Hockley · Texas 77447
Hockley rewards a buyer who reads the tax rate before the floor plan. Four master plans sit within a few miles of each other at combined rates from 3.09 to 3.4 percent, and both a Grand Parkway widening and a 1.2 million square foot distribution center land in 2026.
Tom Stallings was licensed by the Texas Real Estate Commission in 2000 and joined the National Association of REALTORS® the same year. He works the greater Houston region from a McCallum Realty office at 10242 Greenhouse Road in Cypress, and he has lived in west Harris County since 1989. Hockley sits at the outer edge of the corridor he has worked for his whole career.
That matters more here than in an established neighbourhood. He has navigated this region across multiple full market cycles, boom years, corrections and recoveries, which means he can place current conditions in a longer pattern rather than reacting to a twelve-month snapshot. In a market where more than half the housing postdates 2010 and whole communities are still selling their final sections, that perspective is what turns an early-stage market into an informed purchase.
His method here is specific. Run the municipal utility district and the combined tax rate before the floor plan, because the spread across Hockley's communities changes the monthly payment more than the sale price does. Pull the FEMA designation for the exact address rather than trusting a community-level answer. Track builder incentive packages, because in a market this new the builder sets the competitive floor. And read the builder's contract closely, since it is the builder's own paper rather than the standard promulgated forms.
He holds the ABR for buyer representation, earned in 2004, the CRS for advanced residential practice, earned in 2018, and the SRES for the questions that come with a later-life move, earned in 2022. He caps his active client list at no more than seven at a time, so the person who catches a county line or a district boundary is the person you hired.
Same corridor, overlapping builders, and a combined rate that moves by a third of a percentage point between them. The bars are drawn to scale against the highest rate of the four.
About 600 acres north of US-290 at Bauer Road, roughly 1,390 homes across 19 sections with a final section still selling. Bryan Lowe Elementary sits inside the community. One utility district, Harris County MUD 319, which makes the tax arithmetic unusually simple to explain.
Roughly 2,300 homes off Waller-Tomball Road with seven builders selling and new homes starting under $250,000. Resort and lap pools, a waterpark, pickleball courts and a dog park, with a second elementary under construction inside the community.
Roughly 270 acres of green space, 30 acres of parks, community gardens, wellness zones, sports courts and resort pools. Nine active builders across homesites from 40 to 80 feet, with prices from the $290,000s past $700,000.
The KB Home community, running roughly $310,000 to $400,000. The highest combined rate of the four, which is worth modelling against the others at the same sale price before you tour.
On a $350,000 house, the gap between 3.09 and 3.4 percent is roughly $1,100 a year, every year. There is no city property tax to add, since Hockley is unincorporated, which is what keeps the combined figure where it is. Sunset Valley and the smaller D.R. Horton sections list from roughly $233,000, which is genuine entry pricing for detached new construction inside the Houston metro. Confirm the exact district and current rate for an address at HCAD.org before you build a payment around a builder's estimate.
Start with the thing almost every listing gets loose about. Hockley is an unincorporated community in Harris County, not an incorporated city and not straightforwardly Waller County, though the 77447 ZIP does reach into Waller County and the schools are Waller ISD throughout. Dellrose sits in Harris County MUD 319 while being zoned to a district named for the next county over. The county line, the district line and the ZIP boundary are three separate lines, and which one you are asking about changes the answer.
What Hockley is, functionally, is the leading edge of Houston's westward growth. Roughly 56 percent of the housing stock here was built in 2010 or later, and 1,636 of its 9,106 units date from 2020 or later. Owner-occupancy runs at 86.0 percent and detached single-family homes make up 89.9 percent of the stock, both the highest figures across the six areas Tom covers. Average household size is 3.03 people, also the largest. This is a market of people buying space.
The typical home sells in the low to mid $300,000s and takes roughly 50 to 80 days to go under contract, with months of supply near seven. That gives a prepared buyer real negotiating room, and it means a seller wins on the opening number rather than on speed. Watch the median rather than the average: the average runs above $400,000 because acreage estates pull the mean up, and the median is the useful gauge for a production home.
Retail and dining supply still lags the rooftops, and in the newest sections the resale comparable data is thin enough that an appraisal can turn on a small sample. Both are knowable in advance, and both are reasons to buy here with the numbers in front of you.
Transportation, employment and school investment arriving together is about as reliable a signal as a residential market produces.
A campus inside Dellrose rather than a drive away, with a second under construction inside Cypress Green.
The district reports the 2026 state accountability result as a continuation of multi-year growth, with a graduation rate near 94 percent.
From two to three lanes in each direction between I-10 and US-290, under a project costed at roughly $157 million. The single most consequential project for values here.
A 1.2 million square foot facility under construction in Hockley, with H-E-B developing a 500-acre distribution campus in nearby Hempstead.
The honest caveat is timing. Infrastructure schedules move, so a purchase that only works after a completion date carries more exposure than one that works at today's access.
Ten chapters, every entry grounded in a named community, campus, district or figure.
Four communities, four combined rates from 3.09 to 3.4 percent. On a $350,000 house that spread is roughly $1,100 a year, so the cheapest sticker is not always the lowest monthly cost. He models it before you tour.
Where more than half the housing postdates 2010, closed sales describe what already happened. He tracks permits, tract acquisitions, builder incentive packages and infrastructure schedules alongside the MLS.
Hockley is unincorporated Harris County, the ZIP reaches into Waller County, and the schools are Waller ISD. Three different lines, all checked against the specific address.
Boom years, corrections and recoveries across this corridor. An early-stage market rewards someone who has watched one mature, and a cap of seven active clients means you work with him directly.
Tom is GREAT Experienced, knowledgable and thorough. Tom took the time to explain all the details and help me understand the process and all the possible scenarios. I sold a 40 yr old home that needed alot of maintenance and Tom did not bat an eye. He made a plan for us and executed it perfectly
According to my experience with Tom I feel he has nothing to improve on He was Fantastic through that whole process, I will recommend him to anyone who needs a knowledgeable and focused realtor®
Tom did an awesome job selling my home. I'd use him again.
Published on HAR.com and reproduced verbatim.
Because nearly every master-planned community here sits inside a municipal utility district that is still paying down the water, sewer and drainage infrastructure it installed. Combined rates run roughly 3.09 percent in Dellrose, 3.2 percent in Cypress Green, 3.31 percent in Jubilee and 3.4 percent in Brighton Trails. On a $350,000 house, the gap between 3.3 percent and 2.5 percent is around $2,700 a year. There is no city property tax, since Hockley is unincorporated, which partially offsets it. Rates generally decline as a district's debt amortises, but the timing varies and nobody should treat that as a promise. Confirm the exact district and current rate at HCAD.org before you build a payment around a builder's estimate.
Hockley itself is an unincorporated community in Harris County, and the 77447 ZIP also reaches into Waller County. The confusion is understandable, because the schools are Waller ISD, which serves unincorporated sections of both counties. Dellrose, for example, sits in Harris County MUD 319 while being zoned to Waller ISD. So the county line, the district line and the ZIP boundary are three different lines, and which one you are asking about changes the answer. Tom verifies all three by address rather than by community name.
Most of Hockley is new construction, and that shapes both sides. As a buyer, a builder with standing inventory, quarterly targets and incentive money has reasons to move that a private seller does not, and listings have shown savings quoted in the tens of thousands. Get an independent inspection anyway, including pre-drywall where possible, and read the builder's contract carefully, because it is the builder's own paper rather than the standard promulgated forms. As a resale seller, understand that the builder two miles away is your actual competition and price against that, not against your neighbour's closing from a hotter year.
It leans toward buyers. The typical home sells in the low to mid $300,000s and takes roughly 50 to 80 days to go under contract, months of supply has run near seven, and close to half of active listings have taken a price cut. Watch the median rather than the average: the average runs above $400,000 because acreage estates pull the mean up, and it will mislead you on a production home. These figures move month to month and vary by community, so ask for a current address-level read before pricing or offering.
The signals point that way, though nothing is guaranteed. The Grand Parkway between I-10 and US-290 is being expanded under a roughly $157 million project, with Segment E widening from four to six lanes beginning in 2026. A 1.2 million square foot Grainger distribution center is under construction, and H-E-B is developing a 500-acre distribution campus in nearby Hempstead. New elementary campuses are opening inside the communities themselves. Transportation, employment and school investment moving at once is about as reliable an indicator as a residential market produces. The honest caveat is timing: infrastructure schedules slip, so a purchase that only works after a completion date carries more risk than one that works at today's access.
Because this is an early-stage market and it needs to be read as one. Tom has worked the Katy, Cypress, Spring and Hockley corridors across multiple full market cycles since 2000, and in a market where over half the housing was built after 2010, closed-sale data reports what already happened rather than what is about to. He tracks permits, tract acquisitions and infrastructure announcements alongside the MLS, runs the MUD rate before the floor plan, and reads flood designations rather than glancing at them. He caps his active client list at seven, so the person who catches a county line or a district boundary is the person you hired. Licensed by TREC since 2000, with the ABR, CRS and SRES designations.
Weekdays 9:00 to 5:00, Saturdays after 10:00, Sundays after noon. Text is best for a quick question, and ask for the district and the flood designation on the exact address.