2627 River Run Rd · Sienna, TX 77459

$425,000

3 bd · 3.0 ba · 2,501 sqft · SingleFamily public records · 53 Days on market

Built 2015 7,187 sqft lot $170/sqft · 9% below area Est $466k · 9% under $132/mo HOA · 3% of rent

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +11.9/30.0
• ARV discount +11.5/15.0
• 1% rule +4.9/10.0
• Schools +4.5/10.0
• Appreciation +4.2/10.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this beautifully appointed Perry home in the sought-after master-planned community of Sienna. This elegant 1-story offers 3 beds, 3 full baths, & a well-designed layout. A grand extended entry with soaring ceilings & archways leads to a private study with French doors & a formal dining room with wood flooring. The light-filled family room with a wall of windows flows into the chef-inspired kitchen featuring granite counters, stainless steel appliances, a gas cooktop, & a large island with seating. The adjoining breakfast area adds to the home’s bright, open feel. The private primary suite offers a spa-like ensuite bath, while secondary bedrooms feature walk-in closets & access to full baths. Enjoy a patio, spacious backyard with no rear neighbors, & a 3-car garage. Located near Sawmill Lake Club, residents enjoy access to a fitness center, resort-style pool, sand volleyball courts, & upcoming tennis courts. Zoned to Leonetti ES, Ronald Thornton MS, & Ridge Point HS.

Key facts

• 7,187 sq ft lot
• 3 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $405k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $420k (1.2% below list).
• Recommended offer: $405k (4.6% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 3.3% in Sienna — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Fort Bend ISD (suburban): math 44% / reading 53% proficiency, ranked #140 of 826 in TX (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Heritage Rose El (math 29% / reading 28%, grade F, #2,706 of 4,322 statewide, top 63%, 1,209 students, 83% FRL); Billy Baines Middle (math 47% / reading 53%, grade C, #347 of 1,662 statewide, top 21%, 1,296 students, 37% FRL); Ridge Point H S (math 61% / reading 69%, grade B, #198 of 1,632 statewide, top 12%, 3,170 students, 31% FRL) — zoned schools average 50% FRL vs 35% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.1%/yr); 1229 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 39% of the median local income ($129k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $3k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($412k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask is 55% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $405,396 (4.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.99% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 8.4

CMA / ARV

• ARV (median comp): $465,896
• List price: $425,000
• Delta: -8.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10411 Deer Br	0.52mi	3/2.5	2,431 (-3%)	8mo	$330,000	$136	62
2006 Laurelwood Trl	0.60mi	3/3.0	2,408 (-4%)	5mo	$399,900	$166	61
10534 Emory Park	0.60mi	4/3.0 (+1)	2,538 (+2%)	7mo	$439,655	$173	59
10147 Deerpark Dr	0.50mi	4/3.0 (+1)	2,572 (+3%)	11mo	$405,000	$157	58
10519 Lantana Pass	0.45mi	3/2.5	2,743 (+10%)	6mo	$464,999	$170	56
10203 Wylde Point Ln	0.25mi	4/2.5 (+1)	2,764 (+10%)	11mo	$585,000	$212	55
3031 Reindeer Run	0.66mi	4/3.0 (+1)	2,658 (+6%)	1mo	$390,000	$147	53
2635 Parker Oak Pass	0.67mi	4/3.5 (+1)	2,395 (-4%)	6mo	$435,000	$182	50
2023 Green Haven Ct	0.65mi	4/3.0 (+1)	2,623 (+5%)	8mo	$450,000	$172	50
3014 Deer Xing	0.51mi	3/2.0	2,215 (-11%)	8mo	$360,000	$163	46
10143 Deerpark Dr	0.49mi	4/3.5 (+1)	2,874 (+15%)	2mo	$475,000	$165	43
10302 Ten Point Ln	0.59mi	4/2.0 (+1)	2,226 (-11%)	3mo	$255,565	$115	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.67% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.47×
• Total profit: $-63,660
• Equity at exit: $89,135

10-year hold

• IRR: -10.5%
• Equity multiple: 0.26×
• Total profit: $-88,648
• Equity at exit: $82,560

Cash invested: $119,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 77459

• Home prices YoY: -0.8%
• Rents YoY: -0.1%
• Active inventory: 1229
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $4,201 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$892 /mo · $10,699/yr
• Insurance: −$177
• HOA: −$132
• Vacancy / Maint / Mgmt: −$882
• Net cashflow: $-111

Break-even live

Break-even rent $4,341

Max offer price $405,396

Occupancy floor 98%

Sensitivity live

Price	-10% $130	-5% $9	+0% $-111	+5% $-231	+10% $-352
Rent	-10% $-443	-5% $-277	+0% $-111	+5% $55	+10% $221
Rate	-1.0pp $103	-0.5pp $-3	base $-111	+0.5pp $-221	+1.0pp $-333

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1714 Forest Mist Dr Missouri City, TX	3.0	3.0	1979	$3,000	$1.52	45d	1	0.89mi
2142 Ironwood Pass Dr Missouri City, TX	4.0	3.0	2140	$6,000	$2.80	0d	1	1.10mi
8719 Fox Trail Dr Missouri City, TX	4.0	3.5	2143	$6,000	$2.80	24d	1	1.20mi
2718 Van Gogh Ln Missouri City, TX	4.0	2.5	3036	$3,595	$1.18	12d	1	1.29mi

HOA detail

• Monthly dues: $132 · $1,584/yr
• Likely covers: gaspoolgym

Listing history 35 events

1. 2026-06-21
   days on market $425,000 Active 53 DOM
2. 2026-06-18
   days on market $425,000 Active 50 DOM
3. 2026-06-17
   days on market $425,000 Active 49 DOM
4. 2026-06-16
   days on market $425,000 Active 48 DOM
5. 2026-06-15
   days on market $425,000 Active 47 DOM
6. 2026-06-13
   days on market $425,000 Active 45 DOM
7. 2026-06-09
   days on market $425,000 Active 41 DOM
8. 2026-06-07
   days on market $425,000 Active 39 DOM
9. 2026-06-04
   days on market $425,000 Active 36 DOM
10. 2026-06-03
    days on market $425,000 Active 35 DOM
11. 2026-06-02
    days on market $425,000 Active 34 DOM
12. 2026-06-01
    days on market $425,000 Active 33 DOM
13. 2026-05-31
    days on market $425,000 Active 32 DOM
14. 2026-04-29
    status Active 1029-char remark

    Show marketing remark (1029 chars)

    Welcome to this beautifully appointed Perry home in the sought-after master-planned community of Sienna. This elegant 1-story offers 3 beds, 3 full baths, & a well-designed layout. A grand extended entry with soaring ceilings & archways leads to a private study with French doors & a formal dining room with wood flooring. The light-filled family room with a wall of windows flows into the chef-inspired kitchen featuring granite counters, stainless steel appliances, a gas cooktop, & a large island with seating. The adjoining breakfast area adds to the home’s bright, open feel. The private primary suite offers a spa-like ensuite bath, while secondary bedrooms feature walk-in closets & access to full baths. Enjoy a patio, spacious backyard with no rear neighbors, & a 3-car garage. Located near Sawmill Lake Club, residents enjoy access to a fitness center, resort-style pool, sand volleyball courts, & upcoming tennis courts. Zoned to Leonetti ES, Ronald Thornton MS, & Ridge Point HS.

15. 2026-04-16
    historical 1029-char remark

    Show marketing remark (1029 chars)

    Welcome to this beautifully appointed Perry home in the sought-after master-planned community of Sienna. This elegant 1-story offers 3 beds, 3 full baths, & a well-designed layout. A grand extended entry with soaring ceilings & archways leads to a private study with French doors & a formal dining room with wood flooring. The light-filled family room with a wall of windows flows into the chef-inspired kitchen featuring granite counters, stainless steel appliances, a gas cooktop, & a large island with seating. The adjoining breakfast area adds to the home’s bright, open feel. The private primary suite offers a spa-like ensuite bath, while secondary bedrooms feature walk-in closets & access to full baths. Enjoy a patio, spacious backyard with no rear neighbors, & a 3-car garage. Located near Sawmill Lake Club, residents enjoy access to a fitness center, resort-style pool, sand volleyball courts, & upcoming tennis courts. Zoned to Leonetti ES, Ronald Thornton MS, & Ridge Point HS.

16. 2026-04-16
    historical $425,000 1029-char remark

    Show marketing remark (1029 chars)

    Welcome to this beautifully appointed Perry home in the sought-after master-planned community of Sienna. This elegant 1-story offers 3 beds, 3 full baths, & a well-designed layout. A grand extended entry with soaring ceilings & archways leads to a private study with French doors & a formal dining room with wood flooring. The light-filled family room with a wall of windows flows into the chef-inspired kitchen featuring granite counters, stainless steel appliances, a gas cooktop, & a large island with seating. The adjoining breakfast area adds to the home’s bright, open feel. The private primary suite offers a spa-like ensuite bath, while secondary bedrooms feature walk-in closets & access to full baths. Enjoy a patio, spacious backyard with no rear neighbors, & a 3-car garage. Located near Sawmill Lake Club, residents enjoy access to a fitness center, resort-style pool, sand volleyball courts, & upcoming tennis courts. Zoned to Leonetti ES, Ronald Thornton MS, & Ridge Point HS.

17. 2019-02-07
    soldstatus
18. 2019-02-06
    soldstatus Sold 1006-char remark

    Show marketing remark (1006 chars)

    YOU'LL LOVE THIS IMMACULATE, SHOWS-LIKE-A-MODEL PERRY HOME in the Master-planned golf community of Sienna Plantation. The STUNNING BRICK & STONE ELEVATION is just the beginning. .. enter through a decorative glass & wrought-iron adorned front door to the ELEGANT EXTENDED ENTRY with 24x12 offset ceramic tile and 12-ft ceiling. .. a private Study with French doors. .. an INCREDIBLE ISLAND KITCHEN with granite counters, stainless-steel appliances & gas cooking. .. secondary bedrooms with full baths. .. all bedrooms with walk-in closets, PLUS a bonus walk-in closet for storage. .. a very PRIVATE MASTER RETREAT with luxurious bath, oversized shower and incredible closet. THREE-CAR GARAGE! Outside: stone/brick on all four sides. .. a ceramic-tiled patio. .. and sports fields behind means NO REAR NEIGHBORS! Walking distance to the lake, community center, pool and beach volleyball -- all at the end of the culdesac. DON'T WAIT. .. CALL TODAY to see this like-new, move-in ready home.

19. 2019-01-31
    status Pending, Continue to Show 1006-char remark

    Show marketing remark (1006 chars)

    YOU'LL LOVE THIS IMMACULATE, SHOWS-LIKE-A-MODEL PERRY HOME in the Master-planned golf community of Sienna Plantation. The STUNNING BRICK & STONE ELEVATION is just the beginning. .. enter through a decorative glass & wrought-iron adorned front door to the ELEGANT EXTENDED ENTRY with 24x12 offset ceramic tile and 12-ft ceiling. .. a private Study with French doors. .. an INCREDIBLE ISLAND KITCHEN with granite counters, stainless-steel appliances & gas cooking. .. secondary bedrooms with full baths. .. all bedrooms with walk-in closets, PLUS a bonus walk-in closet for storage. .. a very PRIVATE MASTER RETREAT with luxurious bath, oversized shower and incredible closet. THREE-CAR GARAGE! Outside: stone/brick on all four sides. .. a ceramic-tiled patio. .. and sports fields behind means NO REAR NEIGHBORS! Walking distance to the lake, community center, pool and beach volleyball -- all at the end of the culdesac. DON'T WAIT. .. CALL TODAY to see this like-new, move-in ready home.

20. 2019-01-06
    status Pending 1006-char remark

    Show marketing remark (1006 chars)

    YOU'LL LOVE THIS IMMACULATE, SHOWS-LIKE-A-MODEL PERRY HOME in the Master-planned golf community of Sienna Plantation. The STUNNING BRICK & STONE ELEVATION is just the beginning. .. enter through a decorative glass & wrought-iron adorned front door to the ELEGANT EXTENDED ENTRY with 24x12 offset ceramic tile and 12-ft ceiling. .. a private Study with French doors. .. an INCREDIBLE ISLAND KITCHEN with granite counters, stainless-steel appliances & gas cooking. .. secondary bedrooms with full baths. .. all bedrooms with walk-in closets, PLUS a bonus walk-in closet for storage. .. a very PRIVATE MASTER RETREAT with luxurious bath, oversized shower and incredible closet. THREE-CAR GARAGE! Outside: stone/brick on all four sides. .. a ceramic-tiled patio. .. and sports fields behind means NO REAR NEIGHBORS! Walking distance to the lake, community center, pool and beach volleyball -- all at the end of the culdesac. DON'T WAIT. .. CALL TODAY to see this like-new, move-in ready home.

21. 2018-12-15
    status Option Pending 1006-char remark

    Show marketing remark (1006 chars)

    YOU'LL LOVE THIS IMMACULATE, SHOWS-LIKE-A-MODEL PERRY HOME in the Master-planned golf community of Sienna Plantation. The STUNNING BRICK & STONE ELEVATION is just the beginning. .. enter through a decorative glass & wrought-iron adorned front door to the ELEGANT EXTENDED ENTRY with 24x12 offset ceramic tile and 12-ft ceiling. .. a private Study with French doors. .. an INCREDIBLE ISLAND KITCHEN with granite counters, stainless-steel appliances & gas cooking. .. secondary bedrooms with full baths. .. all bedrooms with walk-in closets, PLUS a bonus walk-in closet for storage. .. a very PRIVATE MASTER RETREAT with luxurious bath, oversized shower and incredible closet. THREE-CAR GARAGE! Outside: stone/brick on all four sides. .. a ceramic-tiled patio. .. and sports fields behind means NO REAR NEIGHBORS! Walking distance to the lake, community center, pool and beach volleyball -- all at the end of the culdesac. DON'T WAIT. .. CALL TODAY to see this like-new, move-in ready home.

22. 2018-12-09
    status Pending 1006-char remark

    Show marketing remark (1006 chars)

    YOU'LL LOVE THIS IMMACULATE, SHOWS-LIKE-A-MODEL PERRY HOME in the Master-planned golf community of Sienna Plantation. The STUNNING BRICK & STONE ELEVATION is just the beginning. .. enter through a decorative glass & wrought-iron adorned front door to the ELEGANT EXTENDED ENTRY with 24x12 offset ceramic tile and 12-ft ceiling. .. a private Study with French doors. .. an INCREDIBLE ISLAND KITCHEN with granite counters, stainless-steel appliances & gas cooking. .. secondary bedrooms with full baths. .. all bedrooms with walk-in closets, PLUS a bonus walk-in closet for storage. .. a very PRIVATE MASTER RETREAT with luxurious bath, oversized shower and incredible closet. THREE-CAR GARAGE! Outside: stone/brick on all four sides. .. a ceramic-tiled patio. .. and sports fields behind means NO REAR NEIGHBORS! Walking distance to the lake, community center, pool and beach volleyball -- all at the end of the culdesac. DON'T WAIT. .. CALL TODAY to see this like-new, move-in ready home.

23. 2018-11-30
    status Option Pending 1006-char remark

    Show marketing remark (1006 chars)

    YOU'LL LOVE THIS IMMACULATE, SHOWS-LIKE-A-MODEL PERRY HOME in the Master-planned golf community of Sienna Plantation. The STUNNING BRICK & STONE ELEVATION is just the beginning. .. enter through a decorative glass & wrought-iron adorned front door to the ELEGANT EXTENDED ENTRY with 24x12 offset ceramic tile and 12-ft ceiling. .. a private Study with French doors. .. an INCREDIBLE ISLAND KITCHEN with granite counters, stainless-steel appliances & gas cooking. .. secondary bedrooms with full baths. .. all bedrooms with walk-in closets, PLUS a bonus walk-in closet for storage. .. a very PRIVATE MASTER RETREAT with luxurious bath, oversized shower and incredible closet. THREE-CAR GARAGE! Outside: stone/brick on all four sides. .. a ceramic-tiled patio. .. and sports fields behind means NO REAR NEIGHBORS! Walking distance to the lake, community center, pool and beach volleyball -- all at the end of the culdesac. DON'T WAIT. .. CALL TODAY to see this like-new, move-in ready home.

24. 2018-11-02
    listed $275,000 Active 1006-char remark

    Show marketing remark (1006 chars)

    YOU'LL LOVE THIS IMMACULATE, SHOWS-LIKE-A-MODEL PERRY HOME in the Master-planned golf community of Sienna Plantation. The STUNNING BRICK & STONE ELEVATION is just the beginning. .. enter through a decorative glass & wrought-iron adorned front door to the ELEGANT EXTENDED ENTRY with 24x12 offset ceramic tile and 12-ft ceiling. .. a private Study with French doors. .. an INCREDIBLE ISLAND KITCHEN with granite counters, stainless-steel appliances & gas cooking. .. secondary bedrooms with full baths. .. all bedrooms with walk-in closets, PLUS a bonus walk-in closet for storage. .. a very PRIVATE MASTER RETREAT with luxurious bath, oversized shower and incredible closet. THREE-CAR GARAGE! Outside: stone/brick on all four sides. .. a ceramic-tiled patio. .. and sports fields behind means NO REAR NEIGHBORS! Walking distance to the lake, community center, pool and beach volleyball -- all at the end of the culdesac. DON'T WAIT. .. CALL TODAY to see this like-new, move-in ready home.

25. 2018-10-18
    historical
26. 2018-06-11
    listed $319,000 Active
27. 2018-05-18
    historical
28. 2018-05-17
    price $319,900
29. 2018-03-22
    price $322,900
30. 2018-01-26
    price $324,900
31. 2017-11-08
    listed $332,495 Active
32. 2017-10-20
    historical
33. 2017-07-07
    listed $334,989 Active
34. 2017-04-04
    historical
35. 2016-10-10
    listed $334,927 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $10,699 · $892/mo
• Projected year-2 tax: $10,699 · $892/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,407
• − Mortgage interest: −$23,807
• − Property taxes: −$10,699
• − Insurance: −$2,125
• − Repairs & maintenance: −$4,033
• − Management: −$4,033
• − HOA: −$1,584
• − Depreciation: −$12,364
• Taxable loss: −$8,237
• Est. tax savings @ 24.0%: +$1,977
• After-tax cash flow: $645/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Fort Bend ISD
• NCES district ID: 4819650
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $82,360
• Composite: 44.61/100
• National rank: #2779
• State rank: #140 of 826 in TX

Livability — Sienna

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sienna, TX
• County: Fort Bend County · 836,777 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 84,221
• Household income: $129,151
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 1004.0

Population outlook (Fort Bend County) Hauer SSP2

• Today (2025): 1,004,526 people
• By 2030: 1,153,104 · +14.8%
• By 2040: 1,453,718 · +44.7%
• By 2050: 1,753,781 · +74.6%
• By 2075: 2,455,772 · +144.5%
• By 2100: 2,930,528 · +191.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 34% Black 26% Asian 22% Hispanic / Latino 13% Two or more races 10%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 21% · Canada, China, Vietnam
• Languages at home: 73% English-only · Other Asian/Pacific 8% Spanish 7% Other Indo-European 5%

Political lean MEDSL · Fort Bend

• 2024 margin: Toss-up / Even · D 49.5% · R 47.9% · Other 2.6%
• 2008→2024 swing: +4.0pp toward D · 2008: -2.4pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+10.6 2016: D+6.6 2012: R+6.8 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.67%
• Current HPI: 212.3573
• Rent YoY: ▼ -0.15%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+26.9% since first listed

22 events — show timeline

• 2026-04-29 Relisted — HARMLS
• 2026-04-16 Listing Removed — HARMLS
• 2026-04-16 Coming Soon $425,000 HARMLS
• 2019-02-07 Sold (Public Records) — Public Records
• 2019-02-06 Sold (MLS) — HARMLS
• 2019-01-31 Pending — HARMLS
• 2019-01-06 Pending — HARMLS
• 2018-12-15 Pending — HARMLS
• 2018-12-09 Pending — HARMLS
• 2018-11-30 Pending — HARMLS
• 2018-11-02 Listed $275,000 HARMLS
• 2018-10-18 Listing Removed — HARMLS
• 2018-06-11 Listed $319,000 HARMLS
• 2018-05-18 Listing Removed — HARMLS
• 2018-05-17 Price Changed $319,900 HARMLS
• 2018-03-22 Price Changed $322,900 HARMLS
• 2018-01-26 Price Changed $324,900 HARMLS
• 2017-11-08 Listed $332,495 HARMLS
• 2017-10-20 Listing Removed — HARMLS
• 2017-07-07 Listed $334,989 HARMLS
• 2017-04-04 Listing Removed — HARMLS
• 2016-10-10 Listed $334,927 HARMLS

Property tax history

+55.3%/yr

Latest (2025): $10,699 · -5.9% YoY. Source: county tax records.