Why the Sticker Price Understates the Annual Cost
Del Webb Sweetgrass in Richmond sits in Fort Bend County with a layered tax structure that most buyers do not encounter in other markets. The base combined county/school/city tax rate is approximately 2.0–2.2% before special districts. On top of that, Sweetgrass sits inside a Fort Bend County MUD (paying water/sewer/drainage bond debt) and Fort Bend County Levee Improvement District No. 6 (permanent flood control infrastructure for Brazos River protection). Neither charge appears in the listing price or HOA fee. Both appear on the annual property tax bill.
All-In Annual Cost by Price Point
| Cost Component | $250K Home | $350K Home | $450K Home |
|---|---|---|---|
| Base County + School + City Tax (~2.1%) | $5,250 | $7,350 | $9,450 |
| MUD Tax (verify at Fort Bend CAD) | Verify | Verify | Verify |
| LID No. 6 (Brazos flood control) | Verify | Verify | Verify |
| HOA (quarterly — verify current rate) | Verify at mysweetgrass.net | Verify at mysweetgrass.net | Verify at mysweetgrass.net |
| 65+ School Tax Freeze Savings (est.) | ~$1,500–$2,000 | ~$2,100–$2,800 | ~$2,700–$3,600 |
The LID Is Permanent — The MUD Is Not
The Fort Bend Levee Improvement District No. 6 charge is a permanent annual assessment — it does not retire when bonds are paid. It is infrastructure maintenance funding for the flood control system protecting Sweetgrass and surrounding developments from the Brazos River. The MUD tax, by contrast, will decline over time as bonds are retired. Buyers should request the current LID and MUD rates from the Fort Bend CAD for the specific address before closing.
The Capital Contribution at Closing
Del Webb Sweetgrass collects $1,500 from every new buyer at closing — $1,000 into reserves and $500 as working capital. This is a one-time charge, not recurring, but it affects the true cost of purchase. It is disclosed in the HOA governing documents.
Homeowners Insurance at Sweetgrass
Texas homeowners insurance is among the highest in the country — the state ranks consistently in the top three for average premiums due to hurricane, hail, and wind risk. Houston-area buyers should budget $2,500–$5,000 per year for homeowners insurance depending on home age, size, and specific location. Flood insurance, even for Zone X properties, is strongly advisable given Harvey's history and runs $400–$1,500 per year depending on coverage level.
10-Year All-In Cost Estimate
For a $350,000 Sweetgrass home with a 65+ buyer who files the school tax freeze immediately and holds for 10 years — assuming modest annual appraisal growth of 3% per year and no HOA increase — the all-in carrying cost (taxes + HOA + insurance, no mortgage) runs approximately $18,000–$22,000 per year, or $180,000–$220,000 over the decade. This is a reasonable estimate; actual figures depend on the specific MUD and LID rates for your address, current HOA level, and insurance market conditions.
Related Research
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