Living in Waller, TX: 2027 Guide to New Construction, Taxes, Schools and Shopping

Living in Waller, TX puts you right where Houston growth is heading next. For years, most people knew Waller as the Buc-ee’s stop on US 290 on the way to Austin. Today, master-planned communities, new schools and a growing job base are changing that picture fast.

Still, Waller is not a fit for everyone. Taxes vary a lot from street to street. Big-box shopping is still mostly 15 to 20 minutes away. And some homes with a Waller address actually sit in Harris County, not Waller County.

So this guide covers what buyers actually need to know: new construction communities and builders, property tax rates and MUDs, Waller ISD growth, where to shop and eat, commute, and the things people often miss.

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Quick Answer: Is Waller, TX a Good Place to Buy a New Home?

Waller can make sense if you want newer homes, more land or lower price points than closer-in Cypress, and you’re fine with a longer drive into Houston. The trade-off is that shopping, dining and healthcare are still catching up to the rooftops, and tax rates depend heavily on whether a home sits inside city limits or inside a MUD.

Here’s the short version:

Topic	What to Know
Location	US 290 corridor, northwest of Houston, near the Grand Parkway (SH 99)
City size	Around 4,000 residents, per 2025 Houston Business Journal reporting
New construction	20+ builders active in the Waller area, from under $300,000 to acreage estates
Median new home price	$324,945 as of June 2026, per Jome data on 779 Waller new construction homes
School district	Waller ISD (one comprehensive high school today, second high school funded)
2025 tax rates (per $100)	Waller ISD $1.0626, Waller County $0.556187, City of Waller $0.4464
Biggest variable	MUD taxes, often up to $1.50 per $100 in newer districts

Where Is Waller, Texas?

Waller sits on US 290 northwest of Houston, between Cypress and Hempstead. Prairie View is right next door to the west, and Hockley sits just to the east.

Most of the old town is centered on Business 290 (Hempstead Road and Main Street), a little south of the main highway. That’s why so many drivers think they’ve “seen” Waller when they’ve really just seen the Buc-ee’s.

The bigger story is the school district. Waller ISD covers 328 square miles, stretching from the Grand Parkway area out past Prairie View, and it neighbors Cy-Fair, Katy, Tomball, Magnolia, Hempstead, Royal and Navasota ISDs. As a result, plenty of homes with Hockley or Cypress mailing addresses are still zoned to Waller ISD.

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Why Waller Is Growing So Fast

Waller sits in the path of three growth waves at once: Cypress from the southeast, Katy from the south, and Tomball and Magnolia from the northeast. In addition, the finished US 290 expansion and Grand Parkway Segment E made the area far easier to reach.

A few numbers show the scale:

• Waller County grew 13.4% from 2020 to 2024, the third-largest increase among Houston-area counties, according to the Texas State Demographer (as cited by Wolff Companies).
• 27 active and future residential communities sit within about 7 miles of Waller’s center, per Community Builders Advisory Services in 2025 reporting.
• Three communities inside city limits (Beacon Hill, Oakwood Estates and Attwater) were projected to add more than 2,620 homes, according to Zonda.
• Waller ISD projects enrollment could triple to more than 27,000 students within about 10 years.

Jobs matter too. The Daikin Texas Technology Park, which opened in 2017, is one of the largest factories under a single roof in the U.S. at about 4.2 million square feet. Industrial parks along 290 keep adding distribution space. Meanwhile, Blinn College is building a Waller campus, and H-E-B bought nearly 500 acres near Hempstead for a distribution campus.

None of this guarantees future home values. However, it does explain why so many builders are betting on this corridor.

New Construction Communities in and Around Waller

Waller’s new construction ranges from entry-level homes on 40-foot lots to estate homes on 1- and 2-acre lots. Below are the main communities buyers ask about. Pricing changes often, so treat every number here as a starting point to verify with the builder.

Attwater

Attwater is a 470-acre master-planned community by Bold Fox Development, inside Waller city limits north of US 290. Brohn Homes, Chesmar Homes and Empire Homes are all listing new homes from the $300s, with models on Canvasback Way.

The city has approved an amenity center plat for the community. Because Attwater sits inside the city, expect City of Waller taxes on top of county and school taxes. Ask each builder whether a MUD or other district also applies to your specific lot.

• Website: attwatertexas.com

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Beacon Hill

Beacon Hill is a 270-acre community by Long Lake on the north side of US 290, about 6 miles east of Hempstead. Plans call for 867 homesites, with pricing that started in the mid-$200s, per the builder.

Wolff Companies still owns land next to the community and plans a mixed-use district with retail, office and hotel uses. That’s a plan, not a promise, so don’t buy based on future retail alone.

• Website: Long Lake Beacon Hill

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Oakwood Estates

Oakwood Estates is an Ashton Gray Development community at Knebel and Field Store roads, just north of 290. Plans include a 28-acre lake with a trail, a recreation center, a pool, and walking access to Waller High School.

Builders have included Ashton Woods, David Weekley Homes, K. Hovnanian Homes and Gehan Homes. K. Hovnanian lists homes from the upper $200s, and recent Ashton Woods listings have run from about $330,000 to $400,000.

Here’s the detail many buyers miss: Oakwood Estates sits in Harris County, even though the mailing address says Waller. That means HCAD handles your appraisal and homestead exemption, and Harris County tax rates apply. Our Harris County homestead exemption guide walks through that process.

• Website: Ashton Woods Waller area

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Wildrye

Wildrye is a 528-acre community off FM 2920, now owned by Starwood Land after Hines started it in 2023. Listings describe more than 130 acres of green space, a recreation center, a resort-style pool, a dog park and trails.

Builders include Ashton Woods, CastleRock Communities, Highland Homes and David Weekley Homes. Recent listings have ranged from about $270,000 for smaller single-story plans to about $550,000 for larger two-story homes. Current listings show homes zoned to Cure Elementary, Schultz Junior High and Waller High School. Always confirm zoning with Waller ISD, because new attendance zones are common in fast-growing districts.

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Lakeview

Lakeview is the acreage option. Rooted Development built this community on FM 362 around a 45-acre stocked, catch-and-release lake, with homesites of 1 to 2 acres in early phases.

David Weekley Homes now offers its Estate Collection on 100-foot homesites from the mid-$500s, with one-story plans up to about 3,780 square feet and 3- to 5-car garages. K. Hovnanian lists Lakeview from the mid-$500s as well. Earlier phases also included Sitterle Homes and Jamestown Estate Homes.

Lakeview uses a community water system, per the developer’s launch announcement. So ask about water, septic and HOA costs before you compare it to a city-utility home.

• Website: David Weekley Homes Lakeview

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Jubilee (Hockley, Waller ISD)

Jubilee is Johnson Development’s 1,622-acre community south of US 290 in Hockley. It sits in Harris County but is zoned to Waller ISD. In fact, Waller ISD’s second high school and third junior high are planned inside Jubilee near Katy Hockley Road.

Builders have included David Weekley, Highland, Coventry, Chesmar, Perry, Westin, Newmark and Tri Pointe. The community focuses on wellness features, such as fresh-air intake and reverse-osmosis filtration in each home.

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Other Communities Buyers Compare

You’ll also see these names when you shop the Waller area:

• Bellamina (CastleRock, DRB Homes and others)
• Binford Creek (Lennar)
• Sanford Farms (Meritage Homes, Century Communities)
• The Courtyards at Stokesbury (Centex)
• Oakberry Trails (K. Hovnanian)
• Grand Prairie (Ember, in Hockley)
• Williams Landing, Grand Magnolia and Trails at Cochran Ranch

If you’re looking at a Lennar community, read our breakdown of the Lennar and Millrose land deal before you sign. And for a wider look at who builds what across the metro, see our Houston home builders guide.

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Price. Location. Build Type.

Most buyers can get 2 of these 3. Waller is a clear example of how that trade-off works.

• Location + new construction usually costs more. Cypress and Bridgeland put you closer to jobs and retail, but often at a higher price.
• Price + new construction often means moving farther out. That’s the Waller play for many buyers.
• Price + location may mean a resale home closer in.

New construction is not automatically better or worse. A 10-year-old resale home in Cypress may cost less per month than a brand-new Waller home once you add MUD taxes. Our new construction vs. resale guide breaks down the pros and cons.

How Much Are Property Taxes in Waller, TX?

Property taxes in Waller usually run about 1.6% to 2.7% of a home’s value, depending on whether the home sits inside city limits and whether a MUD applies. School taxes are the biggest piece, and MUD taxes are the biggest swing.

Here are the 2025 adopted rates from the Waller County Appraisal District:

Taxing Unit	2025 Rate per $100	Homestead Exemption
Waller ISD	$1.0626	$140,000
Waller County (incl. Road & FM)	$0.556187	20% (plus $3,000 on Road & FM)
City of Waller	$0.4464	5% (minimum $5,000)
Waller-Harris ESD 200	$0.10	Over-65 and disabled only
Newer Waller County MUDs	Up to $1.50	Varies by district

Exemption amounts come from the Waller CAD exemptions page.

2026 Rates Are Still Moving

Rates for the 2026 tax year are being set right now, and bills go out in the fall. Here’s what we know:

• City of Waller proposed $0.5294 per $100 for 2026, an 18.59% jump over 2025, per the city’s public notice. Check the final adopted rate before you budget.
• Waller County adopted a total rate of $0.558466 in September 2026, per local meeting coverage.
• Waller ISD posts its current rates on its tax rate information page.

What Is a MUD, and Why Does It Matter in Waller?

A MUD (Municipal Utility District) is a local district that pays for water, sewer and drainage in new communities, then repays that debt through a property tax. Many newer Waller County MUDs list a total rate of $1.50 per $100 in 2025. Some have no levy yet, which can change once bonds sell.

On a $350,000 home, a $1.50 MUD rate adds about $5,250 a year, or roughly $438 a month. Therefore, two homes at the same price can have very different payments. You can look up any district through the TCEQ water district database, and builders must give you a MUD notice before you sign.

Worked Example: Same Home, Two Tax Pictures

This is an example only, using 2025 Waller County rates on a $350,000 homesteaded home. Your real numbers will depend on the exact address, appraisal and exemptions.

Line Item	A: Inside City, No MUD	B: Unincorporated, $1.50 MUD
Waller ISD	$2,231	$2,231
Waller County + Road & FM	$1,557	$1,557
City of Waller	$1,484	$0
ESD 200	$350	$350
MUD	$0	$5,250
Estimated annual total	$5,622	$9,388
Estimated monthly	$469	$782
Effective rate	About 1.61%	About 2.68%

Example only. Assumes 2025 rates, a full homestead exemption and no over-65 or disability exemptions. Not tax, legal or financial advice.

That $313 monthly gap is why I tell buyers to compare the full monthly payment, not the sticker price. I walk through numbers like this on The Kory White Show, so watch an episode if you like seeing the math.

Tax Mistakes New Construction Buyers Make in Waller

• Budgeting off the first tax bill. In year one, a new home is often taxed on land only. Your escrow can jump hard in year two.
• Forgetting the homestead exemption. You must own and live in the home on January 1, then file with Waller CAD or HCAD.
• Assuming “Waller” means Waller County. Oakwood Estates and Jubilee, for example, sit in Harris County.
• Skipping the MUD notice. Read the rate and the bond authorization, not just the current number.

If your taxes do rise after you buy, our guide on filing a property tax protest in Harris County shows the process for Harris County addresses.

Waller ISD: What Buyers Should Know

Waller ISD serves most of the Waller area, along with parts of Hockley, Hempstead and Cypress. Founded in 1887, it covers 328 square miles and ranks among the fastest-growing districts in Texas.

Key facts from the district:

• One comprehensive high school today. Waller High School, at 31213 Waller Spring Creek Road, offers more than 40 hours of free dual-credit college courses and more than 90 career and technical courses, per the district overview.
• Voters approved a $702.5 million bond in November 2024. It funds two new elementary schools, a third junior high, a second high school, land and buses. A separate $11 million technology proposition did not pass.
• New campuses are planned in Jubilee. Junior high #3 and high school #2 will sit south of 290 near Katy Hockley Road, per Waller ISD’s bond page.
• Enrollment is expected to triple in about 10 years, according to the district’s growth projections.

Growth brings new schools, but it also brings rezoning. A home zoned to one campus today may move to a new one later. For ratings and performance data, check the Texas Education Agency at TXschools.gov. Then confirm the exact zoning for any address with Waller ISD’s attendance zone tool.

Where to Shop in Waller, TX

Waller has everyday basics in town, while big-box shopping sits about 15 to 20 minutes east on US 290. Retail is planned, but it’s still catching up to the new homes.

Shopping in Waller

• Buc-ee’s at 40900 US 290, with fuel, food and 28 Tesla Superchargers
• Waller Village Shopping Center at 31315 FM 2920, with Family Dollar, Pizza Hut and local spots
• Dollar General locations on FM 2920 and University Drive
• Ace Hardware on Business 290

Groceries

The closest full-size H-E-B stores sit east on 290: Fairfield Market H-E-B at 28550 US 290 in Cypress and Bridgeland H-E-B at 20017 Bridgeland Creek Parkway. Developers near Waller have said H-E-B has looked at local sites, but no store has been announced inside Waller as of this writing.

Bigger Shopping Trips

• Houston Premium Outlets at US 290 and the Grand Parkway in Cypress
• Bridgeland and Fairfield retail centers along 290
• Planned town center at US 290 and FM 2920, where developers have assembled about 350 acres, with Blinn College’s campus next door

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Where to Eat and Have Fun in Waller

Waller’s food and fun scene is small, local and growing. Most of it sits along Main Street, Business 290 and FM 2920.

Restaurants and Coffee

• Eji’s on Main (2322 Main St), a local lunch and dinner spot next to the brewery
• Pho Sho and Infuzion Bubble Tea (2311 Main St)
• Waller County Line BBQ off US 290
• Hedgehog Grill on Business 290
• Yang’s Kitchen in Waller Village
• PJ’s Coffee on Field Store Road

Live Music, Trivia and Nightlife

• Location Six Brewing Company (2316 Main St) hosts free team trivia every other Thursday.
• Waller Feed Store (2614 Washington St) turned an old feed mill into a food and drink hall with live music.
• 2920 Roadhouse books country and local acts.

Outdoors, Fishing and Family Activities

• Indiangrass Preserve at 31975 Hebert Road hosts Coastal Prairie Conservancy stewardship days and nature events.
• Lakeview residents get a stocked 45-acre catch-and-release lake.
• Community trails, pools and dog parks in Wildrye, Oakwood Estates and Jubilee.
• Texas Renaissance Festival in Todd Mission is a short drive north each fall.

For healthcare, Houston Methodist Cypress Hospital opened along the 290 corridor in March 2025.

Commute: How Far Is Waller From Houston?

Without traffic, Waller sits about 45 minutes from downtown Houston via US 290, per HAR’s area overview. Rush hour can add a lot more, so test-drive your real commute at your real hours before you buy.

Here’s how Waller connects:

• US 290 runs straight into Houston’s Northwest Freeway corridor.
• Grand Parkway (SH 99) sits a few minutes east and links to Katy, I-10 and The Woodlands.
• FM 2920 runs east toward Tomball.
• FM 362 heads south toward Brookshire and I-10.

Local employers make the drive shorter for some buyers. Daikin, the 290 industrial parks and Prairie View A&M University are all close by.

Flood, Insurance and Utility Checks

Parts of Waller County sit near the Katy Prairie and the headwaters of Cypress Creek. So check every address on the FEMA Flood Map Service Center and ask the seller or builder for any elevation certificate.

Insurance is the next big piece of your payment. Get quotes before your option period ends, and read our Texas homeowners insurance cost guide for what drives premiums.

For utilities, ask whether the home has city water, a MUD, a private water system or a septic system. If your address is in a deregulated electricity area, compare plans, including Ambit Energy. Many new homeowners also add security right away, and Vivint is one option.

What Buyers Commonly Miss in Waller

• The county line. Waller, Hockley and Cypress addresses can sit in Waller or Harris County.
• Builder reps work for the builder. Bring your own agent on your first visit. Here’s why that first visit matters.
• Incentives tied to a preferred lender. Compare the full offer, not just the rate buydown.
• Closing costs on new builds. See our Texas closing costs breakdown.
• Affordability with real taxes. Run your numbers with our how much house can I afford in Texas guide.

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Frequently Asked Questions About Living in Waller, TX

Is Waller, TX a good place to live?

Waller can be a good fit if you want newer homes, more space and lower prices than closer-in suburbs, and you accept a longer commute. The area offers fast-growing schools, local restaurants and access to US 290 and the Grand Parkway. However, major shopping is still mostly 15 to 20 minutes away.

How much are property taxes in Waller, TX?

Most Waller homes pay roughly 1.6% to 2.7% of value per year. The 2025 rates were $1.0626 for Waller ISD, $0.556187 for Waller County and $0.4464 for the City of Waller, per $100 of value. Homes in a MUD can add up to $1.50 more.

Is Waller in Harris County or Waller County?

The City of Waller sits mostly in Waller County, but the area straddles both counties. Some communities with Waller addresses, such as Oakwood Estates, sit in Harris County. Check the appraisal district record for the exact address.

What school district serves Waller, TX?

Waller ISD serves Waller and parts of Hockley, Hempstead and Cypress. The district has one comprehensive high school today, with a second high school funded by the 2024 bond. Use TXschools.gov for ratings and Waller ISD for zoning.

How much do new construction homes cost in Waller?

New homes in the Waller area start under $300,000 and reach well past $600,000 for acreage estates. The median new construction price was $324,945 as of June 2026, according to Jome. Builder pricing and incentives change often.

Does Waller have an H-E-B?

Not yet inside Waller. The closest full-size stores are Fairfield Market H-E-B and Bridgeland H-E-B in Cypress. H-E-B did buy nearly 500 acres near Hempstead for a distribution campus.

How long is the commute from Waller to Houston?

Expect about 45 minutes to downtown Houston without traffic, via US 290. Rush hour adds time, so drive your route at peak hours before you commit. I break down Houston and DFW commute trade-offs on The Kory White Show.

Do I need my own agent to buy new construction in Waller?

You don’t have to, but it helps. The builder’s sales rep represents the builder. Your own agent can help with lot choice, incentives, inspections and the contract, and many builders pay the buyer’s agent when you register that agent on your first visit. Get that in writing before you tour.

Ready to Look at Waller?

Waller offers new homes, room to grow and a front-row seat to the next wave of Houston growth. Still, the right home depends on your commute, your tax picture and your budget, not the model home.

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About Kory White Real Estate Group

Kory White Real Estate Group helps buyers, sellers, investors and relocating clients throughout Texas, including Dallas-Fort Worth, Greater Houston, Austin, San Antonio and surrounding communities. Services include buying, selling, relocation, new construction, first-time buyers, luxury, investments and leasing.

We help clients understand the home, the numbers, the market, and the deal.

From Sugar Land to Sherman. From Manvel to Mansfield.

Dallas: 469-336-3027
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Website: korywhiterealestategroup.com

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