27930 Barberry Banks Ln · Fulshear, TX 77441

$379,900

5 bd · 4.0 ba · 2,882 sqft · SingleFamily public records · 57 Days on market

Built 2008 6,873 sqft lot $132/sqft · 19% below area Est $469k · 19% under $125/mo HOA · 3% of rent

---

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).

• ARV discount +15.0/15.0
• Cash flow +10.8/30.0
• Schools +5.7/10.0
• 1% rule +5.5/10.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the highly sought-after Cross Creek Ranch community, this beautiful 5-bedroom, 3.5-bathroom home offers 2,882 sq ft of well-designed living space. The open-concept floorplan provides a seamless flow between the kitchen, living, and dining areas that’s perfect for both everyday living and entertaining. The spacious primary suite features a private ensuite bath, creating a relaxing retreat. Enjoy a generously sized backyard complete with a garden and patio, ideal for outdoor enjoyment. This two-story home is also prepped for a water filtration system for added convenience. Residents of Cross Creek Ranch enjoy amazing resort-style amenities including pools, trails, parks, and fitness centers.

Key facts

• Trails
• Pools
• 6,873 sq ft lot

Tags

• OPEN-CONCEPT FLOORPLAN
• GENEROUSLY SIZED BACKYARD
• WATER FILTRATION SYSTEM
• RESORT-STYLE AMENITIES
• POOLS
• TRAILS

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $349k (8.2% below list).
• Meets the 1% rule at list price ($4k rent vs $380k).
• Recommended offer: $349k (8.2% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 3.2% in Fulshear — 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 69/100 on livability (#430 in TX) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Katy ISD (suburban): math 61% / reading 63% proficiency, ranked #29 of 826 in TX (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.6%/yr); 1213 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 57 days — a 3% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y ago; this cycle's ask has dropped $39k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $348,936 (8.2% 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 57 days. Have you received any prior offers? Is the seller open to a 8% 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 1.05% ✓
• Cap rate: 5.74%
• Cash-on-cash: -1.98%
• DSCR: 0.91
• GRM: 8.0

CMA / ARV

• ARV (median comp): $469,317
• List price: $379,900
• Delta: -19.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27918 Silverstream Ct	0.06mi	5/3.5	2,899 (+1%)	3mo	$399,900	$138	92
28015 Silverstream Ct	0.06mi	5/3.5	2,882 (0%)	8mo	$457,750	$159	89
27902 Brandy Creek Ln	0.14mi	4/3.0 (-1)	2,892 (+0%)	1mo	$565,000	$195	83
27919 Brandy Creek Ln	0.09mi	4/3.0 (-1)	3,038 (+5%)	2mo	$497,000	$164	76
28211 Rippling Brook Ln	0.28mi	4/2.5 (-1)	2,882 (0%)	0mo	$590,000	$205	75
27907 Brandy Creek Ln	0.12mi	4/3.0 (-1)	3,038 (+5%)	8mo	$496,000	$163	70
27923 Silverstream Ct	0.02mi	4/2.0 (-1)	2,545 (-12%)	0mo	$440,000	$173	66
27902 Silverstream Ct	0.09mi	4/2.0 (-1)	2,623 (-9%)	2mo	$459,000	$175	66
6103 Silver Thistle Ln	0.19mi	4/3.5 (-1)	3,087 (+7%)	9mo	$514,900	$167	65
28222 Rippling Brook Ln	0.30mi	4/3.0 (-1)	2,999 (+4%)	9mo	$480,000	$160	63
28218 Ridgecreek Cove Ln	0.26mi	4/3.0 (-1)	2,711 (-6%)	8mo	$450,000	$166	62
5910 Drake Shadow Ct	0.61mi	4/4.5 (-1)	3,237 (+12%)	1mo	$750,000	$232	43

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.8%
• Equity multiple: 0.21×
• Total profit: $-83,904
• Equity at exit: $56,644

10-year hold

• IRR: -35.4%
• Equity multiple: -0.23×
• Total profit: $-130,549
• Equity at exit: $32,847

Cash invested: $106,372 (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 77441

• Rents YoY: -1.6%
• Active inventory: 1213
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,981 medium
• Mortgage (P&I): −$1,992
• Tax from tax record: −$1,045 /mo · $12,540/yr
• Insurance: −$158
• HOA: −$125
• Vacancy / Maint / Mgmt: −$836
• Net cashflow: $-175

Break-even live

Break-even rent $4,203

Max offer price $348,936

Occupancy floor 99%

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6636 Argonne Dr Fulshear, TX	4.0	1.0–3.0	1254	$2,825	$2.25	1d	66	0.81mi
6411 Tea Tree Dr Katy, TX	4.0	2.5	2168	$6,900	$3.18	43d	1	0.98mi
6106 Carver Pines Dr Katy, TX	4.0	2.0	2557	$2,479	$0.97	5d	1	1.05mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: waterpoolgym

Listing history 40 events

1. 2026-06-18
   days on market $379,900 Pending 57 DOM
2. 2026-06-17
   status $379,900 Pending 56 DOM
3. 2026-06-17
   days on market $379,900 Active 56 DOM
4. 2026-06-16
   days on market $379,900 Active 55 DOM
5. 2026-06-15
   days on market $379,900 Active 54 DOM
6. 2026-06-13
   pricedays on market $379,900 Active 52 DOM
7. 2026-06-09
   days on market $395,000 Active 48 DOM
8. 2026-06-08
   days on market $395,000 Active 47 DOM
9. 2026-06-07
   days on market $395,000 Active 46 DOM
10. 2026-06-04
    days on market $395,000 Active 43 DOM
11. 2026-06-03
    days on market $395,000 Active 42 DOM
12. 2026-06-02
    status $395,000 Active 41 DOM
13. 2026-05-17
    status Pending 715-char remark

    Show marketing remark (715 chars)

    Located in the highly sought-after Cross Creek Ranch community, this beautiful 5-bedroom, 3.5-bathroom home offers 2,882 sq ft of well-designed living space. The open-concept floorplan provides a seamless flow between the kitchen, living, and dining areas that’s perfect for both everyday living and entertaining. The spacious primary suite features a private ensuite bath, creating a relaxing retreat. Enjoy a generously sized backyard complete with a garden and patio, ideal for outdoor enjoyment. This two-story home is also prepped for a water filtration system for added convenience. Residents of Cross Creek Ranch enjoy amazing resort-style amenities including pools, trails, parks, and fitness centers.

14. 2026-05-10
    status Pending 715-char remark

    Show marketing remark (715 chars)

    Located in the highly sought-after Cross Creek Ranch community, this beautiful 5-bedroom, 3.5-bathroom home offers 2,882 sq ft of well-designed living space. The open-concept floorplan provides a seamless flow between the kitchen, living, and dining areas that’s perfect for both everyday living and entertaining. The spacious primary suite features a private ensuite bath, creating a relaxing retreat. Enjoy a generously sized backyard complete with a garden and patio, ideal for outdoor enjoyment. This two-story home is also prepped for a water filtration system for added convenience. Residents of Cross Creek Ranch enjoy amazing resort-style amenities including pools, trails, parks, and fitness centers.

15. 2026-04-25
    price $395,000 715-char remark

    Show marketing remark (715 chars)

    Located in the highly sought-after Cross Creek Ranch community, this beautiful 5-bedroom, 3.5-bathroom home offers 2,882 sq ft of well-designed living space. The open-concept floorplan provides a seamless flow between the kitchen, living, and dining areas that’s perfect for both everyday living and entertaining. The spacious primary suite features a private ensuite bath, creating a relaxing retreat. Enjoy a generously sized backyard complete with a garden and patio, ideal for outdoor enjoyment. This two-story home is also prepped for a water filtration system for added convenience. Residents of Cross Creek Ranch enjoy amazing resort-style amenities including pools, trails, parks, and fitness centers.

16. 2026-04-06
    listed $419,000 Active 715-char remark

    Show marketing remark (715 chars)

    Located in the highly sought-after Cross Creek Ranch community, this beautiful 5-bedroom, 3.5-bathroom home offers 2,882 sq ft of well-designed living space. The open-concept floorplan provides a seamless flow between the kitchen, living, and dining areas that’s perfect for both everyday living and entertaining. The spacious primary suite features a private ensuite bath, creating a relaxing retreat. Enjoy a generously sized backyard complete with a garden and patio, ideal for outdoor enjoyment. This two-story home is also prepped for a water filtration system for added convenience. Residents of Cross Creek Ranch enjoy amazing resort-style amenities including pools, trails, parks, and fitness centers.

17. 2017-06-19
    soldstatus Sold 418-char remark

    Show marketing remark (418 chars)

    PRICED WELL BELOW THE TAX APPRARISAL!! . Elegant 2 story home in the much sought after Cross Creek Ranch subdivision. Cross Creek Ranch is in the acclaimed Katy ISD. This beautiful home has 5 bedrooms, MASTER DOWN, and with 3.5 baths and a game room. Kitchen has granite counter tops and room to make your chef super happy. All this and a back yard big enough for a pool. This home is a must see to really appreciate.

18. 2017-06-19
    soldstatus

    Show marketing remark (418 chars)

    PRICED WELL BELOW THE TAX APPRARISAL!! . Elegant 2 story home in the much sought after Cross Creek Ranch subdivision. Cross Creek Ranch is in the acclaimed Katy ISD. This beautiful home has 5 bedrooms, MASTER DOWN, and with 3.5 baths and a game room. Kitchen has granite counter tops and room to make your chef super happy. All this and a back yard big enough for a pool. This home is a must see to really appreciate.

19. 2017-05-24
    status Pending 418-char remark

    Show marketing remark (418 chars)

    PRICED WELL BELOW THE TAX APPRARISAL!! . Elegant 2 story home in the much sought after Cross Creek Ranch subdivision. Cross Creek Ranch is in the acclaimed Katy ISD. This beautiful home has 5 bedrooms, MASTER DOWN, and with 3.5 baths and a game room. Kitchen has granite counter tops and room to make your chef super happy. All this and a back yard big enough for a pool. This home is a must see to really appreciate.

20. 2017-05-11
    status Option Pending 418-char remark

    Show marketing remark (418 chars)

    PRICED WELL BELOW THE TAX APPRARISAL!! . Elegant 2 story home in the much sought after Cross Creek Ranch subdivision. Cross Creek Ranch is in the acclaimed Katy ISD. This beautiful home has 5 bedrooms, MASTER DOWN, and with 3.5 baths and a game room. Kitchen has granite counter tops and room to make your chef super happy. All this and a back yard big enough for a pool. This home is a must see to really appreciate.

21. 2017-03-24
    listed $285,000 Active 418-char remark

    Show marketing remark (418 chars)

    PRICED WELL BELOW THE TAX APPRARISAL!! . Elegant 2 story home in the much sought after Cross Creek Ranch subdivision. Cross Creek Ranch is in the acclaimed Katy ISD. This beautiful home has 5 bedrooms, MASTER DOWN, and with 3.5 baths and a game room. Kitchen has granite counter tops and room to make your chef super happy. All this and a back yard big enough for a pool. This home is a must see to really appreciate.

22. 2017-03-22
    historical
23. 2016-11-21
    price $289,500
24. 2016-11-20
    price $285,000
25. 2016-08-07
    price $295,000
26. 2016-07-08
    price $300,000
27. 2016-06-26
    status Active
28. 2016-06-25
    status Pending
29. 2016-06-14
    status Option Pending
30. 2016-05-25
    listed $307,000 Active
31. 2013-05-23
    soldstatus
32. 2013-05-22
    soldstatus Sold
33. 2013-05-12
    status Pending
34. 2013-05-06
    status Pending, Continue to Show
35. 2013-04-24
    status Option Pending
36. 2013-03-05
    status Active
37. 2013-03-04
    historical
38. 2013-02-22
    listed $259,000 Active
39. 2009-01-26
    soldstatus
40. 2008-08-27
    listed $271,095

ⓘ 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: $12,540 · $1,045/mo
• Projected year-2 tax: $12,540 · $1,045/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,776
• − Mortgage interest: −$21,280
• − Property taxes: −$12,540
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,822
• − Management: −$3,822
• − HOA: −$1,500
• − Depreciation: −$11,052
• Taxable loss: −$8,140
• Est. tax savings @ 24.0%: +$1,954
• After-tax cash flow: $-150/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: Katy ISD
• NCES district ID: 4825170
• Math proficiency: 61% ▼ -7.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $90,312
• Composite: 56.59/100
• National rank: #1146
• State rank: #29 of 826 in TX

Livability — Fulshear

• Score: 69/100
• State rank: #430
• US rank: #8901

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fulshear, TX
• County: Fort Bend County · 836,777 people
• City population: 41,324
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 41,324
• Household income: $184,390
• Rent vs Own: 8.0% rent · 92.0% own
• Severe rent burden: 301.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 57% Hispanic / Latino 20% Two or more races 15% Asian 12% Black 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 5% Romanian 2% Italian 1%
• Foreign-born: 26% · Canada, China, Jamaica
• Languages at home: 68% English-only · Spanish 17% German/W. Germanic 4% Chinese 4%

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: ▼ -154.74%
• Current HPI: 275.8798
• Rent YoY: ▼ -1.63%
• 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

+45.7% since first listed

28 events — show timeline

• 2026-05-17 Pending — HARMLS
• 2026-05-10 Pending — HARMLS
• 2026-04-25 Price Changed $395,000 HARMLS
• 2026-04-06 Listed $419,000 HARMLS
• 2017-06-19 Sold (Public Records) — Public Records
• 2017-06-19 Sold (MLS) — HARMLS
• 2017-05-24 Pending — HARMLS
• 2017-05-11 Pending — HARMLS
• 2017-03-24 Listed $285,000 HARMLS
• 2017-03-22 Listing Removed — HARMLS
• 2016-11-21 Price Changed $289,500 HARMLS
• 2016-11-20 Price Changed $285,000 HARMLS
• 2016-08-07 Price Changed $295,000 HARMLS
• 2016-07-08 Price Changed $300,000 HARMLS
• 2016-06-26 Relisted — HARMLS
• 2016-06-25 Pending — HARMLS
• 2016-06-14 Pending — HARMLS
• 2016-05-25 Listed $307,000 HARMLS
• 2013-05-23 Sold (Public Records) — Public Records
• 2013-05-22 Sold (MLS) — HARMLS
• 2013-05-12 Pending — HARMLS
• 2013-05-06 Pending — HARMLS
• 2013-04-24 Pending — HARMLS
• 2013-03-05 Relisted — HARMLS
• 2013-03-04 Listing Removed — HARMLS
• 2013-02-22 Listed $259,000 HARMLS
• 2009-01-26 Sold (MLS) — HARMLS
• 2008-08-27 Listed $271,095 HARMLS

Property tax history

+5.3%/yr

Latest (2025): $12,540 · +10.2% YoY. Source: county tax records.