Katy · Cinco Ranch · Fulshear · Richmond · Sugar Land
Katy and Fulshear, in three languages.
Buying and selling across west Houston, explained in English, Persian or Dari. Whichever one you think in.
Batul Parhizgar · Walzel Properties
(832) 462-4303
Call Batul
I answer personally. Usually within a few minutes — if it is after 9pm I will text you first thing.
Price, days on market and sales: HAR.com Katy price trends, July 2026. Inventory: HAR geo market areas 139 and 140, August 2026. Mortgage rate: Freddie Mac PMMS, August 13, 2026. Updated monthly.
Market truth
These are six different markets. Anyone quoting you one Houston number is guessing.
| Market | Median, July 2026 | Year over year | Days on market | Sales in the period |
|---|---|---|---|---|
| Katy | $350,000 | +2.1% | 26 | 585 |
| Fulshear | $460,000 | −0.2% | 30 | 153 |
| Richmond | $390,000 | 0.0% | 34 | 285 |
| Sugar Land | $467,450 | −6.5% | 17 | 130 |
| Cinco Ranch (average) | $649,936 | — | — | 1,011 rolling |
| Energy Corridor (average) | $434,936 | — | — | 1,308 rolling |
Source: HAR.com, July 2026 data, accessed August 19, 2026. The last two rows are community-page rolling averages, not directly comparable to the four above. Sugar Land is genuinely down.
In August 2026, Katy-Southwest's median sold price was $560,948 with 5.2 months of inventory. Katy-Southeast was $481,237 with 4.1 months. Same city, $80,000 apart.
Comprehension
You will never sign a document you do not understand.
Eighty pages of contract, in a second language. I read them with you, in Persian or Dari, before you sign.
من روند خرید خانه را قدمبهقدم به زبان خودتان توضیح میدهم — از پیشتأیید وام تا امضای نهایی. هیچ سؤالی کوچک نیست.
HAR's directory returns 131 Farsi-speaking agents in Houston. Searched for Dari: none. Source: har.com language filters, accessed August 19, 2026; HAR membership, not every Texas licensee.
For buyers
Describe the house. Not the filters.
Every other agent site hands you six dropdowns. Tell me what you want, the way you would say it out loud.
The Woodlands
$639,900
14 Wintercorn PlThe Woodlands, TX 77382
4–5 bd · 3.5 ba · 2,837 sqft · built 1997 · Conroe ISD
Why this one: cul-de-sac lot, pool and spa in, roof 2025. The big-ticket items are done.
MLS 98797392 · Listed by Rebecca Drake, RE/MAX The Woodlands & Spring · via HAR.com
Richmond
$600,000
23506 Seven Coves CtRichmond, TX 77407
5 bd · 3 ba · 3,645 sqft
Why this one: best square footage per dollar here, and Richmond's median has been flat all year.
Listing data via HAR.com, August 19, 2026 · listing firm shown on HAR
The Woodlands
$675,000
23 Tender Violet PlThe Woodlands, TX 77381
4 bd · 3 ba · 2,921 sqft
Why this one: dated kitchen, but the lot backs to green space. You can change a kitchen; you cannot move a treeline.
Listing data via HAR.com, August 19, 2026 · listing firm shown on HAR
$639,900
14 Wintercorn PlThe Woodlands, TX 77382
4–5 bd · 3.5 ba · 2,837 sqft · built 1997 · Conroe ISD
Why this one: cul-de-sac lot, pool and spa in, roof 2025. The big-ticket items are done.
MLS 98797392 · Listed by Rebecca Drake, RE/MAX The Woodlands & Spring · via HAR.com
Richmond
$600,000
23506 Seven Coves CtRichmond, TX 77407
5 bd · 3 ba · 3,645 sqft
Why this one: best square footage per dollar here, and Richmond's median has been flat all year.
Listing data via HAR.com, August 19, 2026 · listing firm shown on HAR
The Woodlands
$675,000
23 Tender Violet PlThe Woodlands, TX 77381
4 bd · 3 ba · 2,921 sqft
Why this one: dated kitchen, but the lot backs to green space. You can change a kitchen; you cannot move a treeline.
Listing data via HAR.com, August 19, 2026 · listing firm shown on HAR
Photographs are representative, not of these properties. Details via HAR.com, current August 19, 2026. Each card links to HAR for the listing firm, real photographs and current status.
How this actually goes
Four steps, and I tell you the truth at every one.
1. A fifteen-minute call
No presentation, no listing agreement. If I think you should wait a year, I will say so and show you the comps.
2. The real number, before you tour anything
Taxes for that subdivision, MUD, HOA, insurance. About 38% of buyers exceed their budget; most skipped this step. Source: Clever buyer survey, n=986, April–May 2025.
3. We look, and I point at the problems
Foundation, drainage, the draft FEMA zone, the school that address is actually zoned to. You hear the problems from me first.
4. Every page, in your language
Contract, addenda, title commitment, closing disclosure — read out loud in Persian or Dari before anything is signed.
Communities
Eight places, eight different sets of numbers.
Live HAR data per community, not a city average borrowed from three miles away.
Cinco Ranch
214 active · avg $649,936 · $189.45/sqft · Katy ISD
Cross Creek Ranch
173 active · avg $622,868 · $193.69/sqft · Lamar CISD
Elyson
304 active · avg $530,407 · $189.02/sqft · Katy ISD, Harris County
Jordan Ranch
188 active · avg $534,325 · $196.14/sqft · Lamar CISD
Tamarron
256 active · avg $349,830 · $162.24/sqft · avg 2,174 sqft
Firethorne
64 active · avg $597,210 · $169.50/sqft · straddles two districts
Seven Meadows
Median assessed value $547,151 · $194.40/sqft · built ~2006
Grand Lakes
Median assessed value $478,752 · $183.43/sqft · built ~2000
Source: HAR.com community pages, accessed August 19, 2026. Active counts change weekly. "avg" = average sold price; Seven Meadows and Grand Lakes publish median assessed value instead, labelled as such. Photographs are representative.
Check the zoned school before you fall in love with the house. Cross Creek Ranch and Jordan Ranch are Lamar CISD, not Katy ISD. Elyson is Katy ISD in Harris County. Firethorne straddles both. Verified per address against the district tools.
The number nobody quotes you
Two $500,000 homes in the same Katy ZIP code can differ by $5,000 a year in property tax.
Newer master-planned sections carry MUD debt on top of the school and county rate. Older subdivisions do not.
Estimated monthly, all in
$4,127
And one thing people miss
Proposition 13 (November 2025) raised the school homestead exemption to $140,000, and $200,000 for seniors, retroactive to tax year 2025.
If your homestead exemption is already on file, the increase is applied for you. The catch is the exemption itself — plenty of recent buyers never filed one, and the appraisal district will not chase them.
Have Batul check yoursSource: Ballotpedia, Texas Proposition 13 (2025) · City of Katy Finance Department.
For sellers
What is your Katy home actually worth in today's market?
Zillow does not know your street. A real CMA from live HAR MLS sold data for your exact neighbourhood, within 24 hours. Free, no obligation.
The most expensive mistake sellers make is anchoring to what they paid.
Sellers facing a loss on paper list above what the market will pay, and their homes sit longer for it. My job is the number the market will actually pay.
The median Houston-area seller cut their price by $15,000, or 4.2% off list. Greater Houston has a record 40,750 active listings. Katy is holding up; Sugar Land is down 6.5%.
Genesove and Mayer, "Loss Aversion and Seller Behavior", Quarterly Journal of Economics, 2001 · HAR Monthly Housing Update, July 2026 · Texas Real Estate Research Center, Texas A&M, July 1, 2026.
The honest answer
FEMA's draft maps would add 170,000 Harris County properties to the floodplain.
Draft maps released in February 2026 expand the 100-year floodplain by 33%, covering roughly $50 billion in real estate. Final maps are two to three years out, so nothing changes on your insurance today — but it changes what you ask before you write an offer.
A "100-year floodplain" does not mean flooding once a century. Zone AE and A mean a 1% chance in any given year. Over a 30-year mortgage that compounds to roughly one in four.
82% of Harris County housing stock carries no flood insurance. Average Texas NFIP premium is about $779 a year, roughly $1,031 in high-risk zones.
What is actually being done: the Army Corps released its first Addicks and Barker master plan update since 2009, and a $10 million Flood Control District channel project broke ground in the Barker watershed in December 2025.
Sources: Neptune Flood, 2026 Harris County Flood Map Update, February 2026 · USACE draft Addicks and Barker Master Plan, January 21, 2026 · Community Impact, March 30, 2026. Confirm premiums with an NFIP carrier for a specific address.
Financing paths
Two things people are wrongly told they cannot do.
"I have no US credit history, so I cannot buy."
You can. ITIN and foreign-national programs start at 20% down and require no US credit score. Lenders accept foreign credit reports, or twelve months of on-time rent and utilities, instead.
You do need proof of income, a valid visa or waiver, several months of reserves, and an ITIN. Rates run above conventional — that is the honest trade-off.
Source: Griffin Funding ITIN and foreign national loan program guidelines, 2026.
"Halal financing needs an enormous down payment."
It does not. It starts as low as 3%.
Three structures, not interchangeable. Murabaha: bought and resold to you at a pre-agreed markup. Ijara: leased to you, ownership transferring at the end. Diminishing musharaka: co-ownership from day one.
Guidance Residential (musharaka, from 5%; 3% for qualifying buyers) has a Houston office. UIF Corporation from 3%, IjaraCDC from 3.5%, both licensed in Texas.
Source: guidanceresidential.com, uif.com, ijaracdc.com, accessed August 2026. Named for information only; no referral fee is paid or received.
The builder's sales agent works for the builder. Looking at new construction in Elyson, Sunterra, Cross Creek Ranch or Jordan Ranch? Register me on your first visit — after that most builders will not let you add representation, and it costs you nothing to have it.
For buyers
Find the right home without wasting six months.
Five questions. The fourth is the one no other agent site asks.
I answer personally, usually within a few minutes.
About
I am Batul Parhizgar.
Sales agent, Walzel Properties, LLC · Katy
I sell houses in Katy, Fulshear, Richmond, Sugar Land and the Energy Corridor — long enough to know which streets flood and which builders answer the phone after closing.
I have sat on the other side of it. Signing a contract in a language you are still learning, with someone talking faster than you can follow, is a specific kind of powerlessness. Bring your parents to the walkthrough — I will translate.
I know which Katy ISD campuses have space, which are on the rezoning list, and the tax difference between Firethorne and Nottingham Country.
What I do not do: commercial land development, and I do not list homes I think are priced wrong.
BrokerageWalzel Properties, LLC · Katy
MembershipMember, Houston Association of REALTORS® · HAR Platinum tier
Office24044 Cinco Village Center Blvd #100, Katy, TX 77494
LanguagesEnglish · فارسی · دری
Social proof
There is one review here, and it is real.
One published recommendation on HAR: five stars, from Gholam G., October 7, 2025. Read it in his own words on her HAR profile, where it can be verified.
More will be collected through her Google Business Profile, with full names, neighbourhoods and dates.
What will not appear is a wall of anonymous five-star quotes. Purchase likelihood peaks between 4.0 and 4.7 stars; a perfect score reads fabricated.
Source: Spiegel Research Center, Northwestern University, "How Online Reviews Influence Sales".
The questions people actually have
Six things clients ask me before they trust me.
What if I find out I cannot afford what I want?
You find out now, in a fifteen-minute call, not after four months of Saturday showings. I run the real monthly number for a specific subdivision — taxes, MUD, HOA, insurance — before you tour anything. Source: Clever buyer survey, n=986, fielded April to May 2025.
What is this going to cost me that nobody is telling me about?
Property tax that varies by more than a full point between subdivisions in the same ZIP code. MUD debt, HOA dues, flood insurance in Zone AE, title, survey, option fee, inspection. All in writing before you write an offer.
How do I know you are not just trying to close a deal?
You do not, yet, and that is fair — 64% of sellers believe agents prioritize profits over clients. Instead of a promise: if I think you should wait a year to sell, I will say so and show you the comps.
What if my English is not good enough for the paperwork?
Then we do it in Persian or Dari. That is not a courtesy, it is how I work. Bring whoever you want to the table — I translate out loud before you sign.
What if I price it wrong?
41% of sellers name pricing as a top worry, and they are right to. Greater Houston has a record 40,750 active listings and the median seller cut $15,000 off list. The first three weeks decide the outcome. Source: Anytime Estimate / Clever seller survey, n=1,000 · HAR, July 2026.
What happens if I change my mind?
Nothing. Filling in a form here signs you up for nothing. Curiosity about your equity is a legitimate reason — it is one of the options on purpose. If you decide not to sell, you still get the analysis.
Talk to me
Fifteen minutes, in the language you are most comfortable in.
No presentation, no listing agreement, no pitch deck. You tell me what you want to do; I tell you whether now is the time.
I answer personally, usually within a few minutes.
Batul Parhizgar
Walzel Properties · Katy, TX
Tell her when suits and she will confirm a time directly. Most calls happen the same day.
Texas Real Estate Commission Information About Brokerage Services Texas Real Estate Commission Consumer Protection Notice
Batul Parhizgar, licensed Texas real estate sales agent, TREC #731648 · Brokered by Walzel Properties, LLC, TREC #9004621