McCrary Meadows Richmond TX: Prices vs Veranda

McCrary Meadows Richmond TX is a single-family neighborhood in ZIP code 77406, in Fort Bend County. Over the last twelve months it recorded 39 sales at a median of $345,000. Homes there took 37 days to sell and were built between 2016 and 2024. Meanwhile Veranda, in ZIP code 77469, sold 47 homes at $449,900 in 48 days. In short, McCrary Meadows is the cheaper and faster of the two.

McCrary Meadows Richmond at a glance

Every line below is either a Multiple Listing Service figure or a fact with a source behind it. Where a line says the information is not published, that is the honest answer rather than a placeholder. I would rather leave a gap than fill it with a number I cannot stand behind.

On the HOA figure, Community Solutions Unlimited, which manages the association, lists an annual assessment of $630 due January 1. That page does not say which year the amount applies to. Treat it as a starting point, and confirm the current assessment in writing before you rely on it.

The remaining gaps are real gaps. Several Richmond communities publish an acreage, an amenity list and a developer name on a page I can link to. This one does not. Borrowing those details from a builder brochure or a competitor’s blog post, then presenting them as established fact, is not something I will do.

Who this page is for

This page is written for three people. First, the buyer who has seen a listing here and wants to know whether the price is normal. Second, an owner deciding whether to sell now, who needs a straight read on the last year of closings. Third, someone relocating to Fort Bend County. They are weighing this neighborhood against Veranda, Bonbrook Plantation or Long Meadow Farms, and the listing sites do not show where the real differences sit.

If you are in the first group, the numbers below give you the range and the pace. If you are in the second, the days-on-market section matters more than the median price. And if you are in the third, skip to the comparison table. That is where the trade-off becomes visible.

What McCrary Meadows Richmond is, and what it is not

McCrary Meadows is a Richmond subdivision built in phases, with sections numbered at least through nine. My pull of the last twelve months returned twenty different subdivision strings. Those include the bare name, an all-capitals variant, sections one through nine, a long “Sec 2 Pt Rep 1 & Ext” string, and one listing filed as “Jones Creek Reserve At McCrary Meadows.” All of them are the same plat.

Three name collisions worth knowing about

A wildcard search on the name pulls in three things that are not this neighborhood. Each one can send a buyer to the wrong place.

The first is McCrary’s Southern Hills, which produced five sales in the same search. Those homes were built in the 1960s and sold between $64,000 and $167,500. Their streets are Marva Drive, Karla Circle, Alkay Drive and Sara Lane. They arrive through a different Multiple Listing Service feed entirely and are nowhere near Richmond. Second is McCrary Tr, two listings filed in a different Houston-area board region. Neither belongs in a McCrary Meadows price study.

The third is the one people actually mix up in conversation. McCrary Meadows is not Long Meadow Farms, and it is not “Long Meadows” either. Long Meadow Farms is a separate, larger and dearer Richmond community with its own page on this site. Because both names carry the word Meadows, the two get conflated constantly. At the median the gap between them is roughly $145,000.

It is also not Veranda, Bonbrook Plantation, Lakes of Bella Terra, Pecan Grove, Harvest Green or Aliana. Each of those is a distinct Richmond-area neighborhood with its own price level, and each is covered separately.

McCrary Meadows Richmond prices, dated

Two things matter about any price figure: the window it covers, and the day it was pulled. Both are stated below. A median with no date attached is close to useless six months later.

The hub snapshot used for comps

The at-a-glance figures come from the snapshot behind the community table on my Richmond TX real estate guide. That snapshot covers closings from August 2025 through August 2026, with active listings counted on August 14, 2026. Every community on this page is quoted from that one snapshot, so the comparisons are apples to apples.

My own McCrary Meadows Richmond pull, and where it differs

Separately, on September 7, 2026, I ran my own search. The filters were single-family, subdivision beginning with the name, and closings between August 1, 2025 and August 14, 2026, with active listings included. After removing the three name collisions above, sixty records remained. Here is how that pull lines up against the published snapshot.

Median price, median size and the build range reproduced exactly. The count came in two sales higher and the pace five days quicker. That is what happens when two searches define the same neighborhood slightly differently at the edges. Rather than average them, I publish the snapshot as the headline and show my own numbers beside it. You can then see the size of the disagreement instead of having it buried inside a blended figure.

Two ways to compute price per square foot

The $160 per square foot deserves a footnote. Two defensible methods exist, and they do not always agree. Adding up every sale price and dividing by every square foot gives $159.33. Taking the middle value of the forty-one individual per-foot ratios gives exactly $160.00.

Here the two methods land within a dollar of each other, so the number is unusually solid. On other neighborhoods I have worked through, they have differed by five dollars or more. The practical lesson is simple. Use a per-foot figure to sort neighborhoods into tiers, never to price one house to the dollar.

What is actually on the market right now

Nineteen homes were active in my September pull, one fewer than the twenty the snapshot counted three weeks earlier. Those listings ask a median of $370,000 for a median 2,409 square feet. They have been sitting 51 days. The asking range runs from $259,900 to $624,900.

Nineteen active listings divided by roughly 3.3 sales a month works out to about 5.8 months of supply. That is my own arithmetic, not a published figure. It also mixes a point-in-time inventory count with a trailing-year sales pace, so read it as a gauge rather than a reading.

One detail is worth flagging for sellers. Active listings ask above the median that actually closed. They have also been on the market longer than the typical sale took. That gap is the ordinary shape of a market where asking prices lag closings. It is also the best argument for pricing off closed sales rather than off what the neighbors are asking.

How quickly McCrary Meadows Richmond sells

A 37-day median reads like a calm, unremarkable market, and at the level of the neighborhood it is. Underneath that median, though, the spread is wide.

The days-on-market spread

Across the forty-one sales in my pull, nine closed within a fortnight. Eleven took between two weeks and a month. Another eight ran one to two months, eleven took two to four months, and two dragged past four. The fastest sale went in a single day. The slowest took 334.

So roughly half the neighborhood sells inside a month, and roughly a third takes more than two. A well-presented, correctly priced house here is not waiting long. A house priced off the top of the range, or one that shows poorly, can sit for a season.

What the data says about builder inventory

Where a neighborhood shows an unusual days-on-market figure, the easy explanation is builder inventory sitting on the market. That explanation does not hold up here, and I checked before writing it off.

Of the forty-one sales, only two involved homes built in 2023 or 2024. The bulk clustered in 2019, 2020 and 2021, with 2020 alone accounting for twelve closings. The busiest listing office handled seven of the forty-one sales. Every one of those seven was a resale of a home built between 2016 and 2020. That is a neighborhood specialist, not a homebuilder moving standing inventory.

What that leaves is an ordinary resale market, in a neighborhood that finished its main construction run several years ago. Buyers should know this. It means the comparable sales are genuine arm’s-length resales, not builder transactions with incentives buried inside them.

McCrary Meadows compared with Veranda, Bonbrook Plantation and Lakes of Bella Terra

All five rows below come from the single snapshot described earlier, so nothing here is mixing windows or pull dates.

Against Veranda

The headline gap is roughly $105,000 at the median, and about 385 square feet of house. Per square foot the distance narrows to ten dollars. Most of the price difference is therefore size, not a different quality tier. Veranda also took eleven days longer to sell, and its build range starts a year later. Read together, Veranda is the bigger, slower, dearer option. McCrary Meadows is where the same money buys a newer but smaller home with less waiting.

Against Bonbrook Plantation

These two sit closest on price, $10,000 apart at the median. The differences are in age and pace. Bonbrook Plantation built from 2005 to about 2020, so its housing stock is roughly a decade older. It also sold ten days faster and costs less per foot, $147 against $160. Put plainly, Bonbrook buys more square footage per dollar in an older neighborhood. McCrary Meadows buys newer construction at a smaller footprint.

Against Lakes of Bella Terra and Long Meadow Farms

Lakes of Bella Terra runs about $77,500 higher for roughly 344 more square feet, at almost the same price per foot. Long Meadow Farms jumps further still, $145,000 above the median here for homes 745 square feet larger. Neither is a like-for-like alternative. Both are the next tier up, and choosing between them is really choosing a house size.

A caution about superlatives

One superlative on this page holds up. I checked it against all fifteen communities in the table, not just the visible top rows. McCrary Meadows carries the lowest median sold price of every Richmond community on that table. Bonbrook Plantation is next at $355,000.

Beyond that, resist the urge to stack up more superlatives. The neighborhood is second-smallest by median home size, not smallest. Del Webb Sweetgrass comes in at 1,949 square feet. Its $160 per foot ranks ninth of fifteen, squarely mid-table. And 37 days on market is only fifth slowest. Austin Point, Harvest Green, Veranda and Riverpark all took longer.

Against the city as a whole the picture is consistent. Richmond overall closed 3,223 sales at a median of $370,000 and $166 per foot, on 2,413 square feet, in 37 days. McCrary Meadows comes in below the city on price, price per foot and size, and matches it exactly on pace.

Schools in McCrary Meadows Richmond: confirm by address

Richmond addresses fall into either Lamar Consolidated ISD or Fort Bend ISD, depending on the address. A neighborhood boundary is not an attendance boundary. Two houses at opposite ends of one subdivision can feed different campuses. Zones also get redrawn as districts open new schools.

For that reason I do not publish a campus list or school ratings on community pages. A list goes out of date quietly, and a rating tells you far less than a visit does. Verify the assignment for the specific address with the district directly, in writing, before it becomes a reason you buy.

Who McCrary Meadows Richmond is not a fit for

A page that only sells a neighborhood is not much use, so here is the other side.

If you need 3,000 square feet or more, this is the wrong search. The median home here is 2,273 square feet. Most of the neighborhood sits in the 1,500 to 2,600 range. Long Meadow Farms or Aliana will serve you better.

Some buyers want a published amenity package: a named lake, a specific pool, a fitness building they can look up before visiting. The master-planned communities nearby document far more of that. What is available here in writing is thinner, which is why the table above says so instead of guessing.

If you want a brand-new build with a builder warranty, note that only two of the last forty-one sales were built in 2023 or 2024. This is a resale market now. And if your budget tops out under $290,000, the last twelve months suggest that is below where this neighborhood trades.

Questions buyers ask about McCrary Meadows Richmond

Where is McCrary Meadows?

It carries a Richmond mailing address in Fort Bend County, in ZIP code 77406. Every one of the sixty listings in my pull fell inside ZIP code 77406. I checked seven other nearby ZIP codes, including 77407, 77469, 77441 and 77494. Each returned zero, so the neighborhood does not straddle a ZIP line.

How much does a home in McCrary Meadows cost?

The median sale over the last twelve months was $345,000. Closings ranged from $290,000 to $610,000. Homes listed now ask a median of $370,000, in a range of $259,900 to $624,900. Where one house lands inside that range depends mostly on size, section and condition.

Is McCrary Meadows the same as Veranda?

No. They are separate Richmond communities in different ZIP codes. Veranda’s median sale is roughly $105,000 higher, its homes about 385 square feet larger, and they take longer to sell.

Is McCrary Meadows the same as Long Meadow Farms?

No, and this is the mix-up I correct most often. They are entirely different neighborhoods that happen to share a word. Long Meadow Farms sold at a $490,000 median on 3,018 square feet. That is roughly $145,000 and 745 square feet above McCrary Meadows. A third name, “Long Meadows,” belongs to yet another Houston-area subdivision and is not connected to either.

Is McCrary Meadows in Lamar CISD or Fort Bend ISD?

The answer is address-specific rather than neighborhood-wide. Confirm the assignment with the district in writing, for the exact house you are considering.

Talk to someone who works this ZIP code

If you are shopping McCrary Meadows, send me the addresses you are weighing. You will get back where each sits against the thirty-nine sales behind that $345,000 median. You will also get a view on whether the asking price reflects the section and the size or just optimism. Finally, you will get a straight read on the trade against Veranda or Bonbrook Plantation for the same money.

Owners, the same offer runs in reverse. Send your address and you will get an honest read on where the house sits in the range. You will also get what the 37-day figure means for your timeline, and what it would take to move the house toward the top of the range.

Honest guidance, real local knowledge, and no pressure.

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

Browse the wider area on my Richmond TX real estate guide. Compare the neighbors on my Veranda, Bonbrook Plantation and Long Meadow Farms 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.