A home loan in Spring, TX is a residential mortgage in unincorporated north Harris County, roughly twenty miles north of downtown along I-45 and the Hardy Toll Road. Spring has no city government and no city property tax, and because three school districts serve Spring addresses, the district line does more to set value here than almost any other factor.
Key Takeaways for Spring Buyers
- The Klein-side Spring ZIP codes closed about 2,036 single-family homes in 2025 — roughly double The Woodlands, and at a similar overall median to Sugar Land.
- Prices split sharply by ZIP: 77389 at roughly $525,000, 77379 at $375,000, and 77388 at $305,000.
- Spring is unincorporated. No city tax, but Municipal Utility Districts fund the infrastructure and their rates vary by community.
- Klein ISD, Spring ISD and Conroe ISD all serve Spring addresses. Klein ISD zoning carries a documented market premium — rentals in Klein zones have commanded roughly 10–15% more than comparable Spring ISD properties.
- The ExxonMobil campus at CityPlace, formerly Springwoods Village, brought over 10,000 jobs into 77389 and reshaped the north end of the market.
- High school assignment follows the address, not the subdivision name. Verify before writing an offer.
What Does the Spring Market Look Like Right Now?
Steady in volume and sharply divided in price. These three ZIP codes cover the Klein side of Spring, west of I-45, and they behave like three different markets.
Source*
About this figure. Closing counts and median prices come from MLS records that update on a rolling basis, and recent months can revise upward as late closings post. Treat these as approximate and current as of the last available data.
A $220,000 spread between the top and bottom ZIP inside one community name is unusual even by Houston standards. It is also why generic advice about “buying in Spring” is close to useless — the right conversation starts with which corner of it you are actually shopping.
Why the School District Line Is the Price Line
Spring addresses are served by three separate districts. Klein ISD covers most of Spring west of I-45 plus a wedge to the north, with roughly 53,000 students. Spring ISD serves the older corridor including much of 77373. And Spring addresses in Montgomery County fall under Conroe ISD.
The market prices that difference openly. Rental data in this area has shown Klein ISD zones commanding roughly 10 to 15 percent more than comparable properties in other Spring zones — and sale prices follow the same logic. That premium is durable, because it is driven by demand that renews with every family that moves here.
For your loan, this matters in two directions. On the way in, district zoning is a large part of what you are paying for, so verify it rather than inferring it from a subdivision name. On the way out, it is a meaningful share of what supports your resale — which is worth knowing if you are weighing a slightly larger house on the wrong side of a boundary against a slightly smaller one on the right side.
How the high schools map
Gleannloch Farms and Champion Forest feed Klein Oak. Augusta Pines and Auburn Lakes feed Klein Collins. The CityPlace and Springwoods Village area feeds Klein Cain. The original Klein community feeds Klein High. The older Cypresswood and 77373 corridor feeds primarily into Spring High in Spring ISD, and Imperial Oaks splits between Spring ISD and Conroe ISD by section. Confirm on the district’s zoning tool before you write an offer — the subdivision name is not the answer.
Which Side of the Line Are You Buying On?
Send us the community. We will confirm the district and the MUD, build the payment from real rates, and shop the file across multiple lenders — no upfront credit pull required to start.
LET’S TALKHow Do Taxes Work Without a City?
Spring is unincorporated, so there is no municipal government and no city property tax line. Harris County provides county services, the Harris County Appraisal District handles valuation, and Municipal Utility Districts supply water, sewer and drainage, repaying their construction bonds through your tax bill.
Combined rates*
About this figure. Tax rates are set separately by counties, cities, school districts and utility districts, and each adopts and publishes on its own calendar. Rates and assessed values are approximate, reflect the most recent published figures available, and should be confirmed for a specific address.
Because there is no city rate to look up, the only reliable confirmation is the MUD certificate for the specific address, available through the title company during your option period. Send it to us and we will build the escrow from it.
Worth understanding as well: being unincorporated is not only a tax question. County services rather than city services means differences in code enforcement, permitting and municipal amenities compared with an incorporated suburb like Sugar Land or Pearland. Most Spring residents consider the trade worthwhile given the tax structure, but it is a real difference and it occasionally surprises buyers relocating from cities where they were used to a municipal government handling things.
Which Spring Communities Do We Finance?
Mostly established master plans with grown-in amenities, plus the newer development around CityPlace at the north end.
Gleannloch Farms
A large Klein ISD master plan with a 27-hole golf course and more than 40 acres of lakes. Wide price range, Klein Oak zoning, and MUD rates that vary by section.
Augusta Pines & Auburn Lakes
Golf-course living in the upper tier of 77389, feeding Klein Collins. A meaningful share of files here reach jumbo territory.
Champion Forest
Established, heavily treed, with a country club at its center and an enormous price range from entry-level resale to custom estates. Klein Oak zoning.
CityPlace / Springwoods Village
The newest development in Spring, built around the ExxonMobil campus and a growing commercial core. Klein Cain zoning and a heavy relocation buyer base.
Memorial Northwest & Northampton
Long-established Klein ISD neighborhoods with mature trees and settled districts. Resale inventory where roof age and condition drive the underwriting conversation.
Old Town Spring & the 77388 Corridor
The historic railroad heart of Spring and the surrounding older housing — the most accessible entry point in the area, and where FHA files concentrate.
Who Is Buying in Spring?
The north end of this market was transformed by corporate relocation. The ExxonMobil campus at CityPlace brought over 10,000 jobs into the area, and HP Enterprise, Occidental and Baker Hughes all maintain significant operations nearby. Add the healthcare corridor and the Grand Parkway commercial buildout, and Spring became a place people move to for work rather than simply commute from.
Relocation files carry their own complications, and lenders handle them very differently. A signed offer letter with a future start date, bonus or equity compensation, a home still to sell in another state, an employer buyout or relocation package with tax implications — each of those is a question where guidelines vary from one lender to the next. Some will count bonus income with a shorter history. Some are far more comfortable with a start-date contract. Shopping the file is what finds the lender whose guidelines fit your documentation.
The other major group is buyers moving up within Spring itself. With a $220,000 spread between the ZIP codes and strong Klein ISD demand throughout, a great deal of activity here is people trading up two or three miles from where they already live. Those files work best when the sale and the purchase are planned together from the beginning rather than sequentially.
Which Loan Programs Fit Spring?
To model a payment, use the mortgage calculator with the actual combined rate for that community. First-time buyers should start with the Texas first-time homebuyer guide.
How Should You Approach a Spring Purchase?
- Confirm the school district and high school by address. Klein ISD, Spring ISD or Conroe ISD — on the district’s zoning tool, not from the subdivision name.
- Get the MUD certificate through title. With no city rate to look up, this is the only reliable confirmation of your tax load.
- Check the flood determination for the lot. Spring and Cypress Creek drainage runs through this area, and status varies by parcel.
- Get the HOA assessment in writing. The golf-course communities carry meaningful dues that count in qualifying.
- On older inventory, read the inspection carefully. Much of 77388 and parts of 77379 date to the 1970s and 1980s.
- If relocating, bring the whole picture. Offer letter, compensation structure, departing residence, employer package.
- Let multiple lenders compete for the file. We shop it and show you the options side by side.
If You Already Own in Spring
Owner tenure in the established Klein ISD neighborhoods runs long, and many households here hold equity they have not evaluated in years. Texas caps homestead borrowing at 80% combined loan-to-value across all liens, with a 12-day waiting period from application and a three-day right of cancellation after closing. These are state constitutional provisions rather than lender policy.
One rule catches people regularly: VA and FHA cash-out refinances are not available on a Texas homestead. Those files run as conventional Section 50(a)(6) loans instead — a frequent point of confusion, especially among lenders based outside Texas.
Spring Home Loan Questions
＋ Is Spring a city?
No. Spring is an unincorporated community in north Harris County, so there is no city government and no city property tax. Harris County provides county services, the Harris County Appraisal District handles valuation, and Municipal Utility Districts supply water, sewer and drainage.
＋ Which school district serves my Spring address?
One of three. Klein ISD covers most of Spring west of I-45 plus a northern wedge, Spring ISD serves the older corridor, and Spring addresses in Montgomery County fall under Conroe ISD. High school assignment follows the address rather than the subdivision, so verify on the district’s zoning tool.
＋ Does Klein ISD zoning really affect home value?
Yes, measurably. Rental data in this area has shown Klein ISD zones commanding roughly 10 to 15 percent more than comparable properties in other Spring zones, and sale prices follow similar demand. It is worth verifying zoning before you compare two houses on price alone.
＋ Why is 77389 so much more expensive than 77388?
Different housing stock and different eras. 77389 covers the newer north end — Gleannloch Farms, Augusta Pines and the CityPlace area near the ExxonMobil campus — with a median near $525,000. 77388 covers older central Spring at roughly $305,000. Both are Spring addresses.
＋ How do I find the tax rate for a specific Spring home?
Request the MUD certificate through the title company during your option period. Because there is no city rate, the district is the variable, and combined rates in established Spring communities have generally been reported in the 2.2% to 2.9% range depending on the community.
＋ Are Spring taxes lower than in the newer suburbs?
Often yes, because many Spring MUDs have been paying down bond debt for years while brand-new master plans further out are carrying fresh debt at higher rates. It is one of the underappreciated advantages of buying in an established area, and it shows up in your escrow every month.
＋ I am relocating for a job at the ExxonMobil campus. Can I close before I start?
Frequently yes, using a signed offer letter with a future start date, though lender guidelines vary considerably on how far ahead they allow and what documentation they require. Bonus and equity compensation are treated differently by different lenders too, which is a strong reason to have the file shopped.
＋ Can I take cash out of my Spring home?
On a Texas homestead, cash-out runs under Section 50(a)(6): an 80% combined loan-to-value cap, a 12-day waiting period, and a three-day right of cancellation. VA and FHA cash-out refinances are not permitted on a Texas homestead, so those route to a conventional 50(a)(6) structure.
＋ Can I get preapproved without a credit pull?
We can review your scenario, structure the file and discuss options before pulling credit. A formal preapproval that a seller will rely on does require a credit report, but the exploratory conversation does not.
About the Author
Adam Bartling is a licensed Texas mortgage broker and loan officer, and a retired U.S. Army Captain. He works exclusively in Texas, shopping each file across multiple lenders so they compete for the business rather than steering clients into a single institution’s product menu.
Focus areas include relocation and executive compensation files, jumbo placement, Texas Section 50(a)(6) home equity rules, VA lending, and self-employed borrower structuring.
Related Pages
- Houston Mortgage Broker — compare every Houston-area community in one place
- Home Loans in The Woodlands, TX — the neighboring market up I-45
- Home Loans in Cypress, TX — the other large unincorporated Harris County market
- Texas Home Equity Loans & HELOCs
- Mortgage Calculator
