Is Sugarland TX a good area to invest in? Also, why is Sugar Land so affordable given its affluence?

As per Niche, Sugar Land is one of the best places to live in Fort Bend County and even the United States, being extremely affluent as well as having good public schools (especially 77479), all with relatively low cost of living (I am comparing Sugarland to Sharon MA, Dobbs Ferry NY, Fairfield CT, New Providence NJ, Plainview NY, and Burke VA (towns which are relatively as affluent as Sugarland)). I have been seeing nice 2500 sqft houses for under 450k (albeit I would say that property taxes are relatively high, bringing the monthly cost to 3000 under a 20 percent down payment)

https://www.zillow.com/homedetails/4722-Hickory-Branch-Ln-Sugar-Land-TX-77479/125568881_zpid/

You wouldn't find a house like this even for 700k in towns listed above (in Shrewsbury, a less affluent town than Sugarland near Worcester MA, a house like what's shown below is well over a million)

https://www.zillow.com/homedetails/6218-Calico-Pointe-Ct-Sugar-Land-TX-77479/125694866_zpid/

https://www.zillow.com/homedetails/1311-Cedar-Terrace-Ct-Sugar-Land-TX-77479/27600018_zpid/

https://www.zillow.com/homedetails/7103-Bramlett-Ct-Sugar-Land-TX-77479/50213258_zpid/

Even if we convert the list price to monthly payment, they are still less expensive and in some cases bigger than the houses shown below (all of them are in less affluent areas than Sugarland).

https://www.redfin.com/VA/Centreville/15409-Martins-Hundred-Dr-20120/home/9571544

https://www.redfin.com/MA/South-Grafton/19-Milford-Rd-01560/home/16516549

https://www.redfin.com/MA/Holden/22-Hickory-Cir-01520/home/16522505

(Please note that I have cousins living in Virginia and I live in Massachusetts, specifically in Boston, so I am going to be quite biased (even Worcester suburbs are more expensive than Sugarland TX if we were to consider monthly costs))

I am curious why Sugar Land Texas, despite having high population growth and being more affluent are more affordable than places like Frisco and places out of state such as those in New York, New Jersey, California, Washington, Connecticut, Maryland, Virginia, Massachusetts, New Hampshire, etc, for places with relatively similar socioeconomic level and is this a troubling sign to invest in?

I could not see any Zillow Estimate since Texas is a nondisclosure state and could not see the sold prices. One of my cousins (who are 50) is planning to move to Texas from Worcester because he is lured with the more affordable prices, especially with Sugar Land, given that he has a daughter who will turn 16 soon (in November) and is going to attend college soon.

I am curious with Zillow Estimates not existing, I am worried that Sugar Land might be a bad investment, given that it is much more affordable than areas with similar affluence levels, like Sharon MA or even less affluent places like Centreville VA, Fairfax VA.

I am curious what made Sugar Land so affordable relative to places even like Worcester MA, which is known for being an affordable alternative to Boston even though Sugar Land is one of the most affluent areas in Houston, is extremely diverse, has fast population growth, decent public schools, and has an upscale mall, and is relatively close to Houston (25 miles)? (the house shown below in Worcester is in one of the wealthiest neighbourhoods in Worcester, yet less affluent than 77479)

https://www.redfin.com/MA/Worcester/3-Valley-Hill-Ln-01609/home/16662594

https://www.zillow.com/homedetails/3034-Mosby-Dr-Sugar-Land-TX-77479/27604763_zpid/

I am also thinking of buying a house there too, so I wanted to see in terms of appreciation (Texas is one of the fastest growing states and Sugar Land is extremely fast growing, given its price), is it any good for an investment