A practical guide to Aliana in Richmond, Texas. Learn where the community sits, how its select gated streets and amenity access work, what the completed new-home plan means today, how the 13 villages differ by location, and how to verify Fort Bend ISD schools, HOA rules, MUD taxes, flood records and builder status for a specific address.
Aliana is a large, master-planned community in the Grand Parkway corridor of Richmond, Texas. It has Richmond mailing addresses, but it sits in unincorporated Fort Bend County. The plan has lakes, walking paths, pocket parks, two resident clubs and many named villages. Some streets have controlled gates. The whole community is not best described as one guarded compound.
The housing story is changing too. Aliana began as a new-home community in the late 2000s. The developer now marks the planned residential project as complete, while some 2026 buyer websites still advertise builders and new construction. A buyer should confirm whether a particular home is a resale, a builder closeout or a genuinely new homesite before relying on any marketing page.
Aliana offers a large amenity package, nearby groceries and retail, select gated streets and a wide mix of homes built from about 2008 onward. The main work happens at the address level: confirm the gate, builder status, Fort Bend ISD school map, HOA charges, MUD services and flood information for the exact home.
- Location
- Richmond mailing address; Fort Bend County; ZIP 77407
- Plan size
- About 2,000 acres; published figures vary
- Housing plan
- 13 named villages and roughly 4,200 planned homes
- Access
- Select gated streets; amenity key fobs for residents
- Clubs
- The Club at Aliana and The Westmoor Club
- School district
- Fort Bend ISD, with boundaries changing in 2026 and 2027
Where Aliana is and how to understand the area
Aliana lies in Richmond’s Grand Parkway area, south of Westheimer Road. The Grand Parkway, also State Highway 99, runs along its western side. West Bellfort Boulevard and West Airport Boulevard cross the community. FM 1464 and Clodine Road are important roads on the east. Old Richmond Road is near the southern edge.
The position gives residents several ways to move around Fort Bend County. Grand Parkway connects toward Katy and the northern Houston road network. Westpark Tollway and US 59/I-69 can carry traffic toward central Houston. Sugar Land is to the east. Richmond’s older center is southwest of Aliana. These are route connections, not a promised drive time. Traffic changes during the day.
A Richmond mailing address does not mean that a home is inside the City of Richmond. Aliana is in unincorporated Fort Bend County. County and special district services can be different from city services. The tax, street, water and public-safety details should be checked for the exact property.
Read the map by distance, not just by label
- The Market Center at Aliana sits near the Grand Parkway and West Bellfort edge.
- The Club at Aliana is in the northern part of the plan, near Windsor, Bretton Woods and Saratoga.
- The Westmoor Club is closer to the center, near Newhaven and Lamplight.
- Ascot forms the long southern reach along the Grand Parkway.
- The map is useful for orientation. Roads, schools, tenants and builders can change, so official records still control.
What “gated” means in Aliana
Aliana is often called a gated community because several streets and small enclaves have controlled vehicle gates. That does not mean every Aliana street is private or that every entrance has a guard on duty.
Gate rules are usually tied to the exact village and street. One home may have a keypad or card entry. Another may sit on a public road inside the wider plan. A third may use a different gate system. Buyer and seller documents should identify the road status, gate vendor, access process and any deposit for gate equipment.
Amenity access is a separate system. The Aliana HOA describes key fob access to resident facilities. A fob for the pools or fitness center does not prove that a home is behind a gated street. Ask both questions when you compare homes.
Questions to ask about a gated street
- Is the street public, private or shared?
- Is the gate keypad, card, app-based or guarded?
- Does a second household fob cost extra?
- How do visitors, deliveries and service workers enter?
- Are there gate deposits, transfer charges or monthly fees separate from the general HOA?
How Aliana was built and what “new homes” means now
Aliana grew through a long building period. Groundbreaking was reported in May 2007. Homes began appearing around 2008. The original plan included water features, home sections and nearby commercial uses. Not every early concept opened exactly as first proposed.
The developer team took over Aliana operations in 2010. The company later changed its name from Aliana Development Company to AIRIA Development Company in 2018. The AIRIA fact sheetnow lists Aliana as a completed project in 2022. Other directories, including Livabl, also mark the original builder communities as sold out.
| Source type | What it can tell you | How to use it |
|---|---|---|
| Developer fact sheet | AIRIA lists Aliana as completed in 2022. | Use this as the strongest published status for the planned residential project. |
| Builder directories | Major directories list Aliana’s original builder sections as sold out. | Treat later “new” marketing as something to verify. |
| Brokerage pages | Some 2026 pages still list builders or “new homes.” | Ask the named builder whether it still owns an active homesite. Do not assume the page is current. |
| Listing labels | “New” can mean new to market, recently finished or a resale. | Check year built, seller type, warranty and contract documents. |
New building is still visible in the Aliana area, but much of the current construction is commercial. The Grand at Aliana is a retail district at Grand Parkway and West Airport. NewQuest has documented Costco and other shops there. That construction does not prove that every home section has a builder available.
How to confirm a home is truly new
- Contact the builder directly. Ask for the legal section and current available lots.
- Confirm who owns the home or homesite: the builder, a developer or a resale seller.
- Check the year built and construction completion documents.
- Ask what warranty remains and whether it can transfer.
- Do not use a community name or “new construction” label as proof of builder availability.
Homes and the 13 named villages
Aliana is mostly a detached single-family home community. Homes were built in phases by several companies. Published descriptions include custom homes, larger estate homes and patio-home styles. The exact product belongs to the village, section and lot—not to the whole community.
Most Aliana homes date from about 2008 to the early 2020s. You will see one-story and two-story plans. Common exteriors include brick, stone, stucco and combinations of those materials. Roof lines, garages, lot sizes and interior plans differ. A home can be newer inside because of updates, but the remodel date is not the same as the original build date.
The community map names 13 villages. The grouping below is a location aid, not a luxury ranking. Schools, gates and nearby amenities must still be checked by address.
| Map area | Named villages | What the location helps you check |
|---|---|---|
| North of West Bellfort | Windsor and Bretton Woods | Distance to The Club at Aliana and northern commercial points. |
| Central and east | Tanglewood, Saratoga, Crosshill, Marchmont, Waterchase and Woodhall | Distance to West Airport, eastern roads, lakes and club access. |
| Central and south | Ashgrove, Newhaven, Lamplight and Aviara | Distance to the central club, internal water features and West Airport. |
| Southern extension | Ascot | Route to the southern Grand Parkway edge and the longer trip back to northern amenities. |
Branded village is not the same as legal subdivision
Marketing may use the friendly village name. The deed, survey, appraisal and HOA paperwork may use a shorter legal section such as “Aliana Sec.” Keep both names in your notes. The legal subdivision and address control taxes, boundaries and association records.
Amenities and everyday life
Aliana’s strongest everyday feature is the combination of shared amenities inside the plan and commercial centers close to its main roads. The clubs, pools, parks and trails make short local routines easier. Groceries and larger shopping require a car, but they are placed near the community rather than in a distant district.
The two resident clubs
The community has two clubhouse areas. The Club at Aliana is at 17122 West Bellfort Boulevard. The Westmoor Club is at 11333 Westmoor Drive. Club addresses can change in map listings, so use the HOA and current facility pages for hours and event booking.
The HOA pages describe pools, splash areas, fitness centers, tennis areas and event space. Fitness access can become 24-hour after a resident sets up the proper access system. Pool schedules and maintenance closures are seasonal. Do not treat an older website time as a current promise.
Parks and trails are spread through the villages. The HOA says park use is for residents and guests and that the parks open from dawn to dusk. Lakes and waterways shape many streets. They add open views, but some also serve drainage and detention. The exact role of water near a lot should be checked with survey, drainage and flood information.
Groceries, shopping and daily errands
The Market Center at Aliana is near the Grand Parkway and West Bellfort corner. It includes H-E-B Aliana Market and Target. H-E-B’s official page lists the Aliana Market store at 10161 West Grand Parkway South. A small change of address can still mean a different route or turn into the center.
The Grand at Aliana is a separate retail area at Grand Parkway and West Airport. NewQuest has described Costco and other retail and medical uses there. Commercial districts keep changing. Confirm the current store, clinic or restaurant before making a decision based on one tenant.
What is inside the plan—and what is nearby
- Inside: clubs, pools, parks, trails, lakes, resident parking and gated streets where they exist.
- Nearby: H-E-B, Target, The Grand at Aliana, restaurants, medical offices and future commercial uses.
- Separate: any business membership, private program or retail purchase. A nearby business is not included because it carries the Aliana name.
Schools and the changing Fort Bend ISD boundaries
Aliana is in Fort Bend ISD. There is no single school list that is safe for every Aliana address. Elementary zones changed for the 2026–27 school year. Secondary boundaries were also approved on October 5, 2026 for 2027–28.
The district approved its long-range elementary plan on March 9, 2026. Part of the plan moves students among Malala Yousafzai Elementary, Carolyn and Vernon Madden Elementary and Mary Austin Holley Elementary. Some moves are phased because campus repairs are still needed. A student may attend one campus in 2026–27 and a different campus after the planned move.
The October 2026 approval is also important. It changes middle and high school boundaries beginning in 2027–28. Older Aliana guides often list Garcia Middle School and Travis or Austin high schools. That can be useful background, but it is not enough to prove a future assignment. Check both school years for the exact address.
Check the map for the exact street address. Also check the next school year, because approved boundaries do not all start at the same time.
For 2026–27, the district is using phased elementary changes. Depending on the Aliana address, elementary students may be assigned to Malala Yousafzai, Carolyn and Vernon Madden, or Mary Austin Holley. Some students who will eventually move to Madden may remain at Malala while repairs are completed.
Open the 2026–27 school locatorA three-step school check
- Enter the exact home address in the Fort Bend ISD locator for 2026–27. Record the elementary, middle and high schools.
- Open the approved 2027–28 maps and check whether the same address changes schools.
- Ask the school office to confirm the result before the contract deadline. Boundaries, programs and student placement can still have exceptions.
A school near Aliana is not automatically the school assigned to an Aliana home. The same is true of a school name printed on an old community map. Use the district address lookup and the exact legal property address.
What owning in Aliana involves
Aliana’s amenities and shared spaces come with ongoing rules and costs. The important details are tied to the exact address, village, utility district and property condition. Get the current documents before you make an offer.
HOA and design review
Aliana has a mandatory HOA managed by Sterling Association Services. Exterior work generally needs Design Review Committee approval. Ask about fees, transfer charges, assessments and the current approval form.
Taxes and water districts
The address may be in more than one Municipal Utility District, also called a MUD. Water providers can differ by section. Property taxes can include county, school and MUD layers. Check the exact rate and provider for the home.
Flood and drainage
Aliana’s lakes can be part of the drainage plan. They do not mean every lot has the same flood risk. Check the FEMA zone, seller disclosure, drainage history and insurance quote.
Streets and public safety
County-maintained streets and county law-enforcement services can apply inside the plan. The HOA is a community association, not a police department. Ask who handles traffic, patrols, repairs and gate emergencies.
| Record | Why it matters | What to confirm |
|---|---|---|
| HOA resale certificate | Shows current dues, rules and account status. | Regular dues, special assessments, transfer fees and open violations. |
| MUD and tax record | Shows the taxing and water-service layers. | District, provider, tax rate and total tax estimate from the current documents. |
| Survey and plat | Shows the legal subdivision and lot limits. | Village name, legal “Aliana Sec,” easements and water or drainage features. |
| Flood record and insurance | Shows property-specific flood information. | FEMA zone, seller disclosure, flood history and a current insurance quote. |
| Design approvals | Shows whether past work followed community rules. | Fences, patios, pools, sheds, generators, solar and exterior paint. |
Exterior changes to check before you buy
The HOA describes review for fences, patio covers, pools, landscaping, exterior paint, generators, driveway changes, solar panels, storage buildings and similar work. Ask for the approved plans and permit records. A finished project can still need matching documents.
Buying and selling in Aliana
For buyers
Start with the home’s legal address. Then build a file around it. The file should show the builder or seller type, year built, gate status, school assignments for both school years, HOA charges, MUD and tax information, flood records and approved exterior work. This turns a broad community search into a property-specific decision.
- Decide whether you need a resale home with established systems or a new-home transaction. Verify which one the listing actually is.
- Compare the walk, drive and route from the street to the club, park, grocery store and school.
- Read the deed restrictions before planning a fence, pool, shed, exterior paint change or other update.
- Ask for the current HOA and MUD documents. Do not rely on an old community average.
- Check the exact address for school years 2026–27 and 2027–28.
- Request a current flood disclosure and insurance quote before the option period ends.
For sellers
A strong Aliana listing explains the home’s real place in the community. Include the village and legal section. State the actual gate type and whether a second fob costs extra. Describe the club or park distance from the street rather than calling every home “walking distance.” Keep school information dated and linked to the district’s current lookup.
- Gather approved plans for fences, patios, pools, exterior paint, sheds, generators and other visible work.
- Collect the latest HOA, MUD and tax records. Explain any special assessment.
- Document the year built, remodel work, permits and remaining warranties.
- Keep “new-home community” history separate from the home’s actual age and condition.
Sonia Noman serves Fort Bend County, including Richmond, Sugar Land, Missouri City, Katy, Fulshear and Greater Houston. For an Aliana move, she can help a buyer or seller assemble the address-level records described above without guessing from community-wide averages.
What fits—and what might not
Aliana is easy to like when you value a large amenity package, planned open space and nearby errands. It can be a poor match when you want a small, simple ownership package or a community where every street and facility has the same access rule.
Reasons people consider Aliana
Two clubs, pools, parks, trails, lakes, select gated streets, nearby groceries and retail, and access to Grand Parkway and other Fort Bend routes.
Reasons to look closely
The plan is large. Distances differ by village. Not every street is gated. HOA rules, MUD taxes, school changes and flood checks are address-specific.
Good fit for routine convenience
A household that wants a club, pool, park and grocery run close to home may value the planned layout. Drive the actual route from the street before deciding.
Less fitting for low rules
If you want to paint, add a fence or place a shed without design review, a deed-restricted community may not match your priorities.
The best comparison is not “Aliana or another neighborhood.” It is “this Aliana street and home, with these rules, school maps, taxes, gate and flood records.” That comparison is specific enough to make a good decision.
Aliana FAQ
Where is Aliana?
Aliana is in Richmond, Texas, in Fort Bend County. It is in the Grand Parkway corridor, south of Westheimer Road. The Grand Parkway runs along the western side. West Bellfort and West Airport cross the plan. H-E-B, Target and The Grand at Aliana are near the community.
Is all of Aliana gated?
No. Aliana has select gated streets and enclaves, but the whole 2,000-acre plan should not be described as a single guarded compound. Confirm the gate, guard and visitor rules for the exact address.
Is Aliana still building new homes?
Published information is mixed. AIRIA lists Aliana as completed in 2022, and major builder directories mark original sections sold out. Some 2026 brokerage pages still advertise builders. Contact the named builder directly and confirm the legal section, available lots, year built and seller type.
What kinds of homes are in Aliana?
Aliana has detached single-family homes built in phases from about 2008 into the early 2020s. The housing mix includes one-story and two-story plans, custom homes, larger estate homes and patio-home styles in some sections. Compare the exact village, lot and floor plan.
Which schools serve Aliana?
Aliana is in Fort Bend ISD. Elementary boundaries changed for 2026–27, and the district approved new secondary boundaries for 2027–28. Check the exact address for both years. A nearby school or an older community guide is not enough.
What amenities come with Aliana?
The community includes The Club at Aliana, The Westmoor Club, pools, splash areas, fitness areas, tennis space, event rooms, parks, trails and lakes. The HOA uses key fobs for resident access. Hours and closures can change.
Are there HOA fees?
Yes. Aliana has a mandatory HOA. Check the current resale certificate and seller documents for that home’s dues, transfer fees and any special assessments.
Does a Richmond address mean City of Richmond taxes?
Not automatically. Aliana is in unincorporated Fort Bend County. The address can have county, Fort Bend ISD and MUD tax layers. Water providers can also differ by MUD. Confirm the district and current records through the appraisal district and seller documents.
What should buyers check about flooding?
Check the exact lot’s FEMA flood zone, seller flood disclosure, drainage history, survey and insurance quote. Lakes and channels can support drainage, but they do not make every lot equal.
What can Sonia Noman help me verify in Aliana?
Sonia can help organize the gate and builder details, both Fort Bend ISD school years, HOA charges and approvals, MUD and tax records, flood information and other address-specific documents before you make a move.
Key sources checked for this guide
The following sources were checked on October 26, 2026. Builder availability, school boundaries, HOA charges, MUD taxes, flood zones, pool hours and store tenants can change. Use the official current record when a fact affects your decision.
- Aliana HOA frequently asked questions— resident access, parks, streets and community operations.
- AIRIA Development Company fact sheet— Aliana project scale, amenities and completed status.
- Houston Chronicle groundbreaking report— May 2007 development history.
- Houston Properties Aliana guide— community overview and location context.
- Fort Bend ISD boundary planning— current and approved future attendance maps.
- H-E-B Aliana Market— current store page and address.
- NewQuest’s Grand at Aliana— retail development and tenant context.
- Fort Bend Central Appraisal District property search— address, legal subdivision, taxing units and MUD information.
- FEMA Map Service Center— flood map lookup by address.
Thinking about buying or selling in Aliana? Start with the exact address. Sonia Noman can help organize the gate, builder, school, HOA, MUD, tax and flood questions before you make a move.
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