Cost of Living Near McKenzie Park vs. The Woodlands

Living near McKenzie Park or in The Woodlands puts you close to top jobs, schools, and parks in northwest Greater Houston. But the total cost of living differs by line item. This guide breaks down housing prices, taxes, insurance, HOA fees, utilities, commuting, and day‑to‑day expenses so you can see what fits your budget and lifestyle. We also include sample monthly budgets for three buyer types.

Snapshot: Quick side‑by‑side cost summary

• Housing purchase prices
  • The Woodlands generally sits higher at the community level, with recent median listing prices around the mid 500s depending on sub‑neighborhood and date, per market snapshots from Realtor. See current overview for The Woodlands at Realtor’s page.
  • McKenzie Park is a newer subdivision inside Spring 77389. The zip‑level median listing price has run in the mid 400s in recent snapshots.
• Property taxes and assessments
  • McKenzie Park parcels are in Harris County and Klein ISD, often with MUD taxes. Past reporting has cited total effective tax rates in some sections near about 2.36 percent. Actual bills vary by the specific MUD and year.
  • The Woodlands bills include The Woodlands Township rate of 0.1714 per 100. The rest of the tax mix includes county and Conroe ISD. Conroe ISD’s reported 2025 rate is 0.9496 per 100, and Montgomery County’s adopted rate is 0.3770 per 100. Add any MUD or special district lines to estimate your total.
• Rent levels
  • BestPlaces reports two‑bedroom rents near about 1,820 per month in The Woodlands and about 1,940 per month in Spring 77389, though these figures can vary by property and date.
• HOA and MUD
  • McKenzie Park has HOA dues and many sections include a MUD assessment. Check your section for exact numbers.
  • The Woodlands has The Woodlands Township tax plus village associations and any HOAs or MUDs tied to the property.
• Commute and transit
  • The Woodlands offers The Woodlands Express Park‑and‑Ride to major Houston job centers, which can lower commute costs for some.
  • McKenzie Park emphasizes fast auto access to Grand Parkway 99, Gosling, and Springwoods Village.

Housing costs: purchase prices, rentals, and expected mortgage payments

Both areas offer a range, and the exact house and village or section matter. A few signals help set expectations:

• The Woodlands
  • Median listing price has hovered near the mid 500s in recent Realtor snapshots. Actual sold prices vary by village, age, and condition.
  • BestPlaces shows a typical home value near 517,000, which supports the idea that the market runs above many nearby Spring averages.
• McKenzie Park and Spring 77389
  • Zip‑level median listing price has been roughly the mid 400s at recent checks.
  • The subdivision features newer builds, wooded lots, lakes, and gated sections, which can push certain listings higher than the zip median.

Sample mortgage assumptions to translate prices to payments

• Assumptions: 20 percent down, 30‑year fixed at 6.75 percent interest, principal and interest only. Taxes, insurance, HOA, and MUD are added in later sections. These are illustrations, not quotes.

Example tiers and estimated principal plus interest

• Entry tier
  • McKenzie Park or nearby 77389: 425,000 price, loan 340,000. Payment about 2,208 per month.
  • The Woodlands: 525,000 price, loan 420,000. Payment about 2,724 per month.
• Mid tier
  • McKenzie Park: 575,000 price, loan 460,000. Payment about 2,925 per month.
  • The Woodlands: 650,000 price, loan 520,000. Payment about 3,307 per month.
• Upper tier
  • McKenzie Park: 850,000 price, loan 680,000. Payment about 4,322 per month.
  • The Woodlands: 1,050,000 price, loan 840,000. Payment about 5,341 per month.

Rental comparisons

• The Woodlands: BestPlaces lists a two‑bedroom near about 1,820 per month.
• Spring 77389: two‑bedroom near about 1,940 per month.

What drives the differences

• The Woodlands’ amenities, village reputations, and Town Center access support higher pricing for certain sub‑markets.
• McKenzie Park sells newer construction and proximity to Springwoods Village and the ExxonMobil campus.

Taxes, insurance and HOA fees

Property taxes are the biggest swing factor after price. Always total every line on the parcel’s actual bill.

• McKenzie Park and Spring 77389
  • Many parcels include county, school district, emergency services, hospital district, and a MUD. A past neighborhood feature cited an effective total near about 2.36 percent in some McKenzie Park sections. Rates vary by MUD and adjust yearly.
• The Woodlands
  • The Woodlands Township rate is 0.1714 per 100.
  • Conroe ISD is reported at 0.9496 per 100 for 2025.
  • Montgomery County is near 0.3770 per 100 for FY2025 adoption.
  • Add any MUD or special districts for your address to estimate the effective total.

Insurance and flood

• Homeowners premiums depend on home age, roof type, claims history, and wind and hail exposure. Newer builds can rate better due to materials and systems.
• Flood insurance is location specific. Both areas include zones near creeks, lakes, or detention. Your lender may not require a policy outside a FEMA flood zone, but buyers often choose one for added protection. Pricing varies by elevation and flood‑risk rating.

HOA and community fees

• McKenzie Park has HOA dues for common areas, lakes, trails, and pool. Amounts vary by section.
• The Woodlands has the Township tax, village associations, and may have neighborhood HOAs or MUDs with fees. Verify each property’s fees before you offer.

Utilities, maintenance and everyday homeownership expenses

• Utilities
  • Electricity is often the largest item, especially in summer. Newer homes in McKenzie Park may have better insulation, low‑E windows, and efficient HVAC that help control bills. Larger lots and irrigation can increase water usage in both areas.
  • Water, sewer, and trash are billed through the city, county, or MUD. Review the service district for the exact home to estimate rates.
• Maintenance
  • Plan for HVAC servicing twice a year, pest control, gutter cleaning, and lawn care. Newer roofs and systems can lower early‑years maintenance, but pool homes carry extra costs regardless of location.
• Amenities
  • Neighborhood pools, parks, and trails are included in both areas. In The Woodlands, the larger network of parks and community programs may reduce paid entertainment for some families.

Transportation and commute costs

• Commute patterns
  • McKenzie Park: quick access to Grand Parkway 99, Gosling, and I‑45, plus short drives to Springwoods Village and the ExxonMobil campus.
  • The Woodlands: similar access to I‑45 with the added option of The Woodlands Express Park‑and‑Ride to downtown, the Texas Medical Center, and the Energy Corridor.
• Cost drivers
  • Gas and wear vary with miles driven and traffic. Park‑and‑Ride can reduce parking fees and stress for some commuters to core Houston.
  • Families should factor school drop‑offs, activities, and weekend sports when comparing mileage. Proximity to fields and facilities can save time and fuel.

Daily expenses: groceries, childcare, healthcare and services

• Groceries
  • Both areas have major chains and specialty options. Prices trend similar at the store level, though frequent shoppers may find more high‑end options in and around The Woodlands Town Center.
• Childcare
  • Prices vary by program and waitlists. Expect a wide range for daycare and preschool. Proximity to your workplace can reduce commute time and late‑pickup fees.
• Healthcare
  • Both areas offer nearby primary care, urgent care, and hospital options. Access can lower out‑of‑pocket costs tied to travel time and missed work.
• Services
  • House cleaning, lawn care, and small repairs follow local labor markets. High demand near The Woodlands Town Center can push prices higher for some services at peak times.

Schools, education costs and neighborhood fit for families

• School districts
  • McKenzie Park is in Klein ISD. District tax rates affect the property tax bill for homes there. Verify the most current board‑adopted rate before budgeting.
  • Much of The Woodlands is in Conroe ISD, which is the largest single line on many tax bills.
• Education choices
  • Both areas offer public, private, and charter options within driving distance. Tutoring, clubs, and sports vary by campus and village or section.
• Resale link
  • Perceived school quality and attendance zones are big drivers of buyer demand and resale value. Homes in sought‑after zones often sell faster and hold value better through market cycles.

Lifestyle, amenities and intangible value

• The Woodlands
  • A large, master‑planned community with villages, Town Center, trails, and cultural venues like Cynthia Woods Mitchell Pavilion, The Woodlands Mall, and Market Street. These amenities support demand and can justify higher prices for buyers seeking a walkable or program‑rich lifestyle.
• McKenzie Park
  • A newer, wooded community in Spring with lakes, trails, a pool, and gated sections. It is minutes from Springwoods Village and major employers, which many buyers value.
• Value trade‑offs
  • If you prioritize township services and a dense amenity hub, The Woodlands may be worth the premium. If you prefer newer construction and lower zip‑level price points with strong access to 99 and Springwoods jobs, McKenzie Park stands out.

Practical budget scenarios: 3 buyer profiles with estimated monthly and annual costs

Assumptions below are illustrations for comparison. Mortgage: 30‑year fixed at 6.75 percent, 20 percent down. Property tax placeholder: McKenzie Park 2.4 percent, The Woodlands 2.0 percent. Insurance and HOA are estimates. Always verify a specific address with current statements.

1. Move‑Up Family

• McKenzie Park: 575,000 home
  • Principal plus interest: about 2,925 per month
  • Taxes: about 1,150 per month
  • Insurance: about 225 per month
  • HOA and MUD: about 110 per month
  • Utilities and maintenance: about 400 per month
  • Commute: about 200 per month
  • Estimated total: about 5,010 per month
• The Woodlands: 650,000 home
  • Principal plus interest: about 3,307 per month
  • Taxes: about 1,083 per month
  • Insurance: about 250 per month
  • HOA or Township plus any HOA: about 140 per month
  • Utilities and maintenance: about 400 per month
  • Commute or Park‑and‑Ride: about 180 per month
  • Estimated total: about 5,360 per month

2. Affluent or Luxury Buyer

• McKenzie Park: 850,000 home
  • P plus I: about 4,322 per month
  • Taxes: about 1,700 per month
  • Insurance: about 325 per month
  • HOA and MUD: about 140 per month
  • Utilities and maintenance: about 500 per month
  • Transportation: about 250 per month
  • Estimated total: about 7,237 per month
• The Woodlands: 1,050,000 home
  • P plus I: about 5,341 per month
  • Taxes: about 1,750 per month
  • Insurance: about 375 per month
  • HOA or Township plus any HOA: about 160 per month
  • Utilities and maintenance: about 550 per month
  • Transportation: about 220 per month
  • Estimated total: about 8,396 per month

3. Investor, long‑term rental hold

• McKenzie Park: 425,000 purchase
  • P plus I: about 2,208 per month
  • Taxes: about 850 per month
  • Insurance: about 200 per month
  • HOA and MUD: about 100 per month
  • Repairs, vacancy, management reserve: about 425 per month
  • Estimated total carry: about 3,783 per month
  • Rent check: for a family‑size home, confirm current comps. Zip‑level 2‑bed rent runs near 1,940, but single‑family 3‑4 bed rents will differ. 77389 rent signal
• The Woodlands: 525,000 purchase
  • P plus I: about 2,724 per month
  • Taxes: about 875 per month
  • Insurance: about 220 per month
  • HOA or Township plus any HOA: about 130 per month
  • Repairs, vacancy, management reserve: about 475 per month
  • Estimated total carry: about 4,424 per month
  • Rent check: BestPlaces shows about 1,820 for a 2‑bed, with larger single‑family comps higher.

Want a custom comparison for your address list and loan terms? Schedule Your Strategy Call and our team will model taxes, HOAs, MUDs, insurance, and rent comps for you.

How cost differences affect resale, investment returns and long‑term planning

• Carrying costs influence buyer pools. Lower monthly totals can widen demand, which helps resale time and pricing.
• The Woodlands’ township services, amenities, and school demand support long‑term interest. McKenzie Park’s newer construction and access to Springwoods jobs appeal to many buyers.
• For investors, combine realistic taxes, HOA and MUD, insurance, and conservative rent comps to judge cash flow and holding power. Align your hold period with likely appreciation drivers, such as schools and infrastructure.

Conclusion and next steps

Both areas offer strong value in northwest Greater Houston. The Woodlands tends to run higher on purchase price at the community level, backed by broad amenities and commuter options. McKenzie Park often offers newer builds and quick access to 99 and Springwoods Village, with taxes shaped by county, ISD, and MUD lines. The best choice comes down to your monthly budget, commute, and lifestyle priorities.

Ready to compare exact addresses with current taxes, HOA and MUD, insurance, and rent comps? Schedule Your Strategy Call with The Jamie Bechtold Group. We will build a personalized cost model, share MLS data, and line up tours. Learn more about us at The Jamie Bechtold Group.

FAQs

Q: Which is cheaper overall, McKenzie Park or The Woodlands? A: At the community level, The Woodlands often has higher purchase prices. Zip‑level data for Spring 77389 can be lower. Your exact home, section, and tax lines will decide the winner for monthly cost. Check current listings and tax bills. Woodlands overview 77389 overview

Q: How do I compare property taxes correctly? A: Add every line on the parcel’s bill. For The Woodlands, include The Woodlands Township, county, school district, and any MUD or special district. For McKenzie Park, include county, Klein ISD, and the specific MUD and special districts.

Q: Do I need flood insurance in these areas? A: It depends on the exact flood zone and your risk tolerance. Lenders require it in high‑risk zones. Many buyers outside high‑risk zones still choose coverage for peace of mind. Get a flood certificate and quote for the address you want.

Q: What about commuting into Houston? A: The Woodlands Express offers Park‑and‑Ride service to downtown, the Texas Medical Center, and other hubs. McKenzie Park favors driving with fast access to 99 and I‑45. Your time and gas costs depend on your destination and schedule.

Q: Can you build a custom cost model for my short list? A: Yes. We will plug in today’s rates, actual tax lines, HOA and MUD statements, and insurance quotes so you see the true monthly total. Schedule Your Strategy Call and we will get started.