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Talk to a Specialist →Why the Sticker Price Understates the Annual Cost
Del Webb Fulshear starts from $275,990 — a number that attracts attention in a Fort Bend County corridor where most new construction runs higher. What that number doesn't show: Fort Bend County's base combined rate of approximately 1.9–2.1% plus an active MUD at approximately $0.90–$1.10 per $100 produces a combined effective rate of approximately 3.1%. A HAR agent analysis of the community confirms this rate explicitly. On a $425,000 home that is $13,175 in property taxes per year — $1,098 per month — before a single exemption is applied. That is the number the sales brochure never puts in front of buyers.
The Four Components of Annual Cost
Del Webb Fulshear buyers carry four distinct annual costs beyond their mortgage: property taxes, HOA dues, lawn care, and homeowners insurance. None of the last three appear in any listing. All four are real and recurring.
| Component | Annual Amount | Notes |
|---|---|---|
| HOA Dues | $2,600/year ($216/month) | Confirmed — covers 16,000+ sq ft amenity center, Lifestyle Director, grounds, gated entry |
| Front Lawn Care | $1,500–$2,100/year | NOT included in HOA — owner's responsibility in Fulshear; $125–$175/month for standard lot |
| Homeowners Insurance | $2,500–$6,000/year | Texas range; varies by home size, age, coverage level, carrier |
| Property Tax (~3.1%) | Calculated per price point below | Fort Bend County + Lamar CISD + active MUD; verify per lot at fbcad.org |
All-In Annual Cost at Three Price Points
| Home Price | Property Tax (3.1%) | HOA | Lawn | Insurance (mid) | Total/Year | Monthly |
|---|---|---|---|---|---|---|
| $325,000 | $10,075 | $2,600 | $1,800 | $3,500 | $17,975 | $1,498 |
| $425,000 | $13,175 | $2,600 | $1,800 | $4,000 | $21,575 | $1,798 |
| $525,000 | $16,275 | $2,600 | $1,800 | $5,000 | $25,675 | $2,140 |
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After the Lamar CISD 65+ School Tax Freeze
Lamar CISD's school tax rate of approximately $1.08–$1.15 per $100 is the single largest component of the Fort Bend County tax bill — roughly 35–37% of the total combined rate. Freezing it permanently through the Texas 65-and-older school tax exemption is the most powerful cost-reduction tool available to a Fulshear buyer.
| Home Price | Total Before Freeze | Est. School Portion Frozen | Est. Annual Total After Freeze | Monthly After Freeze |
|---|---|---|---|---|
| $325,000 | $17,975 | ~$3,250–$3,500 | ~$14,475–$14,725 | ~$1,206–$1,227 |
| $425,000 | $21,575 | ~$4,250–$4,575 | ~$17,000–$17,325 | ~$1,417–$1,444 |
| $525,000 | $25,675 | ~$5,250–$5,650 | ~$20,025–$20,425 | ~$1,669–$1,702 |
File the School Freeze on Closing Day
The Texas 65-and-older school tax exemption freezes Lamar CISD's tax on your home permanently from the year you file. File with Fort Bend Central Appraisal District at fbcad.org. The deadline is April 30 of the tax year, but late filing is permitted in some circumstances. On a $425,000 home, the freeze saves approximately $4,400 per year versus a buyer who never files — that is $88,000 over 20 years, not counting future rate increases which the freeze also eliminates. Do not wait for a reminder. File immediately.
How Fulshear Compares to Del Webb Sweetgrass
Both are Fort Bend County Del Webb communities. Sweetgrass adds Fort Bend LID No. 6 (permanent Brazos River flood control levy) on top of MUD — Fulshear does not have a LID charge. Fulshear's amenity center is larger (16,000 sq ft vs Sweetgrass's Lakehouse) and has six pickleball courts versus Sweetgrass's fewer. Both carry approximately 3.0–3.1% combined tax rates with active MUDs. Sweetgrass has a more established resale market (opened 2011); Fulshear is newer with a full warranty but in active construction. The HOA at Fulshear ($2,600/year) is slightly lower than Sweetgrass's quarterly structure annualized.
The Lawn Care Gap vs Heritage Grand
Heritage Grand at Cinco Ranch includes front lawn maintenance in its HOA. Del Webb Fulshear does not. When comparing Fulshear's $2,600 HOA to Heritage Grand's HOA, add $1,500–$2,100 per year to Fulshear before concluding which is cheaper. Heritage Grand also carries a lower effective tax rate (bonds more retired, built 2002–2010) and Zone X flood designation with less river proximity concern. The right comparison depends on whether you value new construction and a larger amenity center (Fulshear) or lower total carrying cost and an established community (Heritage Grand).
Related Research
Del Webb Fulshear Community PageDel Webb Fulshear vs Bonterra at Cross Creek RanchDel Webb Sweetgrass True Cost — for ComparisonHouston MUD Tax GuideFort Bend County Property Tax GuideTexas 65+ School Tax FreezeHouston Market HubGet the Exact Fulshear Tax for Your Lot
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