utility district that levies its own property tax on top of county and school district rates. Texas requires sellers to give buyers a notice with the district's tax rate and debt information. Check the Harris County Tax Office (or the Fort Bend or Waller County tax office) for every rate on a specific address.

The bottom line on Katy vs. Cypress

Katy and Cypress offer two routes to the same goal: newer, larger homes within reach of Houston's job centers. Katy has the lower recent median and the deepest inventory along the I-10 corridor. Cypress has larger average listings and a US-290 orientation at a higher median. The better choice depends on your commute, your target campuses, and the true monthly cost after MUD taxes and insurance.

With inventory up and sales slower than a year ago, buyers have more room to negotiate in both areas. The buyers who come out ahead compare total monthly cost, zoning, and flood history for each address rather than area-wide averages.

Also weighing Sugar Land? See our Sugar Land vs. Katy comparison.

Ready to compare Katy and Cypress homes against your commute, budget, and target campuses? Talk with an agent at Spyglass Realty and Investment, LLC.

Talk to a Spyglass Agent →

Disclaimer: This article is for general educational purposes only and is not legal, tax, or financial advice. Every situation is different. Before making decisions about buying or selling a home, consult with your own real estate professional, lender, tax advisor, and other qualified professionals. Market data is from HAR.com and the U.S. Census Bureau as cited and may have changed since publication. For crime information, consult official sources such as the Harris County Sheriff's Office or the law enforcement agency serving the specific address, and the FBI Crime Data Explorer.[22][23]

Spyglass Realty and Investment, LLC | TREC License #588051 | Designated Broker: Ryan Rodenbeck, TREC License #528651. TREC Information About Brokerage Services | TREC Consumer Protection Notice

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Sources (all accessed Sept 27, 2026)

1. HAR.com, "Katy Real Estate Market Trends" (single-family closed sales, active listings, rental): https://www.har.com/katy/realestate/pricetrends
2. HAR.com, "Cypress Real Estate Market Trends": https://www.har.com/cypress/realestate/pricetrends
3. HAR.com, "Katy, TX Homes and Houses for Sale" (Sept 2026 active-listing profile, district counts, About Katy): https://www.har.com/katy/realestate/for_sale
4. HAR.com, "Cypress, TX Homes and Houses for Sale" (Sept 2026 active-listing profile, district counts, About Cypress): https://www.har.com/cypress/realestate/for_sale
5. Houston Chronicle (Chron.com), "Houston schools just got their TEA report cards," Aug 14, 2026: https://www.chron.com/news/houston-texas/education/article/houston-schools-tea-ratings-22388886.php
6. Katy ISD, "Tax Rate": https://www.katyisd.org/financial-services/other-information/tax-rate
7. Cypress-Fairbanks ISD, "Board of Trustees adopts lowest tax rate in 39 years": https://www.cfisd.net/cfisd-news-details/~board/2025-2026-cfisd-district-news/post/board-of-trustees-adopts-lowest-tax-rate-in-39-years
8. Houston Public Media, "Cy-Fair ISD trustees vote to put tax rate increase, $1.6B bond on November ballot," Aug 11, 2026: https://www.houstonpublicmedia.org/articles/education/2026/08/11/559213/tax-rate-cy-fair-isd-bond-election-november/
9. Texas Water Code §49.452 (notice to purchasers in a utility district): https://statutes.capitol.texas.gov/Docs/WA/htm/WA.49.htm
10. Harris County Tax Office, jurisdiction tax rates: https://www.hctax.net/property/jurisdictiontaxrates
11. Harris County Flood Control District, Harris County Flood Education Mapping Tool: https://www.harriscountyfemt.org/
12. U.S. Census Bureau ACS, and HAR "About Cypress" (US-290 location), as cited in [4].
13. U.S. Census Bureau, ACS 2020-2024 5-year, Table B25077 (median value, owner-occupied), via Census Reporter: https://censusreporter.org/data/table/?table=B25077&geo_ids=86000US77494,86000US77450,86000US77449,86000US77493,86000US77429,86000US77433
14. ACS 2020-2024, Table B25035 (median year structure built): https://censusreporter.org/data/table/?table=B25035&geo_ids=86000US77494,86000US77450,86000US77449,86000US77493,86000US77429,86000US77433
15. ACS 2020-2024, Table B25024 (units in structure): https://censusreporter.org/data/table/?table=B25024&geo_ids=86000US77494,86000US77450,86000US77449,86000US77493,86000US77429,86000US77433
16. Texas Education Agency, TXschools.gov: https://txschools.gov/
17. Houston Chronicle, "Lawsuit: Army Corps knew for decades about Katy flooding risks": https://www.houstonchronicle.com/news/houston-texas/houston/article/Lawsuit-Corps-knew-for-decades-about-Katy-12505775.php
18. FEMA Flood Map Service Center: https://msc.fema.gov/portal/home
19. Texas Property Code §5.008 (seller's disclosure): https://statutes.capitol.texas.gov/Docs/PR/htm/PR.5.htm
20. ACS 2020-2024, Tables B08013 (aggregate travel time) ÷ B08303 (workers not working from home). Computed means: 77494 33.3, 77450 31.2, 77449 35.9, 77493 36.3, 77429 30.1, 77433 36.1 minutes: https://censusreporter.org/data/table/?table=B08013&geo_ids=86000US77494,86000US77450,86000US77449,86000US77493,86000US77429,86000US77433
21. TREC Information About Brokerage Services, Spyglass Realty and Investment, LLC #588051: https://www.spyglassrealty.com/docs/trec-iabs.pdf
22. Harris County Sheriff's Office: https://www.harriscountyso.org/
23. FBI Crime Data Explorer: https://cde.ucr.cjis.gov/