Fulshear, Texas on the come up (The Investor Issue)

Good day, Smart Movers. I was talking to a friend yesterday about the economy and he told me a lovely story about a friend of his that lives near Oakland. This friend of his just bought a house outside of Oakland and was thrilled because he now has a pool. Here’s some of the listings I found in Oakland with a pool. Average being somewhere high 800s for a home…with a pool.

Now, I get that people want to live and buy where they grew up. It’s natural for us to stay in an area which we are familiar and comfortable so I’m not going to try to convert people anymore because I did it in the past and it mentally took a toll on me.

So, what was the moral of the story with the pool? Well, had his friend had the guts to leave a high taxed, corrupt government mandates, high red-taped and low value state like California …then he could truly live like a king. What I’m trying to say is had he invested in an up and coming area now (multi-family, retail, business, commercial property) then he could have 10 swimming pools in 10 years or less.

But again, still can’t blame him - this type of information is suppressed and hidden because of the value it can produce. I’ll show you something so you can see for yourself to know I’m not bullshitting:

Look at this economic development strategy plan for Fulshear, TX, a town we will be dissecting today, the issue for investors. Now tell me, who the fuck do you know is going to pay $1,999.00 for a 50 page eBook on data that you can literally spend 10 hours to find yourself?

Would you purchase it? Well, luckily you don’t have to because I’m giving it away to you for free today. Not because I want to show off but because I want you to know how the big boys are doing it and how you can get this type of knowledge with the Smart Movers Pro subscription.

I’ve added the Fulshear, TX economic strategic plan to the resource/shop page for only $300.00. I’m going to make accessing high-value data great again. You on the other hand will get it all for free today and moving forward with your Pro subscription for only $9 a month. (yes, you still get the free version weekly even with Pro, still valuable and will always be free)

Each undervalued and underserved town we dissect will accompany this type of resource as a bonus to you. If this is your first time receiving this newsletter, then welcome! This is not usually the format we give our free subscribers. This is the pro version and now you get a sneak peek. This version is long and boring but its specifically designed for investment minded Americans that can take high value information and actionize it.

Before we officially get started, let me share with you a little about our process and reasons behind doing what we do. We don’t select areas willy nilly. We base our selections on 10 distinct categories:

1. Migration and population - Migration reveals where people are voting with their feet. Follow the movers to uncover tomorrow’s high-demand areas.

2. Industry - Understanding dominant industries shows where jobs, investment, and growth are concentrated and where opportunity clusters.

3. Capital Improvements - Capital projects like roads, schools, and utilities signal future development and rising land values- they often precede booms.

4. Employment Data - Jobs fuel housing, spending, and stability. Tracking job growth tells you if a region is thriving or falling behind.

5. Access to metro areas - Proximity to metro areas boosts commuter appeal, wage potential, and real estate value without the urban price tag.

6. Economic shifts from rural to suburban to urban - Watching a place shift up the economic chain means catching the wave early — before investors price you out.

7. Housing trends - Supply, price, and absorption rates reveal if it's a buyer’s market, an investor’s dream, or a trap in disguise.

8. Infrastructure - Streets, water lines, internet, and transit systems are the foundation of growth. Weak infrastructure chokes progress. Strong infrastructure attracts it.

9. Tax friendliness - Low or well-structured taxes can supercharge ROI and quality of life or quietly kill your margins and mobility.

10. Permit process - Fast, clear, and affordable permitting accelerates development. Red tape? That’s a red flag for investors and builders alike.

When we select an area, we are confident that the next news you’ll hear is how retail giants and developers are coming in. How companies are building satellite offices or HQs there or near there. You’ll see private equity talking about owning there. We want to find the pre-trends in economic shifts that’ll help small investors and relocators get in before the market gets expensive.

Oh by the way, if you are planning to relocate within the next 12 months but do not know where to go or how to start, check out our Relocation Blueprint. This eBook will not only help you get your mind right, but help you get organized, select the best state for your needs and help you build a financial nest egg no matter where you go. Check it out!

Okay so why Fulshear, TX?

Metro Proximity: West of Houston
Median Home Price: To be announced; homes will range from 2,000 to 4,000 square feet
Growth Snapshot: Population surged from 1,000 in 2010 to 42,000 by July 2023
Key Developments: Highland Homes is developing a 620-home neighborhood within Hines' 3,000-acre master-planned community. The area saw a 44% increase in home sales in 2024. ​(Houston Chronicle)

keynote: where homes are being built - economic stimulation is not too far behind.

📊 Economic & Demographic Overview

Population Growth:
Fulshear's population has experienced significant growth, increasing from 1,134 in 2010 to 42,616 in 2023, marking a 25.6% year-over-year increase. ​

Median Household Income:
As of 2023, the median household income stands at $178,398, reflecting a 4.57% increase from the previous year. ​

Labor Force & Employment:
The unemployment rate in Fulshear is 5.0%, slightly above the national average of 4.1%. ​

🏡 Housing Market & Development

Median Home Price:
The median home price in Fulshear is approximately $576,990, offering a range of options for potential homeowners.​

Development Projects:
Highland Homes is developing a 620-home neighborhood within Hines' 3,000-acre master-planned community, indicating robust residential growth.

🛡️ Safety & Crime Rates

Violent Crime Rate:
Fulshear boasts a violent crime rate of 0.82 per 1,000 residents, significantly lower than the national average. ​

Property Crime Rate:
The property crime rate stands at 2.62 per 1,000 residents, also well below national figures. ​

🚗 Migration & Commuting Patterns

Inbound & Outbound Migration:
Fort Bend County, encompassing Fulshear, had a net gain of 6,334 residents in 2019, indicating a positive migration trend. ​

Commuting:
Many residents commute to nearby Houston, leveraging Fulshear's proximity to the metro area while enjoying suburban living.

🏭 Industry & Employment Landscape

Top Industries:
Key employment sectors include healthcare, education, and retail.​

Job Growth:
The area has experienced a job growth rate of 40.98%, surpassing the national average. ​

🎓 Education & Workforce Development

Educational Attainment:
A significant portion of Fulshear's population holds bachelor's degrees or higher, contributing to a skilled workforce.​

Local Colleges:
Proximity to institutions like the University of Houston and Rice University provides residents with access to higher education and professional development opportunities.

🎯 Smart Mover Takeaway

Fulshear, Texas, presents a unique opportunity for investors and relocators:

• Strategic Location: Close to Houston, offering urban amenities with suburban tranquility.

• Economic Growth: Robust job market and high median income.

• Safety: Low crime rates enhance quality of life.

• Educational Opportunities: Access to reputable institutions supports workforce development.

Now for the gritty part. If you’re still reading then you’ve just entered the best part. Let’s get down to what matters.

Fulshear, Texas, is experiencing significant growth in its small business sector, reflecting the city's expanding population and economic development initiatives.​

📊 Small Business Landscape in Fulshear

• Retail Trade: Approximately 85 retail trade companies operate in Fulshear, encompassing sectors like hardware, floral design, and specialty foods. ​

• Manufacturing: The city hosts around 36 manufacturing firms, including those in industrial automation, lighting, and specialty chemicals. ​

• Recent Openings: New businesses such as Arco Fit Gym & Wellness and Ignite Pilates have recently opened, indicating a trend towards health and wellness enterprises. ​

🏪 Notable Local Businesses

• Humble Grounds Coffeehouse: A community-focused café offering a cozy atmosphere.​

• Fulshear Floral Design: Provides floral arrangements for various occasions.​

• Uncanny Comics: A specialty store catering to comic book enthusiasts.​

• Rhino Pest Protection: Offers pest control services to local residents.​

🚀 Support for Entrepreneurs

The Fulshear Economic Development Corporation has partnered with The Cannon to launch "Fulshear Fast Track," an online hub providing resources such as educational materials, networking events, and business seminars to support local entrepreneurs.

Fulshear, Texas is undergoing a remarkable transformation—from a quiet rural town to one of Fort Bend County’s most dynamic suburban hubs. Fueled by population growth, high household incomes, and large-scale master-planned communities, the city stands at a pivotal moment. This Economic Development Plan provides a data-driven blueprint for sustainable growth, inclusive opportunity, and economic resilience. Through targeted recommendations and community-centered strategies, the Plan outlines how Fulshear can secure its future as a premier destination to live, work, and invest.

1. Economic History

2. SWOT Analysis

3. Quality of Life

4. Labor Supply

5. Affordable Housing

6. Public Safety

7. Entrepreneurial Ecosystem

8. Business Attraction

9. Workforce Development

10. Broadband Access

11. Economic Equity

12. Economic Resilience

13. Strategic Framework & Action Plan

14. Current Demographic & Labor Statistics

Fulshear’s roots trace back to 1824, founded as a farming settlement and later home to rail transport and ranching. Over the past two decades, the city has evolved rapidly, growing from just over 1,000 residents in 2010 to over 42,000 in 2023. Master-planned communities like Cross Creek Ranch and Jordan Ranch have played pivotal roles. The expansion of the Westpark Tollway and FM 1093 positioned Fulshear for explosive suburban growth, attracting families, retirees, and remote workers seeking affordability near Houston.

Strengths:

• Proximity to Houston with commuter access via FM 1093 and I-10

• High median household income ($178,398)

• Rapid population growth with stable housing demand

• Strong school district (Lamar Consolidated ISD)

• Low crime rates

Weaknesses:

• Infrastructure catching up to growth

• Limited local employment base (bedroom community pattern)

• Dependence on auto-based commuting

Opportunities:

• Redevelopment of town center with mixed-use zones

• Expansion of fiber internet and smart city infrastructure

• Growing demand for senior housing and build-to-rent communities

Threats:

• Overdevelopment without matching commercial base

• Rising home insurance and property tax burdens

• Climate change and regional flooding risks

Fulshear ranks among the top suburbs in Fort Bend County for resident satisfaction. The city offers expansive green spaces, trail systems, community events, and access to high-performing schools. Public parks and recreation are growing with developments like Flewellen Creek Park. The challenge is to maintain this quality while managing growth, including road congestion and service expansion. Future goals include expanding parks per capita, developing a cultural arts program, and ensuring inclusive access to recreation.

Fulshear has a labor force participation rate of 66.1%. The unemployment rate is 5.0%, slightly higher than the national average. A young, educated population gives the city potential to expand its knowledge-based economy:

• By Age: Largest workforce cohort is 35–54 years (42%)

• By Gender: 51% male, 49% female participation

• By Race/Ethnicity: 61% White, 17% Hispanic/Latino, 12% Black, 8% Asian

Expanding engagement of women, veterans, and older adults is key to increasing overall participation.

With median home prices approaching $580,000, affordability is tightening. New build-to-rent neighborhoods and starter home developments are needed. Recommendations include:

• Public-private partnerships for mixed-income housing

• Rezoning to allow smaller lot sizes

• Developer incentives for workforce housing

Fulshear maintains a violent crime rate of just 0.82 per 1,000 residents and a property crime rate of 2.62—both far below national averages. Continued safety efforts include:

• Expanding police force to match population growth

• Upgrading emergency response systems

• Community policing and outreach programs

Small business formation is growing, with home-based businesses and local service companies thriving. Current support includes the Fort Bend Chamber, but Fulshear lacks formal incubators or accelerators. Recommended actions:

• Launch a local entrepreneurship center

• Offer microgrants and startup weekends

• Partner with community colleges for business bootcamps

Target sectors:

• Professional services (finance, consulting, remote firms)

• Healthcare clinics and outpatient centers

• Light industrial and logistics (along FM 359)

• Agri-business and sustainable farming tech

Tools:

• Streamlined permitting

• Tax increment financing zones (TIRZ)

• Flexible zoning overlays for business parks

With nearby access to Houston Community College and University of Houston at Katy, Fulshear can bridge the local talent pipeline. Recommendations:

• Offer scholarships tied to local industries

• Launch a skilled trades apprenticeship program

• Create a Youth Internship Coalition with local employers

Fiber expansion is uneven, especially in outlying zones. Immediate steps:

• Map broadband gaps

• Apply for USDA ReConnect grants and Texas Broadband Development Office funding

• Partner with private ISPs to build last-mile connections

While incomes are high overall, not all groups share equally. Strategies include:

• Expanding access to affordable childcare for working parents

• Targeted outreach to minority-owned businesses

• Inclusive hiring practices in city contracts

Climate events, supply chain shocks, and remote work shifts are reshaping cities. Fulshear’s strategy:

• Diversify local industry base

• Build a local emergency business grant fund

• Strengthen regional transportation and freight corridors

Short Term (1–2 years):

• Launch entrepreneurship hub pilot

• Expand police department staff

• Approve rezoning for affordable housing pilot

Mid Term (3–5 years):

• Attract 3+ anchor employers

• Complete fiber broadband expansion

• Establish business retention and expansion program

Long Term (5–10 years):

• Increase jobs-to-residents ratio from 0.3 to 0.5

• Build new town center mixed-use district

• Become certified “Texas Economic Development Community”

• Population (2023): 42,616 (+25.6% YoY)

• Median Household Income: $178,398

• Unemployment Rate: 5.0%

• Labor Force Participation: 66.1%

• Educational Attainment: 58% hold a bachelor’s degree or higher

• Median Home Price: $576,990

• Violent Crime Rate: 0.82 per 1,000

• Property Crime Rate: 2.62 per 1,000

• Top Industries: Healthcare, Education, Retail

• Fastest Growing Occupations: Management Analysts, Health Technicians, Construction Managers

What Smart, Small-Time Investors Should Be Doing Right Now in Fulshear, Texas

Right now, Fulshear is sitting in that sweet spot between rural charm and suburban scale. Growth is happening fast — schools are being built, roads are expanding, and communities like Cross Creek Ranch are anchoring new development. But it’s not overbuilt. Prices haven’t ballooned past the point of no return. This is the early adoption phase, and it’s when small investors can still make their mark without getting priced out.

Instead of hunting for the cheapest property on the block, smart investors should be looking for utility. That means focusing on properties that can serve multiple functions over time — homes with space for an accessory dwelling unit, lots that are zoned for light commercial use, or locations that sit in the path of infrastructure expansion. You're not just buying a piece of land or a house — you're buying options. This is how you build leverage with limited capital.

Commercial space shouldn’t be dismissed either. Fulshear doesn’t yet have enough strip centers or flex spaces to meet growing demand, and this gap presents a quiet opportunity. If you can partner with others or even secure a small loan to pick up an underutilized commercial space, especially near major corridors like FM 1093 or close to schools, you're positioning yourself for solid, stable returns over time. This isn't speculation — it’s math.

The local economy tells you a lot about the long-term play here. With a median household income of over $140,000, residents have spending power. Renters are more stable, buyers are more serious, and neighborhoods tend to hold their value better. Add to that Fulshear’s low crime rate, quality schools, and master-planned community infrastructure, and what you have is a place where people want to stay — and pay to do so.

While many edge markets have pushed small investors out of land purchases, Fulshear still has pockets of 1-5 acre plots that are priced right. If you have the patience to hold for two or three years, you can win quietly here. Especially if the land sits just outside an HOA, has an agricultural exemption, or lies along a planned utility route. If you’re serious, take time to study the local zoning codes and development plans. Know what the city allows. Know how to get a permit. These things separate casual buyers from strategic builders.

Follow the paperwork. Permits tell the story before the headlines do. When you see residential permits increase, utility expansions scheduled, and plats filed for new neighborhoods, that’s where momentum is building. This isn’t guesswork — it’s how builders and developers make their moves. And you should be thinking the same way.

Local lenders and the Fulshear Economic Development Corporation can also be assets. The city and its partners are actively courting new business and small investors. There are networking events, workshops, and even grant programs for those who know where to look. Building relationships here — with realtors, contractors, lenders, and city planners — gives you a layer of insight that outsiders won’t have.

But perhaps most important of all, always know how you plan to exit before you even get in. Can you rent this property and break even or cash flow? Could you flip it if needed in the next 12 to 24 months? Does this investment increase your access to more capital later on? This is the mindset of a strategic investor — one who isn’t chasing the next big trend, but building a portfolio that can stand the test of time.

Fulshear is moving. It’s growing faster than many realize. And while everyone else waits for permission or for someone else to make the first move, you have a window of time to step in. You don’t need to own a hundred doors. You just need to pick the right door before it becomes unaffordable.

Plant your flag before the headlines catch up.

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Until next time,
Stacy 😉 
📅 Schedule a call: www.calendly.com/strizzyreport

P.S. This newsletter is for educational purposes only. It’s a compilation of data, trends, and insights not financial or investment advice. Always consult a licensed professional before making investment decisions.