Copperfield · Houston, Texas 77095

Seven villages, one master plan, and an agent who lives here.

Copperfield is a fully built-out master-planned community of roughly 5,195 homes on 2,000 acres of northwest Harris County, and the thing that decides what a house here is worth is almost never square footage. It is which of the seven villages you are standing in, which municipal utility district serves the lot, and which of two high schools the address feeds. Tom Stallings has lived in Southdown Village since 1989, which is longer than he has held a real estate license, and this page is the working knowledge that comes with that.

REALTOR® · ABR · CRS · SRES · TREC #480133-SA · Licensed since 2000

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7Villages, each with its own HOA
5,195Homes, fully built out
1977Year Friendswood broke ground
100%Zoned to Cypress-Fairbanks ISD
1989Tom's first year in Southdown Village

This Area

What Copperfield actually is, and why the village line matters more than the street

ZIP 77095, unincorporated Harris County, about 20 miles northwest of downtown along Highway 6.

Friendswood Development bought 1,800 acres of Gus Wortham estate farmland in 1977 and sold the first homes here in 1979. Rather than building one enormous subdivision around one pool, the plan divided the land into seven villages, each with its own park, its own pool, its own tennis courts, and its own homeowners association. Middlegate, Northmead, Southdown, Southcreek, Westcreek, Easton Commons, and Copperfield Place all grew in from that first phase, and a further 260 acres came in during 1989. Ask anyone who lives here where they live and they will name the village before they name Copperfield.

That structure is not a curiosity. It is the single most consequential fact about buying or selling here. Four villages feed Cypress Falls High School and three feed Langham Creek. The municipal utility district serving a lot moves the combined tax rate across a range of roughly 2.0 to 2.4 percent, and Westcreek sits alone in MUD 264 while Southdown touches four separate districts. Two brick houses of similar size and vintage, a mile apart, can carry different monthly payments and feed different campuses. Pricing one off the other is the most common and most expensive error made in this market, and it is the first thing ruled out before a number goes on a listing.

What you get in exchange for learning that structure is a genuinely uncommon combination. The homes are red brick on all sides, dormered and gabled, mostly three to five bedrooms and 1,900 to 3,200 square feet, sitting under a tree canopy that has been filling in since the first phase went up in 1979. There is no City of Houston property tax, because Copperfield sits in the extraterritorial jurisdiction rather than inside the city limits. Bear Creek Pioneers Park, 2,154 acres of it, sits immediately south and will never be developed, because it is leased reservoir land. The community came through Hurricane Harvey without homes flooding, in the storm that took so much of west Houston, and historically no house here has flooded. And the whole of it is zoned to Cypress-Fairbanks ISD, which earned an overall B from the Texas Education Agency in the 2024–25 ratings across roughly 117,000 students.

The honest part: this is 1980s and 1990s housing stock, so roofs, HVAC systems, water heaters, and electrical panels are the four numbers that decide what a house is worth. Flood maps get revised and risk varies lot to lot, so the FEMA designation gets pulled for the exact address every time, without exception. None of that is a reason to look elsewhere. It is a reason to look here with someone who checks it before you write, so the number you offer is the number the house is worth.

77095The single ZIP that holds all seven villages
2,000 acresMaster plan area, fully built out
Cy-Fair ISDEvery address, no split districts
No city taxOutside the Houston city limits

About Tom Stallings

He moved into Southdown Village in 1989 and never left the neighborhood he sells

Tom Stallings arrived in Houston in 1989 and settled his family in Copperfield Southdown Village, where he still lives and keeps a home office on Knolls Lodge Court. He was licensed by the Texas Real Estate Commission in 2000 and joined the National Association of REALTORS® the same year, which means he has lived in this community longer than he has sold real estate in it. One of his children was born at Cy-Fair Hospital. His church is three miles from the house. His closest friends are neighbors.

That is not biography for its own sake. It is why the neighborhood chapters of his work read the way they do. He maintains recurring, dated market reports for Southdown Village specifically, benchmarked against Harris County and the wider Houston metro, rather than working from county-wide averages that flatten the differences between villages. He runs a farm-area campaign reaching roughly 600 households in the Copperfield Southdown neighborhood, and issues a focused neighborhood data report about three times a year covering what sold, what is available, and where the market stands over the preceding 90 days.

He caps his active client list at no more than seven at a time. Every client works directly with him rather than a junior associate or a transaction coordinator standing in as the relationship. When a flood zone boundary, a school attendance line, or a title issue turns up, the call comes from the person who recognised it. Difficult news arrives by phone or in person, not by text, and it arrives while there is still a window to do something about it.

His practice covers the greater Houston region across Harris, Fort Bend, Waller, Montgomery, Brazoria, Galveston, and Chambers counties. His brokerage office with McCallum Realty is at 10242 Greenhouse Road in the Towne Lake area of Cypress. But the deepest concentration of transactional knowledge, the street-by-street kind, is here in west Harris County, and it was built the slow way.

Within about two miles of my own front door I have my coffee, multiple hospitals, HEB and Kroger, my auto shop and my church. The office is four miles out. That concentration is what gives you a small-town week inside one of the largest metropolitan areas in the country, and it is the reason my family has stayed on the same streets since 1989.
Tom Stallings, REALTOR®, McCallum Realty

Market Snapshot

Where Copperfield prices sit, and the four numbers that move them

A built-out resale market where condition sets the ceiling, not a builder's incentive package.

$300,000Copperfield neighborhood median sale price, per Redfin
$143 / sq ftNeighborhood median price per square foot
46 daysTypical time from list to contract
2.0–2.4%Combined tax rate, varying by MUD

The realistic band runs from the high $200s to the mid $500s. Where a house lands inside it comes down to village, size, and how much of the roof, kitchen, and mechanical work is already done. The wider 77095 ZIP median runs higher, near $337,000, because the ZIP also contains subdivisions built in the 2000s after Copperfield had finished. Inside Southdown Village specifically, Tom's read of the range is roughly $300,000 to just over $400,000. Those are three different measures of three different geographies, and using the wrong one is how a listing sits.

Ownership costs land where you would expect for the price point. The American Community Survey puts median monthly owner costs for mortgaged households in 77095 at $2,152 and median gross rent at $1,687, which is a narrower gap than most of the metro. On the tax side, the 2025 components per $100 of value are Cypress-Fairbanks ISD at $1.0669, Harris County combined at $0.6241, and Lone Star College at $0.1060, plus a single MUD in the range of about $0.15 to $0.40, and no City of Houston line at all.

These figures are recent and they shift month to month, and they vary by village and by address. Ask Tom for a current, address-level read before you price a house or write an offer on one.

Local Authority Deep-Dive

One hundred things worth knowing before you buy or sell in Copperfield

Grouped by theme, every one grounded in a named street, campus, district, park, or figure. Open any band to read it.

Market FundamentalsWhat the numbers say about buying or selling in a built-out master plan.
  1. 01Copperfield is roughly 5,195 homes across seven villages on about 2,000 acres, and it is fully built out. Every sale here is a resale, which means the competition for a seller is the other houses on the street rather than a builder's spec inventory.
  2. 02The Copperfield neighborhood median sale price was about $300,000 in March 2026, at roughly $143 per square foot, per Redfin. The wider 77095 ZIP median sat higher at about $337,000, because the ZIP also holds newer subdivisions built after Copperfield finished.
  3. 03Neighborhood-level homes have been going under contract in the neighborhood of 46 days. That is a working market with room to negotiate, not a market where a buyer has to decide in an afternoon.
  4. 04The realistic price band runs from the high $200s to the mid $500s. Where a specific house lands inside that band comes down to village, square footage, and how much of the roof, kitchen, and mechanical work has already been done.
  5. 05The American Community Survey 2020–2024 five-year estimates put the median owner-reported home value across ZIP 77095 at $315,500. Owner estimates and closed sale prices are different measures, and reading them side by side is more useful than picking one.
  6. 06Typical Copperfield floor plans run three to five bedrooms and roughly 1,900 to 3,200 square feet. That is a lot of house for the price point compared with newer construction on smaller lots a few miles north.
  7. 07Within Southdown Village specifically, Tom's read of the current range is roughly $300,000 to just over $400,000, with the middle of the market sitting near $394,000 to $400,000. Village-level medians and neighborhood-wide medians are not the same number and should never be swapped for each other in a pricing conversation.
  8. 08Because there is no active builder program in Copperfield, there are no closing-cost incentives or rate buydowns setting the ceiling. Condition sets the ceiling here, which rewards sellers who did the work and gives buyers a clear basis for comparison.
  9. 09Combined property tax runs roughly 2.0 to 2.4 percent of value depending on which municipal utility district serves the lot. There is no City of Houston property tax line, because Copperfield sits outside the city limits.
  10. 10The 2025 tax components per $100 of value are Cypress-Fairbanks ISD at $1.0669, Harris County combined at $0.6241, and Lone Star College at $0.1060, plus a single MUD in the range of roughly $0.15 to $0.40. Confirm the exact MUD for an address at HCAD.org before you build a monthly payment around it.
  11. 11HOA dues are modest and billed annually per village, commonly a few hundred dollars, with trash service billed separately. This is not a high-dues community, which is part of why the monthly math works at this price point.
  12. 12Median gross rent across 77095 is $1,687 per month, per the 2020–2024 American Community Survey. That figure matters to owners weighing a lease against a sale in a slower month.
  13. 13Median monthly owner costs for households carrying a mortgage in 77095 are $2,152, per the same survey. Read against local rents, the ownership math in this ZIP is closer than it is in most of the metro.
  14. 14Absorption runs differently village to village. Pricing a Middlegate house off a Copperfield Place comparable is one of the most common and most expensive errors made here, and it is the first thing Tom rules out before setting a number.
The Seven VillagesCopperfield is not one neighborhood. Which village you are in changes your tax rate, your dues, and your high school.
  1. 15The seven villages are Middlegate, Northmead, Southdown, Southcreek, Westcreek, Easton Commons, and Copperfield Place. Each has its own homeowners association, its own recreational hub, and its own MUD arrangement.
  2. 16Middlegate Village is the early 1980s section, zoned to Cypress Falls High School and served by MUDs 162 and 163. Its park and gazebo are the village's center of gravity.
  3. 17Northmead Village dates to the 1980s, also feeds Cypress Falls, and shares MUDs 162 and 163 with Middlegate. The two read as siblings and price closely to each other.
  4. 18Southdown Village is 1980s construction zoned to Langham Creek High School, and it is the most MUD-layered of the seven, touching districts 162, 163, 186, and 208. This is the village Tom has lived in since 1989.
  5. 19Southcreek Village spans the late 1980s into the 1990s, feeds Langham Creek, and sits in MUDs 163, 186, and 208. It is one of two villages with two community pools rather than one.
  6. 20Westcreek Village also spans the 1980s into the 1990s, feeds Langham Creek, and sits alone in MUD 264. That single-MUD position makes its tax math the simplest of the seven to explain to a buyer.
  7. 21Easton Commons was built through the late 1980s and 1990s, feeds Cypress Falls, and sits in MUD 179. Easton Commons Nature Park is the green anchor at that end of the community.
  8. 22Copperfield Place is the youngest village, centered on about 1998, zoned to Cypress Falls and served by MUD 186. Homes here are roughly a decade newer than the Middlegate stock, and buyers feel that in the mechanical systems.
  9. 23The high school line is the distinction most buyers ask about first. Copperfield Place, Easton Commons, Middlegate, and Northmead feed Cypress Falls. Southcreek, Southdown, and Westcreek feed Langham Creek.
  10. 24Above the individual village associations sits the Copperfield Community Association, which maintains the shared common areas and the standards that hold the whole master plan together. Two layers of governance is normal here and worth understanding before closing.
  11. 25Westcreek and Southcreek each carry two community pools, while the other five villages have one apiece. On a July weekend that difference is more meaningful than it looks on a plat map.
  12. 26Copper Lakes, Copper Grove, and Hearthstone are adjacent communities, not Copperfield villages. They carry their own associations, their own dues, and in some cases different campus assignments, and conflating them with Copperfield proper produces bad comparables.
Origins and Build-OutHow 1,800 acres of Harris County farmland became a seven-village master plan.
  1. 27Friendswood Development Company acquired 1,800 acres of farmland from the Gus Wortham estate in 1977 and set out to build a master-planned community for the northwest corridor. The land had been agricultural until then.
  2. 28The first Copperfield homes sold in 1979. Everything standing in the community today descends from that first phase.
  3. 29A further 260 acres were added in 1989, which is the same year Tom moved his family into Southdown Village. He has watched most of the eastern build-out happen in real time.
  4. 30The finished community covers roughly 2,000 acres. For scale, that is a little under the size of Bear Creek Pioneers Park immediately to the south.
  5. 31The village concept was deliberate from the start: instead of one enormous subdivision with one pool, the plan created seven smaller communities, each with its own park and recreational hub. That decision is why residents here say the name of their village before they say Copperfield.
  6. 32The prevailing architecture is Houston traditional of its era, red brick on all sides, dormer windows, gabled roofs, and detached garages on many streets. It is a coherent look, and it has aged better than a lot of what was built alongside it.
  7. 33Across ZIP 77095, the 2020–2024 American Community Survey counts 7,576 housing units built in the 1980s and 6,244 built in the 1990s. Those two decades are Copperfield.
  8. 34The same survey counts 9,365 units in 77095 built between 2000 and 2009. Almost none of those are in Copperfield, which was essentially finished by then, and that is exactly why the ZIP median runs above the neighborhood median.
  9. 35Median year of construction across 77095 is 1997. Inside Copperfield proper the true center of the stock sits earlier than that.
  10. 36Fiest Elementary, one of the campuses serving this area, was named a National Blue Ribbon School in 1993 and 1994, back when the last Copperfield sections were still going up. The community's schools were drawing notice before the community finished being built.
Schools and CampusesEvery Copperfield address is Cypress-Fairbanks ISD. Which campus depends on the street.
  1. 37Copperfield is zoned entirely to Cypress-Fairbanks ISD. No portion of the community falls into another district, which removes one variable that complicates comparisons elsewhere in northwest Houston.
  2. 38Cy-Fair ISD enrolls roughly 117,000 students, which makes it one of the largest districts in Texas. It earned an overall B, scored 85 out of 100, in the Texas Education Agency's 2024–25 accountability ratings.
  3. 39Cypress Falls High School sits at 9811 Huffmeister Road and enrolls about 2,960 students. It was rated B, 86 out of 100, in the same 2024–25 TEA cycle.
  4. 40Langham Creek High School serves Southcreek, Southdown, and Westcreek. Buyers weighing two otherwise comparable houses across a village line are usually weighing this.
  5. 41Aragon and Labay are the middle schools serving Copperfield students, split by village.
  6. 42Elementary assignments are divided across Copeland, Fiest, Holmsley, Lowery, and Owens, with Birkes serving parts of the surrounding ZIP. Two houses four blocks apart can feed different campuses.
  7. 43Campus assignment is set by the exact property address, and Cy-Fair rezones periodically as enrollment shifts. Verify the current assignment at txschools.gov for the specific address before it becomes a deciding factor in an offer.
  8. 44Lone Star College levies $0.1060 per $100 of value on every Copperfield tax bill. The community college district is part of the monthly payment whether or not anyone in the household attends.
  9. 45Cy-Fair was the largest school district in Texas to earn an overall A rating in the 2022 TEA accountability cycle. Ratings move year to year and the current figure is always the one to cite.
  10. 46District-wide, Cy-Fair reported a four-year graduation rate of 92.3 percent for the 2023 cohort, against a statewide figure of 90.3 percent.
  11. 47School attendance boundaries are the single most common source of pricing error between two houses a mile apart in this market. It is the first thing Tom verifies on a listing appointment, before square footage.
  12. 48Several Copperfield streets back directly onto the greenbelt trail network, which reaches the elementary and middle school campuses without a road crossing. On those streets that access is a real and quotable feature.
Water, Drainage, and GroundThe honest homework. All of it is knowable before you write an offer.
  1. 49Copperfield sits in the watershed north of the Addicks Reservoir. That location is the reason drainage is worth understanding here rather than assuming, and it is understandable in an afternoon.
  2. 50Copperfield came through Hurricane Harvey in August 2017 without homes flooding, in the storm that inundated much of west Houston. Historically, no house in the community has flooded. That is a track record, not a marketing line.
  3. 51Flood maps and designations are revised over time and risk varies lot to lot. Pull the current FEMA designation for a specific address at the Flood Map Service Center before you make an offer, every time.
  4. 52Bear Creek Pioneers Park immediately south sits inside the Addicks Reservoir footprint. Harris County leased that land in 1965 and built the park on it, which is why 2,154 acres of green space sit permanently undeveloped at Copperfield's doorstep.
  5. 53Addicks Reservoir itself was built by the Army Corps of Engineers between 1946 and 1948, in direct response to the 1935 Houston flood. The flood control infrastructure protecting this corner of the county predates the community by three decades.
  6. 54Lot grading relative to the street and to the neighboring properties is a genuine variable on 1980s streets, and it is one Tom walks before a client writes. Where it needs attention, it is a scoped and priced item rather than a surprise.
  7. 55Gulf Coast clay soils move with the seasons, and foundation performance shows up in specific, readable ways: doors that stick, cracked tile lines, and stair-step cracks in exterior brick. Planned for, it is a maintenance item. Discovered at the option deadline, it is a negotiation.
  8. 56Flood insurance cost and the possibility of future FEMA map amendments belong in the monthly number from the first conversation, not the third. You will hear it from Tom first.
Everyday LifeWhat the week actually looks like from a Copperfield address.
  1. 57Every village has its own park, swimming pool, and tennis courts. This is the practical payoff of the seven-village plan: the amenity is a few streets away rather than across 2,000 acres.
  2. 58The Copperfield Nature Trail and the greenbelt network stitch the villages together, which is how residents move between sections on foot without using Highway 6.
  3. 59Southdown Village runs a Spring Festival that functions as the neighborhood's annual anchor event. It is organized by residents, and it is the clearest evidence that this community's social life is not manufactured by a developer's marketing calendar.
  4. 60The Copperfield Community Center sits near Willow River Drive and Highway 6, alongside roughly ten acres of park. It serves all seven villages and hosts community events through the year.
  5. 61Day-to-day shopping clusters along Highway 6 and FM 529, anchored by the Copperfield Village Shopping Center and The Centre at Copperfield. Neither requires getting on a freeway.
  6. 62HEB and Kroger are the grocery anchors, both within the Highway 6 and FM 529 retail band. Tom describes the effect as a bubble: most of a normal week happens inside about two miles.
  7. 63The Langham Creek YMCA is minutes away, alongside several independent gyms in the same retail corridor.
  8. 64Bear Creek Pioneers Park covers 2,154 acres just south of the community and holds 18 baseball and softball fields, 26 soccer fields, 14 playgrounds, seven reservable pavilions, and roughly 2.55 miles of paved trails.
  9. 65Bear Creek is one of only two parks in its Harris County precinct where horses are allowed on the trails, and it keeps a small free aviary and animal enclosure near the pond. It also holds the Harris County War Memorial.
  10. 66Hearthstone Country Club shares Copperfield's southern and eastern edge, Houston National Golf Club sits a few minutes out, and the Copperfield Golf Center covers the short-game and range side. Three distinct options inside a small radius is unusual at this price point.
  11. 67Houston Premium Outlets in Cypress is roughly 10 to 15 minutes northwest, and the Towne Lake Boardwalk is a short drive north for evening dining on the water.
  12. 68Cypress Fairbanks Medical Center Hospital, known locally as Cy-Fair Hospital, has served this area since 1983 and runs 180 beds near FM 1960 West between Jones Road and Fallbrook Drive. One of Tom's children was born there.
Getting AroundFour major routes bound this community, and the commute math is specific.
  1. 69Copperfield is bounded by FM 529 to the south, Queenston Boulevard to the east, Longenbaugh Drive to the north, and Highway 6 to the west. Highway 6 and FM 529 carry most of the local traffic.
  2. 70US-290, the Northwest Freeway, runs to the northeast and is the primary route downtown. Beltway 8 and the Sam Houston Tollway sit to the east, and the Grand Parkway, TX-99, runs to the west.
  3. 71The community sits about 20 miles northwest of downtown Houston along the Highway 6 corridor.
  4. 72The Energy Corridor is commonly 15 to 25 minutes south in normal traffic, which is the single most relevant commute for a large share of buyers looking here.
  5. 73Downtown Houston typically runs 30 to 50 minutes via US-290 depending on the hour.
  6. 74The Galleria and the Texas Medical Center commonly run 30 to 45 minutes or more. Buyers working in the Medical Center should drive the route at their actual departure time before committing.
  7. 75Across 77095, 70.3 percent of workers drive alone, 10.4 percent carpool, and 16.8 percent work from home, per the 2020–2024 American Community Survey. That remote share meaningfully changes who can afford to live this far out.
  8. 76Thirty percent of 77095 commuters travel 45 minutes or more each way. Knowing which third of the ZIP you are buying into on that measure is worth a conversation before you tour.
Who Lives HereAmerican Community Survey 2020–2024 five-year estimates for ZIP 77095 and its neighbors.
  1. 77ZIP 77095 has a population of 69,767, which makes it one of the more populous ZIPs in northwest Harris County.
  2. 78Median age in 77095 is 39.8 years, notably older than the ZIPs immediately south and east. That reflects a community where original owners stayed.
  3. 79Median household income in 77095 is $91,594.
  4. 80Owner-occupied households make up 70.6 percent of occupied units, a high ownership share for the Houston metro and a direct indicator of turnover behavior.
  5. 81Residents under 18 account for 21.1 percent of the population.
  6. 82Average household size is 2.73 people.
  7. 83Among adults 25 and older, 43.5 percent hold a bachelor's degree or higher.
  8. 84Foreign-born residents account for 26.8 percent of the population, and the community's language and food landscape along FM 529 reflects that.
  9. 85Single-family detached houses account for 74.9 percent of the housing stock in 77095, one of the highest detached shares in this part of the county.
  10. 86For context on the two neighboring ZIPs Tom also works: 77084 shows a median household income of $80,575 with 60.0 percent ownership, and 77065 shows $74,605 with 43.8 percent ownership. Copperfield's ZIP is the higher-ownership, longer-tenure one of the three.
Value and OwnershipWhere the money actually goes, and what moves a Copperfield number.
  1. 87Copperfield lies in the City of Houston's extraterritorial jurisdiction rather than inside the city limits, which is why no City of Houston property tax appears on the bill. That is a structural cost advantage, not a temporary one.
  2. 88Services come from Harris County, the municipal utility districts, and the village associations, with the community association contracting Harris County Sheriff patrols. Understanding who provides what is part of understanding the tax rate.
  3. 89The MUD serving a lot moves the monthly payment more than most buyers expect. Two similar houses in two villages can carry meaningfully different net monthly costs at the same sale price.
  4. 90Homestead exemption eligibility materially changes the long-term tax picture for a primary residence, and the filing deadline is a date Tom tracks for clients after closing rather than mentioning once at the table.
  5. 91On 1980s and 1990s stock, the ages of the roof, HVAC system, water heater, and electrical panel are the four numbers that drive value. A buyer who knows all four knows what they are actually bidding on.
  6. 92Within a single Copperfield street, the spread between the top and bottom of the range usually comes down to an updated kitchen, updated baths, and a recent roof. Those three items, documented, are what a listing needs to reach the top of its band.
  7. 93High ownership rates and long resident tenure mean any given village has thin inventory at any given moment. For sellers that is leverage. For buyers it means being ready to move when the right plan appears.
  8. 94Because this is a resale-only market, condition sets the ceiling. That is a fairer contest for a well-maintained 1990s house than competing against a builder's incentive package a few miles north.
  9. 95Solar panels, PEX repipes, and generator inlet provisions turn up regularly in Copperfield listings. Each one affects appraisal treatment and lender review, and each is worth confirming in writing rather than assuming.
Street-Level DetailThe specifics that only come from living here.
  1. 96Copperfield's cul-de-sac inventory is real and it trades at a premium. Streets like Blue Bonnet Run Court, Basswood Forest Court, and Maple Acres Court come up repeatedly for exactly that reason.
  2. 97Signal Creek Drive, Moncur Drive, and Peach Bough Lane are representative of the Southdown and Westcreek fabric: mature trees, brick on all sides, and lots in the range of a fifth of an acre.
  3. 98Willow River Drive at Highway 6 is the practical center of the community, where the community center and the central park sit. If someone says they are meeting at Copperfield, this is usually where.
  4. 99Tom's home office is on Knolls Lodge Court in Southdown Village. The brokerage office is at 10242 Greenhouse Road in the Towne Lake area of Cypress, which puts both ends of his practice inside the market he sells.
  5. 100Tom describes the appeal of this corner of Harris County as a bubble: inside about two miles of his own front door are the coffee he drinks every morning, multiple hospitals, HEB and Kroger, auto service, and his church, with offices roughly four miles out. That concentration produces a small-town week inside the fourth-largest city in the country.

Why Tom For This Area

Four things that are difficult to hire anywhere else in Copperfield

Residency since 1989

He has lived in Southdown Village longer than he has been licensed. Street-by-street drainage behaviour, HOA governance history, and how each village has actually aged are things he watched happen rather than looked up.

Neighborhood-level data, not county averages

Recurring dated market reports for Southdown Village, benchmarked against Harris County, the Houston metro, and Texas. He tracks contract fallouts as well as closings, because fallouts reveal friction that aggregate figures hide.

Seven clients, no handoffs

A hard cap on active clients means the person who spots a flood zone boundary or an attendance line is the person you hired. No junior associate, no coordinator standing in as the relationship.

Licensed since 2000, three designations

ABR for buyer representation, CRS for advanced residential practice, SRES for the specific financial and legal questions that come with a later-life move. Earned in 2004, 2018, and 2022 respectively.

Questions

Six questions Copperfield buyers and sellers ask first

Which Copperfield village should I be looking in?

It depends on which high school you want, what your tax tolerance is, and how new you need the house to be. Copperfield Place, Easton Commons, Middlegate, and Northmead feed Cypress Falls. Southcreek, Southdown, and Westcreek feed Langham Creek. Copperfield Place is the newest section, centered on about 1998, and Middlegate is the earliest. The MUD serving each village also changes the tax rate, so two similar houses in two villages will not carry the same monthly payment. Tom walks the tradeoffs village by village before you start touring.

Has Copperfield ever flooded?

Copperfield came through Hurricane Harvey in August 2017 without homes flooding, and historically no house in the community has flooded. The community sits in the watershed north of the Addicks Reservoir, so it is not a place to skip the homework, but the lived record is strong. Because flood maps are revised over time and risk varies lot to lot, Tom pulls the current FEMA designation and the flood history for the exact address before you write an offer.

What are property taxes like in Copperfield?

Roughly 2.0 to 2.4 percent of value combined, depending on which municipal utility district serves the specific lot. There is no City of Houston property tax, because Copperfield sits in the city's extraterritorial jurisdiction rather than inside the city limits. The 2025 components per $100 of value are Cypress-Fairbanks ISD at $1.0669, Harris County combined at $0.6241, and Lone Star College at $0.1060, plus one MUD in the range of about $0.15 to $0.40. Confirm the exact MUD and rate for an address at HCAD.org.

Is there any new construction in Copperfield?

No. Copperfield finished building out, so it is a resale market. That is an advantage more often than buyers expect: condition sets the top of the range rather than a builder's incentive package, and the homes sit on mature lots with tree canopy that a new subdivision will not have for twenty years. Buyers who want brand-new construction are generally better served a few miles north in Cypress, and Tom will tell you that directly rather than showing you houses you will not want.

What should I check on a 1980s or 1990s Copperfield house?

Four numbers first: the age of the roof, the HVAC system, the water heater, and the electrical panel. After that, lot grading relative to the street, any evidence of past moisture in the garage or on lower drywall, and foundation indicators such as sticking doors, cracked tile, or stair-step cracks in the brick. None of this is a reason to avoid the community. All of it is knowable in advance, and knowing it is what lets you bid accurately instead of hopefully.

Why work with Tom Stallings in Copperfield specifically?

Tom has lived in Copperfield Southdown Village since 1989, which is longer than he has been licensed. He tracks recurring neighborhood-level market reports for this community rather than relying on county-wide averages, and he caps his active client list at seven so that the person you talk to about a flood zone boundary or a school attendance line is the person you hired. He has been licensed in Texas since 2000 and holds the ABR, CRS, and SRES designations.

The Authority Center

The complete record sits at tomstallings.com

This page covers Copperfield. The Authority Center holds the rest: 22 domains of practice, the full question-and-answer library covering buying, selling, the situations that go sideways and what to do about them, and Tom's four books. If this page answered one question and raised three, that is where the other three live.

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Tom's other Greater Houston community sites

Each one is built the same way as this one, on the ground it actually covers.

Cypress, TexasMaster-planned lake living and the newest construction in Tom's footprint.Harris County · 77433, 77429Known for Towne Lake, Bridgeland, Coles CrossingVisit the site ›Katy, TexasThe widest price range of the six, from first purchase to luxury acreage.Harris and Fort Bend Counties · 77494, 77493, 77450, 77449Known for Cinco Ranch, the Energy Corridor, Katy ISDVisit the site ›Hockley, TexasThe fastest-changing corner of the region, with land still in play.Waller County · 77447Known for Dellrose, Grand Parkway Segment E, Cypress Top Historic ParkVisit the site ›Spring, TexasMature canopy and established value without the newer-market premium.Harris County · 77379, 77373, 77388Known for Champion Forest, Klein ISD, Spring Creek GreenwayVisit the site ›Tomball, TexasA small-town center that closes the arc between Cypress, Hockley, and Spring.Harris County · 77375, 77377Known for Historic downtown Tomball, Tomball ISD, the Grand Parkway corridorVisit the site ›Tom Stallings Authority CenterThe full reference record behind every one of these sites: 22 domains of practice, the complete question-and-answer library, and the four books.Greater Houston · McCallum RealtyKnown for The 230-answer authority record, the buyer and seller guides, and the working method laid out plainlyOpen the Authority Center ›

Get In Touch

Ask for a current, address-level read on your street

Weekdays 9:00 to 5:00, Saturdays after 10:00, Sundays after noon. Text is best for a quick question, email for anything with documents attached.

Call or text (281) 450-8101 Authority Center
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