Fort Bend County

Sienna Property Management

Sienna is a master-planned community in northeast Fort Bend County where one street can sit inside Missouri City and the next in its extraterritorial jurisdiction, each with its own utility district and the same levee district. Atlas handles leasing, rent collection, HOA lease paperwork and repairs for owners from Waters Lake and Steep Bank to Sawmill Lake and the former MUD 2.

9,832 acresinside the Sienna Parks & Levee Improvement District
Six monthsminimum lease term under the SRA leasing policy
1,056.45 acresof former Sienna MUD 2 annexed by Missouri City in 2023

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Renting Out a Home in Sienna

The land under Sienna was a sugar and cotton plantation long before it was a subdivision. The Handbook of Texas traces it from South Carolina planter Jonathan D. Waters, who bought the tract in 1840, to Houston businessman Thomas W. House in 1872 and Houston mayor Thomas H. Scanlan in 1913. In the 1950s and 1960s the Cenacle Sisters ran it as a retreat and chose the name Sienna Plantation after the Siena area of Tuscany. The retreat closed in 1972, and several of today’s street and school names, Scanlan Oaks Elementary and Scanlan Trace among them, still point back to that history.

The community was built behind a levee from the start. Fort Bend County Commissioners Court created the Sienna Plantation Levee Improvement District on April 13, 1978, and the Handbook records that Johnson Development’s first phase in the mid 1980s included a ten mile levee for flood protection. The project grew to more than 7,300 acres in the 1990s, including 2,000 acres of parkland. The census counted 1,896 residents in 2000, 13,721 in 2010 and 20,204 in 2020. The levee district dropped Plantation from its name on June 15, 2021, though the original homeowners association is still incorporated as Sienna Plantation Residential Association, Inc.

Sienna is not a city, and that shapes everything an owner deals with. Water, sewer and trash come from numbered utility districts: Sienna MUDs 3, 4, 6, 7, 10 and 12, the Sienna Regional MUD (formerly Sienna Plantation MUD No. 1), and Sienna MUD No. 5, which provides regional water, sewer, drainage, park and road facilities for MUDs 4, 6 and 7. The Texas Legislature created a separate Sienna Management District in 2003 through Senate Bill 1885, covering about 370 acres, roughly 345 of them inside Missouri City.

Missouri City has been absorbing Sienna one district at a time. A strategic partnership agreement signed with Sienna Plantation MUD No. 2 on or about March 19, 2001 let the city annex that district once 90 percent of its developable acreage was built out. The city council took up the annexation of about 1,056.45 acres in August 2023, and the ordinance set December 19, 2023 as the date the district dissolved and the city took over its assets and debts. MUD 3, MUD 10 and MUD 12 each already had small areas inside city limits, about 40 acres in MUD 10 and 115.5 acres in MUD 12.

For a rental owner, that means the tax bill, the police response and even the council district depend on which section the house is in. City staff noted that the 2022 difference between the city rate and the MUD 2 rate was $0.14, and that the two sheriff’s deputies per shift that residents fund through association dues and district fees would stay in place after annexation. Getting to work got easier in 2023, when Fort Bend County opened a $43.4 million extension of the Fort Bend Parkway Toll Road from Sienna Parkway west to Sienna Ranch Road, paid for with toll revenue bonds.

Jurisdiction: Unincorporated master-planned community; former Sienna MUD 2 and small slices of other districts are inside Missouri City, most of the rest is in its extraterritorial jurisdiction
Schools: Fort Bend ISD, including Ridge Point High School at 500 Waters Lake Blvd. and Ronald Thornton Middle School at 1909 Waters Lake Blvd.
Appraisal: Fort Bend Central Appraisal District
Corridors: Sienna Parkway, McKeever Road, FM 521, State Highway 6 and the Fort Bend Parkway Toll Road
Drainage: Sienna Parks & Levee Improvement District: north and south levee systems along the Brazos River, each with its own pump stations
HOA: Sienna Residential Association or Sienna Community Association; 2026 dues for non-gated neighborhoods are $1,580 a year

Neighborhoods

Sienna Villages and Sections

Sienna is organized into villages under two homeowners associations. The Sienna Residential Association covers the original seven villages: Anderson Springs, Avalon, Bees Creek, Shipman’s Landing, Steep Bank East, Steep Bank West and Waters Lake. The Sienna Community Association covers Sawmill Lake, Sienna Oaks and Summerlake House. Six areas that matter most for rental owners:

Waters LakeOne of the original seven villages and the school corridor of the community. Ridge Point High School sits at 500 Waters Lake Blvd., Leonetti Elementary at 1757 Waters Lake Blvd. and Ronald Thornton Middle School, which opened in August 2018, at 1909 Waters Lake Blvd.

Former Sienna MUD 2The section Missouri City annexed in 2023, bounded by Sienna MUD 4 to the south, McKeever Road to the north, the Brazos River to the west and FM 521 to the east. Homes west of Sienna Parkway went into Council District C and homes east of it into District D.

The WoodsThe land north of McKeever Road, south of the Gulf Coast Water Authority canal, east of the Brazos River and west of Sienna Parkway. It has no municipal utility district and did not consent to annexation, so the 2023 ordinance left it surrounded by Missouri City but outside it.

Steep Bank East and WestTwo of the original Sienna Residential Association villages. Their homes fall under the 2012 Second Amended and Restated Declaration and the 2018 leasing policy recorded under Fort Bend County Clerk's File No. 2018019064.

Sawmill LakeA Sienna Community Association village with its own amenity center, the Sawmill Lake Club at 10323 Mount Logan. Leases here follow the 2021 Leasing Procedures Policy that the SCA board approved on October 20, 2021.

Sienna Point and Southern ColonyNeighboring developments inside the levee district boundary, about 1,035 acres for Sienna Point and 277 acres for Southern Colony. They share Sienna's Brazos River levee protection but have their own subdivision governance.

Before you lease

What Sienna Owners Should Plan For

Missouri City limits or the extraterritorial jurisdiction

Most of Sienna is in Missouri City’s extraterritorial jurisdiction, and Sienna MUD 4 sits wholly in it. Former MUD 2 is fully inside the city since its 2023 annexation, while MUD 3, MUD 10 and MUD 12 each have a small piece inside city limits and the rest outside.

Inside the line, Missouri City ordinances, police and code enforcement apply, along with the city’s tax rate in place of a MUD tax. Outside it, the utility district and Fort Bend County carry those roles. Confirm the status by parcel, because a Missouri City mailing address does not tell you which side of the boundary a home is on.

Levees, pump stations and the Brazos River

The Sienna Parks & Levee Improvement District covers about 9,832 acres and runs two levee systems, north and south, each with its own pump stations. After Hurricane Harvey, voters approved $139 million in bonds on November 6, 2018 to raise pumping capacity from 260,000 to 1,200,000 gallons per minute, add 49 flood gates and dig 2,700,000 cubic yards of lakes and channels.

The district has said the last of those Harvey projects were expected to finish in 2025. For an owner, the levee tax is part of every Sienna tax bill, and the district posts the Brazos River gauge for anyone watching a storm. Its five board members are appointed by Fort Bend County Commissioners Court.

HOA leasing rules are strict

The Sienna Plantation Residential Association leasing policy adopted February 15, 2018 requires written leases of the entire home to a single family for at least six consecutive months, bans subleasing and bans Airbnb, VRBO, vacation and other short term rentals outright. An owner who leases also gives up the right to use the common areas during the lease.

Under the 2021 Leasing Procedures Policy, adopted under Texas Property Code Section 209.016, the owner or tenant must give the association each adult occupant’s contact details, the names and ages of minors and the lease start date and term within five business days before a tenant can get an amenity access device. Dues for non-gated neighborhoods are $1,580 a year in 2026.

Stacked taxing districts and Fort Bend ISD

Every Sienna rental is valued by the Fort Bend Central Appraisal District, but the bill layers a MUD or Missouri City rate, the levee district, Fort Bend ISD and Fort Bend County. The Texas protest deadline is May 15 or 30 days after the district mails your notice, whichever is later.

All of Sienna is in Fort Bend ISD, and the district keeps adding campuses here: Alyssa Ferguson Elementary and Almeta Crawford High School both opened in August 2023. Zoning has shifted with each opening, so check the current campus for the specific address before a listing goes live.

Services

Property Management Services in Sienna

Atlas manages rental homes across Sienna, from the original Waters Lake and Steep Bank villages to Sawmill Lake and the annexed former MUD 2. We handle leasing, tenant screening, rent collection, maintenance and inspections, and we file the tenant registration the Sienna associations require before move in. Atlas is available 24/7 for maintenance emergencies and offers a free rental analysis.

Tenant Placement & Screening Rent Collection Property Maintenance Make-Ready Rental Services Lease Enforcement Eviction Services Property Inspections Rental Market Analysis

Nearby

Nearby Areas We Serve

Missouri City Sugar Land Richmond All of Fort Bend County Manvel All Fort Bend County areas

FAQ

Sienna Property Management FAQ

Is Sienna part of Missouri City?

Partly. Missouri City annexed the former Sienna MUD 2, about 1,056.45 acres, in 2023, and small parts of MUD 3, MUD 10 and MUD 12 are also inside city limits. Most of the rest of Sienna, including all of MUD 4, is in the city’s extraterritorial jurisdiction and is served by utility districts and Fort Bend County instead.

Can I list my Sienna home on Airbnb?

No, not in the Sienna Residential Association villages. The association’s 2018 leasing policy defines Airbnb, VRBO, vacation rentals and other short term rentals as a prohibited business use, and it bans renting only part of a home. Leases must cover the whole home for at least six consecutive months.

What does the HOA need from my tenant?

Under the 2021 Leasing Procedures Policy, the association needs contact details for each occupant 18 or older, the names and ages of younger occupants, and the lease start date and term. That information is due within five business days before the tenant can be issued an amenity access device.

Who protects Sienna homes from Brazos River flooding?

The Sienna Parks & Levee Improvement District, created by Fort Bend County Commissioners Court in 1978. It runs north and south levee systems with their own pump stations, and its 2018 bond program raised planned pumping capacity from 260,000 to 1,200,000 gallons per minute.

Which schools serve Sienna rentals?

Fort Bend ISD serves all of Sienna. Campuses include Ridge Point High School and Ronald Thornton Middle School on Waters Lake Boulevard, Leonetti, Sienna Crossing, Scanlan Oaks and Alyssa Ferguson elementary schools, and Almeta Crawford High School, which opened in 2023. Confirm the zoned campus for the exact address.

What happens if my Sienna tenant has an emergency after hours?

Atlas is available 24 hours a day, 7 days a week for maintenance emergencies. Calls that put the home or the tenant at risk, such as an active water leak, a sewage backup or a loss of air conditioning in summer, are triaged when they come in rather than waiting for the next business day.

How much does property management cost in Sienna?

It depends on the home and the services you need. Our Houston property management fees guide explains typical fee structures, or you can request a quote for your property.