Cypress, Texas
Cypress starts higher than Fort Bend and the school district gives some of it back.
Harris County levies five entities totaling $0.6289 because it funds a hospital district and the Port of Houston. Fort Bend levies two totaling $0.422. But Cy-Fair ISD just set its lowest rate in nearly forty years, and a Cypress home outside a MUD can land near 1.84% total.
- Harris County's base is 0.63 against Fort Bend's 0.42. That is about $86 a month on a $500K home.
- Cy-Fair ISD is at 1.0669, its lowest rate in nearly forty years.
- There is a bond and tax rate election on the November 3, 2026 ballot. We will show you what it does to your payment.
- Before your offer goes in, we call the listing agent and confirm your approval is real.
Steve and Stephanie Kyles, mortgage brokers serving Cypress and Greater Houston / NMLS #330894
Get your Cypress numbers
Three questions. Then we call and build your Clear Move Plan around the neighborhood you are actually looking in.
No cost, no obligation, and no credit application to get your numbers.
The thing nobody tells Cypress buyers
Harris County costs more before you pick a house. Then the district decides everything else.
Where a Cypress tax bill actually comes from
Harris County levies five separate entities: county general, flood control, Harris Health hospital district, the Port of Houston, and the county department of education. Together $0.6289. Fort Bend levies two, totaling $0.422. That gap alone is about $86 a month on a $500,000 home.
Cy-Fair ISD offsets some of it. At $1.0669 it is the lowest CFISD rate in nearly forty years, after a two cent cut. Add Lone Star College and the fire district and a Cypress home outside a MUD totals 1.8407%.
Then the MUD decides the rest, and the spread here is wide. Fairfield on WCID 155 pays $0.0985. New Bridgeland-area districts run to $1.00. On a $450,000 home that is roughly $600 a month between the two ends.
Real Cypress tax rates, by community
- Cypress, no MUD1.84%
- Fairfield, WCID 1551.94%
- Fairfield, MUD 3542.12%
- Fairfield, MUD 3222.19%
- Cypress Creek Lakes2.36%
- Bridgeland, MUD 4192.63%
- Towne Lake2.69%
- Bridgeland, newest2.84%
Rates are 2025 adopted, from the Harris County Tax Office jurisdiction table and the districts' own tax pages. Bridgeland spans several MUDs and some sections may carry districts we could not confirm in public records, so we publish a range and pull the exact number by address. Several Cypress communities could not be matched to a MUD in public records and are not listed rather than guessed at. There is a CFISD tax rate and bond election on the November 3, 2026 ballot.
Run your Cypress numbers
What would the payment be on a Cypress house?
Pick your neighborhood and it loads that district's real total tax rate and typical HOA dues. Mortgage insurance comes off the published rate card, including the discount for having two borrowers on the loan.
Best when your credit is 620 or higher. Mortgage insurance drops off at 20% equity.
Two borrowers lowers the mortgage insurance rate on the published card. Most lenders never mention it.
$22,500 down
An example rate, not a quote.
Edit this if you know the district's actual rate.
Estimated from your credit and down payment. If we have quoted you a real MI figure, type it here and everything recalculates.
Starting estimate by price. Edit it if you have a real quote.
Loads from the neighborhood you pick.
Estimated monthly payment in Cypress
- Principal and interest$0
- Property taxes$0
- Homeowners insurance$0
- Mortgage insurance$0
- HOA$0
Estimates for planning only. Not a loan commitment, a rate lock, or an offer to extend credit. Actual payment and cash to close depend on your credit, the property, the district's real tax rate, final insurance figures, and your loan terms. Rates change daily. Steve Kyles NMLS #330894, ProLending Mortgage NMLS #262563. Equal Housing Opportunity.
Tax rates are 2025 adopted totals built from the county appraisal district and Truth in Taxation records, school district tax pages and developer rate sheets. 2026 rates are adopted through October 2026. Mortgage insurance uses the published national rate card effective February 2026. Example rate is the Freddie Mac 30-year average, week of September 3, 2026.
The question everyone asks first
What do you need to make to buy a house in Cypress?
Every national calculator answers this with a property tax rate near 1.10%. Cypress is not 1.10%. A typical Cypress address runs about 2.36% once every taxing entity is added up. That gap is why buyers get approved online for a number they cannot close on here.
| Home price | Monthly payment with taxes, insurance and MI | Income needed in Cypress | What a national calculator tells you |
|---|---|---|---|
| $250,000 | $2,423 | $65,000 | $58,000 |
| $300,000 | $2,842 | $76,000 | $67,000 |
| $350,000 | $3,260 | $87,000 | $77,000 |
| $400,000 | $3,704 | $99,000 | $88,000 |
| $500,000 | $4,541 | $121,000 | $107,000 |
| $600,000 | $5,403 | $144,000 | $127,000 |
On a $400,000 house the national number is $88,000. The Cypress number is $99,000.
That $11,000 gap is property tax. It is the most common reason a buyer gets approved online, writes an offer, and then finds out the payment does not work. Nobody lied to them. The calculator did not know where they were buying.
Pick your neighborhood in the calculator above and the real rate loads. Then call us and we will tell you the income and the credit it actually takes for that address.
In their words
What families say after they close.
Where people are buying
Cypress communities we finance in every month.
Each of these prices differently, taxes differently, and appraises differently. Tell us which one you are looking at and we will tell you what it actually costs to live there.
Bridgeland
The ninth best-selling master planned community in the country, 500 homes sold in the first half of 2026, up 14% year over year and the only Houston top-ten community that grew. Sixteen-plus builders. Spans several MUDs, mostly Cy-Fair ISD with Prairieland Village in Waller ISD. The section decides the tax bill.
2.63% and up / HOA $1,300 to $1,400Fairfield
The tax winner in Cypress. Five districts across the community, and the lowest, Harris County WCID 155, levies just $0.0985. That produces a 1.94% total, which beats every incorporated option in Missouri City. Established, mature, Cy-Fair ISD.
1.94 to 2.26% totalTowne Lake
Built around a 300-acre lake, Cy-Fair ISD, Cypress Ranch High School. Dues are the highest around at $1,900 to $2,100 a year, which buys the boat access and the amenity package. We matched it to Harris County MUD 500 at $0.85 but recommend confirming by address.
About 2.69% totalCypress Creek Lakes
Two districts, MUD 374 at $0.52 and MUD 433 at $0.8475, so the totals move between 2.36% and 2.69%. Cy-Fair ISD.
2.36 to 2.69% totalColes Crossing, Blackhorse Ranch, Miramesa, Marvida, Dunham Pointe
All Cy-Fair ISD. We could not match these to a specific MUD in public records, and we are not going to publish a rate we cannot stand behind. Send the address and we pull the district off the appraisal record.
Confirm by addressThe November ballot
Cy-Fair ISD trustees placed a 12 cent tax rate election and a bond on the November 3, 2026 ballot, against an $80.9 million shortfall. Net effect if it passes is roughly 9 cents after a projected debt service reduction, about $18 a month on a $450,000 home with the homestead exemption.
Pending electionAlso looking nearby?
We finance homes across Greater Houston.
What working with us looks like
Five things happen on every file. Same way every time.
Five standards, in this order, on every Cypress file. Whether the market is calm or the market is a mess.
1. The Welcome Call
Someone actually calls you back. We answer your first questions, get you started, and put the next call on the calendar.
Usually within minutes
2. The Clarity Call
Thirty minutes on the phone where we build your Clear Move Plan. Your sales price, your monthly payment, your cash to close, with the real Cypress tax rate for the neighborhood you are looking at. Every question answered before you hang up.
Scheduled around you
3. The Predictable Payment
One page with your full payment, principal, interest, taxes, insurance and any HOA, plus what you need at the closing table. In your hands before you start touring homes.
Before you shop
4. The Predictable Close Calendar
Every milestone from contract to keys, with a date on it. You and your agent both know what happens next, so nobody has to chase an update.
Within 24 hours of contract
5. The Predictable Annual Review
Every year on the anniversary of your closing we check the rate, the mortgage insurance and your district's tax rate, because MUD rates move and so does what you owe.
Every year you own the home
What this saves you
Two things that put real money back in your pocket.
Most lenders compete on a rate they quote you once. We compete on what you actually pay in Cypress, on day one and every year after. Cypress has about a $600 a month swing between Fairfield and a newer Cypress district on the same house. Getting that right matters more than an eighth of a point.
More than 35 wholesale lenders, shopped for you
We are not a bank with one rate sheet and one set of rules. We take your file to the lenders that fit your situation. Self-employed, commission income, a credit event a few years back, a tight closing window. Somebody prices that well, and finding them is our job, not yours.
The Sure-Fi Advantage, $2,244 waived
Buy your Cypress home with us, and when rates come down we refinance you with no lender cost. Underwriting $999, processing $995, credit report $250. Not a coupon with a deadline. Every time, for as long as you have the loan. Third-party costs like appraisal and title are set by outside companies and no lender controls those.
Help with the down payment
4 programs a Cypress buyer can actually use.
Most articles about this list every program in Texas and never tell you which ones your address qualifies for. These are the ones that reach Cypress, with the real current numbers and the catch on each.
| Program | How much |
|---|---|
| Harris County Downpayment AssistanceStandard award runs to $27,100 before incentives. Unincorporated Harris County only, so an address inside any city's limits does not qualify. First-time buyer or no ownership in three years. Forgiven in five years under $25,000, ten years above it. | Up to $40,000 |
| SETH 5 Star Texas AdvantageForgiven after 3 years, or deferred with no payments and no interest. 640 score. No first-time buyer requirement and no maximum sales price, which is unusual and is why this one works on higher-priced homes when the others do not. | Up to 5% of the loan |
| TSAHCGrant that is never repaid, or a second lien forgiven in 3 years. 620 score on FHA, VA and USDA, 640 on conventional. No first-time buyer requirement. Pairs with a Mortgage Credit Certificate if you are a first-time buyer. | 2% to 5% of the loan |
| TDHCA My First Texas HomeState program for first-time buyers and veterans, with income and purchase price limits that vary by county. | Up to 5% of the loan |
The City of Houston program pays up to $75,000. A Cypress address cannot use it.
It only covers homes that pay City of Houston taxes, and it is paused right now anyway because the funds ran out. Most sites still list it as a Houston-area option without saying either of those things. It is worth knowing about for later. It is not worth waiting on.
Assistance changes what you qualify for, not just what you bring. A second lien affects your ratios, some programs carry a slightly higher rate, and a few cannot be combined. The right question is never which program pays the most. It is which one leaves you with the lowest payment and a file that closes.
Which loan fits you
Every program, explained without the jargon.
The right program in Cypress depends on your credit, your down payment, how your income is documented, and sometimes on the exact address. We tell you which one puts you in the best position, not just which one you qualify for.
FHA loans
3.5% down and built for lower credit scores. Mortgage insurance stays for the life of most FHA loans, which is the part nobody mentions.
Conventional loans
3% down is possible. Mortgage insurance comes off at 20% equity, and two borrowers usually price it lower than one.
VA loans
Zero down, no monthly mortgage insurance, and the best rates on the board if you have served.
USDA loans
Zero down, and it is decided entirely by the map. Northwest Cypress toward the Waller County line still has eligible pockets. Bridgeland and the closer-in sections generally do not.
Self-employed and 1099
Write-offs make your income look smaller than it is. Bank statement and P&L options read it the way it deserves to be read.
Investor and DSCR
Qualify on the property's rent instead of your tax returns.
Tools and guides
Free, and none of it asks for your credit.
Start with the calculator above. When you want the detail behind a number, these go deeper.
Get pre-approved
What lenders actually look at, and what makes a pre-approval hold up when you write an offer.
How much cash you really need
Down payment, closing costs and prepaids, separated out so the number is not a surprise.
FHA or conventional
Which one fits, and what the mortgage insurance actually costs on each.
VA loans
Zero down, no monthly mortgage insurance, and the parts of the benefit most people never use.
Self-employed and 1099
Write-offs make your income look smaller than it is. There is more than one way to document it.
First step for a first-time buyer
What to do first, before you look at a single house.
Cypress questions
What Cypress buyers ask us most.
If yours is not here, call or text. We would rather answer it now than have you guess at it.
Looking at a specific address?
Send it over. We will pull the actual tax rate, the HOA, and tell you the real monthly payment, usually the same day.
Text the address to 832-449-2915Why are Cypress property taxes higher than Fort Bend County?
What is the total property tax rate in Cypress?
What is the Cy-Fair ISD rate and is it changing?
Which Cypress community has the lowest property taxes?
How is Bridgeland doing?
What is the homestead exemption in Cy-Fair ISD?
How is the Cypress market right now?
What areas do you serve around Cypress?
Cypress, Texas
Know the real number before you fall in love with the house.
Thirty minutes with a Houston mortgage broker who knows these districts. You will hang up knowing your price range, your monthly payment, and what you need at closing.