Kingwood — Houston's "Livable Forest" — sits in far northeast Houston along US 59 / I-69, on Lake Houston and the San Jacinto River. Buyers usually ask whether flood risk is manageable, how the tax bill stacks up, what Humble ISD looks like for a given address, and how deed restrictions and village associations work. This guide sticks to what the City of Houston, Harris Central Appraisal District, Harris County Flood Control District, FEMA and Humble ISD publish. Everything below was checked on November 7, 2026.
TL;DR
- Kingwood is mostly inside the City of Houston (Council District E / Super Neighborhood 43). The City of Houston describes it as a 1970s Friendswood Development master-planned community annexed in 1996, known as "The Livable Forest," with roughly 100 miles of greenbelts and deed restrictions that are still strictly enforced. Most of it is in Harris County; some of it sits in Montgomery County.
- Flood history is real. Harris County Flood Control District's final Hurricane Harvey report documents catastrophic record flooding on the San Jacinto River system through Kingwood. For Tropical Storm Imelda, HCFCD found that much Kingwood structure flooding came from overwhelmed local drainage, not the river — and Harvey remains the flood of record on the West Fork.
- HCFCD, the Lake Houston Redevelopment Authority (TIRZ 10) and the City of Houston completed a Kingwood Area Drainage Analysis covering about 21.7 square miles of Harris County Kingwood channels. Always pull the FEMA map for the exact address.
- For tax year 2025, HCAD's jurisdiction list shows Humble ISD at $1.1052 per $100, the City of Houston at $0.519190, Harris County at $0.380960, plus flood control, hospital district, college and other rates that vary by parcel.
- Kingwood schools are in Humble ISD, not Houston ISD. TEA's 2025–26 district rating is a B (83) per txschools.gov and the district's own August 14, 2026 announcement; Kingwood High School and Kingwood Park High School are among the district's A-rated campuses. Confirm zoning by address.
What kind of place Kingwood is
Kingwood is not a separate city. It is a large master-planned community inside Houston city limits in far northeast Houston. The City's Super Neighborhood 43 page places it straddling US 59 north of the San Jacinto River, bounded by Lake Houston on the east and south, the Harris County line on the north, and Sorters Road on the west. Most of Super Neighborhood 43 is in Harris County; some of it is in Montgomery County — which matters for which appraisal district and which set of county taxing units apply.
Friendswood Development Company partnered with King Ranch interests in the 1970s; Houston annexed Kingwood in 1996. The City says population grew from about 20,000 to almost 70,000 by 2014. Residents brand it "The Livable Forest," with roughly 100 miles of greenbelts. The 5,000-acre Lake Houston Park borders Kingwood for about 2.5 miles on the northeast. Lone Star College–Kingwood is in the community; the City cites about 7,000 students there.
If you are comparing Kingwood with other Houston-area communities, start with our area guides and browse live listings on home search.
Flooding: Harvey, Imelda, and what to check by address
Flood risk is the first due-diligence item many Kingwood buyers raise, and for good reason.
Hurricane Harvey (2017)
HCFCD's June 4, 2018 Immediate Report – Final Hurricane Harvey describes catastrophic record flooding along the San Jacinto River system — West Fork, East Fork and the main stem below Lake Houston — with massive flooding throughout Humble, Kingwood, Huffman, Crosby, Highlands and parts of Sheldon. West Fork levels surpassed October 1994 by 3.0–4.0 feet (averaging above the 0.2% / 500-year exceedance); East Fork levels rose by as much as 5.0 feet above the 0.2% level. Lake Houston's spillway pool hit a record 53.1 feet (prior record 52.3 feet in October 1994), with an estimated peak discharge of about 425,000 cubic feet per second.
Tropical Storm Imelda (2019)
HCFCD's Tropical Storm Imelda Flood Report is equally specific for Kingwood. Flooding along the West Fork averaged between a 10% (10-year) and 2% (50-year) level — well below Harvey and the October 1994 flood. Critically, HCFCD notes that much of the structure flooding in the Kingwood area during Imelda was not from the river, but from local drainage systems overwhelmed by intense short-duration rainfall. Harvey remains the flood of record on the West Fork.
Drainage study and current maps
After Harvey and Imelda exposed channel and neighborhood drainage limits, HCFCD, TIRZ 10 and the City of Houston produced the Kingwood Area Drainage Analysis (technical report May 2020; summary Summer 2020). The Harris County study area covers about 21.7 square miles of greater Kingwood (Montgomery County portions of the community were outside the study). The plan targets a 1% annual chance (100-year) level of service for open channels — channels that can handle roughly 13 to 18 inches of rainfall in 24 hours. The study focused on the open-channel network; it did not analyze West Fork or East Fork river flooding.
For any listing, look up the address on FEMA's Flood Map Service Center. Harris County's MAAPnext site publishes draft updated flood information for awareness only — as of our check, those drafts are not for insurance or regulatory decisions. Ask for elevation certificates, prior flood claims and repair history, and read the Texas seller's disclosure. Our guides on the Houston flood zone map by address and flood insurance cost in Houston walk through the buyer steps.
Flood risk still varies street by street and lot by lot. A marketing description is not a flood determination.
Property taxes: Houston city rates, Humble ISD, and HCAD
Most Kingwood homes inside Houston city limits and Harris County pay a stack of rates: Humble ISD, City of Houston, Harris County, Harris County Flood Control District, Harris County Hospital District, Port of Houston Authority, Harris County Department of Education, and often Lone Star College System — plus any MUD or other special district on the parcel. Confirm every line on the HCAD account before you budget.
2025 rates from HCAD
From the HCAD jurisdiction information list (2025 Rate column), checked November 7, 2026:
- Humble ISD: $1.1052 per $100 of taxable value, with a $140,000 general homestead exemption amount listed (plus larger over-65 / disability amounts on the same row).
- City of Houston: $0.519190 per $100, with a 20% homestead exemption and a $260,000 over-65 / disability amount listed. The City's own 2025 tax rate notice uses the same $0.519190 figure.
- Harris County: $0.380960 per $100 (20% homestead).
- Harris County Flood Control District: $0.049660 per $100 (20% homestead).
- Harris County Hospital District: $0.187610 per $100 (20% homestead).
- Port of Houston Authority: $0.005900 per $100 (20% homestead).
- Harris County Department of Education: $0.004798 per $100 (20% homestead).
- Lone Star College System District: $0.106000 per $100 (8% homestead listed).
Those are adopted 2025 rates as published by HCAD when we checked. Taxing units reset rates each year. Homes on the Montgomery County side of Kingwood are appraised by the Montgomery Central Appraisal District instead — pull that county's account if the deed says Montgomery.
Apply for homestead and other exemptions with the appraisal district that covers the address after you move in; seller exemptions do not transfer automatically. For the wider Houston picture, see how much property taxes are in Houston and how the homestead exemption works in Harris County.
HOAs, villages, and deed restrictions
Kingwood was built as a master-planned community with protective covenants. The City of Houston's Super Neighborhood page states plainly that deed restrictions are still strictly enforced, and that five common parks are privately funded by resident contributions and managed by the Kingwood Service Association, an all-volunteer organization.
In practice, buyers usually deal with a village or community association (for example, sections with their own protective covenants and architectural guidelines) plus the broader Kingwood amenity / parks framework. Read the resale certificate, current dues, special assessments, architectural guidelines and any pending litigation before the option period ends. Restrictive covenants can limit fencing, exterior colors, parking, rentals and tree removal — details that matter in a heavily wooded community.
Ask your agent and title company for the full dedicatory instruments for the specific section, not a generic Kingwood summary.
Schools: Humble ISD, not Houston ISD
Although most of Kingwood is inside Houston city limits, schools belong to Humble ISD, not Houston ISD — a point the City of Houston also makes on the Super Neighborhood page.
Humble ISD's August 14, 2026 announcement reports a district score of 83 (B) in the 2026 ratings, up from 77 (C) in 2025 and 75 in 2023–24. Campuses rated A or B rose from 20 to 32, and the district now lists 11 A-rated campuses, including Kingwood High School and Kingwood Park High School. TEA's Humble ISD profile on txschools.gov shows the same B / 83 rating, 47,734 students and 51 schools for 2025–26. District offices: 10203 Birchridge Drive, Humble, TX 77338 (281-641-1000).
Zoning is by address and can change. Confirm the assigned campuses with Humble ISD for the exact property rather than relying on a listing's school fields.
Commutes and daily life
Kingwood's highway spine is US 59 / I-69, with Kingwood Drive, North Park Drive and West Lake Houston Parkway linking villages to the shopping districts the City lists (North Park Drive, Kingwood Drive near US 59, and Town Center at Kingwood Drive and West Lake Houston Parkway). Downtown Houston is a north–south freeway trip — drive your rush-hour route before you commit. Daily life for many buyers is the greenbelt network, village parks and Lake Houston access the City highlights, balanced against the flood and tax homework above.
What to check before you buy in Kingwood
- County and appraisal district. Harris (HCAD) vs Montgomery (MCAD) changes the tax stack.
- Every taxing unit on the bill. Humble ISD + City of Houston + county entities + any MUD or special district.
- Flood zone, elevation and claims. FEMA MSC for the official map; treat MAAPnext drafts as informational only; ask for elevation certificates and claim history.
- Drainage context. River floodplain vs local drainage — Imelda showed both can matter.
- Village / HOA documents and dues. Deed restrictions are enforced; get the section-specific covenants.
- Humble ISD zoning. Confirm campuses for the exact address.
- Rush-hour commute on US 59 / I-69 at your real departure time.
FAQ
Is Kingwood part of Houston?
Yes for most of the community. Kingwood was annexed by Houston in 1996 and is Super Neighborhood 43 / Council District E. Some Kingwood addresses sit in Montgomery County even though the community is marketed as one place — check the deed and tax account.
Does Kingwood flood?
Parts of Kingwood have flooded in major storms. HCFCD documented catastrophic San Jacinto River flooding through Kingwood during Hurricane Harvey, and Imelda flooding that often came from local drainage rather than the river. Risk varies by street, elevation and drainage. Look up the address on FEMA's maps.
What school district serves Kingwood?
Humble ISD, not Houston ISD. As of the 2025–26 TEA ratings, the district is a B (83). Kingwood High School and Kingwood Park High School are among Humble ISD's A-rated campuses. Confirm zoning by address.
How high are property taxes in Kingwood?
For a typical Houston-side Harris County Kingwood home in tax year 2025, HCAD lists Humble ISD at $1.1052 and the City of Houston at $0.519190 per $100, plus county, flood control, hospital district and other rates. Homestead exemptions can reduce the taxable value. Pull the specific HCAD (or MCAD) account.
Are there HOAs in Kingwood?
Kingwood is organized into village / community associations with deed restrictions, and the City notes that restrictions are strictly enforced. The Kingwood Service Association manages certain common parks funded by resident contributions. Read the documents for the specific village and section.
Is Kingwood only in Harris County?
No. The City's Super Neighborhood description says most of SN 43 is in Harris County and some of it is in Montgomery County. That split affects appraisal districts and county tax rates.
Where do I check the flood map?
Start with FEMA's Flood Map Service Center for the official map used for NFIP purposes. Harris County's MAAPnext site has draft updated information for awareness only and, as of November 7, 2026, is not for insurance or regulatory decisions.
One last thing
Kingwood's pitch is clear: a wooded, deed-restricted master-planned community inside Houston with Humble ISD campuses and long greenbelt trails. The buyer work is equally clear — flood map and claims history, every line on the tax bill, village covenants, and a rush-hour drive on US 59. If you want help weighing a specific Kingwood address, reach out to us.