Is Aliana a Good Place to Buy a Home?
Aliana is a master-planned community of about 2,000 acres with Richmond addresses in Fort Bend County. Several builders have sold out, so buyers should expect mostly resale homes: ZIP 77407 recorded 697 closed MLS sales in 12 months at a typical price of about $380,590. Fort Bend ISD campuses that serve Aliana hold 2026 TEA ratings from A to C, Sugar Land Town Square is about 13 minutes away without traffic, and the county's 2026 tables put combined property tax near $2.46 per $100.
Where Aliana is and what it is
Aliana is a master-planned community of about 2,000 acres in unincorporated Fort Bend County, with Richmond mailing addresses in ZIP 77407, off the Grand Parkway at West Airport Boulevard. Builder materials from 2019 name Airia Development Co. as the developer and say about 1,000 lots remained then. Aliana is in Fort Bend ISD and in sub-districts of Fort Bend County MUD 134.
See our ZIP 77407 guide, Richmond guide and Sugar Land guide.
Builders and new-home prices
Aliana is close to built out, so new-home choice is limited. What builders' own sites showed in October 2026:
| Builder | Aliana status |
|---|---|
| J. Patrick Homes | Aliana 80-foot lots: sold out |
| Taylor Morrison (Darling Homes) | Aliana page titled sold out |
| Highland Homes | No Aliana community on its Richmond page |
| Coventry Homes | No Aliana community on its Richmond page |
| Lennar | Has an Aliana community page (Brookstone Collection); ask for current prices |
Builders listed in Aliana in 2019 were Ashton Woods, Coventry, Highland, J. Patrick, Lennar, Meritage, Partners in Building, Perry, Plantation Homes and Village Builders.
Resale prices
ZIP 77407 recorded 697 closed MLS sales from October 2025 through September 2026, at a typical price of about $380,590 (the median of the 12 monthly medians) and an average near $440,000. The ZIP covers more than Aliana, so read this as area context.
HOA dues and property taxes
The Aliana association, managed by Sterling ASI, does not post its annual assessment on its public page, so ask for the HOA documents and the resale certificate before you write an offer. Tax rates per $100 of value, all from the Fort Bend County Tax Office's 2026 table:
| Taxing unit | Rate per $100 | Tax year |
|---|---|---|
| Fort Bend County | $0.4070 | 2026 |
| Fort Bend County Drainage District | $0.0100 | 2026 |
| Fort Bend ISD | $0.9969 | 2026 |
| Fort Bend County MUD 134, sub-districts B and C | $0.9500 each | 2026 |
| Fort Bend ESD 5 | $0.1000 | 2026 |
The total is about $2.46 per $100, or about $9,900 a year on a $400,000 home before exemptions. Aliana's sections sit in MUD 134 sub-districts, and ESD 5 appears in MLS tax records for Aliana listings, so check the exact sub-district and units on the appraisal district record and in the MUD notice you receive before signing. Confirm with a tax professional; more in MUD and PID taxes around Houston.
Schools
Fort Bend ISD campuses that have served parts of Aliana in recent years, with their 2026 TEA overall ratings (each name links to its TEA report). Fort Bend ISD redrew elementary boundaries for 2026-27, so the school for a given address may differ from this list:
| Campus | Level | 2026 TEA rating |
|---|---|---|
| Carolyn and Vernon Madden Elementary | Elementary | A |
| Malala Yousafzai Elementary | Elementary | A |
| Mary Austin Holley Elementary | Elementary | C |
| Macario Garcia Middle | Middle | A |
| James Bowie Middle | Middle | A |
| Stephen F. Austin High | High | B |
| William B. Travis High | High | B |
Zoning can change. Fort Bend ISD approved new elementary boundaries for 2026-27 and, in October 2026, secondary changes aimed at 2027-28, so confirm each address with the district's boundary lookup by home address.
Getting around
Driving distance and time without traffic from the association's address, 17122 W. Bellfort Boulevard:
| Destination | Miles | Minutes |
|---|---|---|
| Downtown Houston (City Hall) | 24.0 | 33 |
| The Galleria | 18.1 | 24 |
| Texas Medical Center | 22.6 | 32 |
| Sugar Land Town Square | 7.9 | 13 |
Amenities
The association runs two clubs, The Club at Aliana and The Westmoor Club, with gyms, tennis courts and pools, and the community has seven parks and a system of lakes.
Flood information
Flood zones are set by address, not by community. Look up the exact address on FEMA's Flood Map Service Center and Fort Bend County's floodplain map page. On a resale, read the Seller's Disclosure Notice; a never-occupied new home has none, so ask the builder about the lot's elevation and drainage. Also get an elevation certificate and a flood insurance quote. We provide these tools and links; the official maps, disclosure and quote are the sources to rely on. See flood zones and elevation certificates in Houston.
How we represent new-construction buyers
Few Aliana homes are new, but the steps are the same with any builder. Register us with the builder before or at your first visit. Many builders recognize a buyer's agent only if registered by then, and a walk-in without us can be treated as unrepresented. The builder's on-site agent represents the builder; we represent you. Builders use their own contracts, so we review deposits, completion dates and warranty terms with you. Bring your own inspector at pre-drywall and the final walk-through, and ask each builder about incentives such as rate buydowns or closing-cost help, with terms in writing. See how we work with new-construction buyers, builder contracts and walkthroughs and Houston builders.
Questions buyers ask about Aliana
How much are property taxes in Aliana?
Aliana homes pay Fort Bend County ($0.4070 per $100 in 2026), the drainage district ($0.0100), Fort Bend ISD ($0.9969), a Fort Bend County MUD 134 sub-district ($0.95 for B and C) and Fort Bend ESD 5 ($0.10). The total is about $2.46 per $100, or about $9,900 a year on a $400,000 home before exemptions.
How much are HOA dues in Aliana?
The Aliana association, managed by Sterling ASI, does not post its annual assessment on its public page. It runs The Club at Aliana and The Westmoor Club. Ask for the HOA documents and the resale certificate before you write an offer.
How are Aliana's schools rated?
Fort Bend ISD campuses that have served parts of Aliana hold 2026 TEA ratings of A at Madden Elementary, Yousafzai Elementary, Garcia Middle and Bowie Middle, B at Austin High and Travis High, and C at Holley Elementary. Boundaries changed for 2026-27, so confirm each address with Fort Bend ISD.
How far is Aliana from Downtown Houston and the Galleria?
From the association's address on W. Bellfort Boulevard, Downtown is about 24 miles and 33 minutes without traffic, the Galleria 18 miles and 24 minutes, the Texas Medical Center 23 miles and 32 minutes, and Sugar Land Town Square 8 miles and 13 minutes.
Which builders still sell new homes in Aliana?
Few do. In October 2026 J. Patrick Homes and Taylor Morrison's Darling Homes brand showed Aliana as sold out, Highland Homes and Coventry Homes did not list an Aliana community on their Richmond pages, and Lennar had an Aliana page. Expect mostly resale homes.
Is Aliana in a flood zone?
Flood zones are set by address. Look up the exact address on FEMA's Flood Map Service Center and Fort Bend County's floodplain map page, read the Seller's Disclosure Notice on a resale, and ask for an elevation certificate and a flood insurance quote.
How long does it take to build a new home in Aliana?
Few new homes are available, so ask the builder, such as Lennar, for a written completion estimate. Our new-construction guide describes six to twelve months for a home built from the foundation; a resale closes on the date in the contract.
What do resale homes in Aliana sell for?
ZIP 77407, which covers more than Aliana, recorded 697 closed MLS sales from October 2025 through September 2026 at a typical price of about $380,590 and an average near $440,000. Monthly typical prices ranged from $352,500 to $435,250.
Register us before your first visit
Call or text (832) 777-3904, email evan@thecompeangroup.com, or use our contact page. We speak English and Spanish.
Sources
- Aliana association: homeowners association site; Wikipedia, Aliana, Texas (location, schools, clubs). Checked October 30, 2026.
- J. Patrick Homes, Aliana opens seven new sections (May 15, 2019) and Aliana 80-foot lots. Checked October 30, 2026.
- Builder pages: Taylor Morrison, Highland Homes, Coventry Homes and Lennar. Checked October 30, 2026.
- Fort Bend County Tax Assessor-Collector, 2026 Tax Rates and Exemptions. Checked October 30, 2026.
- Fort Bend ISD, Tax Information and Boundary Planning; Fox 26 Houston, secondary boundary changes. Checked October 30, 2026.
- Texas Education Agency, 2026 accountability ratings (campus reports linked above). Checked October 30, 2026.
- Compean Group analysis of closed MLS sales, ZIP 77407, October 2025 to September 2026. Checked October 30, 2026.
- OSRM routing on OpenStreetMap data; coordinates from the U.S. Census Bureau Geocoder. Checked October 30, 2026.
- FEMA Flood Map Service Center; Fort Bend County Drainage District floodplain map. Checked October 30, 2026.
Related
Updated October 30, 2026.