Cypress Edition | July 2025

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Cypress Edition VOLUME 16, ISSUE 11 JULY 10AUG. 8, 2025

2025 Home Edition

Home insurance rates climb

BY RACHEL LELAND

Homeowners across Texas are facing soaring insurance costs and policy cancellations as insurers pull back due to rising risks, such as natural disasters. For example, Cy-Fair neighborhoods near Moore Elementary School have historically experienced freezes, ooding and more. Homeowners may see higher insurance premiums as a result.

INSIDE

Also in this issue

Impacts Page 6 Check out Big City Wings, Jeremiah’s Italian Ice and other new local businesses

Education

Page 10

See what Cy-Fair ISD prioritized in the 2025-26 budget

2025 Home Edition

Page 17

Discover how Cy-Fair’s housing aordability compares to Harris County

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Making Life Better

For more than 35 years, Caldwell has created vibrant communities that meet you where life finds you—and lay the foundation for where it can take you. Whether you’re looking to buy in one of our award-winning master-planned communities, explore active adult living in a 55+ neighborhood, or enjoy a low-maintenance lifestyle in a vibrant rental community, Caldwell o ers a place for everyone, at every stage of life. Thoughtfully located, nature-focused, and amenity-rich, each Caldwell community fosters connection and makes the everyday extraordinary.

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HOUSTON METHODIST CYPRESS HOSPITAL NOW OPEN

Houston Methodist Cypress Hospital is proud to bring outstanding care, expertise and innovation to Cypress and the surrounding communities. With expertise from primary to specialty care, our physicians collaborate across specialties to support health, wellness and prevention and to treat more complex conditions — right here for you in one convenient location. Houston Methodist Cypress offers: • A full spectrum of health care services including primary, specialty and emergency care • World-class physicians and nurses who work together to provide expert, personalized care • Advanced technology and leading-edge innovations to enhance the patient experience • Thoughtful patient amenities including private rooms and free parking and valet

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CYPRESS EDITION

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About Community Impact

Owners John and Jennifer Garrett launched Community Impact in 2005, and the company is still locally owned today with editions across Texas. Our mission is to provide trusted news and local information that everyone gets. Our vision is to build communities of informed citizens and thriving businesses through the collaboration of a passionate team. Our purpose is to be a light for our readers, customers, partners and each other by living out our core values of Faith, Passion, Quality, Innovation and Integrity.

Market leaders & metro team

Reporters Jovanna Aguilar Angela Bonilla Sarah Brager Melissa Enaje Valeria Escobar Wesley Gardner Rachel Leland Emily Lincke Tomer Ronen Nichaela Shaheen Jessica Shorten Haley Velasco Kevin Vu Julianna Washburn Graphic Designers Richard Galvan Ellen Jackson Matt Mills

Angie Thomas General Manager

Martha Risinger Jesus Verastegui Taylor White Ronald Winters Houston Market President Jason Culpepper Senior Managing Editor Matt Stephens Senior Product Manager Kaitlin Schmidt Quality Desk Editor Sarah Hernandez

Danica Lloyd Senior Editor

Ashley Green Account Executive Note to our readers:

Beginning this month, you’ll no longer see Texas Monthly content featured in Community Impact. We’re grateful for the partnership and proud to continue focusing on original, impactful reporting from our own CI journalists across Texas. As always, thank you for trusting us to keep you informed about what matters most in your community.

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Impacts

sauces ranging from mild to rehouse. • Opened May 29 • 20330 Tuckerton Road, Cypress • www.bigcitywings.com

249

S C HIELRD.

CHAMPION FOREST DR.

5 Tacos Tec The restaurant is now serving tacos, enchiladas, burritos, tostadas and autas. • Opened June 6 • 19841 Hwy. 290, Houston • www.tacostectx.com 6 Jeremiah’s Italian Ice Jeremiah’s oers over 40 avors of Italian ice and soft-

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serve ice cream. • Opened June 5

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• 12620 FM 1960, Houston • www.jeremiahsice.com

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7 Son’s Bakery The bakery oers breads, desserts and coee. • Opened June 9 • 10807 Huffmeister Road, Ste. 129, Cypress • www.sonsbakery.us

6 24

A L

99 TOLL

GREENHOUSE RD.

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8 Garage Werks Owner Greg Merecka oers luxury garage sizes ideal for cars, boats, RVs and motorcycles. • Opened June 1 • 12402 Malcomson Road, Houston • www.garagewerks.net 9 Village Chiropractic Treatments include X-rays, spinal adjustments, spinal decompression, shockwave therapy, muscle stimulation, knee traction and lumbar traction. • Opened June 9 • 12711 Telge Road, Ste. 300, Cypress • www.villagechiros.com 10 It’s Cane Time The business sells sugarcane juices, boba tea, rice bowls and snacks. • Opened May 1

529

MAP NOT TO SCALE

• Opened June 20 • 9430 Fry Road, Ste. 300, Cypress • www.magnoliasoapandbath.com

Now open

1 Racket Social Club The business oers four padel courts, two pickleball courts, competitive training, a summer camp for kids, yoga sessions and social events. • Opened in May • 12825 Cutten Road, Houston • www.racketsocialclub.us 2 Magnolia Soap and Bath Co. The shop has handcrafted, plant-based bath and body products.

3 Luce Avenue Co ee Roasters The shop serves coee drinks, fresh-baked pastries and

breakfast tacos. • Opened June 5 • 20725 Tuckerton Road, Ste. 700, Cypress • www.lucecoffeeroasters.com

4 Big City Wings The Houston-based franchise specializes in wings with

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• 16247 FM 529, Houston • www.itscanetime.com

• Opening date TBD • 8702-8726 Fairbanks N. Houston Road, Houston • www.foxconn.com 17 Bath & Body Works The fragrance company oers candles, body spray, wall

Now open

11 Fitzpatrick Group The full-service nancial planning and wealth management rm opened a second location. • Opened in May • 20405 Hwy. 249, Ste. 640, Houston • www.¡itzgrp.com 12 J Thomas Photoworks The photography studio oers single-day, hourly and membership rates. • Opened July 1 • 14525 FM 529, Ste. 100, Houston • www.thelabhouston.com 13 Saunders A new manufacturing facility serves the transportation, general industrial, medical device, electronics, aerospace and defense industries. • Opened June 2 • 14639 Fallbrook Drive, Ste. 160, Houston • www.saunderscorp.com

fragrances and hand soaps. • Opening in late September • 25825 Hwy. 290, Ste. 26A, Cypress • www.bathandbodyworks.com

18 Retina Consultants of Texas The retina ophthalmology practice specializes exclusively in diseases and surgery of the retina, vitreous and macula. • Opening Aug. 4 • 10130 Louetta Road, Ste. G, Houston • www.retinaconsultantstexas.com 19 Cheatcode Lemonade and Smoothie Bar The business oers lemonade, smoothies, dirty sodas and acai bowls infused with supplements. • Opening Aug. 2 • 9111 FM 1960 W., Ste. E, Houston • Facebook: Cheatcode Lemonade and Smoothie Bar

23 SafeSplash Swim School Two-time Olympian swimmer Cammile Adams has opened a new swim school location in Bridgeland. The family-focused business teaches essential swim safety skills with lessons designed to build con dence and a love for the water. Lessons are available for all ages and skill levels. • Opened June 30 • 20931 Tuckerton Road, Cypress • www.safesplash.com/locations/bridgeland-tx

Coming soon

In the news

14 Clutch & Win The arcade will oer prizes, gashapon machines and over 40 claw machines.

20 Houston Premium Outlets Three new retailers have joined the mall—JD Sports, La Fragancia and Rag & Bone.

• 10865 Jones Road, Houston • Facebook: Carta Marina Seafood & Oyster Bar

• Opening in late July or early August • 25414 Hwy. 290, Ste. C-3, Cypress • Instagram: clutchandwin

• Opened in late May and early June • 29300 Hempstead Road, Cypress • www.premiumoutlets.com/outlet/houston

Closings

15 Kid to Kid Jersey Village The resale franchise oers gently used children’s clothing, shoes, toys, books and baby gear. • Opening in September • 17378 Hwy. 290, Jersey Village • www.kidtokid.com 16 Foxconn The manufacturer has acquired the 1 million-square- foot Fairbanks Logistics Park to build an AI server.

24 Walgreens The pharmacy and retail store permanently closed its location at FM 1960 and N. Eldridge Parkway. • Closed March 18 • 12620 FM 1960 W, Houston • www.walgreens.com

21 Target The store is undergoing renovations to feature modern design elements and additional displays. • 12701 FM 1960 W., Houston • www.target.com 22 Carta Marina Seafood & Oyster Bar Formerly known as Ostioneria Michoacan, o¨cials said the seafood restaurant rebranded in May.

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Government

BY SARAH BRAGER

ESD No. 9 commissioners select 3 nalists for board vacancy

Commissioners from Harris County Emergency Services District No. 9 will choose between three candidates to ll a vacant seat on the board, they announced at a June 24 meeting. The search for a fth commissioner comes after Kevin Stertzel announced his resignation in April. The appointee will serve on the ESD 9 board until the November 2026 election. Andrew Choi, Cameron Dickey and David Langenberg were selected as nalists after com- missioners publicly interviewed nine applicants during the meeting. About the candidates Choi is a physician for Memorial Hermann Medical Group who has lived in the Cypress area for 10 years. He completed his medical residency in emergency medicine and previously worked at HCA Houston Healthcare in Kingwood. He has a Master of Business Administration. Dickey has a background in nance as the

From left, Harris County ESD 9 Commissioners Naressa MacKinnon, Bevin Gordon, Rob Paiva and Jaime Martinez hear project updates from Ricardo Martinez of Martinez Architects at the June 24 board meeting.

DANICA LLOYDCOMMUNITY IMPACT

president and CEO of Cy-Fair Federal Credit Union, where he’s worked for 12 years. Dickey has also served on the Harris County Water Control and Improvement District 157 board for six years. Langenberg is the re chief at the Humble Fire Department and a former ESD 9 commissioner. He held his position as commissioner for eight years until his second term ended and he was not

re-elected last fall. He has lived in Cypress for over 40 years and was a volunteer reghter for 12 years before running for the board. Stay tuned The board has 90 days from Stertzel’s resig- nation to ll the vacancy. The next ESD 9 board meeting is scheduled for July 24.

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CYPRESS EDITION

Education

BY SARAH BRAGER

Cy-Fair ISD employees will receive a 4% pay raise in the 2025-26 scal year following a vote of approval from the board of trustees on June 23. The board adopted its $1.2 billion budget after months of community feedback and planning from the district nance department. The nal motion included an amendment that allows the superintendent to retroactively change sta salaries to meet recommended market adjustments. Trustees said they prioritized salary increases, reinstating bus routes and working toward a balanced budget. With $1.1 billion in revenue, district ocials said they expect a shortfall of $45.5 million. They said the shortfall would have been higher if not for $62 million in additional funding from House Bill 2. Last year, the CFISD board approved budget cuts, eliminating more than half of district librarian positions and cutting 79 bus routes. Parents have since come forward with concerns about student safety, especially pertaining to school commutes, according to past Community Impact reporting. At the June 18 work session, trustees said there will not be more reductions this year, thanks to recent state support. The proposed budget for the upcoming academic year is about $40 million larger than last year, when the projected shortfall was $77.5 million. Chief Financial Ocer Karen Smith said June 18 that she expects the actual decit for FY 2024-25 to be around $24.3 million. Raises, bus service in FY 2025 26 budget

Public input

2025 26 compensation plans $2,500 raise for teachers with three to four years of experience $5,000 raise for teachers with ve or more years of experience $65,000 starting salary for teachers $2 million to increase salaries for teachers with one to two years of experience $15 per hour starting pay for hourly and paraprofessional employees 4% raise for all other employees

After a year of pushing the board to bring back bus routes, noting safety concerns for students and time constraints for parents, community members were relieved to see bus routes rein- stated for a total of $4.1 million. “Passing this budget puts CFISD back on the path to amazing by ensuring every student has a safe and reliable way to get to school,” said Jarred Hostetler, a parent who previously advocated for bus routes to be reinstated. Over a dozen attendees at the meeting made last-minute pleas for higher wages, saying the 4% pay raise still isn’t a living wage for paraprofes- sionals, who make less than $30,000 annually. “We’re not asking for $60,000 a year, we’re ask- ing for [$35,000],” said Stacey Peterson, a special needs paraprofessional in the district, at the June 18 board work session. “If my husband dies, I can’t keep my house on $20,000 per year. It’s not just below pay, it is nonlivable.”

SOURCE: CYFAIR ISDCOMMUNITY IMPACT

Anissa Bax, a full-time paraprofessional in the district, told the board she was evicted from her apartment because she couldn’t aord rent. After moving in with her parents, Bax said she commuted about an hour from Richmond to continue working in Cy-Fair because she loves working with her students. Despite the comments, the board did not add any additional pay specically for paraprofession- als in the nal budget.

What they're saying

“Though we’re breathing a little easier, it is temporary. We still have a budget gap that will need to be addressed.” JUSTIN RAY, CYFAIR ISD TRUSTEE

“No full-time Cy-Fair ISD employee should be living on poverty wages.” NIKKI COWART, PRESIDENT OF CYFAIR AMERICAN FEDERATION OF TEACHERS

Looking forward

Budget breakdown

• $29.7 million for teacher retention for teachers with three or more years of experience • $4.3 million to support non-administrative staff • $106 per enrolled student for a total of $12.6 million • $1.13 per mile transportation reimbursement for a total of $107,800

CFISD ocials said additional funding from the state alleviated some of their budget concerns this year, but HB 2 didn’t entirely solve the district’s funding issues. The district will need to source additional revenue or consider more cuts in the future. Gov. Greg Abbott signed HB 2 into law on June 4, which included allotments for teacher raises and retention, special education programs, campus safety and operational costs. HB 2 highlights for CFISD include:

Projected expenses

$1.23B

Projected revenue

$1.18B

Projected shortfall: $45.47M

SOURCE: CYFAIR ISDCOMMUNITY IMPACT

COMMUNITYIMPACT.COM

Education

BY DANICA LLOYD

Cy-Fair ISD 2025 STAAR results released over year at both the state and district levels. The largest decrease in year-over-year performance within the district was on the eighth grade math test—the only area in which CFISD performed below the state average.

Passage rate changes, 202425 The data shows the dierence in the percentage points of students who passed the STAAR between spring 2024 and spring 2025. Cy-Fair ISD Texas -6 -4 -2 +2 +4 +6 0

Cy-Fair ISD outperformed the state in all but two categories in the spring 2025 State of Texas Assessments of Academic Readiness—eighth grade math and sixth grade math—according to results released by the Texas Education Agency on June 17. Of the 20 test grade levels and subjects tested, year-over-year performance in CFISD: • Improved in nine • Declined in eight • Saw no change in three “We are proud of the growth and sustained achievement reected in our recent STAAR results. At the same time, we recognize there are key areas that still require focused attention and improve- ment,” CFISD Chief Academic Ocer Tonya Goree said in a June 17 email. The breakdown In general, reading prociency improved year

3rd grade 4th grade 5th grade 6th grade 7th grade 8th grade 3rd grade 4th grade 5th grade 6th grade 7th grade 8th grade

CFISD fth-graders saw the biggest increase in passage rates for science, with 74% passing this year versus 65% in 2024. CFISD high school stu- dents showed no change or slight declines across the board in end-of-course exam passage rates. Quote of note “These results are encouraging and reect the impact of the strategic supports we’ve imple- mented in recent years,” Texas Education Commis- sioner Mike Morath said in a June 17 news release. “With [reading language arts] scores now surpass- ing pre-pandemic levels, we are seeing meaningful signs of academic recovery and progress. While this year also saw some improvements in math, clearly more work is needed.”

SOURCE: TEXAS EDUCATION AGENCYCOMMUNITY IMPACT

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Transportation

BY MELISSA ENAJE

New guidelines shift road responsibilities to developers

Revisions to Harris County’s trac impact analysis guidelines were unanimously passed by Harris County commissioners in May that will require developers to take more responsibility when it comes to road infrastructure projects. This marks a shift in how developers are required to approach new projects in the county. Eric Heppen is an engineer and senior project manager with Harris County Precinct 3 Commis- sioner Tom Ramsey’s oce. He said during a June 5 Cy-Fair Houston Chamber of Commerce commit- tee meeting that the new guidelines: • Require developers to construct full boulevard sections or multiple lanes of roads and complete infrastructure upfront • Address infrastructure gaps to prevent situ- ations where developers create demand for infrastructure improvements without contribut- ing to the overall project costs

The context Precinct 3 maintains nearly 6,800 miles of roadway and associated bridges throughout the area and has $31.7 million in Cypress-area trans- portation projects under construction as part of its Capital Improvement Program and another $84.4 million in the design phase, Heppen said. He said the new guidelines will help ensure the county can nd better uses for its mobility dollars. Harris County mobility funds are designated for transportation and infrastructure projects throughout the county, including road mainte- nance and capital improvement projects. These funds are primarily sourced from the Harris County Toll Road Authority and are split between precincts to be used for various mobili- ty-related projects, county ocials said. “Harris County taxpayers should not be responsible for developer-driven changes and upgrades,” Precinct 3 Commissioner Tom Ramsey

Cypress area project funding

In design phase: $84.4M Under construction: $31.7M

Total: $116.1M

SOURCE: HARRIS COUNTY PRECINCT 3 COMMUNITY IMPACT

said at a March court meeting. “Infrastructure improvements should not be limited to the [land] boundaries; they should extend to the limits of their dened impact area based on their trac impact analysis.” Harris County’s Department of Engineering sta were ordered to share an update on the process at the Aug. 7 court meeting.

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Business

BY JOVANNA AGUILAR

Customers can nd Polish doughnuts at Artisan Bread Gallery.

JOVANNA AGUILARCOMMUNITY IMPACT

Artisan Bread Gallery oers European sourdough bread made from scratch.

COURTESY ARTISAN BREAD GALLERY

Artisan Bread Gallery oers homemade baked goods Owned by Polish couple Oksana Ramotowski and Krzysztof Ramotowski, Artisan Bread Gallery has captivated the attention of bread lovers in the Cy-Fair community. The couple moved to the area from Massachusetts preservatives. Located on Windfern Road at a former doughnut shop, the bakery oers to-go services.

Owner Oksana Ramotowski stands in front of her bakery counter.

JOVANNA AGUILARCOMMUNITY IMPACT

Popular choices include the cranberry raisin wal- nut bread, regular sourdough and rosemary sour- dough. The bakery also oers focaccia, baguettes and breakfast items, such as Polish doughnuts, Polish kolaches and breakfast sandwiches. Staying local Oksana Ramotowski said the new location will oer dining services, a larger selection of breads, a full coee menu and lunch. Artisan Bread Gallery supports its community by donating leftover bread to local schools, organiza- tions and homeless individuals in need of a meal.

to open the bakery in February 2024 and is now expanding with a second location to better serve their growing clientele. The new location is set to open this summer near Jones Road and FM 1960. From the oven With over 25 years of experience baking, Krzysz- tof Ramotowski begins preparing his European breads at midnight daily. Artisan Bread Gallery oers European sourdough breads made from scratch with no

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11411 Windfern Road, Ste. 350, Houston Facebook: Artisan Bread Gallery

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Dining

BY JOVANNA AGUILAR

Owner Luis Hernandez serves the pizzeria’s signature pizza at his new restaurant location in Spring.

Shrimp Scampi ($9.99-$23.99) is made with garlic butter, shrimp, spinach, mushrooms, capers and tomatoes.

PHOTOS BY JOVANNA AGUILARCOMMUNITY IMPACT

Family-owned Pizzaiolo’s serves hand-tossed pizza After spending two decades tossing dough and perfecting pizzas, Luis Hernandez turned a lifelong

Pizzaiolo’s Special ($9.99-$23.99) is made with pesto, chicken and vegetables.

ventured o on his own. His wife, daughter, brothers and nephews carry on the family legacy by helping him manage each Pizzaiolo’s location. From the oven At Pizzaiolo’s, customers can nd gourmet pizzas made with wheat our, extra virgin olive oil, vegetable oil and Bacio cheese. Pizzas are made to order with fresh dough prepared daily and topped with fresh vegetables and ingredients sourced locally. Customers can customize their own pizza or select from 18 gourmet pizzas, including gluten-free options. The eatery also oers a daily all-you-can- eat buet from 11 a.m.-2 p.m. for $10.99.

dream into reality in 2015 by opening his own pizzeria in Magnolia. Ten years later, his business has grown to six locations in North Houston. “This is all I have ever done in my life. I worked at a pizzeria for 20 years—and it was a small family place—and then 10 years later, it didn’t feel like work anymore. It became a passion,” Hernandez said. Staying local Hernandez, a Cypress resident for over a decade, said his journey started as a dishwasher. From there, he moved up as a delivery driver, cook, kitchen manager and store manager, and eventually

290

15050 Faireld Village Drive, Cypress www.pizzaiolospizza.com

PLANNING TO CELEBRATE WITH A BANG? AVOID FIREWORKS INJURIES THIS JULY Basic safety precautions can prevent accidents and injuries.

CONNECT WITH US! @CYFAIRFD . #CYFAIRFD • Don’t give duds a second chance. If a firework malfunctions, don’t attempt to relight it. • Stay away from sparklers. They burn at over 2,000 degrees and are a leading cause of injuries for kids. Consider glow sticks instead. Be careful and take these steps: • Light them on a flat, hard outdoor surface. Be aware of where they are pointed: never at buildings, people, or dry grass and brush. • Be ready to extinguish sparks. Have a hose, bucket of water, or fire extinguisher nearby. • Sweep up residue. It is toxic! Keep kids and pets away. Soak fireworks in water overnight to ensure they are extinguished.

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Events

BY JOVANNA AGUILAR

July

Summer Sunday Jams Jam out with a DJ and karaoke at Traders Village, where attendees can also purchase drinks and food while shopping from various vendors. • July 13-Aug. 31 (Sundays) • Free (admission), $6 (parking) • 7979 N. Eldridge Parkway, Houston • www.tradersvillage.com Golf camp The Golf Club at Longwood is hosting camps for children to learn the fundamentals of golf for ages 6-9 and 10-14. • July 15-17, 22-24, 29-31 and Aug. 5-7, 8-9:30 a.m. (ages 6-9), 10-11:30 a.m. (ages 10-14) • $125 (nonmembers), $100 (members) • 13300 Longwood Trace, Cypress • www.longwoodgc.com Cy-Fair Express Network luncheon Designed to equip small-business owners and professionals with the tools and strategies to grow their businesses, the Cy-Fair Express Network will feature networking opportunities. President Geovanna Burgess White is the featured speaker for this event at Springhill Suites by Marriott. • July 24, 11 a.m.-1 p.m. • $30 (admission) • 20350 Hwy. 290, Houston • www.cyfen.org Cypress triathlon and youth triathlon Participate in the Cypress triathlon in Bridgeland, where local triathletes swim, run and bike. This event is hosted by Bayou City Triathlon Series. • July 26-27, 7 a.m. • $35-$215 (registration) • 16902 Bridgeland Landing Drive, Cypress • www.runsignup.com

Floral design class Create a seasonal arrangement using fresh, locally sourced blooms at The Bake Shoppe and Cafe. Led by the owner of The Bloom Bar, the 90-minute class is designed for all craft levels, and all supplies are included. The event will also include an appetizer

upon arrival and dinner served after. • July 23, 6 p.m. • $135 (per person) • 12724 Grant Road, Cypress • www.thebakeshoppeandcafe.com

information on courses such as technology, health and wellness, nancial planning; history and literary discussion groups; bus trips and more. • Aug. 13, noon-2 p.m. • Free (admission) • 9191 Barker Cypress Road, Cypress • www.lonestar.edu Local nonpro t luncheon The North Harris County branch of the American Association of University Women is inviting new and prospective members to join ahead of its new member luncheon. • Aug. 16 • Contact katgracecroc@outlook.com for additional details • https://nharriscounty-tx.aauw.net

August

‘Friends’ trivia night at The Barn Hang out at the Barn at Frio Grill for a “Friends”-themed trivia night. The event will take place during ve sessions, and registration is required. • Aug. 1, 8, 15, 22 and 29, 7 p.m. • Free (admission) • 16416 Mueschke Road, Cypress • www.friogrill.com Lone Star College-CyFair Academy for Life- long Learning open house Lone Star College-CyFair hosts an Academy for Lifelong Learning open house for adults ages 50 and older with

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Real estate

BY DANICA LLOYD & LIZZY SPANGLER

Home Edition

2025

Readers, welcome to your annual CI Home Edition! This guide highlights key real estate trends unique to your community. In this edition, we explore what’s happening with home insurance across the state and how that’s impacting Cy-Fair residents. Our team interviewed local homeowners, real estate experts and insurance agents, as well as state department ocials and lawmakers to help explain why home insurance rates continue to climb in Texas and in Harris County—where more than 20% of all housing units are located in major ¡ood areas. In this edition, we also answer the question, “What is an HOA?” and nd out which factors are aecting the local real estate market most. I hope you nd our annual Home Edition informative and useful. All of the stories were written by our team of local journalists, and all of the advertisements are from nearby businesses that support our mission to provide free, useful news.

What's inside

Find out why electricity costs are higher than average for locals (Page 18)

Angie Thomas General Manager athomas@ communityimpact.com

Learn more about what homeowners associations do (Page 19)

Read about the latest trends in home renovations (Page 23)

For relevant news and daily updates, subscribe to our free email newsletter!

With 1,367 active home listings by the end of April, the Cy-Fair real estate market had 3.5 months of inventory available for the rst time since summer 2017, according to the Texas A&M Real Estate Research Center. Months of inventory measures how long it would take to sell all existing listings at the current sales pace. Shae Cottar, chair of the Houston Association of Realtors, said supply chain issues and record-low interest rates during the COVID-19 pandemic aected inventory levels—dropping to as low as 0.39 months locally in February 2022. Homebuilders have since helped replenish that stock across the region, he said. “I think what we’re actually seeing right now is a normalizing of the market,” Cottar said. Home inventory hits 8-year high

Also of note

Months of inventory

Coppereld

Cypress North

Cypress South

During the rst three months of 2025, 25% of Cypress households could aord to buy a median-priced home, compared to 34% in Harris County, according to the Houston Association of Realtors’ Q1 Housing and Rental Aordability Report released May 8. In the rst quarter, the median price of a home in the Cypress area was $407,500, with a minimum qualifying annual household income of $128,800. Harris County’s median home was $325,000, and its minimum qualifying income was $100,400, according to the report. Out of the 19 submarkets within Harris County, only ve had a lower percentage of people who could aord the median home price—Bellaire, Katy, Memorial Villages, River Oaks and West University Place. Cypress was tied for the third-most aordable area, HAR reported.

4 3 2

Median home price

Coppereld

Cypress North

Cypress South

$500K $400K $200K $100K $300K

XXXXX XXXXXXX XXXXXXXXX XXXXXXXXX

*THROUGH APRIL SOURCE: TEXAS A&M REAL ESTATE RESEARCH CENTERCOMMUNITY IMPACT

CYPRESS EDITION

Real estate

BY EMILY LINCKE

BY DIEGO COLLAZO

Electricity prices have risen sharply across Texas, and Cy-Fair residents are feeling the eects. The details While statewide issues are the biggest contrib- utor to rising electricity prices, Cypress homes could see higher electric prices due to home size Cy-Fair seeing higher-than-average electricity bills Electricity Plans. Company ocials provided the following tips to help homeowners lower their electricity bills: • Set your thermostat conservatively • Maintain your HVAC system with regular tune- ups and air lter changes • Close blinds in rooms with southern sun exposure • Shop for lower rates up to 60 days ahead of your contract expiration Zooming in Average electricity prices in Texas have increased by over 60% since 2021, according to Electricity Plans. Cypress Cypress Houston Houston Texas Texas

What is a homeowners association?

Zooming out

Criheld said the duties of HOAs can include: • Enforcing community rules

Homeowners associations, which collect resident fees to manage communities, are especially common in the Houston region, 2023 data shows. About 51% of occupied homes in the Houston region, compared to 30% statewide, were part of a property owners association, according to 2023 U.S. Census Bureau American Housing Survey data. Texas HOAs are usually operated as nonprot corporations and are governed by a volunteer board of directors, according to the Texas State Law Library’s website. HOAs are sometimes assisted by an HOA management company, and an HOA’s primary job is to preserve property values, said Savannah Criheld, the owner of Houston HOA management rm CH&P Management, via a June 19 email. “If you receive a violation notice from your

Cy-Fair HOAs by ZIP code

Average home size (in square footage)

• Managing shared amenities such as pools • Maintaining infrastructure such as lights A common myth about HOAs is that they have unlimited power, but the organizations have governing documents and are tasked with enforcing the rules in property deeds, Criheld said. While they are not governed by a state agency, HOAs must operate within laws guiding other nonprots, according to the Texas State Law Library. Under the Texas Residential Property Owners Protection Act, HOA boards: • Must keep meetings open to members, except for certain topics such as personnel discussions • Give notice before enforcing rules

2,800

77429: 64

77070: 37

1,952

290

1960

2,031

and usage rates, according to Cypress-based Electricity Plans, a digital resource that helps homeowners and business owners nd the best electricity plans for them. Cypress homes are larger than the average home in the Houston area, and homeowners have an average monthly electricity bill of $205.79 com- pared to $172.05 statewide, said Rebecca Bridges, chief marketing ocer for Electricity Plans. Why it matters Nearly 60% of Texans said cost was the primary reason for choosing their electricity provider, according to an April survey conducted by

77064: 26

77433: 50

Average monthly electricity usage (in kilowatt-hour)

249

529

77040: 32

77095: 26

77065: 12

1,864

99 TOLL

1,300

1,176

SOURCE: WWW.HOA.TEXAS.GOVCOMMUNITY IMPACT

HOA, please don’t be oended. It is actually the duty of the board of directors to enforce restrictions to prevent property values from deteriorating over time,” she said.

SOURCE: ELECTRICITYPLANS.COMCOMMUNITY IMPACT

“Electricity prices used to be very closely tied to the price of natural gas, and we no longer see that,” Bridges said. Bridges said Winter Storm Uri in 2021 was a major turning point, triggering widespread

power outages and shaking public trust in the state’s power grid. The resulting infrastructure and regulation changes have contributed to price hikes, she said.

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Real estate

BY HANNAH NORTON

This November, voters across Texas will be asked to approve larger property tax breaks for homeowners and businesses. Gov. Greg Abbott signed the three proposals into law June 16. But because the tax cuts would be enshrined in the state Constitution, voters will have the inal say. If voters approve the constitutional amendments Nov. 4, homeowners will see increased exemptions from school district taxes, with the largest reduction for seniors and people with disabilities. Business owners would also see a reduction in the taxes paid on their inventory. “These exemptions, once you vote for them in November, will be there ... for life,” Sen. Paul Bettencourt, R-Houston, said June 16. Voters will have nal say on property tax cuts

Zooming in

How it works

In a June 11 interview, Abbott said that because the state does not levy property taxes, it also cannot make direct tax cuts. “I know Texans are frustrated about what’s going on. ... Local jurisdictions, in my opinion, have imposed too much property taxes on our fellow Texans,” he said June 11. To limit homeowners’ tax bills, Abbott has suggested requiring entities to receive two-thirds approval from local voters before they can raise tax rates.

The proposed tax cuts will appear on the Nov. 4 ballot as state propositions.

Senate Bill 4

By Sen. Paul Bettencourt, R-Houston, would: • Raise the statewide tax exemption for all homeowners from $100,000 to $140,000 • Apply only to taxes levied by public schools • Save the average homeowner about $484 annually

Senate Bill 23

By Sen. Paul Bettencourt, R-Houston, would: • Give homeowners who are over 65 years old or have a disability a $200,000 exemption • Apply only to taxes levied by public schools • Save seniors and people with disabilities about $950 annually

Texas’ tax system

The state of Texas does not charge property taxes. Homeowners are taxed by over 3,700 local governments, including:

House Bill 9

By Rep. Morgan Meyer, R-University Park, would: • Exempt up to $125,000 of businesses’ inventory from taxation, up from $2,500 today • Save the average small-business owner about $2,500 annually

School districts

Cities and counties

Texas would spend:

SOURCES: TEXAS LEGISLATURE ONLINE, SEN. PAUL BETTENCOURT’S OFFICECOMMUNITY IMPACT

$10B to ensure school districts do not lose revenue as a result of the proposed tax breaks

About 37% of Texans rent their homes, accord- ing to the progressive think tank Every Texan. Some lawmakers said they were concerned that the proposed tax cuts would not benet renters. “A lot of renters indirectly pay a property tax by their monthly payments,” Rep. Armando Walle, DHouston, said on the House oor May 20. “We need to continue to look at renters, those folks that are working shift jobs or may not have enough yet to save up for a home.”

Hospital districts

Junior college districts

$51B, or 15% of the 2026-27 budget , to maintain existing property tax relief and fund the expanded exemptions

SOURCE: TEXAS COMPTROLLER OF PUBLIC ACCOUNTS COMMUNITY IMPACT

Municipal utility districts

SOURCE: TEXAS LEGISLATURE ONLINECOMMUNITY IMPACT

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CYPRESS EDITION

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Notice Virtual Public Meeting with In-Person Open House SH 99 Improvements From I-10 West to US 290 Control Section Job (CSJs): 3510-05-047 & 3510-05-048 Harris County, Texas

Notice | Virtual Public Meeting with In-Person Open House SH 99 Improvements | From I-10 West to US 290 | Harris County, Texas Control Section Job (CSJs): 3510-05-047 & 3510-05-048

The Texas Department of Transportation (TxDOT), Houston District, is proposing improvements along State Highway (SH) 99, also known as the Grand Parkway, from Interstate (I) 10 West to US 290 in Harris County, Texas. This notice advises the public that the project team will be conducting an on-line virtual public meeting on the proposed project with an in-person open house. The virtual public meeting will be available starting on Tuesday, Aug. 5, 2025, by 5 p.m. The virtual public meeting will consist of a pre-recorded video presentation and will include both audio and visual components. To view the virtual public meeting presentation and view project information, visit: www.txdot.gov/projects/hearings-meetings.html. Please note that the presentation will not be available on the website until the time and date listed above. If you do not have internet access, you may call 713-802-5199 between the hours of 7 a.m. to 4 p.m., Monday through Friday, to ask questions and access project materials throughout the project development process. Formal comments may be provided by mail or email as explained below. Additionally, TxDOT is providing an in-person open house option for individuals who would like to participate in person. In-person attendees will be able to view the same pre-recorded presentation as posted online, review hard copies of project materials, ask questions and submit written comments in any language. The in-person open house will be held on Thursday, Aug. 7, 2025, from 5 to 7 p.m. at the Stever Radack Community Center located at 18650 Clay Rd, Houston, TX 77084. The proposed project would consist of widening SH 99 from I-10 West to US 290, a distance of approximately 15 miles. Proposed improvements include the addition of two main lanes (one in each direction) within the existing median between the two northbound and two southbound main lanes, for a total of three main lanes in each direction, and necessary drainage improvements. The proposed project would involve an action in a floodplain. The existing roadway is a tolled facility and would continue to be tolled in the proposed design. The purpose of the proposed project is to manage congestion due to increased traffic based on an agreement between the State and the seven counties through which SH 99 passes. The entire project would be constructed within existing TxDOT right of way (ROW) and would not result in any residential or non-residential displacements. The Texas Department of Transportation (TxDOT), Houston District, is proposing improvements along State Highway (SH) 99, also known as the Grand Parkway, from Interstate (I) 10 West to US 290 in Harris County, Texas. This notice advises the public that the project team will be conducting an on-line virtual public meeting on the proposed project with an in-person open house. The virtual public meeting will be available starting on Tuesday, Aug. 5, 2025, by 5 p.m . The virtual public meeting will consist of a pre-recorded video presentation and will include both audio and visual components. To view the virtual public meeting presentation and view project information, visit: www.txdot.gov/projects/hearings-meetings.html. Please note that the presentation will not be available on the website until the time and date listed above. If you do not have internet access, you may call 713-802-5199 between the hours of 7 a.m. to 4 p.m., Monday through Friday, to ask questions and access project materials throughout the project development process. Formal comments may be provided by mail or email as explained below. Additionally, TxDOT is providing an in-person open house option for individuals who would like to participate in person. In-person attendees will be able to view the same pre-recorded presentation as posted online, review hard copies of project materials, ask questions and submit written comments in any language. The in-person open house will be held on Thursday, Aug. 7, 2025, from 5 to 7 p.m. at the Stever Radack Community Center located at 18650 Clay Rd, Houston, TX 77084. The proposed project would consist of widening SH 99 from I-10 West to US 290, a distance of approximately 15 miles. Proposed improvements include the addition of two main lanes (one in each direction) within the existing median between the two northbound and two southbound main lanes, for a total of three main lanes in each direction, and necessary drainage improvements. The proposed project would involve an action in a floodplain. The existing roadway is a tolled facility and would continue to be tolled in the proposed design. The purpose of the proposed project is to manage congestion due to in- creased traffic based on an agreement between the State and the seven counties through which SH 99 passes. The entire project would be constructed within existing TxDOT right of way (ROW) and would not result in any residential or non-residential displacements. Any environmental documentation or studies, maps and drawings showing the project location and design, tentative construction schedules, and other information regarding the proposed project are on file and available for review by appointment Monday through Friday between the hours of 7 a.m. to 4 p.m. at the TxDOT West Harris Area Office located at 14838 Northwest Freeway, Houston, TX 77040. Please contact Gabriel Adame, TxDOT Public Engagement Coordinator, at 713-802-5199 or Gabriel.Adame@txdot.gov. Project materials are also available online at www.txdot.gov/projects/hearings-meetings.html. The public meeting will be conducted in English and Spanish. If you need an interpreter or document translator because English or Spanish is not your primary language or have difficulty communicating effectively in English or Spanish, one will be provided to you free-of-charge. If you have a disability and need assistance, special arrangements can be made to accommodate most needs. If you need interpretation or translation services or you are a person with a disability who requires an accommodation to attend and participate in the public meeting, please contact Gabriel Adame no later than 4 p.m., Thursday, July 31, 2025. Please be aware that advance notice is required as some services and accommodations may require time for the project team to arrange. Written comments from the public regarding the proposed project are requested and may be submitted in any language by mail to the TxDOT Houston District Office, Advanced Project Development Di- rector, P.O. Box 1386, Houston, Texas 77251-1386. Written comments may also be submitted by email to HOU-PIOwebmail@txdot.gov. All comments must be received or postmarked by Friday, Aug. 22, 2025. Responses to comments received will be available online at the web address listed above once completed. If you have any general questions or concerns regarding the proposed project or the public meeting, please contact Gabriel Adame at 713-802-5199 or Gabriel.Adame@txdot.gov. The environmental review, consultation, and other actions required by applicable Federal environmental laws for this project are being, or have been, carried-out by TxDOT pursuant to

Any environmental documentation or studies, maps and drawings showing the project location and design, tentative construction schedules, and other information regarding the proposed project are on file and available for review by appointment Monday through Friday between the hours of 7 a.m. to 4 p.m. at the TxDOT West Harris Area Office located at 14838 Northwest Freeway, Houston, TX 77040. Please contact Gabriel Adame, TxDOT Public Engagement Coordinator, at 713-802-5199 or Gabriel.Adame@txdot.gov. Project materials are also available online at www.txdot.gov/projects/hearings-meetings.html. The public meeting will be conducted in English and Spanish. If you need an interpreter or document translator because English or Spanish is not your primary language or have difficulty communicating effectively in English or Spanish, one will be provided to you free-of- charge. If you have a disability and need assistance, special arrangements can be made to accommodate most needs. If you need interpretation or translation services or you are a person with a disability who requires an accommodation to attend and participate in the public 23 U.S.C. 327 and a Memorandum of Understanding dated December 9, 2019, and executed by FHWA and TxDOT. English: Please call 713-802-5199 to request special accommodations or if you have need for interpretation/translation. Mandarin: Mandarin (traditional Chinese): 如出席和参与会议需要特殊照顧或需要口譯/筆譯，請撥打 713-802-5199 Mandarin (simplified Chinese): 如出席和参与会议需要特殊照顾或需要口译/翻译，请拨打 713-802-5199 Swahili: Tafadhali piga simu namba 713-802-5199 ili kuomba malazi maalum au ikiwa unahitaji ukalimani au tafsiri Vietnamese: Xin hãy gọi 713-802-5199 nếu bạn cần sự hỗ trợ đặc biệt hoặc người phiên dịch. Creole: Tanpri rele 713-802-5199 pou mande aranjman espesyal oubyen si ou bezwen entèprèt oubyen tradiktè.

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