Houston Master PlannedCommunity Discovery
2026 MUD Rates Audited
♡Head-to-Head Comparison · Houston Master-Planned Communities
Cross Creek West vs Valley Ranch
Independent side-by-side comparison: schools, tax rates, true monthly costs, amenities, builders, and water quality.
Cross 1—4 Valley
🏆
Valley Ranch wins on 4 of 5 metrics
Based on tax rate, starting price, school rating, HOA, and water quality. Individual priorities vary — use the calculator to run your specific numbers.
💰 Financial Comparison
3.16%
Total Tax Rate
2.79%✓ Lower
$390,000
Starting Price
$180,000✓ Lower
$3,584/mo
True Monthly Cost
$1,617/mo
$1,500/yr
Annual HOA
$800/yr✓ Lower
🎓 Schools
7/10✓ Higher
School Rating
6/10
Lamar CISD
School District
New Caney ISD
Fulshear High School
High School
West Fork High School
🏊 Amenities
✗ CrossLagoonValley ✗
✓ CrossLakeValley ✓
✓ CrossTrailsValley ✓
✓ CrossFitnessValley ✓
💧 MUD Water Quality
20 GPG
Hardness
14 GPG✓ Softer
Fort Bend MUD 198
MUD District
Valley Ranch MUD 1
🏗 Active Builders
Cross Creek West
Perry HomesNewmark HomesWestin HomesCoventry HomesVillage BuildersHighland HomesRavenna Homes
Valley Ranch
Signorelli HomesLegend HomesFirst America Homes
❓ Frequently Asked Questions: Cross Creek West vs. Valley Ranch
Which has a lower property tax rate, Cross Creek West or Valley Ranch?
Valley Ranch offers a lower total property tax rate (2.79%) than Cross Creek West (3.16%), saving approximately 0.37% in property taxes annually.
How do school ratings compare between Cross Creek West and Valley Ranch?
Cross Creek West is zoned to Lamar CISD (GreatSchools rating: 7/10), while Valley Ranch is zoned to New Caney ISD (GreatSchools rating: 6/10).
How do starting home prices compare between Cross Creek West and Valley Ranch?
Homes in Cross Creek West start from approximately $390K, 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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