Best Sugar Land Neighborhoods With Top Schools, Good Amenities, & Great Access

Best sugar land Texas NeighborhoodsOne of Houston’s Best Suburbs, Sugar Land is also among the fastest-growing cities in Texas thanks to its re-developed commercial districts and master-planned communities.

Sugar Land is one of Houston’s Best Suburbs. The area remains popular due to its master-planned communities, diverse housing options, and great schools. Many of top Sugar Land neighborhoods maintain their small town vibe while providing easy access to big city amenities. 

Sugar Land has plenty of open spaces, well-maintained parks, and lakes for recreational use. At the heart of the city is the Sugar Land Town Square, a 32-acre office and shopping complex. The city is also home of the First Colony Mall, a regional shopping center with a large array of shopping and dining opportunities as well as a 24-screen AMC Theatre complex. Sugar Land’s Smart Financial Center is the first state-of-the-art, indoor performance venue in the region.

The development of commercial centers in the area is one of the factors spurring Sugar Land’s growth. Initially a small town, Sugar Land has become the largest suburban city in Fort Bend County and one of the fastest-growing cities in Texas.

Sugar Land is very neighbor-centric. The prices of properties in the city will vary depending on the specific neighborhood. The area is divided into four sections: North Sugar Land (77498), Central Sugar Land (77478), West Sugar Land (77479), and South Sugar Land (77459).

To help you figure out which is the best Sugar Land neighborhood for you, we’ve compiled the the following:

  • Best Sugar Land schools;
  • Best Sugar Land communities (master planned, gated and golf course communities);
  • Sugar Land neighborhoods with the best 5 & 10 year appreciation rates;
  • Most accessible Sugar Land neighborhoods
  • Sugar Land subdivisions with the best access to retail, shopping & dining;
  • Flooding information on Sugar Land neighborhoods

“Paige Martin is the best Realtor. She is highly experienced and very knowledgeable. She made our buying experience an enjoyable one, not only for us, but for our daughter, son-in-law and several of our friends. We have bought and sold many houses, and Paige has been the best realtor we have ever worked with. We highly recommend her and the HoustonProperties Team.”

Jeremy & Lynn Greene

You can see our rankings of the Best Sugar Land Neighborhoods below, along with our methodology and sources at the bottom of this article.

For personalized Sugar Land homes for sale and neighborhood recommendations based on your budget, school preferences and commute, please contact Paige Martin, lead of the Houston Properties Team and ranked as the #1 Keller Williams Realtor in the State of Texas.

If you’re considering selling your Sugar Land home, get a free Sugar Land home valuation and learn why our listing sell for 7.2% more and 43.7% faster than average.


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1. First Colony

Sugar Land Map TexasThe mixed-use master-planned community First Colony spans more than 9,700 acres in southern Sugar Land, with some neighborhoods in Missouri City.

First Colony was developed by Sugarland Properties Inc., some 4.5 miles from the city of Sugar Land. The community is beautifully landscaped and surrounded by well-maintained tree-lined streets, lush parks, and lakes. Top elementary schools zoned to First Colony include Colony Meadows, Colony Bend, and Austin Parkway. Most of the neighborhood is also served by First Colony Middle School, and Clements High School.

Residents of First Colony have easy access to First Colony Mall, a 1,110,000 sq ft regional shopping mall anchored by two Dillard’s locations, Dick’s Sporting Goods, Macy’s, and JCPenney. It also features a 24-screen AMC Theatres complex southeast of the mall.

First Colony properties include custom estates, luxury homes, townhome communities, and apartment complexes.

See All First Colony Homes For Sale

2. Telfair

One of the newest master-planned communities in Sugar Land, Telfair covers an area of 2,018 acres with over 250 acres dedicated to parks, lakes, and playgrounds.

Telfair is a multi-award winning development from Newland Communities situated some 4 miles south of the city of Sugar Land. High performing schools zoned to Telfair include Cornerstone Elementary, Colony Meadows Elementary, Fort Settlement Middle School, Sartartia Middle School, and Clements High School.

There are also plenty of notable private schools near Telfair, including Telfair Montessori, Clavary Episcopal Preparatory, Cornerstone Christian Academy, Trent InternationalE School, and Fort Bend Christian Academy.

Telfair residents can enjoy a 70-acre lake and park system for leisure. The neighborhood also has three recreational hubs with amenities such as swimming pools, a fitness center, tennis courts, and meeting rooms. The Houston Museum of Natural Science Sugar Land can also be found in Telfair.

Residential areas in Telfair are mostly made up of single-family homes. Options include patio homes, lakefront estates, and luxury villas.

See All Telfair Homes For Sale

3. New Territory

Located just 30 minutes from Houston, New Territory is another one of the newest master-planned communities in Sugar Land.

New Territory cover 3,072 acres in eastern Fort Bend County and is within the West Division of the Fort Bend Independent School District. Schools zoned to New Territory include Walker Station Elementary School, Brazos Bend Elementary School, and Stephen F Austin High School. All of New Territory is zoned to Sartartia Middle School.

New Territory is a family-oriented community offering quality leisure and recreational programs. The area features over 450 acres of parks, jogging trails, lakes, and greenbelts. Residents have access to an 18,000-square-foot Club, which features a full-sized gymnasium, fitness room, multi-purpose rooms, swimming pool, tennis courts, and regulation sports fields. Other amenities scattered in Telfair neighborhoods include a large Sports Complex, pocket parks, and playgrounds.

Homes for sale in New Territory are typically traditional two-story homes with a few Mediterranean homes. Gated and waterfront homes are available.

See All New Territory Homes For Sale

4. Riverstone

Riverstone is a master-planned residential community in Fort Bend County served by some of the most highly acclaimed schools in FBISD.

Schools zoned to Riverstone include Austin Parkway Elementary School, Fort Settlement Middle School, and Lawrence E Elkins High School. Private Schools in Riverstone include Casa Dei Bambini Montessori and Kids R Kids Learning Academy of Riverstone. There are also several other private schools in the surrounding area, including Fort Bend Christian Academy and Primrose School of First Colony.

Residents of Riverstone can enjoy large open spaces and lakes for leisure and recreation. The Club provides a fitness center, tennis courts, a pool with water slides, and a nature-themed playground with a zip line and suspended rope bridge.

Riverstone properties include traditional single-family homes, patio homes, townhomes, and lakefront estate-style homes.

See All Riverstone Homes For Sale

5. Sweetwater

Sweetwater Sugar Land is an upscale golfing community within the First Colony, just southwest of Houston.

High-performing schools zoned to Sweetwater include Colony Bend Elementary School, First Colony Middle School, and Clements High School.

Sweetwater homes have great accessibility to retail and entertainment centers, including Sugar Land Town Town Square Plaza and First Colony Mall. Residents can also enjoy on-site amenities such as a golf course and country club, swimming pools, lakes, parks, and greenbelts. The community is less than 15 minutes away from major medical facilities including Hermann Sugar Land Hospital, Methodist Sugar Land Hospital, and St. Luke’s Hospital.

Most homes in Sweetwater were built in the 1980s, with the exception of some homes in Sweetwater Estates that were built in this decade.

See All Sweetwater Homes For Sale

6. Avalon

Spanning approximately 427 acres on the southeast side of State Highway 6, Avalon is a beautiful neighborhood consisting of five subdivisions: Enclave at Waters of Avalon, Gardens of Avalon, Meadows of Avalon, Villages of Avalon, and Waters of Avalons.

Avalon is zoned to some of the best performing schools in Sugar Land based on their GreatSchools scores. Prestigious schools serving Avalon are Clements High School, Commonwealth Elementary School, and Fort Settlement Middle School.

Many of Avalon’s amenities can be found at the central clubhouse and recreation center. At the clubhouse is a beautiful lagoon-style public pool, tennis courts, and fishing ponds. Kayaking and canoeing are also available at the community’s expansive lake system, while families who would rather stay on dry land can enjoy hiking and biking trails.

Traditional and contemporary/modern style single-family homes built between the late 1990s and mid-2000s are common. There are also waterfront homes available for sale in Avalon.

See All Avalon Homes For Sale

7. Greatwood

Greatwood is a master-planned golf course community spanning over a 2,050-acre area south of Highway 59.

The community is zoned to several highly rated schools in the Lamar Consolidated Independent School District (LCISD), which ranks even higher than Fort Bend Independent School District. Noteable schools serving Greawood are Susanna Dickinson Elementary School, Bess Campbell Elementary School, Reading Junior High School and George Ranch High School. There are also Houston private schools near the community such as Riverbend Montessori School, The Honor Roll School, St. Laurence Catholic School, and The Walden School.

Greatwood has easy access to downton Sugar Land to the northeast and Rosenberg to the west thanks to its great location along Southwest Freeway. The neighborhood is also a few minutes away from Grand Parkway’s expansion, US Alt 90, and Highway 6.

Greatwood has more than 4,100 homes over 29 neighborhoods, ranging from traditional one-story homes to more upscale estate-style properties.

See All Greatwood Homes For Sale

8. Sienna Plantation

One of the best golf communities outside the Beltway, Sienna Plantation is a 10,000-acre master-planned community in Missouri City.

High-ranking schools serving Sienna Plantation include Sienna Crossing Elementary School, Scanlan Oaks Elementary School, and Commonwealth Elementary School. The community is also zoned to Billy Baines Middle School and Ridge Point High School.

Sienna Plantation is home to more than 100 acres of parks, miles of walking trails, waterparks, and the Sienna Plantation Golf Club. Residents can enjoy sports fields, batting cages, tennis courts, gymnasiums, fitness centers, and playgrounds.

There is a wide variety of options for properties in Sienna Plantation, including homes from reputable builders by Perry Homes, Newmark Homes, Taylor Morrison, and Fairmont Homes. Patio and large estate-style homes are available.

See All Sienna Plantation Homes For Sale

For more data on the other top Sugar Land neighborhoods with good schools for custom list of homes zoned to top rated Sugar Land schools, contact Paige Martin, ranked as the #1 Individual Agent with Keller Williams in the city of Houston and lead of The Houston Properties Team.

Sugar Land Neighborhoods With Best Appreciation

Neighborhood Median Home Sale Price
5-Year Appreciation
Sugar Lakes $492,000.00 26%
Venetian Estates $630,000.00 22%
Sugar Creek $359,000.00 22%
The Highlands $222,000.00 20%
Riverpark $267,000.00 12%

Sugar Lakes

5-year sale price appreciation: 25%
10-year sale price appreciation: 60%

Situated just off US-59 South of Houston, Sugar Lakes is a 330-acre waterfront community with strong appreciation rates. It is popular for the surrounding picturesque lakes and nature reserves and has experienced a 25% increase in appreciation rates over the last five years.

Sugar Lakes Real Estate Appreciation

Sugar Lakes 10-Year Real Estate Appreciation

Venetian Estates

5-year sale price appreciation: 22%
10-year sale price appreciation: 38%

Surrounded by dining, shopping, and entertainment venues, Venetian Estate is zoned to three well-performing schools: Highlands Elementary, Dulles Middle School, and Dulles High School. Venetian Estates homes experienced a 22% increase in appreciation rates over the last five years.

Venetian Estates Real Estate Appreciation

Venetian Estates 10-Year Real Estate Appreciation

Sugar Creek

5-year sale price appreciation: 22%
10-year sale price appreciation: 40%

Sugar Creek is home to the Sugar Creek Country Club, one of the most recognized private clubs in Fort Bend County. The community’s great accessibility, waterfront homes, and quaint bungalows make have added to Sugar Creek’s desirability. Sugar Creek homes experienced a 22% increase in appreciation rates over the last five years.

Sugar Creek Real Estate Appreciation

Sugar Creek 10-Year Real Estate Appreciation

The Highlands

5-year sale price appreciation: 20%
10-year sale price appreciation: 53%

Situated at Williams Trace and Lexington boulevards, The Highlands is another neighborhood with strong appreciation rates. It has easy access to I-69, and is home of the Highlands Elementary. The Highlands has experienced a 20% increase in appreciation rates over the last five years.

The Highlands Real Estate Appreciation

The Highlands 10-Year Real Estate Appreciation


5-year sale price appreciation: 12%
10-year sale price appreciation: 38%

Riverpark is a family-oriented community with 1,316 single-family homes just off the Southwest Freeway in Sugar Land. The neighborhood’s wealth of amenities such as the Riverpark Shopping Center, Brazos River Trail System, Park at the Levee, Riverpark Recreation Center and Pool, and parks contribute to its high appreciation rate. Riverpark experienced a 12% increase in appreciation rates over the last five years.

RiverPark Real Estate Appreciation

Riverpark 10-Year Real Estate Appreciation

For updated information regarding real estate pricing and trend analysis of Sugar Land neighborhoods, please contact Paige Martin at [email protected].


One of the top golf communities in the city, Sweet Water is an upscale neighborhood nestled in the heart of Sugar Land. It is anchored by the Sweetwater Golf & Country Club and features a wealth of luxury amenities like clubhouses, parks, swimming pools, and tennis courts.

There are about 570 households in Sweetwater, and the median year built is 1990. Prices of Sweetwater homes for sale can range from $450K to the millions..

Venetian Estates

Served by three high-performing schools in the FBISD, Venetian Estates properties rank among the most expensive in Sugar Land. The median year that Venetian Estates properties were built is 1969. Homes in the neighborhood can fetch prices from $422 to the millions.


Avalon is served by some of the top-performing schools in Sugar Land, is surrounded by acres and acres of lakes, and has great accessibility. All these contribute to the high prices of homes for sale in Avalon.

Traditional and contemporary/modern style single-family homes built between the late 1990s and mid-2000s are common in Avalon. There are waterfront homes for sale in Avalon, Sugar Land. Avalon homes can fetch $380,000 to over $1,500,000.

Lake Pointe

Situated along Oyster Creek, Lake Pointe is only a short distance from surrounding retail centers, hospitals, entertainment venues, and recreational facilities. Properties in Lake Pointe include single-family homes, townhomes, and Brownstones. Parts of the community are gated. Lake Pointe homes can fetch prices between $498K to $984K.

Sugar Lakes

Sugar Lakes is a waterfront community by Monarch Development of Texas, Inc. with about 600 homes built around lakes and nature reserves. Homes for sale in Sugar Lakes typically range anywhere between $307K up to $620K.


Telfair’s great location, exemplary schools, and plentiful amenities make Telfair properties among the most popular and expensive in Sugar Land.

Most properties in Telfair are traditional single-family homes, patio homes, and lakefront estates. Estate-style villas and waterfront properties are available for those looking for Luxury Telfair homes. Telfair homes for sale can range from the $350,000s to the millions.


Riverstone is an upscale neighborhood that straddles two of Houston’s Best Suburbs, Missouri City and Sugar Land.
Traditional single-family homes, patio homes, townhomes, and custom homes range from $340,000 to the millions. Lakefront estate-style homes that are custom-built typically come with higher price tags. The most expensive Riverstone homes can be found within The Island, Hartford Landing, and Majestic Pointe.

New Construction Sugar Land Neighborhoods

Imperial Sugar Land

Imperial Sugar Land is a 720-acre master-planned community southwest of Houston by The Johnson Development Corp. Currently the largest remaining development in Sugar Land, Imperial offers luxury homes for sale such as patio homes, single-family homes, and single and three-story Brownstones.

Executive homebuilders in Imperial Sugar Land are Meritage Homes Artisan Collection, Meritage and Partners In Building. Imperial Sugar Land Townhomes are by Gracepoint Homes and Darling Homes, the latter of which also built patio homes.


Telfair is a multi-award-winning development from Newland Communities and has been named Community of the Year by the Greater Houston Builders Association in the past. It opened in 2006 and has since become one of the top-selling new construction master planned communities in Fort Bend County. The development includes an extensive lake and trail system, retail and commercial space, office development, a neighborhood civic center, the Houston Museum of Natural Science at Sugar Land, and Fire Station No. 7.

Telfair homes are by reputable builders such as David Weekley, Highland, Beazer, Meritage, Newmark, Partners In Building, Ryland, Perry, Trendmaker, and Taylor Morrison.


Opened in 2001, Riverstone is a master-planned community from multi-award winning Johnson Development Corp. New construction homes with Sugar Land and Missouri City addresses are available for sale. Traditional single-family homes, patio homes, townhomes, and custom homes range from $340,000 to the millions. Riverstone is expected to have more than 6,000 homes and 18,000 residents upon completion.

Reputable builders in Riverstone include Westport, Peterson Homebuilders, Sims Luxury Builders, Perry Homes, Taylor Morrison, Meritage Homes, Newmark Homes, and Lespreance Construction. Although there are fewer new constructions homes in the market today, there are plenty of resale Riverstone properties still available.

Flooding Information On Sugar Land Neighborhoods

Most Sugar Land homes do not require flood insurance. However, approximately 230 homes were flooded during Hurricane Harvey. Affected areas include parts of Riverstone and Sienna Plantation. Properties located along the Brazos River are also subject to higher risk of flooding. 

Though only a small percentage of Sugar Land was flooded during Hurricane Harvey, the city is making improvements in storm water drainage to further minimize risks of flooding. FEMA has approved a 200K hazard mitigation grant for Sugar Land to update their flood gauge system. This will update the existing 16 gauges and add 12 more throughout the city. Currently, most Sugar Land neighborhoods that could potentially be prone to flooding are protected with a vast levee system.

In 2017, a tornado struck the Sienna Plantation neighborhood and caused damage to as many as 50 homes and the Ridge Point High School. This is not a regular occurrence but may be a factor when choosing homes in Sugar Land.

To know about specific flooding information for a home you’re interested in, please contact the Houston Properties Team to get updated information.

Data Sources & Disclaimers

Land value was calculated by looking at the median sold price per square foot of Lots and Single family homes sold at lot value.

Data is provided by the Houston Association of Realtors, multiple listing service.

Distance and commute times approximated via GoogleMaps.

Data deemed reliable, but is not guaranteed and should be independently verified.

Sugar Land Flood Zones

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