Aliana · Richmond, Texas
Aliana homes for sale in Richmond, TX
Aliana is one of the area's most polished master-planned communities—resort-style amenities, parks, and a sought-after Fort Bend ISD school zone, with a Richmond address right next to Sugar Land. Diane Morales helps you buy or sell here with a local expert on your side.
Aliana carries a Richmond address but borders Sugar Land. For area-wide context, see our Richmond guide. ¡También en español!
About Aliana
Aliana broke ground in 2007 and covers roughly 2,000 acres, planned for about 6,000 homes at completion, along Highway 99 (the Grand Parkway) between US-59 and I-10 and about 25 miles southwest of downtown Houston. It has direct access to both the Grand Parkway and the Westpark Tollway, which is a genuinely strong position for reaching the Energy Corridor, the Galleria and the Medical Center from one address.
The long-term plan includes mixed-use development — offices, a hotel and a town centre. As with any phased plan, judge what exists the day you tour rather than the rendering.
Schools — and the 2026–27 elementary split
Unlike most of Richmond, Aliana is zoned to Fort Bend ISD. Students have attended Madden Elementary or Malala Yousafzai Elementary, then Garcia Middle School, then Travis High School or Austin High School.
This is changing right now. Aliana is being split across three elementary schools for the 2026–27 school year. If you are buying here this year, the elementary your address feeds may not be the one a listing, a builder flyer or an older neighbourhood guide tells you — and with two high schools already in play, the secondary assignment varies by section too.
This is the single most important thing to verify in Aliana today, and it is exactly the kind of detail that is wrong on most pages you will read. I pull the current board-approved assignment for the specific address, not the community name.
Amenities
Aliana's amenity package is the reason much of its resale holds up:
- The Club at Aliana — the community's $5 million centrepiece, with a grand clubhouse, resort-style pool complex, splash pad, fitness centre and tennis courts.
- The Westmoor Club — the second recreation centre, with a 24-hour fitness centre, event lawn, tennis courts, a play area and a game room with ping pong, arcade and basketball.
- The Aliana Polo and Racquet Club.
- More than 100 acres of parks, trails, playgrounds, lakes, sports courts and water features.
Two full recreation centres across a community this size means the summer pool crush is split — a small thing that matters a great deal in July.
Homes & builders
Aliana blends established resale with continuing new construction, from a deep builder roster including Perry Homes, Highland Homes, Coventry Homes, Ashton Woods, Lennar, Meritage, Village Builders, Plantation Homes, Partners in Building, Sitterle Homes and J. Patrick Homes.
Homes commonly run from roughly 2,300 to 4,200 square feet, with a wide price spread across the community. I am not going to publish a single price band here, because inventory and pricing move monthly and a stale number is worse than none — ask me for closings from the last ninety days in the specific section you are considering.
Property taxes & the real monthly
The shared entities for an Aliana home, using 2025 adopted rates published by the authorities themselves:
| Taxing entity (2025) | Rate per $100 |
|---|---|
| Fort Bend ISD | $1.0569 |
| Fort Bend County | $0.4120 |
| Fort Bend County Drainage District | $0.0100 |
| Your MUD — the variable | varies by district |
Note that Fort Bend ISD raised its rate seven cents in September 2025, from $0.9869 to $1.0569, so figures published before that understate your bill. Everything above the MUD line is the same for every Aliana home; the MUD is the real variable, and it is set district by district rather than community-wide. Whether a city rate also applies depends on the exact parcel, which is worth confirming rather than assuming from the Richmond mailing address. Run your numbers on the True Monthly Cost calculator →
Buying in Aliana
Aliana blends established resale with newer construction. On resale, the work is pricing against genuinely comparable homes inside the community and reading each lot and upgrade list. On new construction, bring your own representation to the model on the first visit — the consultant at the sales desk is paid by the builder, and that representation typically costs a buyer nothing because the builder has already budgeted for it. In both cases I confirm the exact Fort Bend ISD assignment for the specific address, because here that is one of the main reasons people buy.
Selling in Aliana
Sellers here have real advantages: the Fort Bend ISD zone, two recreation centres and an established feel are exactly what buyers want. The key is pricing from the most recent closed sales inside Aliana and presenting the home to highlight lot position and updates. With the elementary boundaries changing for 2026–27, knowing precisely which campus your address now feeds is also a selling point worth stating clearly rather than leaving a buyer to guess.
Aliana FAQs
Where is Aliana?
A 2,000-acre master-planned community with a Richmond, TX address in Fort Bend County, along Highway 99 (Grand Parkway) between US-59 and I-10, roughly 25 miles southwest of downtown Houston, with direct access to the Grand Parkway and Westpark Tollway.
What school district is Aliana in?
Fort Bend ISD — not Lamar CISD, despite the Richmond address. Students have attended Madden or Malala Yousafzai Elementary, Garcia Middle School, and Travis or Austin High School. Confirm the exact campuses for a specific home before buying.
Are Aliana's schools changing?
Yes. Aliana is being split across three elementary schools for the 2026–27 school year, so the campus your address feeds may differ from what an older guide, listing or builder flyer says. Verify the current board-approved assignment on the specific address.
What amenities does Aliana have?
The Club at Aliana, a $5 million centre with a grand clubhouse, resort pool complex, splash pad, fitness centre and tennis; The Westmoor Club with a 24-hour gym, event lawn, tennis, play area and game room; the Aliana Polo and Racquet Club; and more than 100 acres of parks, trails, lakes and sports courts.
How big is Aliana?
Roughly 2,000 acres, planned for about 6,000 homes at completion. It broke ground in 2007 and continues to build out alongside an established resale market.
Send me an address in Aliana
With the elementary boundaries splitting three ways for 2026–27, the campus question here genuinely cannot be answered from a community name. Send any Aliana address and I will come back with the current board-approved school assignment, the MUD it sits in and its adopted rate, whether a city rate applies, and what has actually closed nearby. Free, no obligation, and no requirement to buy or sell with me.
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