Cinco I
The original villages and Cinco Ranch West, east of Katy-Gaston Road, covered by the Cinco Residential Property Association. Listings in October 2026 most often showed dues of about $1,550 a year.
Resale
Buy a home in Cinco Ranch and keep the commission
Most homes for sale in Cinco Ranch are resales. When the seller or a builder pays your agent's commission, TurboHome credits most of it back to you. On a $550,000 home in Katy, Texas, that's about $6,500 back at closing.
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Cinco Ranch is
developed by
developed by
Your Cinco Ranch savings stack
- Seller concessionsPrice cuts, closing costs, repairs
- Negotiated
- TurboHome rebateOn a $550,000 home
- +$6,500
- You keep both
- Your deal + $6,500
What to know before buying in Cinco Ranch
Cinco Ranch is an 8,092-acre master-planned community in Katy, mostly in unincorporated northern Fort Bend County with some sections in Harris County, between I-10, the Westpark Tollway, and FM 1463. It opened in 1991, and Newland, which bought the community in 2003, developed most of it before Brookfield Residential acquired Newland in 2021. Newland said more than 15,000 families call Cinco Ranch home, and a 2026 local market guide counted 15,039 recorded lots on the appraisal rolls.
Cinco Ranch is complete. The community's website says so and points new-home buyers to Elyson, its sister community in Katy ISD, so homes for sale here are resales. Residents of Cinco I and Cinco II share 11 pools, the Beach Club, which opened with the community in 1991, the Lake House, 17 tennis courts, lakes, and trails. The Golf Club at Cinco Ranch and the LaCenterra town center are inside the community, and every lot is zoned to Katy ISD.
For buyers, the market moves fast: the same guide reported 517 sales in the 12 months to October 2026 at a median of about $555,000, with a median of 19 days on market. Dues depend on which association covers the home, and the combined tax rate changes with the MUD. That is where a local buyer's agent earns their keep.
- 8,092
- Acres
- 15,000
- Homes planned at build-out
- 1991
- Year homebuilding started
- High $200s to about $2M (resales, past year)
- New home prices
- School districts
- Katy ISD
- Property tax
- About 1.86% to 2.33% combined (2026, by MUD)
- HOA dues
- About $1,550 a year in Cinco I and $1,250 in Cinco II (listing-reported)
- Master developer
- Newland
Stack your rebate on top of the deal in Cinco Ranch
Most buyers take the listing as offered. The cheapest house in the neighborhood comes from layering three savings.
The seller's or builder's incentive
Sellers in Cinco Ranch can offer price cuts or closing-cost credits, and any builder still selling there may advertise rate buydowns. Those stay yours when you buy with TurboHome.
Your TurboHome rebate
When the seller or builder pays the buyer's agent commission. We keep a flat fee and credit you the rest at closing, about $6,500 on a $550,000 home.
What we negotiate on top
Price, repairs after inspection, and seller-paid closing costs. Sellers rarely offer these to buyers who don't ask.
- Home price
- $550,000
- Seller- or builder-paid commission (3%)
- $16,500
- TurboHome flat fee
- $10,000
- Your TurboHome rebate
- $6,500
Example at a 3% builder-paid commission. Builders set their own buyer-agent compensation, and your rebate is confirmed in your written buyer agreement and on the closing statement.
Unlock your $6,500 rebate at closing
Plan with 3% buyer-agent compensation. We credit you back and take a low flat fee.
$550,000
*Estimate based on 3% buyer-agent compensation. Actual compensation is negotiated in your written buyer agreement.
Your planning estimate
$6,500
Estimated rebate after TurboHome applies its exact price-tiered flat fee to the $550,000 home price and 3% compensation assumption.
- Estimated compensation
- $16,500
- TurboHome flat fee
- $10,000
- Estimated rebate
- $6,500
Final rebate depends on compensation received, your written agreement, lender approval, and closing instructions.
What you'd get back at $550,000
$6,500
TurboHome
your rebate
$0
Buying without an agent
no rebate
Buying through the builder's sales office alone returns no commission to you. Builders set their own buyer-agent compensation, so confirm it before you sign.
Where to buy inside Cinco Ranch
Each section has its own age, price point, and school zoning. Here is how they compare.
Cinco Ranch Southwest
Part of Cinco II, west of Katy-Gaston Road, built out into the 2010s around the Lake House. Listings most often showed dues of about $1,250 a year, with a separate Southwest community council.
Resale
Cinco Ranch Northwest
The 492-acre expansion Newland added in 2010 with Sekisui House, on FM 1463 at Corbitt Road. It is part of Cinco II and is not contiguous with the rest of Cinco Ranch.
Resale
Near LaCenterra
Sections close to the LaCenterra town center at Cinco Ranch Boulevard and the Grand Parkway, with grocery, dining, and the Central Green park.
Resale
What our local agents check in Cinco Ranch
The details that change your monthly payment or resale value, and that a listing won't mention.
Pull the MUD for each address
A 2026 local market guide counted 24 tax combinations in Cinco Ranch, from about $1.86 to $2.33 per $100. On a $550,000 home, that gap is about $2,600 a year before exemptions, so we check the appraisal record for every home.
Confirm Cinco I or Cinco II
Katy-Gaston Road splits the two associations, and neither publishes its current assessment. We get the dues and transfer fees from the resale certificate during your option period.
Budget for resale fees
Recorded certificates list a $375 resale certificate in both associations, plus a $275 transfer fee in Cinco I or a $325 conveyance fee and a capitalization fee in Cinco II. We account for them when we negotiate seller concessions.
Be ready to move quickly
The median home sold in about 19 days over the past year. A pre-approval and a clear plan for concessions help you compete without overpaying.
Want new construction nearby?
If you would rather buy new, tell us before you visit a model home in a nearby community such as Elyson, so we are registered as your agent from your first visit and your TurboHome rebate stays on the table.
Meet your Agents
Meet your Agents
Experience: 10+
No. of Transactions: 208+
“With a strong background in real estate development, I specialize in securing favorable terms like seller credits and repairs. I'm committed to clear communication, expert negotiation, and delivering results that align perfectly with my clients' goals and expectations.”
Real buyers, real wins
Real stories from real people who saved thousands with TurboHome.
Their team is incredibly friendly, professional, and attentive. They made everything so much easier and stress-free. Highly recommend!
P
Polo Green
Donny helped me navigate a few addendums and successfully extended closing when needed, ensuring everything went smoothly.
W
Wilmer Tejada
I like the business model of TurboHome. The whole process was extremely easy and I felt a lot more comfortable working with them (no pressure) than a traditional agent.
T
Tiffany Peng
Donny's helped us navigate a couple of issues that arose prior to closing, working closely with the seller and their agent to ensure everything continued to progress smoothly.
J
Jay Patel
Kevin was great to work with and exceeded our expectations. The credit we received from the buyers agent commission helped tremendously with our closing costs as well.
D
Dustin Rosenberg
Awesome experience! We purchased a home quick and easy using Turbo Home. It cut down on so much time going back and forth. Quick, easy and efficient home buying!
S
Sergio Rodriguez
Very pleasant experience, prompt response times to inquiries, and explanation of entire process. Highly recommend Kevin, Donny and Daniel and the rest of their team.
R
Roberto Grijalba Garcia
Donny and the TurboHome team were responsive, knowledgeable, and friendly. They helped us organize our own inspection after discovering major inaccuracies in the seller's disclosure packet.
R
Rebbecca R.
Their team is incredibly friendly, professional, and attentive. They made everything so much easier and stress-free. Highly recommend!
P
Polo Green
Donny helped me navigate a few addendums and successfully extended closing when needed, ensuring everything went smoothly.
W
Wilmer Tejada
I like the business model of TurboHome. The whole process was extremely easy and I felt a lot more comfortable working with them (no pressure) than a traditional agent.
T
Tiffany Peng
Donny's helped us navigate a couple of issues that arose prior to closing, working closely with the seller and their agent to ensure everything continued to progress smoothly.
J
Jay Patel
Kevin was great to work with and exceeded our expectations. The credit we received from the buyers agent commission helped tremendously with our closing costs as well.
D
Dustin Rosenberg
Awesome experience! We purchased a home quick and easy using Turbo Home. It cut down on so much time going back and forth. Quick, easy and efficient home buying!
S
Sergio Rodriguez
Very pleasant experience, prompt response times to inquiries, and explanation of entire process. Highly recommend Kevin, Donny and Daniel and the rest of their team.
R
Roberto Grijalba Garcia
Donny and the TurboHome team were responsive, knowledgeable, and friendly. They helped us organize our own inspection after discovering major inaccuracies in the seller's disclosure packet.
R
Rebbecca R.
Buying in Cinco Ranch: common questions
Yes. When the seller or builder pays buyer-agent compensation, TurboHome keeps a flat fee and credits you the rest at closing. On a $550,000 home with 3% compensation, that is $16,500 minus a $10,000 flat fee, or a $6,500 TurboHome rebate. Your lender confirms how the credit is applied.
More Houston communities with new homes
The same rebate and builder negotiation apply in every community we cover.
Sunterra new homes
Katy, TX
Selling new homes · 1,024 sold in 2025
Tamarron new homes
Katy and Fulshear, TX
Selling new homes · 974 sold in 2025
Bridgeland new homes
Cypress, TX
Selling new homes · 812 sold in 2025
Anniston new homes
Katy, TX
Selling new homes · 775 sold in 2025
The Grand Prairie new homes
Hockley, TX
Selling new homes · 639 sold in 2025
Meridiana new homes
Rosharon and Manvel, TX
Selling new homes · 527 sold in 2025
Written by Lucas Beard. Reviewed by Jake Shuler, Texas Realtor® License #674075. Updated October 2026.
Sources
- Cinco Ranch: Community site
- Newland and Sekisui House: Cinco Ranch expansion (Sept 2010)
- Brookfield Residential: Agreement to acquire Newland (May 2021)
- Houston Chronicle: Brookfield acquires Newland (June 2021)
- Houston Prime Realty: Cinco Ranch community guide (Oct 2026)
- Wikipedia: Cinco Ranch, Texas
- Cinco Ranch II association
- Cinco Residential Property Association (Cinco I)
- Fort Bend Central Appraisal District
Prices, taxes, HOA dues, and builder lineups change. Confirm current figures with the builder and your title company before you sign.
Ready to buy in Cinco Ranch?
Talk to a local Texas agent about homes for sale, pricing, and your TurboHome rebate before your first tour.
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