Houston Master Planned Logo
Houston Master PlannedCommunity Discovery
♡
Shadow Creek Ranch
← All Communities
★ Award WinnerTX-288 · Pearland

Shadow Creek Ranch

by Carlo Development / SCR Development · 3,500 acres

📋 Move-In Flyer
Total Tax Rate
2.58%
Starting From
$340K
True Monthly
$2,959P&I + Tax + HOA + Ins.
School District
Alvin ISD

Covering 3,500 master-planned acres in Pearland, TX directly on the TX-288 corridor, Shadow Creek Ranch is one of the most prominent master-planned communities in the Greater Houston south corridor. Offering rapid 15-minute tollway access to the Texas Medical Center and Downtown Houston, the community features 150+ acres of scenic recreational lakes, 4 distinct waterpark recreation centers with diving pools and slides, a 22-mile walking trail network, and top-rated Alvin ISD schools anchored by on-site Shadow Creek High School.

🎓 Schools
ISDAlvin ISD
ElementaryMary Marek Elementary / Shirley Dill Brothers Elementary
MiddleNolan Ryan Junior High / McNair Junior High
High SchoolShadow Creek High School
Rating8/10
Source:GreatSchools+TEA· Updated 2025–2026
🌿 Amenities
LakeTrailsFitnessPool
—150+ acres of recreational lakes & waterways
—4 waterpark recreation centers with water slides & lap pools
—22 miles of paved community walking & biking trails
—Pearland Town Center shopping & dining right next door
—regulation tennis, basketball & sand volleyball courts
—15 minutes to Texas Medical Center via TX-288 Toll
💰 Total Financials
Total Tax Rate2.58%
MUD Tax Rate0.62%
Annual HOA$995/yr
Starting Price$340,000
HOA / Month$83/mo

Starting price reflects the lowest published builder floor plan as of August 2026. Prices change frequently — verify current pricing directly with the builder before visiting. Use the calculator above to estimate your own monthly payment — enter your actual quoted rate for the most accurate result.

📉 MUD Tax Rate Over Time

The MUD (0.62%) funds infrastructure bonds that are paid off over ~25 years. As bonds retire, your effective tax rate drops — potentially saving $145/mo by year 25.

Total rate (incl. MUD)
Base rate (after MUD payoff)
💧 MUD Water Quality
DistrictBrazoria County MUD 2 & MUD 3
TCEQ Status✓ Compliant
Water Hardness14 GPG Hard

⚠ Hard water detected. Protect your plumbing and appliances.

⚡
Texas Electricity Setup
3 Strategies for New Construction Buyers
📊
Compare Live Rates
Compare Live Market Rates
⚡
$100 Move-In Credit
Top Houston Provider + $100 Credit
🤖
Auto-Pilot
Set-It-and-Forget-It
Full electricity guide on Resources →
🏘️ Original Builders
ℹ️ This is an established community — new construction is no longer available from these builders. Homes are available through resale only.
Perry Homes(historical)
David Weekley Homes(historical)
Ashton Woods(historical)
Village Builders(historical)
Meritage Homes(historical)
🏆 Awards & Recognition
★
Master-Planned Community of the Year
Greater Houston Builders Association (GHBA) · 2004

Awarded by Greater Houston Builders Association for outstanding multi-waterpark amenity infrastructure and premier medical center commute corridor.

📋 Community At a Glance
DeveloperCarlo Development / SCR Development
Total Acreage3,500 acres
Status🏘️ Established Community
CorridorTX-288
CountyBrazoria
School DistrictAlvin ISD
ElementaryMary Marek Elementary / Shirley Dill Brothers Elementary
Middle SchoolNolan Ryan Junior High / McNair Junior High
High SchoolShadow Creek High School
Annual HOA$995/yr
MUD Tax Rate0.62%
Total Tax Rate2.58%
Pre-Closing Checklist for Shadow Creek Ranch Buyers
Compare builder rates vs. independent lenders · LendingTree →Get insurance quotes · Policygenius →
Compare →
★ True Cost Payment EngineBrazoria Co. CAD

Monthly Payment Simulator · Shadow Creek Ranch

Tax Rate: 2.58%HOA: $995/yrHomestead Active ✓
Estimated True Monthly Out-of-Pocket
$3,052/mo
Conv 10% · 6.625% APR · P&I + Tax + Ins + HOA
🏛️ TX Homestead Exemption appliedSaves ~$92/mo
$340,000
$250K$850K$1.5M+
%
Principal & Interest$1,959
Property Taxes (w/ Homestead)$639
Homeowners Insurance (est. 0.75%/yr)$213
HOA Dues$83
Private Mortgage Ins. (PMI)$158
Est. Cash to Close$41,650
📊 Customize in Full True Cost Calculator →
📡
Tech & Connectivity

Shadow Creek Ranch — Internet & Security

High-Speed Internet · Pearland
🔵 AT&T FiberPrimary
Up to 5 Gig
Check AT&T Fiber in Pearland →
🟠 XfinityAlso Available
Up to 1.2 Gig
Check Xfinity in Pearland →

Independent research and community analysis.

Automated Home Protection

Compare Vivint, ADT, and SimpliSafe — all offer professional monitoring with smart home integration. New construction buyers qualify for the best introductory rates.

🍳
Samsung Bespoke
Smart Home Suites
🏆
AJ Madison
GE Cafe, Bosch, Thermador
🌿
Wayfair Outdoor
Outdoor Kitchen & Patio
Outfit Your Kitchen

New construction homes in Shadow Creek Ranch come with builder-grade appliances. Upgrade to Samsung Bespoke smart suites, AJ Madison luxury packages (GE Cafe, Bosch, Thermador), or Wayfair outdoor kitchen setups before move-in. See full appliance guide

⚡
Houston Power Grid Advisory
Is your new home ready for the next grid outage?

Texas ERCOT operates on an isolated grid. Hurricane season (June–Nov) and winter storms can cause 3–7 day outages. Compare EcoFlow, Anker SOLIX, and Generac/Cummins whole-home options.

🌊 Flood Zone & Drainage
Zone X (Minimal)✅ Harvey 2017: No🏠 Flood Insurance Required: No

Over 150 acres of engineered detention lakes and Clear Creek drainage kept homes high and dry during 2017 Harvey.

View FEMA Flood Map →
🚗 Commute Times (Rush Hour)
via TX-288 Toll Road · Est. $5-8/day daily toll
🏢 Energy Corridor
35-45 min
🏥 Medical Center
15-22 min
🌆 Downtown Houston
20-28 min
✈️ IAH Airport
40-50 min
🛒 Grocery & Retail
🛒 H-E-BH-E-B Plus! Pearland on Business Center Dr (0.6 mi)
🛒 KrogerKroger Marketplace on Broadway St (2.2 mi)
🏪 CostcoCostco Wholesale Pearland on Hwy 288 (1.2 mi)
🎯 TargetTarget Pearland on Business Center Dr (0.8 mi)
🏬 WalmartWalmart Supercenter on Broadway St (2.5 mi)
🏘 Town CenterPearland Town Center (0.5 mi)
Frequently Asked Questions

Buyer Guide: Shadow Creek Ranch

📋 Move-In Concierge
Your Day-1 Setup Guide
Utilities, HOA, schools, and move-in essentials for Shadow Creek Ranch
🖨️ Open & Print Full Flyer →
⚡ Utilities Setup
💧 Water & Sewer
Brazoria County MUD #2 / #3 / Shadow Creek Ranch — SiEnviro (832) 490-1500
🗑️ Trash Pickup
City of Pearland / Waste Management (713-432-8500) — Tuesday & Friday pickup
🔥 Natural Gas
CenterPoint Energy (713-659-2111)
💡 Electricity
TX is deregulated — scan QR cards below to compare & lock in your rate before closing
📬 Mailbox & HOA
📮 Post Office
Pearland Post Office, 3519 Liberty Dr, Pearland TX 77581
(281) 485-2342
🔑 Key Pickup Docs
Photo ID + Closing Disclosure (CD) required for mailbox key pickup
🏢 HOA Management
Shadow Creek Ranch Maintenance Association — FirstService Residential
shadowcreekranchhoa.com
⚠️ ARC Rule
ARC approval mandatory prior to installing fences, solar panels, exterior painting, or pools
🏫 Schools & Anchors
🎓 ISD
Alvin ISD
📚 Elementary
Mary Marek Elementary / Shirley Dill Brothers Elementary
📚 Middle School
Nolan Ryan Junior High / McNair Junior High
📚 High School
Shadow Creek High School
🌐 Enroll Online
alvinisd.net/enrollment
🏛️ Homestead Exemption
bbrazoriacad.org
🛒 Nearest H-E-B
H-E-B Plus! Pearland on Business Center Dr (0.6 mi)
🚨 Day-1 New Build Safety
🔒 Smart Lock Reset: Reset factory master codes on Day 1 before moving valuables in.
💧 Main Water Shut-Off: Located in garage or front flowerbed box — know it before you need it.
💨 HVAC Filter Swap: Change AC filter at 30 days — construction dust clogs coils fast.
🤠 Texas Admin Rules
🏛️ Homestead Exemption: File with bbrazoriacad.org by April 30 — saves $300–$600+/yr. Update TX Driver's License address first.
📋 Builder Warranty: 10-yr structural, 2-yr mechanical, 1-yr workmanship — document everything in writing from Day 1.
🔍 11-Month Inspection: Schedule an independent inspector at month 11 before your 1-year warranty expires.
🛍️ Day-One Move-In Essentials — Scan to Compare & Save
📋 Want the full printable version?
The Move-In Concierge flyer includes QR codes, your rep contact info, and fits on one printed page.
Open Full Flyer & Print →
Corridor Network

Explore Nearby TX-288 Communities

View all TX-288 corridor communities →
SiennaMUD: 0.41%
Missouri City, TXTotal Tax: 2.90%

Sienna

ISD: Fort Bend ISD

View Sienna Guide →
MeridianaMUD: 0.90%
Iowa Colony, TXTotal Tax: 3.22%

Meridiana

ISD: Alvin ISD

View Meridiana Guide →
PomonaMUD: 1.19%
Manvel, TXTotal Tax: 3.10%

Pomona

ISD: Alvin ISD

View Pomona Guide →
Harvest GreenMUD: 0.90%
Richmond, TXTotal Tax: 2.93%

Harvest Green

ISD: Fort Bend ISD

View Harvest Green Guide →
Head-to-Head Comparisons

Compare Shadow Creek Ranch with Alternatives

View All 1,100+ Comparisons →
Shadow Creek Ranch vs Sienna→Shadow Creek Ranch vs Meridiana→Shadow Creek Ranch vs Pomona→Shadow Creek Ranch vs Harvest Green→Shadow Creek Ranch vs Caldwell Ranch→Shadow Creek Ranch vs Lago Mar→Shadow Creek Ranch vs Riverstone→Shadow Creek Ranch vs Telfair→

Request Community Audit