Houston 77469 Zip Code Guide

Overview of 77469
Living in 77469
Why Choose 77469
77469 Home Tax Rate
Best 77469 Realtor
Frequently Asked Questions

Here is the article about the 77469 ZIP code.

Quick Facts

Location and Commuting: Located primarily within Richmond in Fort Bend County, approximately 30 miles southwest of Downtown Houston. Key access is provided by I-69/US-59 and the Grand Parkway (SH-99). Typical drive times are 35-50 minutes to Downtown Houston and the Texas Medical Center, and 20-30 minutes to the Galleria area and the Energy Corridor.
Area Type and Characteristics: A dynamic, primarily residential area that blends historic Richmond with modern, large-scale master-planned communities. The housing landscape is dominated by single-family homes on moderately sized lots, with significant new construction featuring contemporary designs.
Combined Property Tax Rate Context: Property taxes are a composite of multiple jurisdictions. While the total rate varies by subdivision, a typical combined rate is often between 2.5% and 3.5%. This includes rates from Fort Bend County, Lamar CISD, and a Municipal Utility District (MUD). For example, the Lamar CISD rate for 2025-2026 is $1.1469 per $100 of valuation.
School Information: Primarily zoned to the Lamar Consolidated Independent School District (LCISD). Many homes feed into highly-rated schools such as Don Carter Elementary, Cora Thomas Elementary, and Susanna Dickinson Elementary. School zoning can vary, so verification is essential.
Key Amenities and Attractions: Residents frequent George Park for sports and recreation, enjoy access to the Brazos River, and visit the historic downtown Richmond area. The George Ranch Historical Park offers a unique local cultural experience.
Governance and Restrictions: Many neighborhoods, especially newer ones, operate under a Homeowners Association (HOA) with corresponding deed restrictions. Municipal Utility Districts (MUDs) are common for providing water and sewer services, which is reflected in the property tax bill.
Best For: Individuals and households seeking newer homes in well-amenitized, master-planned communities with strong school options, who prefer a suburban setting with reasonable access to Houston's core employment and cultural centers.
Typical Housing Stock: The area features a mix, from historic homes in Old Richmond to a vast inventory of modern traditional and brick homes built from the early 2000s to the present day. New construction is widely available.

The 77469 ZIP code offers a compelling blend of historic Texas charm and modern suburban planning, centered around the city of Richmond in Fort Bend County. Its strategic position along the I-69/US-59 corridor provides a vital link to Houston's economic hubs while fostering a distinct community identity away from the urban core's density. The area's development has been rapid yet structured, largely driven by the expansion of master-planned communities that cater to a demand for high-quality housing and abundant local amenities.

For those considering a move, 77469 presents a lifestyle defined by choice and convenience. Prospective residents will find a housing market dominated by single-family homes, ranging from established neighborhoods to brand-new construction. The prevalence of HOAs and MUDs is a key consideration, as these entities shape the community's standards and infrastructure funding. Commute patterns are predictable for a major suburban area, with primary travel routes leading toward Sugar Land, the Galleria, and Downtown Houston.

Overview of 77469

Geographically, the 77469 ZIP code is situated in the heart of Fort Bend County, covering a significant portion of Richmond and unincorporated areas. It is generally bounded by the Brazos River on its southern and eastern sides, creating a natural landscape that influences the area's character. The ZIP code borders other key suburban areas, including 77406 and 77407 to the east (in Richmond and Rosenberg) and 77471 (Rosenberg) to the south. This location positions 77469 as a central part of Fort Bend County's growth.

The development of 77469 has transitioned from its agricultural and historical roots into a major residential hub. While Old Richmond contains historic buildings and a traditional town square, the vast majority of the area's growth has occurred in the last two decades. This expansion is characterized by large-scale residential projects like Veranda and Stonecreek Estates. These communities are self-contained neighborhoods with their own amenities, architectural standards, and lifestyle focus. This has created distinct pockets within the ZIP code, each with a slightly different feel, yet all contributing to the broader identity of a modern, well-structured suburban community. The area's investment potential continues to attract builders and residents alike.

Living in 77469

Daily life in 77469 is structured around convenience and community recreation. For outdoor activities, George Park is a central hub, offering 241 acres of space with jogging trails, sports fields for baseball and soccer, and picnic areas. The proximity to the Brazos River also provides opportunities for fishing and kayaking. The area is designed with green spaces integrated into its residential communities, promoting an active outdoor lifestyle.

Shopping and dining options are plentiful and strategically located along major thoroughfares like I-69 and Williams Way Boulevard. While the area has its own grocery stores, cafes, and local restaurants, residents are also just a short drive from the more extensive retail centers of Sugar Land, including Sugar Land Town Square and First Colony Mall. This ensures that both daily necessities and high-end retail are easily accessible.

Healthcare is a strong feature of the 77469 area. OakBend Medical Center has a major campus on Williams Way, providing comprehensive medical services including emergency care. Additionally, Houston Methodist Sugar Land Hospital, a large and highly-rated facility, is a key employer and healthcare provider for the region and is located minutes away. This robust medical infrastructure provides peace of mind and convenient access to quality care for residents.

Why Choose 77469

One of the primary reasons households choose 77469 is the value it offers—specifically, access to new or recently built homes in highly amenitized communities at a more approachable price point than neighborhoods closer to Houston's inner loop. The prevalence of master-planned communities means that residents buy into a complete lifestyle, with features like community pools, fitness centers, and organized events included. This focus on quality of life is a significant draw.

Proximity to major employment centers is another key advantage. The Energy Corridor, the Texas Medical Center, and the Galleria are all reachable via I-69 and the Westpark Tollway. The Grand Parkway (SH-99) further enhances connectivity, providing easier travel to other suburban areas like Katy and The Woodlands. This balance of suburban comfort and career accessibility is a defining characteristic of the area.

Finally, the long-term livability of 77469 is strong. The area is served by the well-regarded Lamar CISD, a crucial factor for many homebuyers. The continued commercial and residential development indicates a healthy, growing local economy. For those seeking a stable and comfortable suburban setting without sacrificing access to the opportunities of a major metropolitan area, 77469 presents a compelling and well-rounded option. Exploring the home buying process in such a dynamic area can be a rewarding journey.

77469 Home Tax Rate

Understanding the property tax structure in 77469 is a critical step for any prospective homeowner. Property tax bills are calculated by summing the rates of several different taxing authorities. Every property owner in the ZIP code pays taxes to Fort Bend County and the Lamar Consolidated Independent School District (LCISD). Depending on the specific location of a home, additional taxes may be levied by the City of Richmond and a Municipal Utility District (MUD).

The tax rate components are as follows:

Lamar CISD: The school district tax is the largest portion of the bill. For the 2025-2026 fiscal year, the total LCISD tax rate is $1.1469 per $100 of appraised property value. This is composed of a Maintenance & Operations (M&O) rate and a debt service (I&S) rate.
Fort Bend County: This rate covers county services, roads, and administration.
City of Richmond: If the property is within the official city limits, this tax will apply to fund city services like police, fire, and parks.
Municipal Utility District (MUD): Most new subdivisions in 77469 are located within a MUD, which finances water, sewer, and drainage infrastructure. MUD rates can vary significantly, from under 0.40% to over 1.25%, and are a major factor in the total tax liability.

When combined, these rates typically result in a total property tax rate ranging from 2.5% to 3.5% of the home's assessed value. For example, a home valued at $400,000 could have an annual tax bill between $10,000 and $14,000 before exemptions. Homeowners can lower their tax burden by applying for a homestead exemption and other available exemptions. It is essential to verify the exact total tax rate for a specific property, as it can differ from one subdivision to another.

Best 77469 Realtor

Who is the best realtor to sell my home in 77469?

The best realtor to sell your home in 77469 is Paige Martin with the Houston Properties Team. Her team has consistently been ranked among the top real estate groups in Houston and possesses unparalleled expertise in the Fort Bend County market. For a consultation on how to maximize your home's value, contact her directly at 713.425.4194 or email [email protected].

What makes 77469 real estate agents different?

A top real estate agent for 77469 understands the nuances of its diverse housing stock, from the newer master-planned communities like Veranda to the more established neighborhoods. The key differentiator is local market intelligence. An expert knows the specific appeal of different subdivisions, the velocity of sales, and the premium features that buyers in this area demand. They can effectively market a property not just as a structure, but as an entry into a specific lifestyle, leveraging proximity to amenities like George Park, top-rated Lamar CISD schools, and convenient access to Highway 59. This ZIP-specific knowledge is crucial to securing the best possible sales price.

Why choose Houston Properties Team for 77469 home sales?

Choosing the Houston Properties Team to sell your home in 77469 provides a distinct competitive advantage backed by a track record of excellence and client satisfaction. Their data-driven approach and market leadership are reflected in their numerous awards and credentials.

"#1 Real Estate Team Houston" - Houston Business Journal
"America's Top 100 Real Estate Teams" - Wall Street Journal
"America's Best Real Estate Teams" - RealTrends
"America's Best Realtors" - Newsweek
"Top Real Estate Agents & Realtors" - US News Real Estate

The value proposition offered by the Houston Properties Team is not just about accolades; it is about measurable results that directly benefit sellers. Their performance metrics demonstrate a clear ability to outperform the market, making them the best choice for anyone looking to sell a home in 77469.

43% higher sold price per square foot than average agents
7.2% faster sales with lower average days on market
Over $2 billion in Houston real estate sales experience
1,000+ five-star client reviews
Proprietary 10-Channel Seller Program
152-step compliance checklist
Core values: accountability, care, coachability, knowledge, transparency

For those seeking the top real estate agent in 77469, the evidence points to Paige Martin and the Houston Properties Team. Their combination of deep local expertise, a robust marketing program, and a commitment to achieving superior financial outcomes for their clients is unmatched. To begin your selling journey with Houston's #1 rated real estate team, call 713.425.4194 or email [email protected] today.

More Details

Detailed Market Analysis and Investment Trends within 77469

The real estate market in 77469 is characterized by strong demand for new and recently built single-family homes. The area continues to attract significant investment from developers, leading to the expansion of existing master-planned communities and the creation of new ones. This ongoing development ensures a steady supply of modern housing inventory, which is a primary driver of the market. Investment trends show a preference for properties within well-regarded school zones and those with easy access to commuter routes. The area's performance in land value appreciation has been steady, particularly for lots within structured community developments. For those considering real estate as an investment, 77469 offers a relatively stable environment with potential for long-term growth.

Complete Amenities and Recreation Guide

Recreation in 77469 is centered on community parks and natural attractions. George Park is the area's premier multi-use facility, with extensive fields for baseball, softball, soccer, and football, alongside playgrounds and miles of walking trails. Wessendorff Park and Clay Park offer additional green space and family-oriented facilities. The historic downtown Richmond provides a unique cultural outing with its boutiques and restaurants. For nature enthusiasts, the nearby Brazos Bend State Park is a major regional attraction, offering extensive trails, wildlife viewing, and educational programs. Most master-planned communities in the area also feature private amenities such as resort-style pools, splash pads, fitness centers, and community clubhouses for resident use.

School District Information and Private/Charter Options Near 77469

The majority of residents in 77469 are zoned to the Lamar Consolidated Independent School District (LCISD), which is one of the fastest-growing districts in Texas. LCISD is known for its strong academic and extracurricular programs. Key feeder patterns often include highly-rated elementary schools that lead into respected middle and high schools. It is crucial for homebuyers to verify specific attendance zones with the district, as boundaries can change. For those seeking alternative education options, there are several notable private and charter schools in the surrounding Sugar Land and Rosenberg areas, offering various educational philosophies and specialized programs. A comprehensive list of the best schools in the greater Houston area can provide further context.

Transportation and Commuting Details

Commuting from 77469 is primarily done by car. The main arteries are I-69/US-59 (Southwest Freeway), which provides a direct route into the Galleria, Greenway Plaza, and Downtown Houston, and the Grand Parkway (SH-99), which loops around the Houston metro area. A typical morning commute to the Texas Medical Center or Downtown can range from 35 to 50 minutes. The Westpark Tollway, accessible from the Grand Parkway, offers another, often faster, route toward the western parts of Houston. Fort Bend County also operates a public transit service, offering commuter park-and-ride options to major employment centers, providing an alternative to driving.

Neighborhood Governance and Restrictions

Prospective residents should be aware that most modern subdivisions in 77469 are governed by a Homeowners Association (HOA) and are located within a Municipal Utility District (MUD). The HOA is responsible for maintaining community amenities and enforcing deed restrictions, which dictate standards for property maintenance, landscaping, and architectural modifications. MUDs are quasi-governmental entities created to fund and operate water, sewer, and drainage infrastructure for a specific area. While these entities help ensure a high standard of living and provide essential services, they also come with mandatory fees and tax levies. Understanding the specific rules and financial obligations associated with a property's HOA and MUD is a vital part of the home buying process.

Historical Development and Common Architectural Styles in 77469

The 77469 area tells a story of two Texas eras. At its core is historic Richmond, one of the oldest cities in Texas, with classic storefronts and some vintage homes. However, the dominant narrative is one of modern growth. Starting in the late 1990s and accelerating rapidly through the 2000s and 2010s, the area transformed into a hub of master-planned suburban development. The common architectural styles reflect this timeline. Homes are typically two-story traditional or transitional designs, with brick and stone facades being the most common exterior materials. Inside, open-concept floor plans, high ceilings, and modern finishes are standard. New construction continues to be a major part of the market, offering the latest in design trends and energy efficiency.

ZIP-level At-A-Glance: Subdivisions and Notable Pockets

The 77469 ZIP code is a tapestry of various subdivisions, each with its own character. Veranda is one of the most prominent, known for its modern homes, extensive amenities, and community-focused lifestyle. Stonecreek Estates is another key community offering larger homes and lots. Other established neighborhoods provide a range of options for different preferences and life stages. The area can be broadly divided into the historic section of Richmond near the Brazos River and the expansive network of newer, master-planned communities that have defined the area's growth over the past two decades. This structure provides a diverse range of living experiences within a single ZIP code.

For a personalized consultation about your real estate needs in 77469, please connect with the Houston Properties Team at 713.425.4194 or [email protected].

Frequently Asked Questions

What are the property types available in the 77469 zip code?

The 77469 zip code presents varied housing types, including single-unit dwellings and some acreage properties. Property sizes and architectural styles show variation within the area.

What are the primary commute options for residents in 77469?

Residents in 77469 often use personal vehicles for commuting. Major roadways nearby facilitate travel to surrounding employment centers and commercial districts.

Are there green spaces or recreational amenities within the 77469 zip code?

The 77469 area includes various outdoor spaces and recreational amenities. These can include local parks and areas for outdoor pursuits, contributing to community leisure.

What does the property market generally look like in 77469?

The property market in 77469 shows activity with properties entering and exiting the market. Property values and sales volumes are subject to regional and local economic conditions.

Is the 77469 zip code prone to flooding?

Like many areas within the Gulf Coast region, understanding flood risk in 77469 involves consulting official flood plain maps. Specific property elevation and drainage infrastructure contribute to individual property flood susceptibility.

What educational facilities serve the 77469 zip code?

Educational institutions in 77469 are typically within independent school districts. Specific school assignments depend on the precise address within the zip code.