Sonterra Lakes development agreement tabled after commissioners debate rental-product language

A proposed development agreement for Sonterra Lakes, a 1,464-acre project with 4,500 lots, was tabled by the Waller County Commissioners Court Wednesday after a lengthy debate about variances and an allowance for rental housing on a 35-acre “flex” tract.

Robert, the county staff presenter, described the package to the court: "This is the Sonterra Lakes development agreement... This is a 1,464 acre development, 4,500 lots. There's the option for an additional, 400 lots..." He outlined requested variances including reduced lot sizes down to 40 feet, right-of-way and block-length modifications, and a condition that apartments would be prohibited but that a 35‑acre tract could be used to construct rental housing (the developer and court characterized apartments as explicitly prohibited elsewhere in the plan).

Commissioners expressed divided opinions about allowing rental housing within the development. One commissioner said they were willing to consider townhomes or duplexes but remained opposed to a generalized "built‑to‑rent" provision that would permit single-family homes sold only as rental units. "The hang up is on the build to rent," a commissioner said. "I don't want rental product. I don't want that either. Whether it's apartments, whether... I don't want rental town homes."

Brian Stitt, representing the developer, replied that the developer's intent was to create a quality community and that built‑for‑rent single-family homes, where they exist, are typically purchased and managed by operators who maintain the area: "When it's inside of a master plan community that at the level that we provide, it's harmonious with the community...We're business owners just like everybody else. We're we're we're taking market risk...we want things to be harmonious and quality and all those things just like anybody else does."

The court repeatedly noted concerns about setting precedent: commissioners said they had approved rental or duplex products in past agreements and wanted to be consistent, but they expressed worry that allowing a broadly worded built‑to‑rent allowance could encourage future proposals from developers with different maintenance standards.

Outcome and next steps

After extended deliberation, the court voted to table the Sonterra Lakes development agreement and directed the county judge and negotiating commissioners to continue talking with the developer and return with a revised agreement. Commissioners also requested that related thoroughfare items remain on the agenda but acknowledged the development agreement is the central document. The county clerk will reflect the item as tabled; staff and the developer agreed to return with proposed revisions.

Source: County staff, developer representative Brian Stitt, and commissioner debate, Waller County Commissioners Court, June 25, 2025.