Richmond Zips
"Richmond TX" covers three primary zip codes plus parts of a few others. Each has a slightly different price band, school district, and master-planned community mix.
77469 (Downtown Richmond, Older)
77469 covers historic downtown Richmond, the Fort Bend County seat, plus newer development to the south and east. Older housing stock from the 1970s through 2000s in the downtown area, plus the Veranda master-planned community on the southern edge. Lamar CISD zoning. Typical pricing $250K to $550K. The Fort Bend County courthouse and historic Main Street anchor the older part of the area.
77407 (Aliana, Master-Planned)
77407 covers Aliana and surrounding newer development north of the city of Richmond proper. Almost entirely master-planned and built post-2010. Fort Bend ISD zoning. Typical pricing $400K to $700K+. The Westpark Tollway corridor gives 77407 the fastest commute into the Galleria of any Richmond zip.
77406 (Pecan Grove, Established)
77406 covers Pecan Grove Plantation and established neighborhoods northwest of Richmond. Mature trees, larger lots, mostly built in the 1980s through 2010s. Fort Bend ISD zoning (mostly). Typical pricing $350K to $650K. Pecan Grove Country Club anchors the central part of the area.
Schools
Richmond TX is split across two ISDs and the boundary matters for resale and family planning.
Lamar Consolidated ISD (LCISD) covers most of 77469 and parts of 77406. High schools include Foster, Travis (LCISD's Travis HS), Lamar Consolidated, and George Ranch. LCISD generally rates well in academic performance, and Foster HS in particular draws strong reviews.
Fort Bend ISD (FBISD) covers most of 77407 and pockets of 77406. High schools include Travis (FBISD's Travis HS, different from LCISD's), Bush, and Ridge Point. FBISD is one of the largest and most diverse districts in Texas, with strong AP and IB offerings at multiple campuses. Bush HS and Ridge Point HS in particular are widely seen as strong.
Because the LCISD/FBISD boundary runs through Richmond, two homes a few blocks apart can be in different districts. We pull the exact ISD attendance map for any property before you write an offer. The district designation affects resale and is one of the most asked-about details for relocating families.
Master-Planned Communities
Richmond's signature housing format is the master-planned community. A few of the most active:
- Aliana. Newland Communities, 2,000+ acres in 77407. Four major amenity centers, multiple pools, fitness centers, walking trails, parks. FBISD zoning. Typical pricing $400K to $750K. HOA dues approximately $1,000 to $1,200 annually plus MUD and PID assessments. One of the most popular MPCs in Fort Bend for relocating families.
- Veranda. Johnson Development, 1,300+ acres in 77469. New-traditional architecture, town center with retail and restaurants in development, multiple parks and trails. LCISD zoning. Typical pricing $400K to $700K. HOA dues approximately $1,200 annually plus MUD and PID.
- Long Meadow Farms. Older MPC in 77407 developed in the 2000s, established trees and landscaping, mix of price points. FBISD zoning. Typical pricing $350K to $600K. HOA dues approximately $900 annually plus MUD.
- Pecan Grove Plantation. Established 1980s and 1990s MPC in 77406 with the Pecan Grove Country Club at its center. Mature trees, larger lots in the older sections. FBISD zoning mostly. Typical pricing $400K to $700K with golf course homes higher. HOA dues vary by section.
MUD/PID Tax Reality
Most newer Richmond TX developments sit in Municipal Utility Districts (MUDs), and many also carry Public Improvement District (PID) assessments. Together these fund water, sewer, drainage, parks, and certain amenities through additional property tax that sits on top of school, county, and other rates.
Combined, the total effective property tax rate in newer Richmond MPCs commonly runs 2.7% to 3.3%. The lower end of the range is older or less amenity-heavy developments. The upper end is the newest Aliana and Veranda phases where the MUD and PID are both at peak issuance.
The math on a $425K Richmond home looks roughly like this. At 2.1% (no MUD/PID, comparable to inner Loop Houston), annual property tax is approximately $8,925, or $744/month. At 3.0% (typical Aliana or Veranda phase), annual property tax is approximately $12,750, or $1,063/month. The MUD/PID adds about $319/month to your housing payment on the same purchase price.
MUD and PID tax both decline over time as the underlying infrastructure bonds amortize. Older Richmond developments often carry lower effective rates than brand new phases. We pull the exact rate composition and bond payoff schedule for any specific property before you write an offer.
Loan Programs That Fit Richmond
Richmond's $300K to $600K typical price band fits the broadest range of loan programs in Houston-area suburbs. Common fits:
- FHA Loans. 3.5% down with flexible credit requirements. The 2025 FHA loan limit in Harris County is $524,225, which covers nearly all Richmond TX inventory. Strong fit for first time buyers and buyers with limited down payment savings.
- VA Loans. Zero down for eligible veterans. No monthly mortgage insurance. Richmond has a strong VA buyer profile.
- Conventional Loans. 3% to 5% down for qualified borrowers. Best long term cost when credit and down payment support it. The 2025 conforming limit ($766,550) covers all Richmond inventory.
- TSAHC (Texas State Affordable Housing Corporation). Down payment assistance for first time and repeat buyers meeting income limits. The Richmond price band is right in TSAHC's sweet spot.
- USDA Rural Development. Zero down with no mortgage insurance for properties in USDA-eligible areas. Pockets north and west of Richmond's city core qualify. We pull the eligibility map on any specific address.
- Jumbo Loans. For the upper end of Aliana, Veranda, and Pecan Grove golf course homes that cross the conforming limit. Not common in Richmond but available.
Richmond TX mortgage tip: MUD plus PID composition is the single most overlooked factor in Richmond affordability. Two homes at the same list price in different MPCs can produce monthly payments $200 to $400 apart after MUD and PID are included. We model full PITI including MUD and PID before you tour homes. Use our mortgage calculator to model your scenario.
The InSync Bundle in Richmond
InSync's Bundle pays up to $7,500 back at closing when one team handles both the purchase and the mortgage. On a typical Richmond TX purchase in the $350K to $500K range, the $7,500 represents meaningful closing cost coverage, often enough to cover the entire cash-to-close gap for FHA or VA buyers.
For move-up buyers selling an existing Richmond home and trading into a larger Aliana or Veranda property, we coordinate the timing of the listing, the new purchase, and the closings. Bridge financing decisions and the order of closings get planned up front, not improvised during option period.
For relocating buyers (often Energy Corridor, Sugar Land medical, or Galleria corporate transfers), we handle the entire move start to finish: relocation pre-qualification, MUD/PID math comparison across MPCs, ISD zoning analysis, and closing on the transferee's timeline.
Frequently Asked Questions About Richmond TX Real Estate
Who is a good Richmond TX realtor?
Ben Helstein and Cynthia Helstein at InSync Homes & Loans cover Richmond TX across 77469, 77407, and 77406. The dual-licensed model matters in Richmond because MUD and PID tax composition, school district zoning between Lamar CISD and Fort Bend ISD, and master-planned HOA structure all shape the offer math. NMLS #1577314. Call (713) 548-7350.
What's the difference between Aliana, Veranda, and Long Meadow Farms?
Aliana is a Newland master-planned community in 77407, roughly 2,000 acres with 4 major amenity centers, golf adjacent, FBISD zoning. Veranda is a Johnson Development MPC in 77469 closer to historic Richmond, smaller footprint, LCISD zoning, with character closer to a transitional new-traditional style. Long Meadow Farms is an older MPC in 77407 developed in the 2000s, mix of price points, FBISD zoning, more established trees and landscaping. Each has different HOA structure, MUD/PID composition, and amenity packages.
What schools serve Richmond TX?
Richmond TX is split across two districts. Lamar Consolidated ISD (LCISD) covers most of 77469 and parts of 77406, with high schools including Foster, Travis (Lamar CISD's Travis), Lamar Consolidated, and George Ranch. Fort Bend ISD (FBISD) covers most of 77407 and pockets of 77406, with high schools including Travis (FBISD's Travis), Bush, and Ridge Point. Both districts generally rate well, and the exact zoning depends on the specific address.
Are Richmond TX property taxes high?
Most newer Richmond developments sit in Municipal Utility Districts and many also carry Public Improvement District (PID) assessments, which together fund infrastructure and amenities. Combined with county, school, and other rates, total effective property tax in Richmond commonly runs 2.7% to 3.3% depending on the specific MUD and PID. On a $425K home, the difference between a 3.0% MUD area and a 2.1% non-MUD area is roughly $319 per month. We pull the exact MUD and PID rates on every property.
Can I use a USDA loan in Richmond TX?
Parts of Richmond TX, particularly pockets north and west of the city core away from the more densely developed master-planned communities, qualify for USDA Rural Development financing. USDA loans offer zero down payment and no mortgage insurance, with income limits based on household size. We pull the USDA eligibility map on any specific Richmond address before you write an offer.
How far is Richmond TX from Houston?
Richmond TX sits approximately 30 miles southwest of downtown Houston along the Westpark Tollway, Highway 59, or Grand Parkway. Typical drive time to downtown is 40 to 55 minutes in moderate traffic and 60+ minutes in peak. The Westpark Tollway gives Aliana residents a direct route into the Galleria and Greenway Plaza, which is one reason Aliana has grown so quickly.
Is Richmond TX a good place to buy a first home?
Richmond TX is one of the more accessible Houston-area markets for first time buyers. The 2025 FHA loan limit in Harris County is $524,225 and covers nearly all Richmond inventory. TSAHC down payment assistance fits the $300K to $450K price range well. The trade-off is the MUD and PID tax composition can push the total monthly payment higher than the price tag suggests, so we always model PITI including MUD/PID before recommending neighborhoods.
Ben Helstein | NMLS# 1577314 | InSync Homes & Loans | Equal Housing Opportunity