Is Towne Lake a Good Place to Buy a Home?
Towne Lake is a master-planned community in Cypress built around a 300-acre private lake with more than 14 miles of shoreline. Most of its sections have sold out, so the market is mostly resale, at a typical price near $427,000 across ZIP 77433, with new homes in the few sections still selling. The trade-offs are taxes that include a utility district, a limited supply of new homes and a drive of about 27 miles to Downtown without traffic.
Where Towne Lake is and what it is
Towne Lake is in Cypress (ZIP 77433), in northwest Harris County, bordered by US-290, West Road and Barker Cypress Road; its Boardwalk is at 9945 Barker Cypress Road. Caldwell Communities is the developer and lists 2,400 acres. Development began in 2006, according to a 2019 Houstonia profile cited in our Cypress neighborhood guide. The developer calls the lake the largest private recreational lake in Houston. An address's utility district appears on its Harris Central Appraisal District record and in the seller's MUD notice.
Builders and new-home prices
The developer's neighborhood page lists 15 sections and marks 10 sold out. Still selling: Parkside, Heritage Cove, Northshore, Marina Bay (70- and 80-foot lots) and Water's Edge. Prices below are as listed on October 30, 2026.
| Builder | Where | Price as listed |
|---|---|---|
| Partners In Building | Parkside; custom homes | From the $1.2 millions |
| Bavaria Builders, Braziel Building Group, Brickland Custom Homes, Jamestown Estate Homes, William David Homes | Custom homes | From the $900s |
| Caldwell Homes | Caldwell's Towne Lake page; Heritage Cove has its own eligibility rules | Four plans listed, $448,600 to $476,500; one lakefront home at $875,000 |
| Beazer Homes, Highland Homes | Northshore duets and townhomes | No price shown |
We did not find Northshore on Beazer's or Highland's own sites that day, so ask whether homes remain. Marina Bay lists no builder.
Resale prices
Closed MLS sales in ZIP 77433, October 2025 through September 2026: 2,629 homes at a typical price near $427,000 (the median of the 12 monthly medians) and an average near $507,000. The ZIP also covers Bridgeland and other Cypress communities, so the figures describe the ZIP, not Towne Lake alone. See our ZIP 77433 guide.
HOA dues and property taxes
HOA. Towne Lake's website does not publish assessments. On a resale home, ask for the association's resale certificate; on new construction, ask for the builder's HOA document.
| Taxing unit | Rate per $100 | Tax year |
|---|---|---|
| Harris County, Flood Control District, Harris Health, Port of Houston Authority | $0.6715 | 2026 |
| Cy-Fair ISD | $1.0669 | 2025; Proposition A on the November 3, 2026 ballot could raise it to $1.1569 |
| Utility district | Set by the district; the newest Harris County districts run up to $1.50 | 2025 county table |
At $450,000 before exemptions, the county entities plus Cy-Fair ISD come to $1.7384 per $100, or $7,823 a year, and each $1.00 of utility district rate adds $4,500. Confirm every rate with the Harris County Tax Office and the seller's MUD notice; see our MUD and PID guide.
Schools
Towne Lake lists these Cy-Fair ISD schools and says three are on site; each campus's 2026 TEA overall rating links to its TEA report. Zoning can change; confirm with the district.
| District | Schools and 2026 TEA overall rating |
|---|---|
| Cy-Fair ISD | Postma Elementary: A; Rennell Elementary: A; Anthony Middle School: A; Cypress Ranch High School: A |
Getting around
| From the Towne Lake Boardwalk to | Miles | Drive time without traffic |
|---|---|---|
| Downtown Houston (City Hall) | 26.5 | 37 minutes |
| Energy Corridor | 13.1 | 21 minutes |
| Galleria | 22.4 | 32 minutes |
| Bush Intercontinental Airport (IAH) | 27.7 | 47 minutes |
Rush-hour drives take longer; test your own commute on US-290 and Beltway 8.
Amenities
The developer lists the 300-acre lake with more than 14 miles of shoreline; the Boardwalk, with waterfront shopping, dining and offices; a waterpark with a lazy river, water slide and beach area; the Lakehouse; boat docks, a marina and ramps; a water taxi; fishing holes; a fitness center; and parks, playgrounds, pools and hiking and biking trails. A 124,000-square-foot Kroger Marketplace is in Towne Lake, and Cypress outlets are just north on US-290.
Flood information
Flood risk is specific to each address. Use the official sources: the FEMA Flood Map Service Center, the Harris County Flood Control District's Flood Education Mapping Tool and MAAPnext, the seller's disclosure notice on a resale home, an elevation certificate and a flood insurance quote. Our flood zone guide explains how to read them.
How we represent new-construction buyers
Register us with the builder before or at your first visit. Many builders recognize a buyer's agent only if registered by the buyer's first visit, and the model-home sales agent represents the builder, not you. Since January 1, 2026, Texas law (Occupations Code Section 1101.563) requires a written agreement with your agent before an agent shows you a home. We read the builder's contract with you, schedule your own inspector at pre-drywall and before the final walk-through, and ask each builder about incentives such as rate buydowns or closing-cost help. Read our buyer's guide, contracts guide and builders directory.
Questions buyers ask about Towne Lake
What is the property tax rate in Towne Lake?
It depends on the address. The Harris County entities total $0.6715 per $100 for 2026, Cy-Fair ISD levied $1.0669 for 2025, and a utility district adds its own rate; at $1.00 the total is about $2.74, against roughly $2.13 in the City of Houston and Houston ISD.
What are the HOA dues in Towne Lake?
Towne Lake's website does not publish them, and we did not find an association figure from an official source. On a resale home, ask for the resale certificate, which lists the assessment; on new construction, ask the builder for the HOA document.
What schools serve Towne Lake, and how are they rated?
Towne Lake lists Postma Elementary, Rennell Elementary, Anthony Middle School and Cypress Ranch High School, all in Cy-Fair ISD and each rated A for 2026 by TEA. Zoning can change, so confirm with the district.
How far is Towne Lake from Downtown Houston?
About 27 miles and 37 minutes without traffic from the Towne Lake Boardwalk, by OpenStreetMap routing. The Energy Corridor is 13 miles and 21 minutes away, the Galleria 22 miles and 32 minutes, and Bush Intercontinental Airport 28 miles and 47 minutes.
Which builders still sell new homes in Towne Lake?
The developer lists Partners In Building (from the $1.2 millions), custom builders Bavaria, Braziel, Brickland, Jamestown and William David (from the $900s), and Caldwell Homes (four plans listed at $448,600 to $476,500). Ten of 15 sections are marked sold out, so most buyers will find resale homes.
Is Towne Lake in a flood zone?
Flood status depends on the address. Look the property up on the FEMA Flood Map Service Center and the Harris County Flood Control District's Flood Education Mapping Tool, read the seller's disclosure notice on a resale home, and ask for an elevation certificate and a flood insurance quote.
How long does it take to build a home in Towne Lake?
Our new-construction contracts guide says a build commonly takes six to twelve months. Custom homes depend on the plan and permits, so ask the builder for a written schedule and the contract's terms for delays.
What do homes in Towne Lake's ZIP code sell for?
In ZIP 77433, which includes Towne Lake, Bridgeland and other Cypress communities, 2,629 homes sold from October 2025 through September 2026 at a typical price near $427,000 and an average near $507,000.
Sources
- Towne Lake, checked October 30, 2026: overview, builders, neighborhoods, schools, location; Caldwell Communities (2,400 acres); Caldwell Homes.
- Harris County Tax Office, Jurisdiction Tax Rates, October 30, 2026; Community Impact, Cy-Fair ISD board preview, August 3, 2026; ABC13, Cy-Fair ISD election, August 17, 2026.
- Texas Education Agency, 2026 accountability ratings, tea.texas.gov, with campus reports linked above.
- Compean Group analysis of closed MLS sales in ZIP 77433, October 2025 through September 2026, from this site's sold-price statistics, October 30, 2026; start year from our Cypress guide citing Houstonia (March 2019).
- Distances: OpenStreetMap data through the OSRM router, from the Boardwalk at 9945 Barker Cypress Road (29.923, -95.686, Census Geocoder), without traffic, October 30, 2026.
- Flood tools: FEMA, Harris County Flood Education Mapping Tool, MAAPnext. Buyer agreements: Senate Bill 1968 (2025).
Related
Call or text (832) 777-3904, email evan@thecompeangroup.com or use our contact page. We speak English and Spanish.
Updated October 30, 2026.