Original Sienna sections
The neighborhoods that opened after the first home sales in 1996, around Sienna Golf Club and the Racquet Sports Club. Mature trees and established streets, with homes bought and sold as resale.
Mostly resale
Buy a new home in Sienna and keep the commission
Sienna builders pay your agent's commission. TurboHome credits most of it back to you, on top of whatever incentives the builder offers. On a $575,000 home in Missouri City, Texas, that's about $7,250 back at closing.
Licensed Texas Realtors. Free private tours. No obligation.
Sienna is
developed by
developed by
Your Sienna savings stack
- Builder incentivesRate buydowns, closing costs, upgrades
- Negotiated
- TurboHome rebateOn a $575,000 home
- +$7,250
- You keep both
- Builder deal + $7,250
What to know before buying in Sienna
Sienna is Johnson Development's 10,800-acre master-planned community in Missouri City, in Fort Bend County near Sugar Land, with Fort Bend Parkway Toll Road access to downtown Houston and the Texas Medical Center. It sold its first homes in 1996 and now has more than 10,000 homes and 20,000 residents. Builders sold 432 new homes in Sienna in 2025, enough for a tie at No. 34 on John Burns' national list and No. 38 on RCLCO's, its ninth straight year among the nation's top sellers.
Residents share five pools, including two water parks, more than 100 acres of parks and playgrounds, and more than 30 miles of trails. The semi-private Sienna Golf Club, the Sienna Racquet Sports Club, and the 160-acre Camp Sienna sports park are all on site, along with Sawmill Lake Club and Sawmill Beach Club. An H-E-B, schools, churches, and medical offices sit inside the community.
For buyers, Sienna offers 13 builders and more than 250 floor plans, from the $290,000s to more than $1 million, plus Regency at Sienna, a new Toll Brothers 55+ section. Property tax rates swing by more than half a percentage point depending on which of six utility districts a lot sits in, and gated sections add their own fees. That is where a local buyer's agent earns their keep.
- 10,800
- Acres
- 432
- New homes sold in 2025
- 1996
- Year homebuilding started
- Upper $200s to $1M+
- New home prices
- School districts
- Fort Bend ISD
- Property tax
- About 2.3% to 2.9% combined (2025, by MUD)
- HOA dues
- $1,580 a year (2026), more in gated sections
- Master developer
- Johnson Development / Toll Brothers / GTIS
Stack your rebate on top of Sienna builder incentives
Most buyers walk into a model home and take the builder's deal as offered. The cheapest house in the neighborhood comes from layering three savings.
The builder's incentive
Sienna builders advertise rate buydowns, closing-cost credits, and design-center allowances. Those stay yours when you buy with TurboHome.
Your TurboHome rebate
Builders pay the buyer's agent commission. We keep a flat fee and credit you the rest at closing, about $7,250 on a $575,000 home.
What we negotiate on top
Lot premiums, upgrade pricing, and discounts on finished spec homes. Builders rarely offer these to buyers who don't ask.
- Home price
- $575,000
- Builder-paid commission (3%)
- $17,250
- TurboHome flat fee
- $10,000
- Your TurboHome rebate
- $7,250
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 $7,250 rebate at closing
Plan with 3% buyer-agent compensation. We credit you back and take a low flat fee.
$575,000
*Estimate based on 3% buyer-agent compensation. Actual compensation is negotiated in your written buyer agreement.
Your planning estimate
$7,250
Estimated rebate after TurboHome applies its exact price-tiered flat fee to the $575,000 home price and 3% compensation assumption.
- Estimated compensation
- $17,250
- TurboHome flat fee
- $10,000
- Estimated rebate
- $7,250
Final rebate depends on compensation received, your written agreement, lender approval, and closing instructions.
What you'd get back at $575,000
$7,250
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.
How we negotiate with Sienna builders
TurboHome agents work with new-construction buyers all the time. We know where builders have room to move, and the builder's sales rep works for the builder.
Spec homes priced to move
A finished home that sits costs the builder money every month. We look for inventory that has lingered and push for a lower price or a bigger credit.
Lot premiums and upgrades
Premiums for lake, greenbelt, and cul-de-sac lots are often negotiable, and design-center upgrades carry a markup. We ask for both before you sign.
Incentives without lender lock-in
Many incentives require the builder's preferred lender. We have you get an outside quote so you can see what the incentive is really worth.
Timing the ask
Builders work toward quarter-end and section close-out targets. We time offers to the moments a sales office most needs a contract.
Contract review
Builder contracts are written by the builder. We go through deposits, construction delays, and warranty terms with you before you commit.
Independent inspections
New does not mean flawless. We recommend a third-party inspector at pre-pour, pre-drywall, and the final walkthrough.
Builders selling in Sienna
- Toll Brothers
- Perry Homes
- David Weekley Homes
- Highland Homes
- Tri Pointe Homes
- Shea Homes
- Westin Homes
- Newmark Homes
- Beazer Homes
- Chesmar Homes
- J. Patrick Homes
- Jamestown Estate Homes
- Partners in Building
Builder lineups change as sections open and sell out. Ask us who is selling now and which builders have move-in-ready homes.
Register us before your first model home visit
Many builders only pay a buyer's agent who is with you, or registered, on your first visit to their sales office. Walk into a Sienna model home alone and the builder can decline to pay agent commission. Without it, there is no TurboHome rebate.
Tell us which builders and models you want to see. We register you first, so every incentive and your rebate stay on the table.
Where to buy inside Sienna
Each village has its own age, price point, and school zoning. Here is how they compare.
Sawmill Lakes area
Newer neighborhoods along the Sawmill Lakes channel system, anchored by Sawmill Lake Club with its fitness center, pool, splash pad, zipline playground, and Sawmill Beach Club.
Resale + new
Regency at Sienna
Sienna's first 55+ active adult section, by Toll Brothers, on 50-, 60-, and 70-foot homesites with a private clubhouse, pool, pickleball, and Regency Lake. Plans start at $349,995.
55+ new builds
Gated enclaves
Avalon, Commanders Point, Forest Isle, Pecan Estates, The Sanctuary, Sorrento, and Vieux Carre each charge a neighborhood assessment on top of the master HOA, from $495 to $6,700 a year in 2026.
Gated
Townhome sections
Sienna Townhome, Forest Landing, and Parkway Place pay a townhome assessment of $1,000 to $1,652 a year in 2026 in addition to the master HOA.
Townhomes
What our local agents check in Sienna
The details that change your monthly payment or resale value, and that a model home tour won't mention.
Find the utility district for the exact lot
Sienna has six MUDs. Combined 2025 rates run from about 2.29% in MUD 3 to 2.94% in MUDs 6 and 7. On a $575,000 home, that gap is about $3,700 a year before exemptions, so we pull the district for every lot you are considering.
Budget for the capitalization fee
New home buyers pay a one-time capitalization fee equal to a full year's HOA assessment, $1,580 in 2026, plus a matching fee for any gated or townhome assessment. We ask the builder to cover it as part of your incentive package.
Check gated and townhome assessments
Gated neighborhoods add $495 (Avalon) to $6,700 (Forest Isle) a year in 2026 on top of the master HOA. Get the section's assessment in writing before you compare monthly payments.
Confirm school zoning by address
Sienna is in Fort Bend ISD, with elementary, middle, and high school campuses inside the community. Zones differ by section, so we check the attendance zone for the specific address.
Compare builders before you register
Thirteen builders run 27 model homes in Sienna, and a new model home park is due in 2026. Tell us before you go so we are registered as your agent from your first visit.
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 Sienna: common questions
Yes. When the builder pays buyer-agent compensation, TurboHome keeps a flat fee and credits you the rest at closing. On a $575,000 home with 3% compensation, that is $17,250 minus a $10,000 flat fee, or a $7,250 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
- Sienna: Sienna is again a top-selling community (Jan 2026)
- Sienna: Homeowners association and taxes
- Sienna: Home builders
- Sienna: Regency at Sienna 55+
- Johnson Development: Sienna named a Longstanding Titan (Apr 2026)
- Sienna associations: 2026 assessments and neighborhood fees
- Live in Sienna: Property taxes by utility district (2025 rates)
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 Sienna?
Talk to a local Texas agent about builders, incentives, and your TurboHome rebate before your first model home visit.
Talk to a real, licensed local agent. No obligation, no credit check.