Cy-Fair ISD vs. Waller ISD – What You Need to Know Before Buying West of 99

If you're looking to buy a home in the Cypress area—especially in the exploding neighborhoods west of Highway 99—there's a good chance you're wondering about one big factor: school zoning.

Let me break it down for you—not just as a realtor, but as a parent, a teacher, and a Cypress local who actually lives in the new Bridgeland section called Prairieland.

The Short Version:

• East of 99? Likely Cy-Fair ISD.

• West of 99? Welcome to Waller ISD.

Both are solid school districts—but each comes with its own flavor, culture, and considerations. So let’s talk about it.

Cy-Fair ISD: The Giant With a Track Record

• One of the largest districts in Texas

• High-performing schools across the board

• Tons of programs for athletics, STEM, the arts, and college prep

• Well-known, highly rated, very established

As someone who teaches in Cy-Fair ISD, I can say first-hand: it’s a great district. My kids go here. The systems are in place. The expectations are clear. And the resources run deep.

But with that size comes scale—class sizes are larger, campuses are massive, and getting things done can sometimes feel like moving a cruise ship.

Waller ISD: The Underdog That’s Growing Fast (and Still Feels Like Home)

• Smaller district = tighter-knit schools and more personalized attention

• Tons of new investment thanks to growth west of 99

• Modern campuses, new facilities, and a community-first mindset

I live in Prairieland, which is zoned to Waller ISD. And even though my kids attend Cy-Fair because of my teaching position, I’ll be honest—I have huge respect for Waller.

There’s an energy there. It feels personal. You’re not just another number at Waller ISD—you’re a neighbor, a name, and part of something grounded in real hometown values.

This district has roots. It’s built on community pride and still has that small-town Texas feel that a lot of families are looking for—without sacrificing quality or ambition. As Bridgeland expands and more families move west of 99, Waller is rising to meet the moment while still keeping its close-knit charm.

What Buyers Need to Know:

• West of 99 = Waller zoning even if the home has a Cypress address

• You’ll still be part of the Bridgeland lifestyle—lakes, trails, splash pads and all

• Property taxes can vary between districts—check the rate!

• Both districts offer excellent value—but your family’s priorities matter

Are you looking for:

• A powerhouse district with every academic/athletic program possible? → Cy-Fair

• A growing district with a close-knit, hometown feel and modern campuses? → Waller

My Take (as a Realtor + Teacher + Parent): You can’t go wrong with either—but you’ve got to know what you value. Do you want scale and structure? Or community and personalization?

Most importantly: you need a realtor who isn’t just reading off a brochure. I live it. I work in it. And I help families every day make smart, educated moves based on more than just square footage.

Let’s find the right home and the right school zone for your family.

Want a personal walkthrough of both districts' neighborhoods? Schedule a call with me or catch more local tips at @ConnectingCypress on YouTube.

Garrett Hartman, M.Ed.
Teacher by Trade. Realtor by Desire.
Helping families move smarter on both sides of 99.