DEVELOPMENT OPPORTUNITY IN SUGAR LAND
± 8.55 acres | 16223 W BELLFORT AVE
Marketing description
±8.55-acre development opportunity along W Bellfort Avenue in Sugar Land, one of Houston's most affluent and fastest-growing submarkets. Strategically positioned at the doorstep of Aliana — a 2,300-acre master-planned community — and surrounded by established residential density including Camellia Gardens (534 SF lots) and The Terraces at Arboretum, this site offers a turnkey canvas for single-family, build-to-rent, multifamily, or mixed-use development. The property is served by Fort Bend FWSD 2 and falls within the highly rated Fort Bend ISD, feeding into Arizona Fleming Elementary, Macario Garcia Junior High, and Stephen F. Austin High School. With more than 333,000 residents within a five-mile radius, average household incomes exceeding $121,000, and projected population growth outpacing the broader Houston MSA, this offering combines location, infrastructure, and demographic momentum in one of Fort Bend County's most sought-after corridors.
Investment highlights
The Site
- ±8.55 acres of developable land on W Bellfort Ave in Sugar Land (Fort Bend County), roughly 20 miles southwest of Houston
- Parcel: 0158-00-000-1000-907 | Legal: 0158 D A Conner, Acres 8.5466
- Coordinates: 29.6662, -95.6718
- Utilities served by Fort Bend FWSD 2
- Total tax rate: 2.1% (Fort Bend ISD 1.0569 + FWSD 2 0.5145 + Fort Bend Co. Gen Fund 0.4120 + ESD 5 0.1000 + Drainage 0.0100)
Surrounding Density & Demand Drivers
- Adjacent to Aliana — a 2,300-acre master-planned community
- Near Camellia Gardens (534-lot SF community) and The Terraces at Arboretum (112-unit multifamily)
- Proximity to Four Corners Community Park, Shadow Hawk Golf Club, Cullinan Park, Sugar Land Regional Airport, Constellation Field, and Sugar Land Town Square
Demographics (2026 estimates)
- 1-mile population: 9,592 | 3-mile: 135,568 | 5-mile: 333,930
- 5-year projected population growth: 4.5% / 3.6% / 3.5% (1/3/5 mi)
- Average household income: $123,116 / $124,519 / $121,500
- Median value of owner-occupied housing: $325,828 / $320,978 / $327,077
Schools (Fort Bend ISD)
- Arizona Fleming Elementary → Macario Garcia Junior High → Stephen F. Austin High School
Sugar Land / Houston Macro Story
- Sugar Land is an affluent, fast-growing Fort Bend County city anchored by master-planned communities like First Colony and Riverstone
- Houston MSA: 7.8M+ population, 1.5% job growth, 11.4% multifamily vacancy, 5.6% industrial vacancy, 54M+ annual visitors, $16.6B visitor spending, no state income tax
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