Buying a Home in League City 77573 in 2026: Tuscan Lakes, Mar Bella, Bay Colony, Westwood

Buying a Home in League City 77573 in 2026: Tuscan Lakes, Mar Bella, Bay Colony, Westwood

Why Are So Many Houston-Area Buyers Landing on League City 77573?

The 77573 ZIP code has emerged as one of the most compelling buyer destinations in the Greater Houston metro for a clear set of reasons: proximity to the NASA/Clear Lake employment cluster, Clear Creek ISD schools that rank among the strongest in Southeast Texas, a variety of master-planned communities spanning from the high $300,000s to over $1 million, and a location that puts Galveston beaches within 35 minutes on a light-traffic weekend. Add in Galveston Bay water access, established retail and dining along FM 518 and SH 96, and a suburban infrastructure built for families, and the demand makes sense.

TL;DR: Homes in League City 77573 range from roughly $350,000 in Bay Colony's entry sections to $650,000+ in Mar Bella's premium areas. Property tax rates run 2.5%-3.2% effective depending on which Galveston County MUD covers the lot. Clear Creek ISD schools earned strong accountability marks in the most recent TEA cycle. The 10-minute drive to NASA/JSC makes this ZIP a natural landing spot for aerospace and medical professionals seeking more home for their dollar than Clear Lake or Webster can provide.

The Communities Shaping the 77573 Market in 2026

The 77573 ZIP encompasses a broad stretch of League City, and the community variety is genuinely wide. Here is a practical breakdown:

Tuscan Lakes is the most prominent master-planned community in this ZIP. Developed with a European village aesthetic, Tuscan Lakes features multiple sections with varied lot sizes, multiple amenity centers, and a mix of builders that have included Chesmar Homes, Meritage Homes, CalAtlantic/Lennar, and Perry Homes across its phased buildout. The development centers on community lakes, walking trails, and a resort-style pool. Median prices in Tuscan Lakes ran $375,000-$525,000 in 2026, with larger lots and estate-section homes pushing above that ceiling. HAR.com listings for Tuscan Lakes confirm active inventory from the high $300,000s to $1.2 million for the largest waterfront lots.

Mar Bella is a Land Tejas master-planned community fronting Mar Bella Parkway near FM 270. Land Tejas is the same developer behind master-planned success stories like Balmoral and Sunterra in other Houston submarkets. Mar Bella is positioned as a higher-end offering within 77573, with tree-lined boulevards, a waterpark-style amenity center, and a focus on curb appeal standards. Redfin's housing market data for Mar Bella tracked a median sale price of $405,000 in late 2025, with active listings in 2026 ranging from the mid-$300,000s for smaller plans to $650,000+ for the community's largest homes. Mar Bella North and Mar Bella South represent distinct sections with slightly different price profiles and builder participation.

Bay Colony consists of multiple sub-villages, primarily Bay Colony Northpointe and Bay Colony Pointe West, offering one of the more affordable entry points in 77573. Median prices in Bay Colony hover between $350,000 and $475,000, attracting first-time move-up buyers and those prioritizing value over amenity package. The community has established its own character over the years with good tree canopy coverage and lake features.

Brittany Lakes is a mid-sized community with a strong neighborhood identity and median prices running $370,000-$510,000 in 2026. Well-maintained common areas and consistent deed restriction enforcement make it popular with buyers who want predictability in their neighborhood aesthetic.

Magnolia Creek occupies a slightly higher price tier, with 2026 medians of $410,000-$580,000. The community benefits from excellent Clear Creek ISD school assignments and proximity to both NASA Parkway and FM 518 commercial corridors.

Additional neighborhoods in 77573 include Westwood, Windsong, Tuscan Village, Hidden Lakes, South Shore Harbour (which straddles the 77573 boundary), and Centerpointe. South Shore Harbour in particular offers water access and a marina environment that differs meaningfully from the inland master-planned communities.

Clear Creek ISD: The School District That Drives 77573 Demand

For many families buying in League City 77573, Clear Creek ISD is the primary reason they are looking in this ZIP at all. CCISD serves the vast majority of 77573 addresses, and its campus-level lineup is genuinely strong across all grades.

Clear Creek ISD received its accountability rating confirmation from the Texas Education Agency in the most recent TEA cycle. The district's top high schools for 77573 addresses include:

• Clear Falls High School: One of the district's flagship campuses, with strong AP enrollment, fine arts, and athletics.
• Clear Springs High School: Known for STEM focus and strong college placement rates.
• Clear Creek High School: The district's original campus, with deep community roots and established extracurricular traditions.

Intermediate and elementary feeders serving 77573 include Bayside Intermediate, Brookside Intermediate (depending on subdivision), and elementary campuses Bauerschlag ES, Greene ES, Hyde ES, and Ferguson ES. School assignment at the elementary and intermediate level depends on your specific street address. Verify your address on the CCISD campus locator before making school performance comparisons the centerpiece of your buying decision.

A note for buyers: some League City addresses near the 77573/77565 boundary fall partially in CCISD and partially in other attendance zones. Always verify with the district using your specific address.

Galveston County MUDs and What They Mean for Your Tax Bill

Galveston County Municipal Utility Districts function similarly to Harris County MUDs: they fund water, sewer, and drainage infrastructure and levy an additional property tax rate on top of standard county, city, and ISD rates. In 77573, the relevant districts include:

The all-in effective property tax rate in 77573 runs approximately 2.5%-3.2% depending on which MUD covers your lot. Mar Bella and Tuscan Lakes, with their newer bond structures, tend toward the higher end of this range. Bay Colony sections with older, nearly retired bond debt sometimes approach the lower end.

On a $450,000 home in Tuscan Lakes (GMUD #12 area), a 3.0% effective rate produces annual taxes of approximately $13,500. The Texas homestead exemption under Texas Property Tax Code Section 11.13 reduces your school district taxable value by $100,000 and caps appraisal increases at 10% annually for your primary residence. File with the Galveston Central Appraisal District by April 30 of the year following your purchase.

2026 Price Matrix: What Each 77573 Community Will Cost You

Zillow's active listings in Tuscan Lakes and HAR.com's Tuscan Lakes inventory both reflect a market with meaningful inventory depth in 2026, giving buyers more selection than the compressed 2021-2022 period offered.

Homes in 77573 have been selling at approximately 97% of list price with 50-66 days on market in recent months, which means the market favors informed and prepared buyers without being a distressed buyer's market. Correctly priced homes still move within 30-45 days.

Flood Zones and Wind Insurance: The Galveston County Reality

The flood picture in 77573 is significantly better than what buyers encounter closer to the coast, but it is not uniform.

Zone X covers the majority of the inland 77573 communities including most of Tuscan Lakes, Mar Bella, Bay Colony, Brittany Lakes, and Magnolia Creek. Zone X properties do not require federally mandated flood insurance, though optional coverage is available at low annual premiums.

Zone AE designations appear near Clear Creek and its tributaries, which run through the eastern and southern portions of the ZIP. South Shore Harbour and properties near the Clear Creek channel warrant careful flood zone verification. The FEMA Flood Map Service Center allows property-level searches using any address.

Zones AE/VE apply to the far eastern edge of 77573 where the boundary approaches Galveston Bay. South Shore Harbour's easternmost sections and any lots with bay frontage or near-bay positioning may fall into these higher-risk categories.

On wind insurance: Galveston County is designated as a Tier 1 area for Texas Windstorm Insurance Association (TWIA) coverage. However, "Galveston County Tier 1" does not automatically mean TWIA is required for all League City addresses. League City's inland location means many properties qualify for conventional windstorm coverage through standard homeowners insurance carriers rather than TWIA. Your insurance agent should quote both conventional and TWIA options for any 77573 property during the option period. Buyers closer to the bay or with specific lender requirements may be directed to TWIA, which carries higher premiums.

Commute Times from League City 77573

The commute profile from 77573 is one of its strongest selling points, particularly for workers in the Clear Lake/NASA, Texas Medical Center, and Galveston corridors.

Key drive times from central 77573 (Tuscan Lakes area):

• NASA Johnson Space Center / Clear Lake: approximately 10 minutes via NASA Parkway (SH 1) or FM 270 north
• Texas Medical Center (Houston): approximately 30-35 minutes via I-45 north to Main Street or Greenbriar exits; counterintuitively shorter than many inside-the-loop suburbs during peak hours due to I-45's relative capacity south of downtown
• Downtown Houston: approximately 35-50 minutes via I-45 north, depending on time of day
• Galveston Island: approximately 30-35 minutes via I-45 south
• Houston Hobby Airport (HOU): approximately 20-25 minutes via I-45 north

The SH 96 corridor (League City Parkway) has become increasingly important as a connector to the western portion of 77573 and to the growing League City/Pearland commercial zone. FM 270 and NASA Parkway serve the northern and eastern portions of the ZIP. For buyers working at UTMB Galveston or in the Galveston tourism sector, 77573 is arguably a better commute base than any neighborhood north of the Ship Channel.

Internal Links: Resources for League City 77573 Buyers

Before you sign a purchase agreement in 77573, these guides from the Harbert Group blog will sharpen your preparation:

• Texas Homestead Exemption and Property Tax Guide 2026: How to file with Galveston CAD, the school district exemption, and the appraisal cap.
• Texas Flood Insurance Guide 2026: NFIP Risk Rating 2.0 and What Zone X Buyers Need to Know: Practical breakdown of FEMA flood zone categories and optional Zone X coverage.
• Best Houston Suburbs for Medical Center Workers 2026: How League City and Pearland compare for TMC commuters.
• Texas Earnest Money and Option Period 2026: TREC contract mechanics every buyer needs to understand before making an offer.
• Texas Windstorm Insurance and Coastal Homebuying 2026: TWIA eligibility, premium estimates, and how to shop windstorm coverage in Galveston County.

Frequently Asked Questions

How do I know if my potential 77573 address falls in Clear Creek ISD versus another district?

The vast majority of 77573 addresses are zoned to Clear Creek ISD. However, addresses near the Pearland or Webster boundary may occasionally fall in a different district. CCISD provides an online address lookup tool at ccisd.net where you can enter any street address and receive your specific campus assignment at the elementary, intermediate, and high school levels. Do this search before you make an offer, and ask your agent to include the ISD assignment confirmation in your due diligence checklist.

What is the difference between Tuscan Lakes GMUD #12 and GMUD #13 in Mar Bella for property tax purposes?

GMUD #12 covers Tuscan Lakes and GMUD #13 covers Mar Bella. Both carry MUD tax rates that stack on top of Galveston County, League City, and CCISD rates. The individual MUD rates vary based on outstanding bond principal, and a district with more recently issued bonds will typically carry a higher rate. As of 2025-2026, both are in the 0.50%-0.80% per-MUD-district range on top of base rates, putting total effective rates in the 2.7%-3.1% range. Ask your agent to provide the specific tax rate certificate for any property you are seriously considering.

Does buying in South Shore Harbour 77573 require flood or wind insurance?

South Shore Harbour properties vary significantly by lot. Lots near the marina or with bayfront exposure are more likely to carry Zone AE or even AE/VE flood designations, which would require flood insurance under any federally backed loan (FHA, VA, or conventional with Fannie/Freddie backing). Wind insurance varies by insurer; some conventional carriers cover League City addresses, while others require TWIA. Pull the FEMA flood map panel for the specific address and have your insurance agent run both conventional and TWIA quotes during your option period. Budget $2,500-$5,000+ annually for combined flood and wind coverage in waterfront or near-water South Shore Harbour positions.

Are there still new construction homes available in Mar Bella in 2026?

Mar Bella has been building out in phases since its opening, and as of 2026, there are still active sections with new construction availability, particularly in Mar Bella North. Land Tejas typically works with a curated roster of preferred builders in its communities, so selection is more limited than in a development like Tuscan Lakes that hosted many independent builders over time. Contact the Mar Bella sales office directly for current available lots and builder participation, and have an independent buyer's agent (not the builder's sales rep) represent you in any new construction negotiation.

How do commute times from 77573 to downtown Houston compare to Pearland or Sugar Land?

From central 77573 (near Tuscan Lakes), the drive to downtown Houston via I-45 north runs approximately 35-50 minutes depending on time of day. Pearland residents on the western side (77584) also use I-45 north with similar times, while Pearland's eastern portions (77581) can add 5-10 minutes depending on the route. Sugar Land to downtown is generally 35-45 minutes via US-90 or the Fort Bend Tollway, comparable in distance but on different highway corridors entirely. The I-45 south corridor from League City benefits from generally good interchange geometry at Beltway 8, though the downtown connector from I-45 does see significant peak congestion. Most 77573 commuters report that 40-45 minutes is a realistic daily budget for downtown arrivals before 8:30 a.m.

What HOA fees should I expect in the major 77573 communities?

HOA annual fees in 77573 master-planned communities generally run $800-$1,600 per year. Tuscan Lakes HOA is in the $900-$1,200 per year range, covering common area maintenance, the amenity center, and the community lake system. Mar Bella carries comparable fees, reflecting Land Tejas's investment in its amenity package including the waterpark-style pool. Bay Colony fees are on the lower end for 77573, typically $700-$1,000 per year. Some communities also have sub-HOA fees for specific sections with additional amenities or maintenance obligations. Confirm both master HOA and any applicable sub-HOA fees before closing, as these are not always clearly disclosed in listing data.

Connect with the Harbert Group for Your 77573 Home Search

Buying in League City 77573 means running simultaneous research on MUD tax districts, flood zone panels, Clear Creek ISD campus assignments, wind insurance options, and a market with enough active inventory that the wrong price or terms decision will cost you a strong property. The details matter here more than most buyers expect.

Erick Harbert and The Harbert Real Estate Group at Realty Right work throughout the League City and Southeast Houston corridor and know the 77573 communities from Tuscan Lakes to South Shore Harbour firsthand. Call or text (281) 305-2520, email [email protected], or visit harbertgroup.com to start your search with someone who can distinguish GMUD #12 from GMUD #13 and knows which Mar Bella sections flood-mapped as AE versus X.

The office is located at 6605 Cypresswood Dr Ste 300, Spring TX 77379, and Erick works with buyers across the Houston metro. Schedule a consultation to discuss your budget, school priorities, and commute before you start touring homes.