Houston Master PlannedCommunity Discovery
2026 MUD Rates Audited
♡Head-to-Head Comparison · Houston Master-Planned Communities
Cinco Ranch vs Valley Ranch
Independent side-by-side comparison: schools, tax rates, true monthly costs, amenities, builders, and water quality.
Cinco 2—2 Valley
💰 Financial Comparison
2.7%✓ Lower
Total Tax Rate
2.79%
$425,000
Starting Price
$180,000✓ Lower
$3,731/mo
True Monthly Cost
$1,617/mo
$1,200/yr
Annual HOA
$800/yr✓ Lower
🎓 Schools
8/10✓ Higher
School Rating
6/10
Katy ISD
School District
New Caney ISD
Cinco Ranch High School
High School
West Fork High School
🏊 Amenities
✗ CincoLagoonValley ✗
✓ CincoLakeValley ✓
✓ CincoTrailsValley ✓
✓ CincoFitnessValley ✓
💧 MUD Water Quality
14 GPG
Hardness
14 GPG
Cinco MUD 1
MUD District
Valley Ranch MUD 1
🏗 Active Builders
Cinco Ranch
Resale Homes Only
Valley Ranch
Signorelli HomesLegend HomesFirst America Homes
❓ Frequently Asked Questions: Cinco Ranch vs. Valley Ranch
Which has a lower property tax rate, Cinco Ranch or Valley Ranch?
Cinco Ranch offers a lower total property tax rate (2.70%) than Valley Ranch (2.79%), saving approximately 0.09% in property taxes annually.
How do school ratings compare between Cinco Ranch and Valley Ranch?
Cinco Ranch is zoned to Katy ISD (GreatSchools rating: 8/10), while Valley Ranch is zoned to New Caney ISD (GreatSchools rating: 6/10).
How do starting home prices compare between Cinco Ranch and Valley Ranch?
Homes in Cinco Ranch start from approximately $425K, while homes in Valley Ranch start from approximately $180K. Actual monthly costs also depend on MUD taxes and annual HOA dues.
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