Greatwood sold 129 homes in the twelve months to August 2026 at a median of $490,000, and half of them went under contract inside 19.5 days. That makes it one of the two fastest-moving communities I track anywhere in Fort Bend County. Forty-three percent of sales closed in two weeks or less.
A community where the median home dates from 1998 has no builder inventory, no incentives and no rate buydowns. Everything that sells is somebody’s house, and it sells in under three weeks. That tells you more about demand than any price figure on this page.
Greatwood at a glance
I pulled these numbers from the HAR MLS on 25 August 2026 using the Greatwood master-planned community code. The search returned 180 records and I removed two by hand, one in Royal Lakes Estates and one in Tara, both nearby subdivisions that are not Greatwood. The figures below rest on the remaining 178.
| Measure | Sold, 12 months | Active |
|---|---|---|
| Listings | 129 | 49 |
| Median price | $490,000 | $545,000 |
| Median price per sq ft | $173.50 | $175.99 |
| Median size | 2,903 sq ft | 3,229 sq ft |
| Median days on market | 19.5 | 32 |
| Median year built | 1998 | 1998 |
| Price range | $300,000 to $1,225,000 | $328,999 to $2,650,000 |
Source: HAR MLS, closed sales 25 August 2025 to 25 August 2026 plus active listings on 25 August 2026. Sales covered build years from 1990 to 2022 and sizes from 1,753 to 5,472 square feet.
The asking prices here are honest
The active median sits 11.2 percent above the sold median, which normally makes me suspicious. Per square foot the gap collapses to 1.4 percent.
That difference is composition, not optimism. The homes listed today run a median 3,229 square feet against 2,903 for what actually sold. Sellers are asking market rate on bigger houses. Compare that to Lake Olympia, where the waterfront listings ask 26 percent per foot above what waterfront homes have closed at.
Forty-nine listings against 129 annual sales works out to roughly 4.6 months of supply. That is a balanced market leaning slightly toward sellers.
What a decade of build date is worth in Greatwood
Greatwood built out over roughly twenty years, so the same community holds homes from 1990 and homes from 2004. Splitting the sales by build period shows what that costs.
| Built | Sold | Median price | Median $/sq ft | Median size | Median DOM |
|---|---|---|---|---|---|
| 1990 to 1994 | 43 | $420,000 | $164.66 | 2,518 sq ft | 18 |
| 1995 to 1999 | 31 | $562,000 | $170.31 | 3,416 sq ft | 31 |
| 2000 to 2004 | 54 | $541,250 | $184.04 | 2,948 sq ft | 18 |
A home from the early 2000s trades at 11.8 percent more per square foot than one from the early 1990s. That is the clearest read on what a decade of age costs in a built-out community, and it is measured rather than assumed.
The middle group is the interesting one. Homes from the late 1990s are by far the largest at 3,416 square feet, and they take the longest to sell at 31 days. Big houses have a smaller buyer pool, even here.
If you are buying, the early-1990s homes are the value. If you are selling one, price against your own build era rather than the community median, because the community median describes a different house.
Greatwood is in Lamar CISD, not Fort Bend ISD
This surprises almost everyone. The address says Sugar Land, and most of Sugar Land sits in Fort Bend ISD. Greatwood does not.
The Greatwood Community Association lists the campuses on its own website: Susanna Dickinson Elementary on Greatwood Parkway and Bess Campbell Elementary on Shadow Bend Drive, then Antoinette Reading Junior High and George Ranch High School.
Some listing sites still show Fort Bend ISD and a nonexistent “Greatwood Elementary” for this community. That is wrong, and it matters, because a buyer comparing Greatwood to a Fort Bend ISD neighborhood is comparing two different districts.
Lamar CISD has been rezoning heavily as it grows, mostly around Fulshear and Katy to the north. Confirm the assignment for your exact address using the district’s own School Finder before you write an offer. I do not publish third-party campus ratings.
Sugar Land only annexed Greatwood in 2017
Greatwood spent most of its life outside any city, in Sugar Land’s extraterritorial jurisdiction, with a Richmond mailing address for years. The city annexed it effective 12 December 2017, together with New Territory.
Community Impact reported the combined annexation added about 29,633 people to Sugar Land and grew the city from 87,367 residents to more than 117,000. The process had run since November 2007, with residents paying surcharges into a fund that reduced the districts’ debt ahead of the handover.
The four municipal utility districts that had served Greatwood, Fort Bend County MUD Nos. 106, 108, 109 and 117, dissolved at annexation. Fort Bend County Levee Improvement District No. 11 did not. It still owns and operates the levee and pump stations, and it still levies a tax.
So a Greatwood owner today pays city, county, school district and levee district taxes. Ask for the current rates on the exact address in writing and confirm them with the appraisal district. My explainer on utility district taxes covers how these districts work.
The Brazos River, the levee and what happened in 2016 and 2017
This section covers flood events from 2016, 2017 and 2024. It is history rather than a current condition, and I date it plainly because old flood coverage reads as present tense and unfairly damages owners selling today.
Greatwood sits behind a levee on the Brazos River, operated by Levee Improvement District No. 11. The levee did its job in both major events, and both events still produced flooding.
The Brazos crested at Richmond at 54.74 feet on 2 June 2016, a modern record at the time. Hurricane Harvey beat it fifteen months later, cresting at 55.19 feet on 1 September 2017. During Harvey the district closed its floodgates and ran its pumps, and it reported structural flooding inside the district. Fort Bend County’s list of flood-affected neighborhoods included Greatwood Crossing and Greatwood Knoll. The district issued Brazos updates again in May 2024, reporting about eleven inches of rain in five hours.
None of that makes Greatwood unusual for a community on this stretch of the Brazos. It does mean you check the specific lot rather than the community. Look up the address on FEMA’s Flood Map Service Center, ask the seller whether the home has ever flooded and whether anyone filed a claim, and price flood insurance before you go under contract.
Who actually built Greatwood
Sources disagree about this, and the disagreement is worth explaining because both sides are partly right.
The Texas State Historical Association credits Newland Communities. A Houston brokerage site credits Terrabrook. They are describing different links in one chain.
- American General Land Development began the project in 1989.
- Terrabrook, a Westbrook Partners entity, took it over after Westbrook bought American General’s land business in the mid 1990s.
- Newland Communities acquired the Terrabrook portfolio on 30 October 2003, a deal CoStar reported at $600 million covering 21 communities.
- Brookfield Residential acquired Newland in a deal that closed 1 June 2021.
One caveat on that last step. Greatwood finished building around 2008 and its homeowners association has run it since. Brookfield bought the developer, not an active Greatwood build program. The lineage is corporate history rather than anything a resident would notice.
It does connect four communities buyers often compare. Greatwood, Cinco Ranch, Telfair and Elyson all sat in the same portfolio.
How big is Greatwood?
The Texas State Historical Association, the homeowners association and the levee district all point to 2,050 acres. Use that figure.
A larger number circulates, around 3,800 to 3,850 acres, and it appears on at least one listing site. That figure is the combined Greatwood and New Territory annexation total reported by Community Impact in 2016. It describes two communities, not one.
Marketing sources describe 29 subdivisions. The MLS shows 76 distinct section names across my 178 records, because recorded plat sections are finer than marketed villages. Both numbers are true and they count different things. Population ran 6,640 at the 2000 census and 11,538 at the 2010 census. Greatwood stopped being a separate census place after annexation, so anything more recent is an estimate.
The golf course
Greatwood Golf Club opened in 1990. Carlton Gipson designed it, and it plays as an 18-hole par 72 at roughly 6,836 yards. It is a public daily-fee course, not a private club, and it operates today.
The Houston Chronicle reported that the course suffered a period of neglect under earlier owners and managers before the Lopez family bought it in October 2005 and rebuilt bunkers, cart paths and bridges. Recent public reviews still raise maintenance complaints. There is no sign of closure or redevelopment.
One correction worth making. Greatwood’s course is not a Robert Trent Jones design. Robert Trent Jones Senior designed the course at Sugar Creek Country Club, a different Sugar Land community. Those two get mixed up regularly.
Amenities
The Greatwood Community Association dates to 1989 and runs the amenities. Its own site lists three swimming pools including a resort-style pool and competition pools, 13 playgrounds, walking and jogging trails, lighted tennis and pickleball courts, sand volleyball, a nature park of about four acres and roughly 32 acres of lakes. Two recreation centers appear on the association site, on Greatwood Parkway.
A story about this land that is probably not true
You will find claims online that the Greatwood land once belonged to William Moody Junior, the Galveston financier, and served as a family cattle ranch or hunting preserve.
I could not verify it and I do not think it is true. The claim traces to a single real estate blog. The Texas State Historical Association’s entry on Greatwood makes no mention of Moody, a ranch or a hunting preserve, and the blog making the claim also gets the financier’s middle name wrong and misidentifies the developer. American General, a Houston company, started this project. It is a different business from the Galveston insurance company the Moody family built.
What is true is the neighborhood. Greatwood sits beside the historic George Ranch, on land in the part of Fort Bend County first granted to Stephen F. Austin’s Old Three Hundred colonists in the 1820s. I have not been able to confirm which original league covers the Greatwood tract, and that would take a trip through county deed records rather than a search engine.
I would rather tell you what I could not confirm than repeat a good story.
Greatwood compared
| Measure | Greatwood | Cinco Ranch | Elyson |
|---|---|---|---|
| Homes sold, 12 months | 129 | 533 | 404 |
| Median price | $490,000 | $550,000 | $470,315 |
| Median price per sq ft | $173.50 | $181.85 | $179.67 |
| Median year built | 1998 | 2005 | 2025 |
| Median days on market | 19.5 | 19 | 63 |
Greatwood and Cinco Ranch move at almost exactly the same speed, and both finished building years ago. Elyson takes three times as long because builders still list homes there months before anyone can move in. Greatwood is the cheapest of the three per square foot, and it is also the oldest.
Who Greatwood suits
Greatwood suits a buyer who wants an established neighborhood with grown trees, a golf course and real amenities, and who does not need a new build. That buyer also has to move quickly, because 43 percent of these homes are gone inside two weeks.
Sellers do well here, provided the price matches the build era rather than the community median. The 1990s homes and the 2000s homes are different products at different rates per foot.
The fit is poor for someone set on Fort Bend ISD, or for anyone unwilling to do flood diligence on a specific address.
Frequently asked questions
How much does a home in Greatwood cost?
Sales in the twelve months to August 2026 ran from $300,000 to $1,225,000, with a median of $490,000 and a median of $173.50 per square foot.
Is Greatwood in Sugar Land?
Yes, since 12 December 2017, when the city annexed it. Before that it sat in Sugar Land’s extraterritorial jurisdiction and carried a Richmond mailing address for years.
What school district serves Greatwood?
Lamar CISD, not Fort Bend ISD, despite the Sugar Land address. The association lists Susanna Dickinson and Bess Campbell elementaries, Antoinette Reading Junior High and George Ranch High School. Confirm your exact address with the district.
Does Greatwood flood?
It sits behind a Brazos River levee. The levee held during the 2016 floods and Hurricane Harvey in 2017, and the levee district still reported structural flooding inside the district during Harvey. Check the specific address on FEMA’s map service and ask the seller for the flood history.
How fast do homes sell in Greatwood?
The median is 19.5 days. Forty-three percent sell within two weeks and 66 percent within a month. Sixteen percent take longer than 60 days, usually the largest homes.
Is the Greatwood golf course public?
Yes. Greatwood Golf Club is a public daily-fee course, designed by Carlton Gipson and opened in 1990.
Talk to me about Greatwood
I have sold real estate in the Houston area since 2002. I pull this data out of the MLS myself rather than repeating what a portal publishes, and when I cannot verify something I say so on the page.
If you are buying in Greatwood, I will show you the comparables from your build era rather than the whole community, because an early-1990s home and a 2003 home are not the same market. If you are selling, I will price you the same way. No pressure, no hype, and no promises I cannot keep.
Zach Emmanouil, Broker Associate, ZACH RE GROUP at C.R. Realty
ABR · CNE · CLHMS · SRES · 281-387-1535 · zach@zachregroup.com