Outgrowing your starter home and craving more space, storage, and smart amenities? If you want room to spread out without losing day‑to‑day convenience, Westwood in League City deserves a close look. You get suburban comfort, access to Bay Area job hubs, and community perks that fit busy lives. In this guide, you’ll learn how Westwood stacks up on location, homes, schools, costs, and market trends so you can decide if it fits your next chapter. Let’s dive in.
Where Westwood fits in League City
Westwood is a master-planned neighborhood on the west side of League City in Galveston County, generally accessed from FM 518 near I‑45. The setting offers a suburban feel with planned green space and sidewalks, plus quick connections to everyday retail and services. You’re within commuting reach of major Bay Area employers and regional amenities.
For many move-up buyers, the draw is simple: larger floorplans inside a planned neighborhood with community features that make daily life easier.
Homes and builders
Westwood is primarily detached single-family homes. Typical layouts offer 3 to 5 bedrooms and roughly 2,000 to 4,000 square feet, depending on section and builder. You’ll see both newer resales and active new-construction phases, with plan sizes and finishes varying by lot and builder.
Multiple regional builders have delivered homes here over the years. Recent sections include product from Coventry Homes, which gives you a feel for modern plans and options in the community’s newer phases. If you want a snapshot of current-plan styles, review a sample community page from Coventry’s Westwood section for context on offerings and location within League City (new construction overview).
Amenities and HOA at a glance
Westwood’s amenities are central to its appeal. According to the community’s materials, you’ll typically find a clubhouse or recreation center, community pool with a splash pad, playgrounds, walking trails, and neighborhood ponds or small lakes. These shared spaces create a built-in weekend plan and easy ways to meet neighbors. Explore the amenity overview on the community site for a visual pass at what to expect (Westwood amenities).
HOA dues vary by section and should be confirmed for each address, but representative figures from listings and builder pages place annual dues roughly in the $500 to $720 range. To set expectations for your budget, reference a sample listing with an annual dues figure near this band (sample HOA data). Always verify the latest CCRs and budget during your option period.
Schools and zoning
Westwood lies within Clear Creek ISD (CCISD). Many Westwood addresses feed to Campbell Elementary, Creekside Intermediate, and Clear Springs High School, though you should always verify the exact attendance zone for the home you are considering. You can start with Campbell Elementary’s campus page to confirm location and district context (Campbell Elementary).
Publicly available sources report that these CCISD campuses show positive academic indicators relative to state averages. For example, Clear Springs High receives strong marks on multiple inputs tracked by common school data platforms (Clear Springs profile). School boundaries can change as the district grows, so always confirm assignment directly with CCISD before you make an offer.
Market snapshot and value
Recent neighborhood snapshots place Westwood’s median sale price in the low to mid $400,000s, with some sources showing about $485,000 as of early 2026. Price per square foot often ranges around $169 to $179, depending on the mix of new builds and resales in a given month.
Days on market in Westwood commonly run in the multi-week range, often around 70 to 90 days. That tempo suggests a market with options for buyers, while still showing steady absorption. Within League City, Westwood typically sits above older entry-level neighborhoods and below the highest-end master-planned or lakefront enclaves.
Costs and risks to budget
- Property taxes: A typical combined rate for the area is often cited around 2.8 to 2.9 percent of assessed value before exemptions. Your actual bill depends on your parcel’s jurisdictions and any MUD components, plus exemptions like homestead or over‑65. Review the latest values and rates to model your payment accurately (regional tax context).
- Flood risk and insurance: Flood exposure varies block by block in League City. Before you commit, request any available elevation certificate, check the FEMA flood zone for the address, and price flood insurance, whether NFIP or private. The city publishes flood-map resources you can use during diligence (League City flood maps).
- Utilities and services: Westwood lies within League City municipal service areas for core services. Some newer regional subdivisions also involve MUDs or special districts, so confirm the exact setup for your section and lot.
New build vs resale in Westwood
Both options are common in Westwood. Here is a quick framework to help you choose:
New construction
- Pros: builder warranties, current finishes, energy-efficient systems, sometimes incentives.
- Tradeoffs: higher price per square foot at times, construction timelines, potential premium for lots or upgrades. Get a feel for active sections and plan types in a developer-style overview (sample new-build section).
Resale homes
- Pros: established streetscapes and landscaping, immediate occupancy, room to negotiate on terms or repairs.
- Tradeoffs: varying ages and updates, possible maintenance on older systems.
If you are selling a current home to move up, timing and financing drive the decision. Map your sale timeline, equity position, and cash-to-close. Your agent can help you compare list-to-close timing for resales versus builder delivery dates.
Commute and weekend life
From Westwood, you have Bay Area access to Johnson Space Center, Space Center Houston, Clear Lake marinas, and Kemah dining and entertainment. Regional shopping like Baybrook retail is also close. Downtown Houston and the Texas Medical Center are commutable, but travel time varies with rush hour. If you commute daily, test your route during peak times to set realistic expectations (regional lifestyle context).
Demand signal and resale outlook
League City has been one of the Houston area’s busier suburban markets in recent years, with Westwood listed among active subdivisions in recent coverage. That activity supports liquidity for move-up buyers planning to sell and later exit or trade within the area, while still requiring smart pricing as market conditions shift with rates and new-home releases (regional market coverage).
Quick due diligence checklist
- Confirm the exact school attendance zone for the address with CCISD. Boundaries can adjust with growth (Campbell Elementary campus page).
- Pull the latest GCAD valuation and calculate projected taxes, including any MUD components (tax context).
- Check FEMA flood zone status and price flood insurance for the address (flood-map resource).
- Review the HOA packet, CCRs, budget, and amenity list; expect annual dues roughly $500 to $720, section specific (sample HOA info; community amenities).
- Compare new-build incentives, delivery timing, and warranties against resale pricing and immediate occupancy (new-build overview).
Is Westwood the right move-up fit?
If your must-haves include more bedrooms, flexible living space, on-site amenities, and access to CCISD, Westwood checks many boxes. Pricing usually sits in the mid-$400Ks, with variety across sections and between new and resale homes. The market tempo gives you room to compare options without losing sight of well-priced listings.
The smartest path is to pair data with a plan. Clarify your target features and budget, test your commute, and gather the right documents early. When you are ready to tour, a local, high-touch guide can help you move with confidence.
Ready to explore Westwood and neighboring League City communities with a concierge approach? Request a Complimentary Concierge Consultation with Living Vogue Real Estate to map your move-up strategy and see the best options first.
FAQs
What is the typical price range in Westwood?
- Recent snapshots place median prices in the low to mid $400,000s, with some reports around $485,000 depending on timing and whether new construction is included.
Which schools serve Westwood in League City?
- Many addresses feed to Campbell Elementary, Creekside Intermediate, and Clear Springs High within CCISD, but you should verify the exact assignment for the property you’re considering.
What are Westwood’s HOA fees and amenities?
- Annual dues commonly land around $500 to $720 per year by section, supporting amenities like a clubhouse, pool with splash pad, playgrounds, trails, and community ponds.
Is flood insurance required in Westwood?
- Requirements depend on the specific flood zone for your lot; check the FEMA designation and price coverage before you make an offer using the city’s flood-map tools.
How competitive is the Westwood market right now?
- Days on market often run 70 to 90 days, suggesting steady activity with room for buyers to compare options while moving quickly on well-priced listings.
Are there new-construction options alongside resales?
- Yes, Westwood typically offers both new-home releases and move-in-ready resales, each with distinct tradeoffs in timing, pricing, and warranties.
