Property Taxes
Sienna Property Taxes by Utility District: 2025 Rates, the Levee Tax and Bonds Not Yet Sold
Updated September 2026
Bottom line: For tax year 2025, Fort Bend ISD, the county, its drainage fund, the levee district and a Sienna utility district came to between $2.29 and $2.94 on each $100 of value, depending on the district. Missouri City adds its rate inside its limits.
Which taxes does every Sienna home pay?
Four taxing units appear on the developer's tax table for every Sienna district. Missouri City's own list of the rates on a city address gives Fort Bend ISD $1.0569 on each $100 of taxable value for 2025, Fort Bend County's general fund $0.4120 and its drainage fund $0.0100. Sienna's levee district, the Sienna Parks & Levee Improvement District, adds $0.4125, and together the four come to $1.8914.
After those, a home pays either a municipal utility district or, in the sections Missouri City has annexed, the city. A municipal utility district, or MUD, is a local district that borrows to build the water, sewer and drainage lines for a group of sections, and often their roads and parks, then taxes the homes it serves to repay the bonds. The developer's tax table lists six of them in Sienna, numbered 3, 4, 6, 7, 10 and 12.
| Taxing unit | 2025 rate | Where it applies |
|---|---|---|
| Fort Bend ISD | $1.0569 | Every Sienna district |
| Fort Bend County, general fund | $0.4120 | All of Fort Bend County |
| Fort Bend County, drainage fund | $0.0100 | All of Fort Bend County |
| Sienna Parks & Levee Improvement District | $0.4125 | Every lot inside the levee district |
| City of Missouri City | $0.570825 | Inside the city limits |
| Houston Community College | $0.098802 | On the city's list for a Missouri City address |
| Sienna MUD 3 | $0.3975 | Its own sections |
| Sienna MUD 4 | $0.9350 | Its own sections |
| Sienna MUD 6 | $1.0500 | Its own sections |
| Sienna MUD 7 | $1.0500 | Its own sections |
| Sienna MUD 10 | $0.5800 | Its own sections |
| Sienna MUD 12 | $0.5100 | Its own sections |
What does each Sienna utility district add to the bill?
From about 40 cents to $1.05, which makes the utility district the piece of a Sienna bill that changes most from one section to the next. The figures in the table are the 2025 rates Tax Tech, the districts' tax collector, publishes for each district, added to the four units the developer's table shows for every district. The developer's own tax table assigns each Sienna neighborhood to one district, and a few neighborhoods are named beside each district to help a reader find their own.
MUDs 6 and 7 sit at the top at $2.9414, and MUD 3 sits at the bottom at $2.2889. Each MUD board sets its own rate every year, so the gap can narrow or widen. The former MUD 2 line is the four common units plus the city instead of a MUD, and the city's own list adds Houston Community College at $0.098802 on a city address.
| District | Some of its neighborhoods | District rate | Five units added together |
|---|---|---|---|
| Sienna MUD 3 | Acorn Bend, Five Oaks, Painters Bend | $0.3975 | $2.2889 |
| Sienna MUD 12 | Avalon, Laurel Grove, Tivoli Circle | $0.5100 | $2.4014 |
| Sienna MUD 10 | Bees Crossing, Echo Ridge, Waterford | $0.5800 | $2.4714 |
| Sienna MUD 4 | Deer Valley, Rosewood, The Plaza | $0.9350 | $2.8264 |
| Sienna MUD 6 | Creekside, Emerald Forest, Valencia Grove | $1.0500 | $2.9414 |
| Sienna MUD 7 | Serene Shore, The Estates, Valencia Bend | $1.0500 | $2.9414 |
| Former MUD 2, inside Missouri City | Steep Bank East, Steep Bank West, The Landing | City, $0.570825 | $2.462225 |
Which Sienna districts can still sell more bonds?
Several of them, and that is worth knowing before an offer. Each district's notice to purchasers, which a seller hands a buyer, lists the bonds its voters have approved and how much of them it has sold. A district with a large unsold balance can still issue those bonds, and the notice warns that a district may levy an unlimited rate to repay them.
The table adds each notice's water, sewer, drainage, road and park authorizations together and leaves out bonds approved only for refunding. MUD 7 had sold $3.95 million of $496.7 million, and its 2026 rate on Tax Tech's listing, still $1.05 in total, now includes a debt tax of $0.15 that its 2025 rate did not carry. MUD 3 has sold everything its voters approved.
| District | Approved by voters | Sold to date | Share sold |
|---|---|---|---|
| Sienna MUD 3 | $48,800,000 | $48,800,000 | All of it |
| Sienna MUD 4 | $499,800,000 | $110,305,000 | About 22% |
| Sienna MUD 6 | $625,300,000 | $116,260,000 | About 19% |
| Sienna MUD 7 | $496,700,000 | $3,950,000 | Under 1% |
| Sienna MUD 10 | $131,700,000 | $74,135,000 | About 56% |
| Sienna MUD 12 | $95,500,000 | $75,160,000 | About 79% |
| Sienna Parks & Levee Improvement District | $298,000,000 | $294,435,000 | About 99% |
What are the contract and road taxes inside a Sienna MUD rate?
They are parts of one district rate, and Tax Tech lists them line by line. For 2025, MUD 6's $1.05 was $0.39 for its own debt, $0.08 for operations, $0.27 for road bonds and $0.31 of contract tax; MUD 4's $0.935 held $0.2475 for road bonds and $0.3075 of contract tax. A contract tax pays another district for facilities it provides under contract.
MUDs 4, 6 and 7 share a master district, Sienna MUD 5, which its own site describes as the master district providing regional water, sewer, drainage, park and road facilities to a 3,424-acre area made up of MUDs 4, 5, 6 and 7. MUDs 10 and 12 each carried a contract tax of $0.015 for 2025, and MUD 3 carried none.
Which 2026 Sienna rates are already set?
Some of them. Fort Bend ISD adopted $0.9969 for tax year 2026, down from $1.0569, and the levee district adopted $0.4125 again on August 26, 2026. Tax Tech's 2026 listing shows MUD 3 at $0.3925, MUD 4 at $0.935, MUDs 6 and 7 at $1.05 and MUD 10 at $0.57, and no 2026 rate yet for MUD 12.
Missouri City held its hearing on a proposed $0.578363 on September 21, 2026, against $0.570825 for 2025, and the county's 2026 rate was not read for this page. Each unit also sets its own exemptions, which reduce a homestead's taxable value before its rate is applied.
Where do Sienna Point and the acreage sections fit?
Outside the six MUDs, on the documents read for this page, and not all in the same way. The tax table HAR, the Houston Association of Realtors, publishes for Sienna Point lists no utility district, and lists the four common units plus Fort Bend County Emergency Services District 7 at $0.0985 per $100. The developer's tax table files The Woods under no municipal district at all, while HAR's table for Sienna Acreage Estates, which the levee district groups with The Woods in its north system, lists Missouri City and Houston Community College and no utility district. Both areas are inside the levee district, which counts about 1,035 of its acres in Sienna Point. Read the parcel account for a house in either.
What won't this page tell you about your own bill?
The amount. That turns on the parcel's appraised value, the exemptions its owner claims and exactly which units tax it, an emergency services district, Houston Community College or the city included. The Fort Bend Central Appraisal District's record for the parcel names each of them, and the notices to purchasers for its MUD and the levee district show the bonds behind their rates. No street is assigned to a MUD here; the developer's table and the parcel record do that.
Questions & answers
Sienna questions, answered
What is the total property tax rate in Sienna?
For tax year 2025 it ran from about $2.29 to $2.94 on each $100 of value, depending on the utility district. A home in the levee district paid Fort Bend ISD, Fort Bend County, the county drainage fund and the levee district, $1.8914 together, and then either a MUD, from $0.3975 to $1.05, or Missouri City's $0.570825 in the annexed sections.
The lowest combination was MUD 3 at $2.2889 and the highest MUDs 6 and 7 at $2.9414. The former MUD 2 sections inside the city came to $2.462225 with the city in place of a MUD, and the city's own list adds Houston Community College's $0.098802 on a city address. Exemptions come off taxable value first, and an emergency services district appears on some parcels. The parcel's appraisal record names every taxing unit on it.
Which MUD is my Sienna neighborhood in, and what is its rate?
Sienna has six active utility districts, and the developer's tax table assigns each neighborhood to one. Their 2025 rates on each $100 were MUD 3 $0.3975, MUD 12 $0.51, MUD 10 $0.58, MUD 4 $0.935, and MUDs 6 and 7 $1.05 each. The former MUD 2 area was annexed by Missouri City and pays the city instead.
Painters Bend and Five Oaks are MUD 3 on that table, Waterford and Echo Ridge MUD 10, Avalon and Tivoli Circle MUD 12, Rosewood and The Plaza MUD 4, Creekside and Emerald Forest MUD 6, and Valencia Bend MUD 7. Sienna Point and The Woods are outside the six on the documents read for this site. Confirm the district on the parcel's appraisal district account before an offer.
Can a Sienna MUD tax rate go up?
It can, and the notice to purchasers says so: a district may levy an unlimited rate to repay bonds its voters approved. Several Sienna districts have large approved balances they have not yet sold. MUD 7 had sold $3.95 million of $496.7 million by its notice, and MUD 6 about $116 million of $625.3 million.
A district sells bonds over time as facilities are built, and its debt tax has to cover them. MUD 7's total rate stayed at $1.05 for 2026 on Tax Tech's listing, but it now includes a debt tax of $0.15 that its 2025 rate did not. MUD 3 has sold all $48.8 million its voters approved. Read the notice for the district a house is in: it lists what is approved and what is sold, and the seller provides it.
What are the contract tax and road tax on a Sienna tax bill?
They are parts of a Sienna MUD's single rate, listed line by line by Tax Tech, the districts' tax collector. The road tax repays bonds for roads. The contract tax pays another district for facilities it provides under contract, and MUD 6's $1.05 for 2025 held $0.27 of road tax and $0.31 of contract tax.
MUD 4's $0.935 held $0.2475 of road tax and $0.3075 of contract tax, and MUDs 10 and 12 each carried $0.015 of contract tax. Sienna MUD 5 describes itself as the master district providing regional water, sewer, drainage, park and road facilities to the 3,424 acres covered by MUDs 4, 5, 6 and 7. The breakdown matters because a rate that holds steady can move money from operations to debt from one year to the next.
What are the 2026 property tax rates in Sienna?
Not all are set. Fort Bend ISD adopted $0.9969 for 2026, down from $1.0569, and the levee district kept $0.4125. Tax Tech's 2026 listing shows MUD 3 at $0.3925, MUD 4 at $0.935, MUDs 6 and 7 at $1.05 and MUD 10 at $0.57. Missouri City heard a proposed $0.578363 on September 21, 2026.
MUD 12 had no 2026 rate on that listing when this page was written, and the county's 2026 rate was not read for it. Each unit adopts on its own calendar, and a rate that stays the same still produces a bigger bill when values rise: the levee district's notice put its tax on the average homestead at $2,302.57 for 2026, up from $2,284.32.