Fieldstone Richmond TX

Fieldstone is a Richmond TX neighborhood off South Mason Road, in ZIP 77407. The Richmond address is where the mail goes, not a city limit: this is unincorporated Fort Bend County, outside both Richmond and Houston. The homes date from the late 2000s and the 2010s across fourteen numbered sections, the streets are deed restricted, and the Fieldstone Community Association maintains the pool, the trails and the rest of the shared amenities.

Current Fieldstone listings: Fieldstone homes for sale and Fieldstone homes for lease. Both searches are filtered to the Fieldstone neighborhood in Richmond 77407 and refresh with the MLS feed.

Working on a specific address? Send me the address you are considering or already own, and tell me whether you are buying, selling, or weighing a lease. I will help identify the next information you need. Call 281.387.1535, text 281.387.1535, or email zach@zachregroup.com.

Living in Fieldstone

Fieldstone is an established resale neighborhood. The Fieldstone Community Association, administered by Crest Management, enforces the deed restrictions and maintains the shared facilities. The amenities include a clubhouse and party room, a community pool and splash pad, a tennis court, playgrounds, a dog park, a pond, a picnic area, and jogging paths and trails. The Fieldstone Community Center sits inside the neighborhood at 20400 Sandstone Cavern Circle, Richmond 77407. View the Fieldstone Community Center on the map if you want to place the neighborhood before you drive it. The pin locates that address, not the subdivision boundary.

Amenity access, guest rules and pool tag procedures come from the association’s current rules, which can be amended. Ask for those rules and the most recent association budget before you assume what a facility costs to use or how it is scheduled. The budget also shows what share of the annual dues goes to amenity upkeep and to reserves.

Home age varies by street. The sections were not built all at once, so two houses a block apart can be years apart in age. Rather than assume anything from the year built, ask for the records on the specific address: roof age and any insurance claim, HVAC installation and service history, water heater age, and any foundation or drainage work. A general inspection plus those records tells you far more than the build year does.

How a specific Fieldstone home gets valued

A neighborhood average cannot price a particular house, and an asking price down the street is not a substitute for one either. When I put a number on a Fieldstone home, whether you are buying it or selling it, this is what goes into it:

Closed sales that actually match. Completed transactions are what support a value assessment. The ones that count are the ones close to the subject on size, section, age and condition.
The listings a buyer is choosing among. Current competing listings help inform pricing and positioning, and show a buyer the alternatives available.
Size, condition and updates. Floor plans here vary widely, so nearby homes can require different comparable sets. Kitchens, roofs, flooring and mechanical updates can affect value. Their contribution depends on the property and the comparable sales.
Lot characteristics. Position on the street, lot size and shape, what backs to the property, and drainage.
Concessions. What was paid toward closing costs or repairs on a comparable sale changes what that sale really tells you, and it is not visible in the headline price.

What to gather before you spend anything

If you are thinking about selling, a few things are worth having in hand before the first conversation: repair and maintenance records, any warranties still in force on the roof, the systems or the appliances, written architectural approvals for improvements already made, and anything unresolved with the association. Bring those and we can talk through preparation before you start a renovation. That conversation is about what deserves attention on your particular house, and what a buyer would be looking at instead of it. Some work is worth doing and some is not, and which is which depends on the property.

Send me an address and I will build that comparable set for it, with the reasoning shown rather than a single number handed over.

HOA documents and what to confirm before you commit

Before you make an offer, we review the association information and governing documents available for the property. The seller pays for the property-specific resale package under the parties’ agreement and typically waits until the buyer’s option period has expired before ordering it. Processing takes time, and rush service may cost extra, so we plan the order around the contract’s document deadlines and closing date.

As the governing documents and property-specific resale information become available, we review:

Assessments. The dues amount and billing schedule, whether any special assessment has been approved or is under discussion, and whether the account for that address is current.
Applicable restrictions. The recorded declaration, bylaws, rules and any amendments, including anything governing parking, vehicles, accessory structures, fencing, exterior color and landscaping.
Unresolved violations. Whether the association has any open violation on the property, which can become the buyer’s problem after closing.
Improvement approvals. Whether improvements already made received architectural approval, and what the approval process looks like for anything you plan to do.
Transfer and capitalization charges. The amounts, what triggers them, and who is paying them under the contract.
Leasing provisions. Covered in its own section below.

Several of those are contract terms rather than fixed costs: who pays transfer and capitalization charges, and how an open violation gets cured, are negotiated. Figures that appear in listing data are entered by hand and go stale, so the amounts that matter come from the management company for that address. Interpretation of the recorded documents for a specific situation is a question for an attorney.

Taxes, districts, and what a Richmond address in the Houston ETJ means

Three different facts get collapsed into one sentence constantly.

The mailing address. Fieldstone’s mail is addressed to Richmond, ZIP 77407. A postal address describes mail delivery. It does not establish which city, if any, a property sits in.

The jurisdiction. The land is in unincorporated Fort Bend County. There is no municipal government here. The county requires permits in unincorporated areas for floodplain development, for enclosed structures or slabs above a size threshold, for driveway connections to county maintained roads, for fill or excavation, and for work in county right of way. See Fort Bend County Engineering permits.

The ETJ. Fieldstone is inside the City of Houston’s extraterritorial jurisdiction. Being in the ETJ is not the same as being in the city, and it is not a regulation free zone. Houston states that within its ETJ it enforces Chapter 42 of its code of ordinances, the chapter governing the development and subdivision of land, and that it consents to the creation of utility districts there. What the ETJ does not do is deliver Houston city services. See Houston Planning and Development, Annexation and Development Regulations.

On top of all three sit the deed restrictions, which are the rules a Fieldstone owner encounters most often day to day.

The tax bill

Fieldstone accounts are assembled from special districts rather than a city, which is why the line items look unfamiliar the first time you read one. The units that appear include Fort Bend ISD, Fort Bend County, the county drainage district, Fort Bend County Municipal Utility District No. 165 for water, sewer and drainage, Fort Bend County Levee Improvement District No. 12, and Harris-Fort Bend Emergency Services District 100 for fire and EMS. What any given owner actually pays depends on that property’s taxable value, the exemptions that apply to it, and the rate each unit adopts. Every one of those changes, and district boundaries can change too, so confirm the units and the current figures for a specific address with the Fort Bend Central Appraisal District and the Fort Bend County tax office rather than relying on any page, including this one.

The district notice. Texas law requires the seller of a home inside a district to give the buyer a signed notice naming the district, its tax rate and its bonded debt before the contract binds. Ask for it early.

Flood: what to check by address

Fieldstone tax accounts carry a levee improvement district. That is a fact about infrastructure and taxation, and a levee district on the tax roll does not establish a property’s flood exposure, in either direction. FEMA’s guidance for people living behind levees is direct: a levee reduces risk, it does not eliminate it, and risk remains behind every levee. See FEMA, Living with Levees.

Verified neighborhood level information is useful context. The decision itself needs an address level answer, and the work is the same for a buyer, a seller and an owner deciding whether to lease:

Check the current effective flood map for the address. The FEMA Map Service Center and the FEMA National Flood Hazard Layer viewer give the effective FIRM and flood zone. The Fort Bend County Drainage District floodplain map gives the county’s own viewer. Note the effective date of whatever map you are reading, and check whether a map revision is pending.
Read the seller’s disclosure. The Texas seller’s disclosure notice asks about previous flooding, flood damage and flood insurance claims. Read the answers and ask follow up questions about anything vague.
Ask for any elevation documentation the seller has. An elevation certificate is useful evidence about a structure’s elevation relative to a mapped flood elevation. It is one input, not a verdict.
Get a real insurance quote in writing. A quote from a carrier on that specific address is the only way to turn all of the above into a number you can budget. Pricing depends on far more than the flood zone.
Read the district notice. The statutory notice naming the district, its rate and its bonded debt applies here.

This is due diligence, not a disqualifier. Start it early, and identify anything still unresolved before the deadlines in your contract arrive.

Schools

Fort Bend ISD serves Fieldstone. Attendance boundaries are set by the district and they change, so confirm the assigned campuses for the exact street address, on the day, using the district’s own lookup rather than inheriting them from a listing. Fort Bend ISD publishes its current locator through Boundary Planning and Enrollment Management. A seller should expect the question and know the answer before a buyer raises it.

Getting around

South Mason Road is the spine of the neighborhood. From there the Westpark Tollway runs east toward the Galleria and the Sam Houston Tollway. West Bellfort Street, Highway 90 Alt and I-69 are the toll free alternatives.

Whether a toll route or a free one suits you depends on the trip and the hour, and the toll bill for a daily driver is a recurring carrying cost that belongs in the budget next to taxes and dues. Rather than take any published figure for it, run your own route from the specific address you are considering, to the destination you actually drive to, at the hour and on the day you would leave. That is the only version of the number that describes your commute.

Public safety and services

Law enforcement. Fieldstone is in unincorporated Fort Bend County, and the primary law enforcement agency here is the Fort Bend County Sheriff’s Office.

Fire and EMS. A Harris-Fort Bend Emergency Services District 100 line appears on Fieldstone tax accounts. An emergency services district is a taxing and contracting entity rather than the department that arrives. ESD 100 states that since its creation it has contracted with the Community Volunteer Fire Department to provide both fire protection and emergency medical services. To confirm how a specific address is served, ask the district through the ESD 100 contact page, which lists its public information officer. No response time is promised here.

In an emergency, call 911. Nothing on this page substitutes for that.

Water, sewer and drainage run through Fort Bend County MUD 165.

Leasing a Fieldstone home

Whether a home here may be leased, and on what terms, is set by the association’s current recorded documents and by applicable Texas law. It is not set by a listing field, by what a neighbor did five years ago, or by this page. Nothing below describes what Fieldstone’s documents require; it is the list of what to check.

One point of law worth knowing. For an association covered by Chapter 209 of the Texas Property Code, Section 209.016 limits what the association may require around a lease: it may not require that a tenant be approved, and it may not require a rental application or a consumer or credit report. It may ask for the contact information of each person who will live there, plus the lease start date and term. Leasing and occupancy restrictions written into the recorded documents themselves are not disturbed by that section, and a notice or registration requirement is not the same thing as approval of a tenant. Whether the chapter covers this association turns on the recorded documents, so confirm it with an attorney rather than assuming it from this page.

If you own here and are considering leasing

Read the association’s current governing documents, alongside applicable Texas law, and confirm each of these for your property:

Whether leasing is permitted, and whether any cap or initial ownership period restriction applies.
Any minimum or maximum lease term.
Any notice or registration requirement, and when it has to be met.
Any fee tied to leasing, and who pays it.
Whether tenants may use the amenities, and how access is issued.
Who is responsible for deed restriction violations and fines during a tenancy.
Any requirement that the assessment account be current before leasing.

If you are the prospective tenant

Get three things settled in writing before you sign: which repairs and systems are the landlord’s responsibility and which are yours, every charge you will owe beyond base rent including anything the association bills through, and whether you have amenity access and how it is issued. Texas landlord obligations under the Property Code apply to a residential lease regardless of what any association document says. A Texas attorney or a licensed property manager should review the lease. Nothing here is legal advice.

Nearby neighborhoods in 77407

This ZIP holds several similar age plats close together, and the names get traded in conversation constantly. Grand Vista, Grand Mission, Twin Oaks Village and Lakemont are each separate subdivisions with their own plats, associations, tax district combinations and sales records.

Grand Vista
Grand Mission
Twin Oaks Village
Richmond 77407 real estate for the full ZIP breakdown
Richmond TX real estate for the wider market

One name note, because it comes up in search: other Texas subdivisions use the Fieldstone name, including one in the Pearland area and one in North Texas. This page covers only the Fort Bend County plat in ZIP 77407.

Fieldstone questions, answered

Where is Fieldstone in Richmond TX?

In the 77407 portion of Richmond, in unincorporated Fort Bend County, off South Mason Road. It carries a Richmond mailing address and sits inside the City of Houston’s extraterritorial jurisdiction rather than any city’s limits. The MLS files the plat under the Fort Bend County North and Richmond market area.

Who built Fieldstone?

Meritage Homes and Kimball Hill Homes are named in Fieldstone closing records. That is not a complete builder list for the neighborhood. For a specific house, the permit record or the association file is the reliable source, and I can request either.

Can I lease my house in Fieldstone?

That depends on the association’s current recorded documents, read alongside Texas law, and it needs to be confirmed for your property rather than assumed. The list of provisions to check is in the leasing section above. I can request the current governing documents and rules for your address and go through them with you.

Should I sell or lease my Fieldstone home?

Setting a sale price beside a monthly rent does not answer it. The comparison that helps puts estimated net sale proceeds next to rental income after the costs an owner actually carries: property taxes, insurance, association assessments, maintenance and repairs, an allowance for vacancy and turnover, and management fees if you would not manage it yourself. Any remaining loan payment belongs in it too. I will work that through for your address using your own figures, with every assumption stated plainly, alongside current sale comparables, current lease comparables and the association’s leasing provisions. Your timeline and your tolerance for being a landlord sit on top of the arithmetic, and those are yours to weigh.

Does Fieldstone flood?

It is a fair question, and it has a neighborhood part and an address part. At the neighborhood level, the plat sits inside a levee improvement district, and a levee reduces risk without eliminating it. That is context. Buying or leasing a particular house needs evidence about that house: the current effective FEMA map and the county’s floodplain viewer, the seller’s disclosure, any elevation documentation, and a written insurance quote. The steps and the links are in the flood section above.

Talk to me about Fieldstone

I have worked Fort Bend County since 2002. In 77407 the plats sit close together and each keeps its own record, so the comparable set gets built for the specific house.

If you are buying, I will build the closed comparable set for the section and size band you are actually shopping, review available HOA information and plan for the resale documents required under the contract, and walk the flood, district and tax items on this page for the specific address.

If you own here and are weighing a sale, I will show you where your house lands against the sales that match it and against the listings a buyer would see instead, and what the resale documents and the district notice will cover when a buyer asks. That conversation costs nothing and does not commit you to listing.

If you are weighing leasing instead of selling, I will get the association’s current leasing provisions in writing for your address, then set estimated net sale proceeds beside rental income after property taxes, insurance, assessments, maintenance, a vacancy allowance, management costs where they apply, and any remaining loan payment. Your figures, assumptions stated out loud, and both sides built from current Fieldstone sale and lease records.

If you are looking at a Fieldstone rental, send me the listing and your move in timing and I will help you get clear on what is actually available, what you would owe beyond base rent, which repairs fall to the landlord, and how amenity access is issued.

Call or text 281.387.1535, or email zach@zachregroup.com. Honest guidance, real local knowledge, and no pressure.

Zach Emmanouil, Broker Associate, ZACH R E GROUP at C.R. Realty. Texas Realtor since 2002, licensed by the Texas Real Estate Commission. Information About Brokerage Services and the TREC Consumer Protection Notice are linked in the footer of this site. This page is general market information. It is not an appraisal, not legal or tax advice, and not a guarantee of any result. Tax rates and units, school boundaries, flood maps and association documents change; confirm current information for a specific address with the source named. All properties are offered without regard to race, color, religion, sex, handicap, familial status or national origin.