Fulshear, Texas
Fulshear has the widest MUD spread in the Houston area. Nine hundred dollars of it lands on your payment.
Weston Lakes pays a MUD rate of $0.361. Cross Creek West pays $1.50. Same county, same school district in most cases, and about $475 a month of difference on a $500,000 house. We have been financing homes out here since before most of these districts existed.
- We know the rate in every Fulshear district, from Weston Lakes to Fulshear Lakes.
- Most Fulshear MUDs offer no homestead exemption. The biggest line on your bill has the least relief. We plan around it.
- Before your offer goes in, we call the listing agent and confirm your approval is real.
- When rates drop, we refinance you at no lender cost.
Steve and Stephanie Kyles, mortgage brokers serving Fulshear and Greater Houston / NMLS #330894
Get your Fulshear 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 Fulshear buyers
Your MUD rate is going to fall. Nobody explains that either.
Why two Fulshear houses cost different money
A Municipal Utility District borrows against land before the houses exist, then repays the bonds through an extra line on your tax bill. A brand new district has bonds and almost no rooftops, so it sits at the practical ceiling of $1.50. As homes fill in, the same bonds spread across more owners and the rate steps down.
This is not a theory. Fort Bend MUD 173 went from $1.27 in 2020 to $0.87 in 2025. MUD 170 went from about $1.27 in 2021 to $0.79. Weston Lakes sits at $0.361 because it has been paying its bonds down for decades.
So a buyer in Cross Creek West at $1.50 today is not buying a permanent penalty. They are buying a payment that improves. A buyer in Weston Lakes is buying a payment that already improved. Both are fine. Nobody should find out which one they bought at the closing table.
Real Fulshear tax rates, by community
- Weston Lakes2.03%
- Churchill Farms2.40%
- Fulbrook2.51%
- Cross Creek Ranch2.51 to 3.13%
- Polo Ranch2.71%
- Tamarron2.74 to 2.84%
- Jordan Ranch2.79%
- Fulshear Lakes3.12%
- Cross Creek West3.17%
Total of every taxing entity: county, drainage, school district, emergency services, city where it applies, and MUD. Built from the Fort Bend County Truth in Taxation portal, the county's 2025 rate and exemption worksheet, and the developers' own rate sheets. Being inside Fulshear city limits adds another $0.19 and it does not follow community boundaries, so we confirm it by address. 2026 rates are adopted through October.
Run your Fulshear numbers
What would the payment be on a Fulshear 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 Fulshear
- 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 Fulshear?
Every national calculator answers this with a property tax rate near 1.10%. Fulshear is not 1.10%. A typical Fulshear address runs about 2.74% 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 Fulshear | What a national calculator tells you |
|---|---|---|---|
| $250,000 | $2,532 | $68,000 | $58,000 |
| $300,000 | $2,967 | $79,000 | $68,000 |
| $350,000 | $3,401 | $91,000 | $78,000 |
| $400,000 | $3,861 | $103,000 | $88,000 |
| $500,000 | $4,729 | $126,000 | $108,000 |
| $600,000 | $5,623 | $150,000 | $128,000 |
On a $400,000 house the national number is $88,000. The Fulshear number is $103,000.
That $15,000 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
Fulshear 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.
Weston Lakes
Gated, golf, larger lots, and the lowest MUD rate in Fulshear at $0.361. Lamar CISD. The City of Weston Lakes is separately incorporated and levies no property tax, so there is no city line on the bill at all.
2.03% totalCross Creek Ranch
The big one, and the most complicated. Five MUDs ranging $0.68 to $1.30, and the community is split between Lamar CISD and Katy ISD. Two houses on the same street can have different schools and different tax bills. Never assume from the community name.
2.51 to 3.13% totalCross Creek West
Newest and highest, Fort Bend MUD 198 at the $1.50 ceiling. Lamar CISD. The upside is that the rate has nowhere to go but down as the district fills in.
3.17% total / HOA $1,550Jordan Ranch
Fulshear MUD 3A at $1.12, Lamar CISD. The developer publishes the entire tax stack entity by entity, which almost nobody does, and it sums exactly to the county records.
2.79% total / HOA $1,235Fulshear Lakes and Tamarron
Both newer Lamar CISD communities with entry pricing in the $330s to mid $300s, which is where a lot of first-time buyers land out here. Higher MUD rates come with that entry price.
2.79 to 3.12% totalFulbrook and Polo Ranch
Quieter, larger lots, lower dues. Polo Ranch ran $795 a year in 2025. Both Lamar CISD.
2.51 to 2.71% totalAlso 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 Fulshear 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 Fulshear 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 Fulshear, on day one and every year after. Fulshear runs $0.361 at Weston Lakes to $1.50 at Cross Creek West. About $475 a month on the same house, and most Fulshear MUDs give no homestead exemption.
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 Fulshear 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 Fulshear 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 Fulshear, with the real current numbers and the catch on each.
| Program | How much |
|---|---|
| Fort Bend County Housing Finance CorporationFirst-time buyers purchasing in Fort Bend County. Open for 2026 on a first come, first served basis with limited funds, so timing matters more than it does on the state programs. | $10,000 |
| 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 Fulshear 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 Fulshear 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. The far west side toward Waller County still has eligible parcels. Cross Creek and the closer-in districts 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.
Fulshear questions
What Fulshear 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 832-449-2915What is a MUD tax in Fulshear and how much is it?
Will my Fulshear MUD rate go down over time?
Do Fulshear MUDs offer a homestead exemption?
Is my Fulshear home in Lamar CISD or Katy ISD?
Did Fulshear just raise city property taxes?
Should I use the builder's lender in Fulshear?
How fast is Fulshear actually growing?
What areas do you serve around Fulshear?
Fulshear, 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.