Katy vs The Woodlands: Which Houston Suburb Fits You?

Key Insights

• In August 2026 the median single-family sale was $349,990 in Katy and $594,500 in The Woodlands, according to HAR.com MLS data. That's a gap of about $245,000.
• Katy had about 3,200 active single-family listings in September 2026, roughly eight times The Woodlands' 407.
• The Woodlands is not a city. It's governed by The Woodlands Township, a special-purpose local government with an elected board and its own tax rate ($0.1694 per $100 for 2026). Most homes with a Katy address sit outside the small City of Katy.
• Both core districts, Katy ISD and Conroe ISD, received a B in the Texas Education Agency's 2026 ratings. Katy ISD's posted rate is $1.1171 per $100, and Conroe ISD adopted $0.9471 for 2026-27.
• The Census puts the average one-way commute at 27.0 minutes for The Woodlands and 31.3 minutes for the City of Katy.
• The two sit on opposite sides of Houston: Katy on I-10 to the west, The Woodlands on I-45 to the north. Your workplace usually settles it.

If you are weighing Katy vs. The Woodlands, the short answer is this: Katy gives you a much lower median price (about $350,000 in August 2026), far more inventory, and more new construction on Houston's west side. The Woodlands costs more (a median of about $595,000), has far fewer listings, and comes with a township government that runs parks, trails, fire service, and covenant administration across one master-planned community north of the city. Which fits usually comes down to where you work, your budget, and whether you want the township's structure or the wider range of options around Katy.

Buyers cross-shop the two because they're the best-known master-planned suburban areas on opposite sides of Houston, and relocating buyers often hear both names first. (Still comparing Houston with Austin? Start with our Houston vs. Austin guide.) Both offer newer housing than most of the city and large, highly searched school districts.

Below is a direct comparison using HAR.com market data, Census figures, and official district, township, and county sources, plus what the September 2026 market means for buyers and sellers.

Katy vs. The Woodlands: which suburb is right for you?

Choose Katy if you work along I-10 or in the Energy Corridor, want the most listings and new construction to pick from, and want a lower median price, and you're prepared to check MUD taxes and school zoning address by address. Choose The Woodlands if your commute runs north along I-45, you want a single master-planned community with township-run parks, trails, and deed-restriction enforcement, and your budget fits a median near $600,000.

HAR figures cover the "Katy" and "The Woodlands" market areas as HAR defines them. Those areas are based on postal names and don't match city, township, or district boundaries.

Neither suburb is a universal winner. The better pick depends on your commute, your target school district, and the total monthly cost of a specific home.

Prices, inventory, and new construction

Katy: lower median, deepest inventory

Katy's median single-family sale was $349,990 in August 2026, up from $340,062 a year earlier, on 479 closed sales. In September 2026 there were 3,198 active single-family listings with a median list price of $370,000. HAR's listing data put the average asking price at about $167 per square foot on an average of 2,566 square feet.

The Woodlands: higher prices, a smaller market

The Woodlands' median single-family sale was $594,500 in August 2026, on 101 sales. That's down from $710,000 in August 2025, but with about 100 sales a month, the median moves a lot with the mix of homes that close. Active listings in September 2026 carried a median list price of $669,900, and HAR's listing data showed an average of about $289 per square foot on 3,066 square feet.

What the housing stock looks like

The Census puts the median year built at 2003 for the City of Katy and 2000 for The Woodlands. Katy's growth ZIPs are much newer: 2011 in 77494 and 2014 in 77493. In The Woodlands, it's 1991 in 77381 and 2002 in 77382. Single-family detached homes make up 85.1% of housing units in the City of Katy and 74.5% in The Woodlands, which has more apartments and attached homes. In September 2026, HAR listed 1,387 single-story and 1,901 two-story homes for sale in Katy, versus 115 and 333 in The Woodlands.

Why ZIP code matters

Median owner-estimated home values run from $255,900 (77449) to $476,200 (77494) in Katy-area ZIPs, and from $375,500 (77380) to $566,500 (77382) in The Woodlands (ACS 2020-2024, which trails the current market). Compare specific subdivisions, not area names.

Schools: Katy ISD vs. Conroe ISD

What the state ratings say

Katy ISD received a B overall in the Texas Education Agency's 2026 ratings, according to Houston Chronicle coverage. Conroe ISD also earned a B, with a score of 85 for the third straight year. The district says 22 of its 66 rated campuses earned an A and 26 earned a B. District grades hide campus-level differences, so look up each campus on txschools.gov.

Confirm zoning by address

A Katy address can be zoned to Katy ISD, Cy-Fair ISD, Royal ISD, or Lamar CISD, according to HAR's September 2026 listing data. Most homes for sale in The Woodlands were in Conroe ISD, but HAR also showed listings in Tomball ISD (rated A in 2026) and Magnolia ISD. Verify zoning with the district's boundary tool before you make an offer.

What this means for resale

Buyers who shop by campus tend to be your future buyers too. Comparing sales inside the same attendance zone gives a truer picture of value than area-wide medians.

Taxes, governance, and flood checks

How each area is governed

The Woodlands Township calls itself a special-purpose local government. It provides fire protection, parks and pathways, covenant and standards administration, and contracted law enforcement and trash service, under a publicly elected board. A 2007 regional participation agreement with Houston and Conroe blocks annexation and lets residents decide their own future governance. The Township counts 150 parks and 220 miles of hike and bike trails. Each village also has an elected Residential Design Review Committee that takes part in design approval for changes to homes. Around Katy, most addresses are outside the small City of Katy, in unincorporated Harris, Fort Bend, or Waller County.

School, township, and special-district rates

Katy ISD's posted rate is $1.1171 per $100 of value. Conroe ISD adopted $0.9471 for 2026-27, down from $0.9496. The Woodlands Township adopted $0.1694 for 2026, down from $0.1714 in 2025. Many master-planned neighborhoods in both areas also sit in a MUD or other special district with its own tax. Montgomery County's tax-rate page lists several Woodlands-area MUDs whose taxes are collected by the Woodlands Water Agency. Texas requires sellers to give buyers a written notice with the district's tax rate. Look up every rate for a specific address with the Harris County Tax Office, the Fort Bend County tax rate tool, or the Montgomery County Tax Office.

Flood checks

Check each address on the FEMA Flood Map Service Center, plus the Harris County Flood Education Mapping Tool for Harris County addresses. Read the seller's disclosure, which under Texas law must address prior flooding and flood insurance claims. Homes upstream of the Addicks and Barker reservoirs on Houston's west side flooded during Hurricane Harvey in 2017, a reminder to check flood history in any Katy-area search.

Commutes and daily logistics

Average commute

Census data (2020-2024) shows an average one-way commute of 27.0 minutes for The Woodlands and 31.3 minutes for the City of Katy, among workers who don't work from home. Katy-area ZIPs range from 31.2 to 36.3 minutes, and The Woodlands' 77380, 77381, and 77382 range from 25.0 to 28.1.

Test your route

Katy's main route into Houston is I-10, which also serves the Energy Corridor. The Woodlands is on I-45 north of the city, about 27 miles from downtown according to the Township. Drive your route at rush hour before you choose.

Crime and safety information

Spyglass doesn't characterize neighborhood safety. Review official data from the Harris County and Fort Bend County sheriff's offices for unincorporated Katy-area addresses, the Montgomery County Sheriff's Office for The Woodlands, and the FBI Crime Data Explorer.

Matching your priorities to each suburb

Katy may be the better match if you want

• A commute along I-10 or to the Energy Corridor.
• The most listings, and the most new construction, to compare.
• A lower median price, with a budget that leaves room for MUD taxes.

The Woodlands may be the better match if you want

• A commute north on I-45.
• One master-planned community with township-run parks, pathways, and covenant enforcement.
• A higher-priced market, with a budget that fits a median near $600,000.

Investors weighing both

In August 2026 the median single-family lease was $2,290 in Katy (661 leases) and $2,750 in The Woodlands (137 leases), according to HAR. The Woodlands' median sale price was about $245,000 higher, so compare returns with care. They depend on taxes, insurance, and HOA dues for each property.

What the current Houston market means for Katy vs. The Woodlands buyers

What buyers should do with the data

Active single-family listings in September 2026 had a median of 41 days on market in Katy and 33 in The Woodlands, versus 28 and 19 days for homes that closed in August. Homes that are sitting give you room to negotiate price, repairs, and closing costs.

What sellers should keep in mind

Katy sellers face deep competition, with more than 3,000 active listings. Woodlands sellers have far less competition, but the year-over-year drop in the median is a reason to price to recent sales in your village and attendance zone, not to last year's numbers.

Why a buyer's agent relationship matters here

Comparing these two means comparing different governments, school districts, special-district taxes, and flood history across dozens of subdivisions. Review the TREC Information About Brokerage Services notice so you know what your agent owes you.

Frequently asked questions

Is Katy cheaper than The Woodlands?

Yes, based on recent sales. HAR.com MLS data shows a median single-family sale of $349,990 in Katy versus $594,500 in The Woodlands in August 2026. Your monthly cost also depends on the full property tax rate, including school district, county, any MUD, and the Township tax in The Woodlands, plus insurance and HOA dues. Compare the full payment for specific homes.

Which has more homes for sale, Katy or The Woodlands?

Katy, by a wide margin. HAR counted 3,198 active single-family listings in Katy in September 2026, versus 407 in The Woodlands.

Which has better schools, Katy or The Woodlands?

Katy ISD and Conroe ISD, which serves most of The Woodlands, both received a B in the Texas Education Agency's 2026 ratings. Campus ratings vary in both districts, and some addresses in each area are zoned to other districts. Look up each campus on txschools.gov and confirm zoning for the exact address.

Is The Woodlands a city?

No. The Woodlands is governed by The Woodlands Township, a special-purpose local government with an elected board. It provides services such as fire protection, parks, and covenant administration, and it adopted a 2026 tax rate of $0.1694 per $100 of value.

The bottom line on Katy vs. The Woodlands

Katy and The Woodlands are both large master-planned suburban areas, on opposite sides of Houston. Katy brings the deepest inventory, more new construction, and a lower median, with MUD taxes and school zoning to check address by address. The Woodlands brings a single township government, a network of parks and trails, and a much higher median price.

In both areas, buyers have room to negotiate on homes that have been sitting. The buyers who come out ahead compare total monthly cost, zoning, and flood history for specific homes.

Also weighing Sugar Land? See our Sugar Land vs. Katy comparison and The Woodlands vs. Sugar Land comparison. For more west-side options, read Katy vs. Cypress.

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.