What does a Kingwood mailing address actually tell you about a house? It tells you less than most buyers assume, and the gap usually shows up at the tax line first.
Houston annexed Kingwood in 1996. The City of Houston's Super Neighborhood 43 page describes the area as mostly Harris County with some Montgomery County land inside it. Not every street with a Kingwood, TX 77339 address falls inside those city limits, though. The Kings Manor Municipal Utility District covers about 330 acres. Roughly 234 of those acres are in Montgomery County and 96 are in Harris County, and the district states that it sits "entirely within the extraterritorial jurisdiction of the City of Houston." Its southern edge is the City of Houston line. The district covers the Kings Manor, Kings Manor Patio Homes, and Park at Kings Manor subdivisions. As of June 2019 it counted 1,146 single-family homes, all built and sold.
Kings Mill is a newer Montgomery County section in the same ZIP. The taxing units published for it show no City of Houston line. In its place are Montgomery County, the Montgomery County Hospital District, Emergency Services District 6, New Caney ISD, Lone Star College, and Montgomery County MUD #98, listed at 0.84%. The table doesn't say which tax year that MUD rate applies to, so treat it as a starting point and check it before you rely on it.
So two homes a few minutes apart, both with "Kingwood" on the mail, can have different sets of taxing units on the bill. That matters more than a few thousand dollars of list price. It's also why the September headline numbers for Kingwood say less than they seem to.
The tax side, before the price side
When you compare a home inside Houston's 1996 annexation area with one in a Montgomery County section of 77339, check each property's taxing units separately. Here's what's public as of late October 2026:
- Kings Manor MUD adopted a rate of $0.53 per $100 of value for 2025, according to the Montgomery County Tax Office rate history. The 2026 adopted-rate field there was still blank, and the district held a public hearing on its proposed 2026 rate on October 8, 2026.
- The City of Houston adopted $0.51919 per $100 for 2025, per that same county table. The city posts its 2026 rate notices and worksheets on its 2026 tax rate information page.
- Montgomery County adopted $0.3860 per $100 for 2026.
The usual pattern is a MUD line or a city line, not both. A MUD rate partly reflects the cost of the water, sewer, drainage, and street systems a district built, which Kings Manor MUD describes in its own history. For a buyer, the practical point is that the county tax office and the district's own site show which taxing units apply to an address. Ask for that list before you compare two Kingwood homes by monthly payment. This is general information, not tax or legal advice, so confirm the taxing units and rates for any specific property with the appraisal district, the tax office, or a tax professional.
Two ZIP codes, moving in opposite directions
Now the price side. Community Impact's September 2026 market report puts 77339's median sale price at $286,900, up from $275,000 in September 2025. Over the same stretch, 77345 dropped from $418,750 to $399,000. Houston Association of Realtors data for its wider Kingwood-area boundary shows the September 2026 median at $320,000 across 43 sales. That's 12.3% below the $365,000 of September 2025.
That's three figures for the same month and the same name, telling three different stories. All three are accurate. None of them tells you much about what a given Kingwood house is worth today.
| September 2026 | 77339 | 77345 |
|---|---|---|
| Median sold price | $286,900 | $399,000 |
| Homes sold | 45 | 27 |
| Median days on market, sold | 31 | 29 |
| Active listings | 211 | 138 |
| Median asking price, active | $319,900 | $427,000 |
| Median days on market, active | 41 | 40.5 |
Why a single month swings so far
A median taken from 27 sales mostly reflects which 27 homes closed that month. In 77345, Houston Association of Realtors monthly figures for 2026 show a median of $380,000 in April on 37 sales. In May it was $490,000 on 43 sales, and in September $399,000 on 27. Kingwood homes didn't lose a fifth of their value between May and September. That summer, more large homes happened to close in one month than in the other.
77339 moves within a narrower band, but it moves too. Its 2026 monthly medians run from $319,900 in April to $286,900 in September.
A steadier comparison weights every sale from January through September 2026 equally. Multiplying each month's average sale price by its number of sales, our calculation from the Houston Association of Realtors monthly tables gives:
- 77339: about $356,600 across 364 sales
- 77345: about $475,100 across 286 sales
These are averages we calculated, not published medians. They still show something the monthly headlines blur. The gap between the two ZIPs is roughly $118,000 and holds steady across the year. The year-over-year moves are much smaller and point in different directions depending on the month. If you're deciding where in Kingwood your budget fits, the gap between the ZIPs matters more than the month-to-month changes.
What sits inside each ZIP
The gap comes from what was built where. Each ZIP holds a different mix of homes.
77339 combines older villages from the original master plan with newer Montgomery County sections. Its subdivision list includes Elm Grove, Woodland Hills, Trailwood, Bear Branch, Forest Cove, Hunters Ridge, Sherwood Trails, Kingwood Place, Kings Forest, Kingwood Lakes South, Kings Mill, and Kings Manor. Home sizes vary widely. Elm Grove averages about 1,893 square feet and the Harris County section of Woodland Hills about 2,118. Kings Forest averages about 3,700. The ZIP also includes townhome sections such as Fairway Forest and Trailwood Village. Because of that spread, a September with more sales from Elm Grove and fewer from Kings Forest lowers the median without any home losing value.
77345 leans larger. Kings Point averages about 3,852 square feet, Foster's Mill about 3,302, Sand Creek about 3,029, and Mills Creek about 2,964. Royal Shores has 234 single-family homes with a median size of 4,276 square feet on a median lot of 12,944 square feet. Its median year built is 2008. The same ZIP has attached options at Kingwood Village Estates and Kings Crossing. When a few condo sales land in a slow month, the 77345 median dips. When Kings Point and Royal Shores homes close together, it jumps.
The City of Houston dates Kingwood's development to the 1970s, and its planning assessment notes that construction continued along the community's northeastern and southeastern edges. That's how one community name came to cover 1970s villages, 2008-era lakefront sections, and Montgomery County homes built around 2016, each with its own price and tax setup.
How much leverage buyers have this fall
Pricing power depends less on the median and more on how long homes sit. In 77339, active listings held flat at 211 compared with September 2025, while the median asking price rose from $314,999 to $319,900. In 77345, listings fell from 159 to 138 and the median ask stayed near $427,000. Sold homes there took a median of 29 days, up from 20.5 a year earlier.
The wider Lake Houston-Humble-Kingwood area, six ZIP codes in Community Impact's coverage, had 1,430 active listings and six months of inventory in September 2026. A year earlier it had 1,193 listings and 4.7 months. Greater Houston sat at 5.5 months of single-family inventory, and 30-year mortgage rates averaged 6.86% in September, compared with 6.35% a year earlier, according to the Houston Association of Realtors.
Taken together, Kingwood's own ZIPs aren't seeing the inventory build the broader region is. 77339 kept its listing count flat and 77345 cut its count. The leverage that does exist shows up in days on market for larger 77345 homes, more than in the median. For an offer, that means comparing against recent sales in the same section and the same size range, not against the ZIP-wide median.
Quick answers
Is all of 77339 inside Houston city limits? No. Kings Manor MUD states that it sits entirely within Houston's extraterritorial jurisdiction. Check each address's taxing units with the Montgomery County Tax Office or the Harris County records that apply.
Did Kingwood prices fall 12% this year? The wider Kingwood-area median from the Houston Association of Realtors fell 12.3% between the two Septembers on 43 sales, while the 77339 median rose over the same period. With sample sizes that small, the mix of homes that closed explains most of the change.
Which number should I use to set a budget? Use recent sales from the specific section you're considering, with similar size and age. The ZIP figures show the general price range. They can't tell you what a particular street is worth.
If you're comparing Kingwood homes on both sides of the tax line, or across both ZIPs, CB Realty Team can pull the section-level sales and the taxing units for each address you're considering, so you compare actual payments as well as list prices. If you already own in Kingwood, ask us for a free home valuation built on sales from your own section, not the ZIP median.
