77494 — Katy West / Cinco Ranch

Katy West / Cinco Ranch (ZIP 77494) is a densely settled Houston neighborhood, home to about 137,213 people across 25 square miles — roughly 5,489 residents per square mile. It has the texture of an established inner-ring community: a mix of older single-family stock and newer infill, with daily errands rarely more than a few minutes away. By Houston standards this is an affluent area. The median household here earns $146,105 — 72% above the metro median of $84,833 — and per-capita income runs $52,784, both signals of concentrated wealth and high-earning professional households.

The population skews prime working age (median age 38.3) and family-oriented, with an average household of 3.21 people. With a diversity index of 67.6/100, 77494 is more racially and ethnically diverse than the typical Houston ZIP. The largest groups are White (44.7%) and Hispanic or Latino (24.7%).

Put in context, 77494's median home value of $450,100 sits 49% above the Houston-area median home value of $301,548. That places local home values above the national median (around $340,000), though still well under coastal-metro pricing in California or the Northeast. Educational attainment — 66.3% of adults hold a bachelor's degree, versus the 35% metro average — reinforces the area's higher-skill, higher-earning profile.

With a price-to-income ratio of 3.1, buying here remains realistic for local earners. The $450,100 median home is about 3.1 times median income — modestly above the classic 3x rule but well within reach for households with steady dual incomes. As a rough yardstick, a household would want income near $150,033 to buy at the local median under conventional guidelines.

Renting is comparatively comfortable here. Median rent of $2,044/month is only about 17% of median household income — a healthy cushion below the 30% cost-burden line. The neighborhood is owner-dominated (71% of homes are owner-occupied), which tends to correlate with longer tenancies and a more settled residential feel. Annualized, the typical renter pays about $24,528 per year for housing.

Be ready for the drive — the average commute of 34 minutes runs longer than the 28-minute Houston average, a reflection of this area's distance from the major job centers. Transit use is light (2.3%), but a sizable 22.5% of residents work from home, easing rush-hour exposure.

Day to day, residents have roughly 152 restaurants, 8 grocery stores, 60 parks, and 4 gyms within or near the ZIP. There are 6 pharmacies locally, though major hospital care means a trip to an adjacent ZIP. Notable nearby draws include LaCenterra at Cinco Ranch, Katy Heritage Park, Willow Fork Drainage District Parks.

Who does 77494 suit best? On the data, it fits established professionals and executives, families looking to put down roots, and first-time buyers watching their budget. Flood risk is moderate here, so reviewing the specific property's FEMA designation is still worthwhile.