Veranda Richmond TX: Prices vs Bonbrook Plantation

Veranda Richmond TX is a 710-acre master-planned community in ZIP code 77469, Fort Bend County. Over the last twelve months it recorded 47 sales at a median of $449,900, about $170 per square foot, with a median of 48 days on market and homes built between 2017 and 2023. Meanwhile, nearby Bonbrook Plantation sold 51 homes at a median of $355,000 in 27 days. In short, Veranda costs more and moves slower.

Veranda Richmond TX at a glance

Everything in this table comes from one of just two places: the Richmond community table on my Richmond TX real estate guide, which covers August 2025 through August 2026 with actives counted on August 14, 2026, or Johnson Development’s own Veranda page. Where I have no current source, the row therefore says so rather than guessing.

Who this Veranda Richmond TX guide is for

Three people get real use out of this page. First, a buyer who has shortlisted Veranda against another Fort Bend master plan and needs to know what the price difference actually buys. Second, a Veranda owner deciding whether to list now, especially after seeing how long the last round of sales took to go under contract. Third, somebody relocating into the Houston area who keeps seeing Veranda described as Sugar Land and wants to know where it really sits.

In any of those three cases, the numbers below are the ones worth arguing about. Above all, I have kept my own MLS work separate from the site’s published table so that you can see where the two agree and where they drift apart.

What Veranda is, and what it is not

Veranda is a Johnson Development community, the same developer behind Riverstone, Harvest Green and Cross Creek Ranch. That is stated on Johnson Development’s own Veranda page and on my guide to The George, which names the same developer. Specifically, the community opened in spring 2017 and covers 710 acres near the northwest corner of Richmond Parkway and U.S. 59.

Amenities, again per the developer: The Cottage House, a 5,095-square-foot amenity center with a fitness center, meeting space, kitchenette, massage spa and mezzanine. In addition, there is a pool with an eleven-foot water rock wall, water slides and a splash zone. Wild Blue Park adds two access-controlled tennis courts, an event lawn and a pavilion with picnic tables, a barbecue pit and restrooms. Finally, a dog park called Canine Cove is listed as coming soon.

Now the part that matters more than the amenity list. Veranda is not a new-construction community anymore, whatever the marketing photos suggest. In fact, across every Veranda listing I pulled, sold and active alike, not one home was built after 2023. The builder program that opened in 2017 has finished its run, and what trades here now is resale.

Veranda is also not Sugar Land. The mailing address is Richmond, the ZIP is 77469, and my ZIP sweep found zero Veranda records in 77479 or any other Sugar Land ZIP. Sugar Land shopping and restaurants sit a short drive east, which is where the confusion starts, but the tax bill and the school assignment follow the Richmond address.

Veranda Richmond TX home prices, dated and sourced

What the Richmond hub table shows

My Richmond hub publishes 47 sales at a median of $449,900, $170 per square foot, a median size of 2,658 square feet, 48 days on market and a build range of 2017 to 2023, with 24 homes active as of August 14, 2026. That window runs from August 2025 through August 2026. Those are the figures I stand behind and the ones repeated in the tables on this page.

What my own September 2026 MLS pull found

On September 7, 2026 I ran the community myself in HAR Matrix, single-family only, subdivision string veranda*, restricted to ZIP 77469, sold between August 1, 2025 and August 14, 2026. In total it returned 69 records under 22 different subdivision strings, everything from a bare “Veranda” to “Veranda Sec 41”. Every one of them belonged to this plat, so nothing had to be thrown out.

Set that against the hub row and the agreement is close. Median size lands within three square feet, days on market within one day, and the build range matches exactly at 2017 to 2023, which is about as close as two independent pulls get. My sale count came in at 48 against the hub’s 47, and that single extra sale is enough to lift a median of this size by several thousand dollars. Price per square foot is the one measure I would not push: depending on whether you divide total dollars by total feet or take the middle of the individual ratios, this same set returns either $175.65 or $170.09. The hub’s $170 matches the second method here, though the same test on Bonbrook Plantation matched the first. In short, treat any per-foot figure as a rough guide rather than a decimal-accurate number.

Reading it against ZIP 77469

ZIP 77469 as a whole sold 1,287 homes over the same window at a median of $340,000, $157 per square foot, 2,242 square feet and 33 days on market. Veranda therefore runs roughly $110,000 above its own ZIP on median price and about 400 square feet larger, while taking about fifteen days longer to go under contract. By comparison, across the wider Richmond market the median was $370,000 at 37 days.

My ZIP sweep also settles the geography question. Searching the same subdivision string across 77406, 77407, 77469, 77471, 77479, 77441, 77494 and 77498 returned 69 records in 77469 and zero in all seven of the others. In other words, Veranda does not straddle a ZIP line.

Where the sales actually cluster

A median tells you the middle, yet it hides the shape. Here is how my 48 closed sales and 21 current listings distribute across price bands, which is a more useful thing to look at if you are trying to work out whether your budget has any real choice in this community.

Nearly half the closed sales, 22 of 48, landed between $350,000 and $450,000, and that band is where the community’s volume genuinely lives. Above $500,000 the picture thins considerably: 18 sales over a full year, or roughly one and a half a month. Consequently, sellers in the upper half of Veranda are competing for a much smaller flow of buyers than the headline median suggests, which is worth pricing for from day one.

Why the median sits at 48 days on market

This is the number that makes Veranda look unusual, so it deserves a careful answer rather than a comfortable one. Two theories get offered whenever a master plan shows a long median, and the data kills both.

Theory one is builder inventory clogging the MLS. That is not happening here. No Veranda listing in my pull, active or sold, was built after 2023, and no single listing office accounted for more than four of the 48 sales. Typically, builder-held stock shows up as one brokerage dominating the sold column, and nothing like that appears here.

Theory two is a handful of badly overpriced holdouts dragging the middle. That does not hold either, because a median is not moved much by outliers. The spread is genuinely wide: 8 of the 48 sales went under contract within 14 days, 6 more inside a month, 16 between one and two months, 12 between two and four months, and 6 took longer than 120 days. At the extremes, the slowest sale took 205 days while the fastest took 4.

So the honest reading is that roughly a third of Veranda sellers found a buyer quickly and roughly a third waited more than two months, which is what a median near seven weeks actually describes. My own read, and I will label it as a read rather than a measurement, is that a community sitting $110,000 above its ZIP median simply draws from a smaller pool of qualified buyers, and a smaller pool takes longer to produce the right one.

How much is actually for sale right now

The hub counted 24 active listings on August 14, 2026. My own pull on September 7 found 21, at a median asking price of $470,000, a median size of 2,577 square feet and a median of 65 days already spent on market. Twenty-four active listings against 47 sales in a year works out to roughly six months of supply, which is my arithmetic rather than a published figure, and it compares a point-in-time count against a trailing-year pace.

By contrast, the same calculation gives Bonbrook Plantation about 5.4 months and Lakes of Bella Terra about 7.5. Veranda sits in the middle of its neighbors on inventory even though it sits near the top on days to contract.

Veranda compared with Bonbrook Plantation, Lakes of Bella Terra and Harvest Green

All four rows below come from the same snapshot of my Richmond hub table, so they are directly comparable to each other. Mixing pulls from different dates is the fastest way to draw a false conclusion, and I have avoided it here.

What the gaps come to

Against Bonbrook Plantation, Veranda costs about $95,000 more at the median for roughly 219 more square feet, and it takes 21 days longer to go under contract. Bonbrook is the older community by more than a decade, and it is also the cheaper one per square foot by $23. Buyers who care most about dollars per foot tend to end up in Bonbrook; buyers who want the newer build year and the bigger amenity program tend to end up here.

Lakes of Bella Terra lands closest to Veranda on the money. The median gap is only about $27,000 and the per-foot gap is $2, but Bella Terra clears in 33 days against 48. Furthermore, it carries far more inventory, 41 active listings against 24, which is worth knowing if you are the one selling.

Harvest Green is the useful case, because it is the only community on this table with a days-on-market figure above Veranda’s, at 49. Moreover, it is the most expensive of the four and the largest by sales volume. Two communities near the top of the Richmond price range both showing the longest times to contract is a pattern, not a coincidence, and it is the clearest evidence for the buyer-pool read I gave earlier.

One caution about superlatives. Veranda’s 48 days is long, but it is not the longest on the full Richmond table. Specifically, Austin Point sits at 109 days and Harvest Green at 49. Of the fifteen communities listed there, only Austin Point has a later starting build year than Veranda’s 2017.

Schools serving Veranda Richmond TX

Johnson Development’s own Veranda page names Lamar CISD among the taxing entities for the community. Richmond as a city is split, so addresses across town fall into either Lamar Consolidated ISD or Fort Bend ISD depending on where they sit. Confirm the assignment for a specific address with the district before you write an offer, because attendance boundaries move and a neighbor’s answer is not evidence.

I do not publish campus lists or school ratings on this site. Ratings change yearly, they compress a complicated picture into one letter,, and steering a buyer toward or away from a neighborhood on the basis of school demographics is not something a broker should do. Instead, ask me for the boundary lookup and I will run it against the address you are actually considering.

Who Veranda Richmond TX is not a good fit for

Someone who needs to sell quickly should think hard. A median of 48 days to contract, plus closing time, means a realistic three-month horizon from listing to funding, and the active listings are already averaging 65 days on market. Therefore it is a poor match for a relocation with a hard start date.

Someone shopping strictly on price per square foot should look at Bonbrook Plantation, Riverpark or Canyon Gate instead. All three sit below $150 per foot on my Richmond table, whereas Veranda sits at $170.

Someone who wants brand-new construction should look elsewhere too. After all, nothing in Veranda’s MLS record was built after 2023. Austin Point and The George are where the current Richmond builder activity actually is, and both are covered on my Richmond hub.

Finally, anyone counting on a Sugar Land address should reconsider the premise. Veranda is Richmond, in 77469, and no amount of proximity changes what goes on the deed.

Veranda Richmond TX: frequently asked questions

Where is Veranda?

Veranda sits in Richmond, Fort Bend County, ZIP code 77469, near the northwest corner of Richmond Parkway and U.S. 59. According to Johnson Development, the community covers 710 acres. Every one of the 69 MLS records I pulled fell inside 77469, with none in the neighboring 77406, 77407 or 77471.

What do homes in Veranda Richmond TX cost?

The median sale over the last twelve months was $449,900, or roughly $170 per square foot for a median 2,658-square-foot home. My own pull put the full range of closed sales between $320,000 and $849,000, and the homes currently listed run from $365,000 to $725,000.

Is Veranda the same as Bonbrook Plantation?

No, and they are not close. Bonbrook Plantation is an older Richmond community that sold 51 homes at a median of $355,000 in 27 days. Veranda, by contrast, is newer, about $95,000 dearer at the median and considerably slower to trade. Veranda is also distinct from Lakes of Bella Terra, Long Meadow Farms, Pecan Grove, Harvest Green, Aliana, Austin Point and The George, all of which have their own pages.

Why do Veranda homes take 48 days to sell?

Not because of builder inventory, which the data rules out: nothing listed there was built after 2023, and no brokerage held more than four of the 48 sales. The 48-day median reflects a genuinely wide spread, with 8 sales going under contract inside two weeks and 18 taking longer than two months.

Is Veranda in Lamar CISD or Fort Bend ISD?

The developer’s page names Lamar CISD. Richmond addresses can fall in either district, so verify the assignment for your exact address with the district directly rather than relying on a listing remark.

What are the HOA dues and the tax rate in Veranda?

I do not have a current published figure for either, so I am not going to invent one. Johnson Development’s page names MUD #215 and LID #6 among the taxing entities for part of the community, and shows a second set that includes the City of Richmond instead, which is exactly why the answer has to come per address. Instead, ask the listing agent for the resale certificate and pull the tax bill from Fort Bend County.

Talk to a Veranda Richmond TX broker

I have worked Fort Bend County since 2002 and I sell across Richmond, from the older established neighborhoods to the newest master-planned sections. Anyone weighing this community against Bonbrook Plantation, Lakes of Bella Terra or Harvest Green can have section-level numbers for the specific streets under consideration, plus a straight answer on where the trade lands for a given budget.

Likewise, owners, the same offer applies in reverse. Send me your address and you will get a straight read on where your house sits against the 47 sales behind that median, on what the 48-day figure means for your own timeline, and on what it would take to move your house toward the top of the range rather than the middle.

Honest guidance, real local knowledge, and no pressure.

Call or text 281.387.1535, or email zach@zachregroup.com.

Browse more of the area on my Richmond TX real estate guide, compare the neighbors on my Bonbrook Plantation, Lakes of Bella Terra and Harvest Green guides, or see every neighborhood I cover on the communities index.

By Zach Emmanouil, Broker Associate and Team Lead, ZACH R E GROUP at C.R. Realty. ABR, CNE, CLHMS, SRES. Serving Fort Bend County since 2002. 281.387.1535, zach@zachregroup.com. Texas Real Estate License #501920-B. The TREC Consumer Protection Notice and Information About Brokerage Services are linked in the footer of every page on this site. Equal Housing Opportunity.