Waterside Estates is a finished master-planned neighborhood in Richmond, Texas, sitting entirely inside ZIP 77406. Between August 2025 and August 2026, 24 homes sold there. The median sale was $383,750 at 2,603 square feet, and the typical one took 21 days on the market. Builders finished the last house in 2006. Rivers Edge, the closest comparison on this site, sold 36 homes at a $359,500 median in 20 days.
Waterside Estates Richmond TX at a glance
Every number below comes from one Houston Association of Realtors MLS pull run on September 7, 2026. Sales cover August 1, 2025 through August 14, 2026. Active listings are what stood open on the pull date. I searched the subdivision field for waterside estates and kept only the records in HAR Area 37.
| Item | What the MLS shows |
|---|---|
| City and ZIP | Richmond, Texas 77406. All 38 records, no exceptions. |
| Homes sold, Aug 2025 to Aug 2026 | 24 |
| Active listings on Sept 7, 2026 | 14 |
| Median sold price | $383,750 |
| Median size sold | 2,603 sq ft |
| Median days on market | 21 |
| Year built range | 2000 to 2006 |
| New construction | None. The MLS flag reads No on all 38 records. |
| School districts | Lamar CISD or Fort Bend ISD, depending on the address |
| HOA dues | Not published here. I have no current source. |
| Tax rate and MUD | Not published here. I have no current source. |
| Developer, acreage, amenities | Not published here. No official community site to cite. |
| Flood history | Not published here. Ask me for the specific address. |
Those blank rows are deliberate. Plenty of pages will hand you an HOA figure or a tax rate with no source behind it. I would rather leave a line empty than publish a number I cannot stand behind. If you need any of them for a specific house, I will pull them from the seller disclosure and the appraisal district and send you the documents.
Who this Waterside Estates Richmond page is for
This page helps you if you are weighing an early-2000s Richmond neighborhood against a newer one, and you want the trade honestly framed. It also helps if you already live here and want to know what your house is worth against real closed sales rather than an automated estimate.
It helps sellers too. Fourteen homes are competing right now, and the median one has been sitting 40 days. That is a much slower picture than the 21 days the closed sales took. Knowing which side of that gap your house lands on is most of the pricing decision.
What Waterside Estates Richmond is, and what it is not
The name is a problem. Searching waterside across the MLS returned 179 records. Only 47 sat in the Richmond corridor, and only 38 of those were this neighborhood. Here is what the other 141 were.
It is not Waterview Estates
Waterview Estates is a separate Richmond community in ZIP 77407, and it carries its own row on the city table. The names differ by three letters. The neighborhoods are several miles apart. Do not let a search engine merge them for you. My Waterview Estates Richmond TX guide has that neighborhood’s own numbers.
It is not Waterside Village
This one matters more, because it is closer and the street names look alike. Waterside Village is a distinct plat, and my ZIP sweep put all nine of its records in 77407, not 77406. Both neighborhoods name their streets after lakes, which is exactly why they get confused. Waterside Village homes ran smaller and cheaper over the same window, with a $310,000 median across seven sales.
It is not any of the other Waterside plats
Waterside at Cedar Creek, Trails at Waterside, Waterside at Wyndham and Waterside on Lake Marble Falls together accounted for 132 of the 179 records. None of them carry a HAR area code, which means they reach this system from other Texas MLS feeds entirely. They are not in the Houston market at all.
It is not Rivers Edge, Bonbrook, McCrary Meadows, Veranda or Pecan Grove
Those five are separate Richmond communities with their own pages on this site, their own price bands and their own build years. I compare Waterside Estates to three of them further down, using one shared snapshot so the comparison is fair.
What homes in Waterside Estates Richmond sold for
Twenty-four homes closed in the window. That is a moderate volume for a Richmond neighborhood, and it is enough to trust a median without leaning on any single sale.
Waterside Estates Richmond closed sales, August 2025 to August 2026
| Measure | Waterside Estates, 24 closed sales |
|---|---|
| Median sold price | $383,750 |
| Lowest sale | $282,000 |
| Highest sale | $735,000 |
| Median size | 2,603 sq ft |
| Smallest sold | 1,564 sq ft |
| Largest sold | 5,433 sq ft |
| Median days on market | 21 |
| Fastest sale | 4 days |
| Slowest sale | 129 days |
The spread is wide. A $282,000 sale and a $735,000 sale in the same neighborhood, in the same year, tells you the median alone will not price your house. Size, section and condition all move the number, and a 1,564 square foot home and a 5,433 square foot home are not really competing with each other.
Price per square foot, and why I will not give you one number
Per-foot figures look precise and are not. There are three defensible ways to calculate one, and on this neighborhood they disagree.
| Method | Result | What it does |
|---|---|---|
| Total dollars divided by total square feet | $146.83 | Lets the biggest houses carry the most weight |
| Median of each home’s own rate | $146.17 | Treats every sale equally, ignores outliers |
| Average of each home’s own rate | $149.52 | Treats every sale equally, outliers pull it |
The honest read is that Waterside Estates traded somewhere around $146 to $150 per square foot. Anyone quoting you a per-foot figure to the penny is not telling you which method they used. For comparison, ZIP 77406 as a whole ran $172. This neighborhood is meaningfully cheaper per foot than the ZIP around it.
What is on the market right now
| Measure | 14 active listings, Sept 7, 2026 |
|---|---|
| Median list price | $377,500 |
| Lowest active | $299,900 |
| Highest active | $899,786 |
| Median size | 2,712 sq ft |
| Median days on market | 40 |
| Longest active listing | 271 days |
Read those two tables side by side. Homes that actually sold took 21 days. Homes still sitting have averaged 40, and one has been listed for 271. The market is not slow here. Some of the asking prices are simply wrong, and a listing that has run past nine months is telling you something specific.
How fast the sales moved
The median hides a split worth seeing.
| Time on market | Sales | Share |
|---|---|---|
| Under 15 days | 9 | 38 percent |
| 15 to 30 days | 7 | 29 percent |
| Over 30 days | 8 | 33 percent |
Nearly four in ten sold inside two weeks. Another third took more than a month. Priced correctly, a house here moves quickly. Priced hopefully, it joins the group that took over 30 days, and every one of those sellers eventually adjusted.
Size is where this neighborhood is unusual
Ten of the 24 sales were 3,000 square feet or larger. That is a large-home neighborhood by Richmond standards, and it is the single most useful thing to know about it.
| Home size | Sales |
|---|---|
| Under 2,000 sq ft | 3 |
| 2,000 to 2,499 sq ft | 8 |
| 2,500 to 2,999 sq ft | 3 |
| 3,000 sq ft and up | 10 |
The median home sold here was 2,603 square feet. The median home sold across all of ZIP 77406 was 2,544, and it cost $420,000. So Waterside Estates delivered a slightly larger house for $36,250 less than the ZIP median, and it did it in half the time.
Where this pull differs from the Richmond city table
My Richmond market page carries a community table, and its Waterside Estates row does not match what I found. I am publishing both rather than quietly picking one.
The city table row is broader than this Waterside Estates Richmond page
That row reads 30 sold, 17 active, $366,500 median, 25 days, built 2000 to 2006. My Waterside Estates pull reads 24 sold, 14 active, $383,750 median, 21 days, built 2000 to 2006.
The gap has an explanation. If I add Waterside Village to Waterside Estates, I get 31 sold and 16 active, a $365,000 median and 27 days. That is within one or two of the city table on every count. The city row appears to combine the two neighborhoods. Since Waterside Village sits in a different ZIP, this page keeps them apart, and the figures above cover Waterside Estates alone.
Two cells in that row need a second look
The city table gives Waterside Estates $147 per square foot and a 2,439 square foot median. It gives Bonbrook Plantation exactly the same two values. No other pair of rows in that table matches on any figure. My own pull returned neither number for this neighborhood under either definition. I am flagging it rather than repeating it, and I will correct the source table separately.
Waterside Estates Richmond compared with three nearby communities
Everything in this table comes from the same August 2026 snapshot on the Richmond city page. Using one snapshot is the only way a comparison means anything, so I have not mixed my fresher pull into it.
| Community | Sold | Active | Median Sold | $/Sq Ft | Median Sq Ft | Days | Built |
|---|---|---|---|---|---|---|---|
| Waterside Estates | 30 | 17 | $366,500 | $147 | 2,439 | 25 | 2000 to 2006 |
| Rivers Edge | 36 | 15 | $359,500 | $143 | 2,502 | 20 | 2004 to 2019 |
| Bonbrook Plantation | 51 | 23 | $355,000 | $147 | 2,439 | 27 | 2005 to 2020 |
| McCrary Meadows | 39 | 20 | $345,000 | $160 | 2,273 | 37 | 2016 to 2024 |
| Richmond, all sales | 3,223 | 1,582 | $370,000 | $166 | 2,413 | 37 | 1906 to 2027 |
| ZIP 77406 | 1,241 | 606 | $420,000 | $172 | 2,544 | 42 | 1914 to 2026 |
Against Rivers Edge
These two are the closest match on the table, and the choice between them is really a choice about age. Rivers Edge sold more homes at a slightly lower median, and it turned them a day faster. Its houses run from 2004 to 2019, so you can buy a home there that is under ten years old. In Waterside Estates you cannot. Nothing here was built after 2006.
Against Bonbrook Plantation
Bonbrook Plantation is the larger market, with 51 sales to 30, and it came in about $11,500 cheaper at the median. It also sits in ZIP 77469 rather than 77406, which changes the school picture and the commute. Treat the two as different submarkets, not as alternatives on the same street.
Against McCrary Meadows
McCrary Meadows is the newest of the four, built from 2016 to 2024, and the cheapest at a $345,000 median. You pay for that newness in a different currency. Its homes are smaller at 2,273 square feet, its per-foot rate is the highest of the group at $160, and it took 37 days to sell against 25 here.
Waterside Estates Richmond against ZIP 77406 as a whole
This is the comparison I would actually lean on. The ZIP sold 1,241 homes at a $420,000 median, 2,544 square feet, $172 per foot, 42 days. Waterside Estates undercut it on price and on per-foot cost, matched or beat it on size, and sold in roughly half the time. For a buyer priced out of newer 77406 product, that is a real opening.
Waterside Estates Richmond is a finished neighborhood
Building stopped in 2006
Of the 15 Richmond communities on the city table, Waterside Estates is the only one where construction ended before 2007. Canyon Gate is next at 2010. Everything else runs to 2014 or later, and four are still building today.
| Year built | Homes in the pull |
|---|---|
| 2000 | 3 |
| 2001 | 5 |
| 2002 | 3 |
| 2003 | 9 |
| 2004 | 12 |
| 2005 | 5 |
| 2006 | 1 |
Two thirds of the neighborhood went up between 2003 and 2005. That concentration matters for a buyer. Roofs, water heaters, HVAC systems and fences in a neighborhood like this tend to reach the end of their lives at roughly the same time. Some of these homes are on their second roof already. Some are not.
The upside is that a finished neighborhood has no builder next door. The trees are twenty years old, the streets are done, and there is no phase seven coming to compete with your resale. That last point is worth real money when you sell.
Zero new construction, and I checked the flag
The MLS carries a New Construction field, and I queried it directly rather than guessing from the build years. It returned Yes on zero records and No on all 38. The field was fully populated, so this is a genuine reading and not a gap in the data.
That makes every comparable sale here an ordinary resale between two owners. There are no builder incentives, rate buydowns or closing-cost credits buried inside these numbers, which is a common problem when you price a home against a community that is still selling new inventory.
Schools serving Waterside Estates Richmond
Richmond addresses fall into one of two districts, and Waterside Estates is not uniformly in either one. Some addresses are zoned to Lamar Consolidated ISD and others to Fort Bend ISD.
Confirm your specific address with the district before you write an offer. Attendance boundaries change, and they change more often than people expect. I do not publish campus names or school ratings on this site, because the MLS disclaims its own school data and third-party ratings go stale between the day they are scraped and the day you read them.
If schools are driving your search, tell me which campus you want and I will work the search from the boundary inward. That is a different and better process than finding a house first and hoping.
Who Waterside Estates Richmond is not a fit for
I would rather talk you out of a neighborhood early than have you find out after closing.
You want a newer home
Nothing here postdates 2006. If a home under fifteen years old is on your list, Rivers Edge, Veranda and McCrary Meadows all have inventory that Waterside Estates cannot offer at any price.
You want a warranty and a builder to call
Every sale here is a resale. You get an option period, an inspection and whatever the seller agrees to repair. On a new build I can often negotiate more, and I have gotten builders on other transactions to have their HVAC contractor write an extended parts and labor warranty for my buyer. That lever does not exist in a finished neighborhood.
You are shopping strictly under $300,000
One sale in the window closed at $282,000 and the cheapest active listing is $299,900. The band exists but it is thin, and it usually means the smallest floor plans. Set your expectations at the median of $383,750 and treat anything below $320,000 as a rare find.
You need a specific district guaranteed
The split between Lamar CISD and Fort Bend ISD runs through this area. If only one of them works for your family, the neighborhood does not answer the question. The address does.
Waterside Estates Richmond questions and answers
Where is Waterside Estates Richmond?
Richmond, Texas, in ZIP 77406, inside Fort Bend County. Every one of the 38 MLS records I pulled sat in that ZIP. I ran counter-searches on 77407, 77469, 77471, 77441, 77494, 77479, 77083 and 77498, and all eight returned zero. The neighborhood does not straddle a ZIP line.
What does a home in Waterside Estates Richmond cost?
The median sale between August 2025 and August 2026 was $383,750, with closings from $282,000 to $735,000. Fourteen homes are listed now at a $377,500 median. Per square foot the sales worked out to roughly $146 to $150, depending on how you calculate it.
Is Waterside Estates the same as Rivers Edge?
No. They are separate Richmond neighborhoods with separate builders and separate build years. Rivers Edge ran from 2004 to 2019 and sold 36 homes at a $359,500 median. Waterside Estates ran from 2000 to 2006 and sold 24 at $383,750. They are natural comparisons, which is why people mix them up.
Is Waterside Estates the same as Waterview Estates?
No, and this is the confusion I see most. Waterview Estates is in ZIP 77407 with its own row on the Richmond table. Waterside Village, also in 77407, is a third neighborhood again. Three similar names, three different places, and only one of them is on this page.
Is it Lamar CISD or Fort Bend ISD?
It depends on the address, and both districts serve homes in this part of Richmond. There is no single answer for the neighborhood. Confirm with the district using the exact address before you rely on it.
Talk to someone who works this market
I pulled every figure on this page myself, from the HAR MLS, on September 7, 2026. Where the data disagreed with my own site I said so instead of smoothing it over. That is the standard I hold on all of these pages.
If you are buying in Waterside Estates, I will show you which of the 14 active listings are priced against reality and which are not. If you are selling, I will show you where your house lands in that 38 percent that sold inside two weeks, and what it would take to get there. No pressure, no hype, and no promises I cannot keep.
Zach Emmanouil
Broker Associate and Team Lead, ZACH R E GROUP at C.R. Realty
281.387.1535
Honest guidance, real local knowledge, and no pressure.
Keep reading: Richmond TX real estate | Rivers Edge | Bonbrook Plantation | McCrary Meadows | All communities
Data source: Houston Association of Realtors MLS, pulled September 7, 2026. Sales cover August 1, 2025 through August 14, 2026. Active listings as of the pull date. Figures describe past sales and are not a prediction or an appraisal. Information is deemed reliable but not guaranteed. ZACH R E GROUP at C.R. Realty. Texas Real Estate Commission Information About Brokerage Services and Consumer Protection Notice are linked in the site footer. Equal Housing Opportunity.