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Carlton Woods is the guard-gated golf community of The Woodlands, Texas, and the top price tier of the local market. It has two sections: The Carlton Woods in the Village of Sterling Ridge (Montgomery County), built around a Jack Nicklaus Signature course, and Carlton Woods Creekside in the Village of Creekside Park (Harris County), built around a Tom Fazio course.
Homes are custom estates, and recent portal medians sit in the $2.5 million to $2.7 million range, with reported sales and listings reaching well above $5 million. Both courses belong to The Club at Carlton Woods, a member-owned private club with a separate membership. Gates are staffed around the clock.
ZIP 77382 Market Context · August 2026
In August 2026, homes listed for sale in ZIP 77382 had a median asking price of $539,945, little changed from a year earlier. 170 homes were on the market, 48 of them newly listed, and the typical listing had been for sale 44 days.
Asking prices for homes currently listed across the whole ZIP code, from Realtor.com Research, saved monthly snapshot. Texas does not make sale prices public, so these are list prices, not sold prices, and a single neighborhood can sit well above or below its ZIP code. For what a specific home would sell for, request a property-specific CMA.
Live MLS statistics for The Woodlands 77382: active listings, median prices and recent sales, updated automatically from the Houston Association of REALTORS®.
MLS data as of Prices: Redfin, January 2026 (Carlton Woods) and November 2025 (Creekside). Taxes: 2025 rate table. Checked September 2026.
Carlton Woods is where The Woodlands sells its most expensive homes. The name covers two gated sections a short drive apart, each wrapped around its own private championship course. Both are governed by The Carlton Woods Association, Inc., and both sit inside The Woodlands, so owners also pay The Woodlands Township assessment and use its parks and pathways.
This guide covers the two sections side by side, what homes cost, the club, schools and taxes by county, and what buyers and sellers should check before they commit. Sales data is thin at this price level, so treat every median below as a reference point, not a valuation.
Most buyers say "Carlton Woods" for both, but the two sections differ in county, school district, tax rate and course. Tour both before you decide, and confirm which section an address is in before you compare prices.
| The Carlton Woods | Carlton Woods Creekside | |
|---|---|---|
| Village | Sterling Ridge | Creekside Park |
| County | Montgomery | Harris |
| School district | Conroe ISD | Tomball ISD |
| Course | Jack Nicklaus Signature, 7,368 yards, par 72 (2001) | Tom Fazio (2005) |
| Clubhouse | About 52,000 sq ft, opened 2003 | About 20,000 sq ft, opened 2007 |
| Size | 827 acres | About 500 acres |
| Recent median sale (Redfin) | $2.5M (January 2026) | $2.7M (November 2025) |
| 2025 total tax rate, village level | About $1.84 per $100 | About $2.43 per $100 |
Sources: The Club at Carlton Woods, Nicklaus Design, HoustonProperties, Redfin, and The Woodlands 2025 tax table. Tax rates are before exemptions; confirm the MUD for each address.
The Creekside section has more rolling ground than most of The Woodlands and sits near the George Mitchell Nature Preserve. The Sterling Ridge section is the original, with more resale history and the larger clubhouse.
Only a handful of Carlton Woods homes close in a typical month, so one large sale can swing the median by 20 percent or more. In January 2026, Redfin reported a $2.5M median sale price, down 23.9 percent from a year earlier, while the median price per square foot rose 20.7 percent to $443. When the median price falls while price per square foot rises, it usually means smaller homes made up more of that month's sales.
| Price band | What it usually buys | Public reference point |
|---|---|---|
| Around $2M to $4M | Most resales: custom homes on interior or wooded lots, plus some course lots | Redfin medians of $2.5M (Carlton Woods, Jan 2026) and $2.7M (Creekside, Nov 2025); HAR median list price of about $3.49M (Dec 2025) |
| About $5M to $8M | Larger estates, often on course frontage or lots of an acre or more | HAR reports 27 Eloquence Way (11,779 sq ft on 1.26 acres) sold in the $5.08M to $5.86M range in 2025; Villa Pineta sold from a $7.5M list price in 2021 |
| $10M and up | Trophy estates on multi-acre sites | Creekside listings up to about $10.5M (HoustonProperties); an estate on West Grand Regency Circle publicly listed at $13M |
Texas does not disclose sale prices. Figures are MLS and portal estimates or reported price ranges, and they change month to month.
For how the high end of The Woodlands is moving overall, see our 2026 luxury market overview and the most expensive homes ever sold in The Woodlands.
Carlton Woods is almost entirely custom construction, and no two homes are alike. Mediterranean, Italianate and French-influenced estates are common, alongside traditional and newer transitional designs. Homes often include guest quarters, home theaters, wine rooms and outdoor kitchens.
The Club at Carlton Woods runs both courses and both clubhouses. Developer James D. Pitcock Sr. founded it with Jack Nicklaus in 2001. In 2015, after The Howard Hughes Corporation announced it would sell the club, members raised more than $25 million and bought it.
The Nicklaus Signature course (7,368 yards, par 72) hosted the 2014 U.S. Junior Amateur. The Fazio course was named Best New Private Club in Texas by Golf Digest in 2006. The club reports both courses in Golf Digest's Texas top 20 from 2002 to 2022. It also has a teaching and practice facility with climate-controlled hitting bays.
The Nicklaus clubhouse is an Italianate building of about 52,000 sq ft with casual and fine dining, private dining rooms, locker rooms and a 5,000 sq ft fitness center. The Fazio clubhouse adds about 20,000 sq ft. The club also lists six hard tennis courts, a pool, a spa and social events. It was named a Platinum Club of America from 2017 to 2022.
Both sections have gates staffed 24 hours a day, and The Carlton Woods Association runs gate operations, patrols and common-area upkeep. Guests and contractors are checked in at the gate, so tours and inspections need to be scheduled ahead. Most of the rest of The Woodlands has no gates, which is a main reason buyers who want a controlled entry choose Carlton Woods.
Privacy also comes from the land itself. Many homes sit on heavily wooded lots or face fairways instead of other houses. Before you buy, walk the lot line and check what can be seen from the course and from neighboring homes.
The two sections are in different school districts. According to The Woodlands tax table, every village except Creekside Park and May Valley is in Conroe ISD, so The Carlton Woods is in Conroe ISD. Carlton Woods Creekside is in Harris County and Tomball ISD, like the rest of Creekside Park.
Carlton Woods is on the western side of The Woodlands, about 27 to 30 miles north of downtown Houston. The main gate opens onto Woodlands Parkway, which runs east to Market Street, Town Center and Interstate 45. The Creekside section is south of Spring Creek in Creekside Park, which is closer to the Grand Parkway (State Highway 99).
Drive your actual commute at rush hour before you buy. Travel times from the two gates can differ noticeably.
Property taxes are often the biggest ongoing cost of a Carlton Woods home. The Woodlands Development Company's 2025 tax table shows these village-level totals per $100 of value (rates set in fall 2024, before exemptions):
| Section | MUD (village level) | School district rate | County rate | Township rate | Total |
|---|---|---|---|---|---|
| The Carlton Woods (Sterling Ridge) | MUD 46: $0.1813 | Conroe ISD $0.9496 | Montgomery $0.5363 | $0.1714 | About $1.84 |
| Carlton Woods Creekside (Creekside Park) | MUD 386: $0.4400 | Tomball ISD $1.0629 | Harris $0.7546 (incl. ESD 11) | $0.1714 | About $2.43 |
At these rates, a home appraised at $3 million would owe roughly $55,000 a year in Sterling Ridge and $73,000 in Creekside Park before exemptions. Confirm the MUD and current rates for each address with the appraisal district.
HOA: Owners pay The Carlton Woods Association, which covers the gates, security and common areas and enforces architectural standards, in addition to the Township assessment. Assessment amounts are not published in a source we could verify, so ask for the current budget, resale certificate and any special assessments during your option period. Club dues are separate.
Buying at this level takes more preparation than a typical Woodlands purchase. Some homes sell quietly, before or without a public MLS listing, so let your agent know early what you are looking for. Search what is on the market now in current listings.
Also considering the lakefront side of The Woodlands? Read Carlton Woods vs. East Shore or visit our East Shore guide.
Pricing is the hardest part of selling here. With only a few comparable sales each quarter, a list price has to account for the lot, course frontage, age, finishes and section, not just a price per square foot. Start with a home value estimate, then get a pricing review of your specific home.
Diane Kink, who leads The Kink Team at Keller Williams The Woodlands, was the listing agent on Villa Pineta at 99 W Grand Regency Circle, a Carlton Woods estate on the Nicklaus course. It sold in August 2021 after 28 days on the market, from a $7.5 million list price, and was reported as the most expensive home sale in The Woodlands at the time. Diane is a Certified Luxury Home Marketing Specialist and a Million Dollar GUILD member. The team is ranked #1 in The Woodlands by RealTrends. Learn more on our selling page or call (281) 364-4828.
Carlton Woods is the guard-gated golf community of The Woodlands, Texas. It has two sections: The Carlton Woods in the Village of Sterling Ridge, built around a Jack Nicklaus Signature course, and Carlton Woods Creekside in the Village of Creekside Park, built around a Tom Fazio course. Homes are custom estates, and both courses belong to the member-owned Club at Carlton Woods.
Redfin reported a median sale price of about $2.5 million in Carlton Woods for January 2026 and about $2.7 million in Carlton Woods Creekside for November 2025. Reported sales have reached the $5 million to $7.5 million range, and some listings are above $10 million. Texas does not disclose sale prices, so these figures are estimates, and each home should be priced against its own comparable sales.
Yes. The Carlton Woods and Carlton Woods Creekside both have gates staffed 24 hours a day, and The Carlton Woods Association manages gate operations, patrols and common areas. Most of the rest of The Woodlands has no gates, so Carlton Woods is the main choice there for buyers who want a controlled entry. Visitors, inspectors and movers need to be registered at the gate ahead of time.
Membership in The Club at Carlton Woods is separate from buying a home. The club offers an Equity Golf membership, which includes both courses, and an Equity Sports/Social membership, which includes everything except golf. The club does not publish its fees, so ask its membership office for current initiation, dues and transfer terms before your option period ends.
It depends on the section. The Carlton Woods, in the Village of Sterling Ridge in Montgomery County, is in Conroe ISD. Carlton Woods Creekside, in the Village of Creekside Park in Harris County, is in Tomball ISD. Attendance zones for individual campuses change from time to time, so check each address with the district's school locator before you buy.
According to The Woodlands 2025 tax table, the total village-level rate is about $1.84 per $100 of value in Sterling Ridge (MUD 46, Conroe ISD, Montgomery County) and about $2.43 per $100 in Creekside Park (MUD 386, Tomball ISD, Harris County), before exemptions. On a $3 million appraisal, that works out to roughly $55,000 or $73,000 a year. Owners also pay HOA assessments.
The Carlton Woods is the original 827-acre section in Sterling Ridge, with the Nicklaus course (2001) and the larger clubhouse. Carlton Woods Creekside is about 500 acres in Creekside Park, with the Fazio course (2005) and more rolling ground. They are also in different counties, school districts and tax districts, which affects what you pay to own a home in each.
Price the home against the few truly comparable sales, and account for the section, lot size, course frontage, age and finishes rather than relying on price per square foot. Market it to relocation and luxury buyers with professional photos, video and luxury syndication, arrange gate access for every showing, and plan for a longer time on market than a typical Woodlands home.
Texas does not require sale prices to be disclosed, so price figures are MLS and portal estimates. Verify school zoning, taxes and HOA dues for a specific address.
Video Tours
Walk through homes we have listed in Carlton Woods.
88 W Grand Regency Circle
3 Grand Regency Circle
99 W Grand Regency Circle
18 Maymont Way
106 Mediterra Way Court
19 Grand Regency Circle
Selling in Carlton Woods
Enter your address for an instant estimate based on recent sales. For a precise number, ask for a private pricing review: we walk the home, pull the Carlton Woods sales that actually compare, and give you a pricing and marketing plan.
Request a private pricing reviewThe Kink Team is a RealTrends Verified Medium Team, ranked #1 in The Woodlands by 2025 sales volume. Ask us about pricing, available homes, and current market activity in Carlton Woods.
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