NEIGHBORHOOD GUIDE
Webster
Five minutes from NASA, serious flood risk, $250K entry point, for value-conscious aerospace professionals who can handle the trade-offs
$220K–$285K
Median Price
45 days
Avg Days on Market
A
School Rating
~12,000
Population
Market data as of April 2026
ABOUT
Webster
Webster is the place I send aerospace professionals and NASA employees who are buying their first home and need to keep the budget realistic. You are literally five minutes from Johnson Space Center. Your commute, if you work there, is hard to beat. The trade-off? Webster is in a flood-prone area, the median price is $250K, and you are living in a working-class city that prioritizes function over flash. But if you understand those terms, Webster is one of the smartest value plays in the entire Houston metro.
The city itself is small, about 12,000 people, but it sits in the middle of the Clear Lake corridor, which is much larger. You have got Baybrook Mall for shopping, 99 Ranch Market for authentic Asian groceries, a surprisingly strong Vietnamese and Filipino restaurant scene, and direct access to Exploration Green and Clear Lake Park. The waterfront culture is real here; boating and fishing are not just amenities, they are part of how people actually live. Kemah Boardwalk is fifteen minutes away if you want to step it up for a night out.
PHOTO NEEDED
Wide shot showing Webster's defining character, could be a waterfront view of Clear Lake with residential neighborhoods on the shoreline, an aerial view showing NASA Parkway's proximity, or a street scene in Edgewater with new construction and trails. Anything that captures the blend of affordable suburban living and aerospace-hub identity.
Clear Creek ISD serves Webster entirely, and the district is rated A overall, all five high schools earn A or B+ ratings, and Clear Horizons Early College High School ranks number 32 in Texas. If schools are your draw, this is solid. Property taxes run 2.0 to 2.3 percent depending on location (higher in areas with MUD assessments), and on a $250K home you are looking at about $5,000 to $5,700 a year in taxes. That is reasonable for Texas and significantly cheaper than what you would pay in Pearland or Sugar Land.
Edgewater is the big development story right now, 550 acres of mixed-use build-out along Clear Creek with new homes, apartments, marina, trails, and a community feel that is modern and polished. If you want new construction in Webster and can stretch to $350K to $600K, Edgewater is where the growth is headed. For everything else, first-time buyers, value-hunters, young engineers who want to get into the market fast, the older established neighborhoods on the west side (Friendly Oaks, Westchester) are where you will find the inventory and the price points that actually work for the median household in this area. You are trading newness for affordability, and that math makes sense for a lot of people.
EXPLORE
Life in Webster
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Aerial shot of Webster with Clear Lake visible, NASA Parkway in the distance, and residential neighborhoods in foreground, showing the intimate proximity to Johnson Space Center
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Clear Lake Park with fishing pier, boats, and walking trails, capturing Webster's waterfront character and outdoor recreation
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Baybrook Mall exterior or parking area, the retail heart of the Webster/Clear Lake commercial corridor
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Edgewater community entrance sign or mixed-use development showing new construction homes and trails, the growth project defining Webster's future
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Established neighborhood street with mature trees, single-family homes, and quiet residential feel, older Webster character
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Golden hour shot of a Webster residential street with homes, trees, and evening light, warm neighborhood atmosphere
REAL ESTATE
What You Can Expect to Pay
Entry-Level
$180K–$240K
Older homes in Friendly Oaks, Westchester, and established neighborhoods. Homes built 1960s–1990s; solid condition, mature trees, quiet streets. Perfect for first-time buyers and young professionals who want to get into the market. Expect to do some cosmetic updates.
Mid-Tier
$250K–$350K
Mix of later established builds and early Edgewater new construction. Some homes from 1990s–2000s, some brand-new. This is where most of Webster's active market is. Move-in ready or near-move-in ready with community amenities.
Luxury
$350K–$600K+
Primarily Edgewater new construction, model homes from four major builders. Premium finishes, modern community amenities, trails, and a different feel than older Webster. Still cheaper than comparable neighborhoods in League City or Pearland.
NEIGHBORHOODS
Communities in Webster
Photo Needed
Edgewater community entrance with signage, or a model home with landscaping, or community trails with new construction homes in background
Edgewater
The marquee development reshaping Webster. Johnson Development's 550-acre mixed-use community along Clear Creek with new construction homes (all price points), apartments (The Villas, 414 units), commercial tracts, and an underway marina. Four major home builders offer nearly two dozen floor plans ranging from $350K to over $600K. What sets Edgewater apart is the amenity package, 25 acres of protected wetlands, Clear Creek Overlook, dog park, and miles of paved trails. This is Webster's future. Phase-by-phase build-out means timing matters; units sell faster here than in the rest of Webster because the community amenities are strong and everything is brand new. If you want modern Webster and can stretch your budget, this is the play.
Photo Needed
Clear Lake Park with fishing pier, boats, or walking trail; or a waterfront home with lake view; or sunset over Clear Lake
Clear Lake (waterfront neighborhoods)
Webster's waterfront character centers on the Clear Lake neighborhoods, older, mixed-age homes with direct or close access to the 59-acre Clear Lake Park (fishing pier, boat launch, trails). Price range $200K–$350K with a median around $260K. This is where you find boaters and families who want waterfront lifestyle without the League City price. The trade-off is older housing stock from the 1960s–1980s and significant flood risk in certain pockets. Clear Lake Intermediate and Education Village proximity make it attractive for families. Noise from Hobby Airport is a real factor here; some properties hear planes regularly. Good value if you accept the flood risk and the aging housing.
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Friendly Oaks street scene with mature trees, single-family homes, quiet residential feel, and older architectural style
Friendly Oaks
East Webster's quiet, established neighborhood. Built primarily in the 1960s–1970s, Friendly Oaks is dominated by single-family homes on moderate lots with mature trees. Price range $180K–$280K. This neighborhood is about affordability and proximity, you are close to NASA, schools are Clear Creek ISD, and the streets feel residential and calm. No fancy amenities, no community pool, no grand entrance. Just solid, older homes in a working neighborhood. Perfect for first-time buyers, young professionals, or anyone who prioritizes value over newness. Minimal HOA, low community overhead.
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Westchester residential street with homes from 1970s–1990s, moderate lot sizes, and established neighborhood character
Westchester
Mid-century residential area built primarily in the 1970s–1990s. Westchester bridges the gap between Friendly Oaks' older housing and Edgewater's new construction. Price range $200K–$320K. These homes are typically three to four bedrooms with moderate square footage and a good school assignment to Clear Creek ISD. Westchester is close to Baybrook Mall for shopping, has reasonable highway access, and offers a balance of affordability and condition. Some homes are beautifully maintained; others are transitional. Like much of Webster, you need to inspect carefully, but the value proposition is solid if you find a well-kept house.
Photo Needed
Baybrook Mall exterior, parking lot with stores, or Bay Area Boulevard with retail storefronts and traffic
Bay Area Boulevard corridor (commercial focus)
Not residential, but Webster's economic anchor. Baybrook Mall (170+ stores, anchors Macy's and Dillard's), Clear Lake Regional Medical Center, and specialty retail (99 Ranch Market, restaurants) concentrate along Bay Area Boulevard. This corridor drives employment and shopping for the entire region. If you live in Webster proper, you are never more than five to ten minutes from this commercial hub, a huge convenience factor for families who need shopping, dining, and services accessible.
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NASA Parkway intersection or neighborhood road with NASA direction signs visible, residential homes, or view toward Johnson Space Center area
NASA Parkway neighborhoods
Scattered residential areas directly along NASA Parkway, the primary gateway route to Johnson Space Center. These neighborhoods are defined by their proximity, literally five minutes to the space center gate. Mixed-age homes, price range $200K–$300K, and a transient feel because many residents are NASA employees who may relocate. Noise from traffic on NASA Parkway is a consideration in some pockets. For aerospace professionals who want to minimize commute, this is convenient. For anyone else, there are better neighborhood options.
WHY WE LOVE IT
Neighborhood Highlights
- Five to ten-minute commute to NASA Johnson Space Center, unbeatable for aerospace professionals
- Median price $250K with inventory available, cheapest entry point in the Bay Area cluster
- Clear Creek ISD (A rating) serving all of Webster, five high schools rated A or B+
- Clear Lake waterfront access, fishing, boating, and 59-acre Clear Lake Park
- Baybrook Mall and Bay Area Boulevard retail corridor, major shopping and dining hub
- Flood-prone with documented repeat history, serious consideration, not a minor trade-off
- Diverse community with strong Vietnamese, Filipino, Indian populations and authentic restaurants
- Edgewater development (550 acres, new construction), growth and modernization underway
- Ten to fifteen-minute drive to Hobby Airport
- I-45 access but heavy rush-hour traffic north toward Downtown Houston
EDUCATION
Top Schools
Webster is entirely served by Clear Creek ISD, one of the strongest and most stable districts in the Houston metro. CCISD holds an overall A rating from TEA and ranks fifth out of nearly 60 districts in the Houston area per Niche. All five high schools serving Webster earn A or B+ ratings. Clear Horizons Early College High School, which offers students the chance to earn an associate degree alongside their diploma, ranks number 32 in Texas. Clear Creek ISD levies its school tax at approximately 0.97%, which is reasonable. Because CCISD is so stable and widely respected, school performance does not vary significantly between neighborhoods in Webster, all are served by the same district schools.
COMMUTE
Travel Times
The whole point of Webster is that if you work at NASA, you have got a commute you cannot beat, five to ten minutes on NASA Parkway. That is life-changing for aerospace professionals who value time. If you commute anywhere else, Webster is tougher. I-45 North is the main artery to Downtown Houston and the Medical Center, and rush hour (7–9am northbound, 4–6pm southbound) regularly backs up to 45 minutes or more. Hobby Airport is close (10–15 minutes), which is good for frequent fliers. The Beltway 8 toll loop is accessible via Texas 3 or I-45 South and runs about 10–15 minutes away, so if you need to get to the west side, it is manageable but not your primary commute corridor. For Webster to work, you need either a NASA job or a south-side job. If you are commuting north to Medical Center or Downtown, the trade-off is steep.
NASA Parkway East, essentially adjacent
I-45 South, direct
I-45 North; rush hour can push toward 45+ minutes
I-45 North to 610 South; slow commute
I-45 South, straightforward
REAL TALK
Things to Know Before You Buy
Flood Risk, This Is Not a Minor Issue
Webster has a documented history of repeat flooding, homes that have flooded five, ten, even a dozen times since 2004. Hurricane Harvey in 2017 was devastating here. Imelda in 2019 hit again. My own agent skipped the flood conversation when I bought my first Houston home, and I got lucky on the address. In a city like Webster, that conversation is the whole conversation, so repeat-flood property history shows up in FEMA records and you pull it on every address before you make an offer, every time. Expect to pay $900 to $1,500 per year for NFIP flood insurance, sometimes more if your property sits in Zone AE or VE. Factor it in before you write an offer.
Property Taxes & MUD Assessments
Webster's base property tax rate runs about 2.0% to 2.1%, which is reasonable for Texas. However, newer developments like Edgewater carry Municipal Utility District (MUD) assessments that can add 0.3% to 0.8% on top of the base rate. On a $250K home, you are looking at about $5,000 to $5,700 in annual property taxes depending on location. If you buy in Edgewater or another MUD area, the total can stretch toward $5,900 to $6,250. I pull the exact tax breakdown for every property we look at so you know the real cost upfront.
I-45 Rush Hour, If You Commute North
Webster is perfect if you work at NASA. But if your job is Downtown Houston or at the Medical Center, I-45 North during rush hour is a hard slog. A 25-mile drive can stretch to 45 minutes or more. The Beltway 8 extension will eventually help, but for now, this is the trade-off. If you need to commute north regularly, Webster is not the right choice. If you work at NASA or a south-side job, this is not a factor.
LIFESTYLE
Local Amenities
PERFECT FIT
Who Webster Is Best For
- NASA Johnson Space Center employees and aerospace professionals who want an unbeatable commute and affordable entry point
- First-time homebuyers with tight budgets who accept the flood risk trade-off
- Young professionals and small families seeking the cheapest Bay Area entry point ($250K–$300K range)
- Boating and waterfront lifestyle enthusiasts who want Clear Lake access without the League City price tag
- Relocators from other parts of Texas or the US who understand what you get for the price
RELOCATING?
Tips for Out-of-State Buyers
What Your Mortgage Calculator Isn't Telling You, The Real Math for Webster
Out-of-state buyers calculate housing cost as mortgage plus homeowners insurance. Texas real estate is different. In Webster, the real carrying-cost math is: (1) mortgage, (2) property taxes (2.0% to 2.3% effective), (3) homeowners insurance ($1,200 to $2,000 per year), and (4) flood insurance ($900 to $1,500 per year, mandatory if you are in a flood zone). On a $250K home with a standard 30-year mortgage at 7% interest, that is roughly $1,665/month in mortgage payments. Add $435/month for taxes, $125/month for homeowners insurance, and $100/month for flood insurance. You are at $2,325/month in real carrying costs, not the $1,665 that most mortgage calculators show. Knowing this number upfront changes the conversation.
MUDs, Municipal Utility Districts Are a Texas Thing
If you buy in Edgewater or another newer Webster development, your property may sit inside a Municipal Utility District. MUDs are special taxing districts that fund water, sewer, and drainage infrastructure in master-planned communities. They levy their own property tax on top of city, county, and school district taxes, typically an extra 0.3% to 0.8% per year. On a $250K home, that is an extra $600 to $2,000 per year. MUD taxes decline as the bonds are paid off, but it takes decades. Always ask whether the property is in a MUD and what the current rate is. I make sure you understand this before we look at any property.
File Your Homestead Exemption Immediately After Closing
Texas recently raised the school district homestead exemption to $140,000, which means $140K is subtracted from the taxable value before school taxes are calculated. For most Webster buyers, this saves $1,500 to $2,000 per year. The exemption is free. Filing is not automatic, you have to do it yourself through the Harris County Appraisal District website. Most buyers forget. I will remind you, but do it the day you close and get it filed before the tax year turns over.
LOCATION
On the Map
QUIZ MATCH
Is Webster Your Match?
Based on my Houston neighborhood quiz, Webster tends to be the right fit for these buyer archetypes. If one sounds like you, take the full quiz to see every city in Houston that matches, not just this one.
- VHThe Value Hunter
- COThe Commute Optimizer
EXPLORE NEARBY
Related Houston Communities
If Webster isn't quite the right fit, these nearby Houston neighborhoods are worth a look.
League City
The same Clear Lake/NASA access but with stronger schools, newer communities, and $100K+ higher prices, step-up option if budget allows.
Kemah
Right next door (15-min drive), waterfront dining and boardwalk lifestyle, but tiny city with rental-heavy market, good for lifestyle, tougher for homebuying.
Clear Lake
If you want more established waterfront living with better schools, Clear Lake proper offers a middle ground, closer to League City pricing but less dense than Webster.
Friendswood
Northern neighbor in the Bay Area cluster with similar affordability but better flood profile and a small-town feel, good alternative if flood risk worries you.
Pasadena
Similar price point and value proposition but more industrial character, if Webster's affordability appeals and you do not need the NASA commute.
Bacliff
Bacliff is the raw bayside value play south of Webster, fishing culture over retail convenience.
Interested in Webster?
Take the quiz to see if this neighborhood is your perfect match.
Sources
- U.S. Census Bureau, Webster, TX QuickFacts
- Redfin, Webster Housing Market
- Clear Creek ISD, 2026 Niche Rankings & TEA Accountability
- Niche, Clear Creek ISD Rankings
- First Street Foundation, Webster Flood Risk Assessment
- Johnson Development, Edgewater Webster Development
- City of Webster, Official Site
- Harris County Tax Office, Property Tax Rates