2022 Real Estate Roundup
BRIARGROVE
by David Michael Young
The Briargrove subdivision was established in 1948 on the old Peckham family farm, which was miles beyond Houston’s city limits at the time. While most of the original 1 story, ~2,000 SF single family homes have been renovated, many have been torn down to make way for much larger 2 story homes that compete with the estates in nearby Tanglewood.
At the heart of this neighborhood of approximately 900+ homes is the blue-ribbon Briargrove Elementary School, which is one of the major draws for families moving to this neighborhood. Other benefits enjoyed by Briargrove residents are the community pool, clubhouse and play area, and 24/7 courtesy patrol service. No longer on the outskirts of town, Briargrove is served very well by the shops and restaurants in Uptown/Galleria.
According to HARMLS, there were 75 sales of single family homes in Briargrove in 2021 ranging $500,000 to $2,250,000 and averaging $1,096774 ($340/SF) – 8.3% higher than 2020.
David Michael Young, Broker Associate
Compass RE Texas
david@youngrealtyhouston.com / 713-320-6453
GREATER HEIGHTS
by Amanda & Rich Anhorn
The Heights, a diverse small town community “Inside the Loop” was developed in the 1890’s by its founders Oscar Martin Carter and Daniel Denton Cooley who were the principals of the Omaha and South Texas Land Company. These midwestern investors were drawn to the higher elevation of the area and purchased 1,700 acres of land. With electrification, the developers could expand further from downtown Houston with the use of the city’s street car system. The Heights became the city’s first large, planned community and existed separate from Houston until it was annexed in 1918. Today the Heights has much to offer its residents, including one of Houston’s grandest boulevards, home of a 3 mile walking trail, majestic trees and public art sculptures.
The Heights architecture ranges from Texas Victorians, turn-of-the-century bungalows and new developments. Other amenities the Heights offers are exemplary schools, acres of parks, miles of trails, an exploding restaurant scene, live entertainment, antique stores and offbeat boutiques. In recent years, portions of the Heights have been designated as historic, which has preserved the original character of the neighborhood.
If you have bought or are thinking of purchasing a home in the Heights then you’ve made a wise decision. Single family homes range from $350,000-2,500,000 with standard lot sizes ranging from 4,400 square feet up to 7,500 square feet. The amount of single- family sales for 2021 was over 1,600 transactions with an average price per square foot of $265. Townhomes mostly exist on the outer boundaries of the Heights and range from $310,000-$600,000.
In 2021 there were 210 transactions with a price per square foot of $202. Lots are still in high demand but year by year they are becoming scarce in the Heights with prices ranging from $200,000-$1,350,000 with an average price around $66 a square foot.
In 2021, there were 46 lots that sold. If you’re in the rental market there is a wide variety to choose from including garage apartments which start around $775 a month to luxury homes up to $7,500 a month.
Amanda & Rich Anhorn | Greenwood King Properties |713.255.5123 | anhorn@greenwoodking.com Top Producer 2004-2019
INDEPENDENCE HEIGHTS
by Jessica McCreary
Houston’s newest “hot spot” for new construction is called Independence Heights. This area is conveniently located North of the Houston Heights, just outside the 610 Loop. The Super Neighborhood, created by the City of Houston, drew its borders as Tidwell to the North, Shepherd Drive to the West, 610 to the South and 45 to the East.
Similar to the Heights, this area is rich with history. The area started to develop in 1908 by Wright Land Company. But a little-known fact is that in 1915, Independence Heights was incorporated and became the first African American municipality in Texas. Then in 1929, the community was annexed by the City. Ever since the area suffered heavy damage by Hurricane Ike in 2008, it has been on the brink of revitalization, ironically with the help of federal funding that has been used to redevelop this historic community and it’s schools over the last decade.
The trend towards new construction really started to hit back in 2014 to 2015, when the median price per square foot more than doubled! Back in 2018, the Houston Chronicle said this area “has it all” and cited a study conducted by Redfin, who ranked neighborhoods based on what Buyers are looking for: good schools, lots of inventory to choose from, transit options, good commute times, relatively low crime and of course, affordability. Independence Heights ended up ranking 13 out of 25 in their nation-wide study.
One could almost say Independence Heights is Houston’s “hidden gem”. In general, most do not recognize the name of the area. But once the surroundings and borders are depicted, they quickly react in revelation. Most notably, the development of a Whole Foods 365 at 610 & Yale has prompted other businesses to take a risk in this “up-and-coming” location of town.
This year, Lamar Builders will break ground in early March for its newest development called Yale Heights, just off Marathon. This 43-home, gated, luxury community will be the first of its kind for the Independence Heights area. The common area will include a serene creek and private walking trail. Lamar plans to build two and three-story single-family homes with first-floor living. The three-story modern farmhouses will be a 4 bedroom product, which is very rare for the area. Starting in the low $400’s, these are guaranteed to go fast! And with new construction starting to sprout directly to the West of Shepherd, there’s an almost guaranteed appreciation over the next 5-10 years. For 2017, the average sales price for a lot was $45,316. In 2019, that jumped to $62,954. And with all the continued development, the streets have been repaired and are in great shape. So, the proper infrastructure is there to ensure sustainable progress
Jessica McCreary is Broker /Owner of HTX Living, LLC. p. 713 408.3185
MEMORIAL VILLAGES
by Genevieve Rowland
Historically speaking, The Memorial area has always been one of the most desirable areas in Houston to live and invest in real estate. It has retained its value through Houston’s good times and bad and has been a haven for families and businesses since the 1950’s. As an example, my grandparents bought a home off Memorial Drive back in the 50’s for $55,000 before Loop 610 was built. They sold their home in the 80’s for around $450,000. The lot alone is now worth approximately $2.5 million dollars!
Boasting picturesque tree-lined streets, award-winning schools, acclaimed restaurants, shopping, and some of the best medical facilities in the world, its location is ideal for those wanting a short commute to all points in Houston while giving the feeling of living in a secure and heart-warming small town. Having grown up in the area and attending Hunter’s Creek Elementary, where my Aunt Genevieve also attended, it was one of the happiest times of my life biking up and down the safe streets, playing in the parks, and exploring the trails along the creeks and bayous. This is most certainly evident in all of The Villages that make up part of the area: Hunters Creek, Piney Point, Hedwig and Bunker Hill. These neighborhoods have minimal commercial intrusion with many lots ranging from ½ acre to 3-4 acres each. Regardless of your style, familial status, or working situation, there is something here for everyone.
According to HARMLS market (this does not include off market sales), there were 111 sales of single family homes in 2021 throughout the 4 villages South of I-10. The supply was very low which helped set record sales. The low was $610,000 and a high of $6,00,000 and an average of $2,136,484 ($390.10/SF) with an average size of 5,480 sqft. Only 36 of these homes were built since 2000 as compared to 55 from last year. Again citing a very strong seller’s market. While there is a lot of new construction in the area, there are still many ranch, traditional, colonial and contemporary style homes that have been or will be remodeled by their new owners.
The Luxury market this past year was amazingly strong. According to HAR (Houston Association of Realtors) on Feb 9th, “Homes priced from $1 million and above drew the greatest sales volume increase for the month, registering a 52.2 percent year-over-year gain. The $500,000 to $1 million housing segment came in second place, surging 47.1 percent.” Low interest rates, people wanting more from their homes with the changing working environment, savings due to lack of traveling, and experienced real estate advisors, have all helped contribute to the success. People demand more in their homes now more than ever, and The Villages can most certainly deliver!
Genevieve Rowland is a Top Producer with Keller Williams Memorial Email at genevieve@rowland-properties.com
RIVER OAKS
by David Michael Young
As you drive north on Kirby Dr from San Felipe St, it becomes immediately evident that you have entered Houston’s premier neighborhood of River Oaks. The 10,000+ SF estates lots that are ½ to 2 acres would impress visitors from anywhere. And those are not the most impressive of the homes in River Oaks. For those we need to drive down River Oaks Blvd and Inwood Dr west of Kirby.
With a buy-in price of $1 million and previous non-MLS sales in excess of $30 million, this genteel neighborhood is home to many of Houston’s wealthiest families. Established in the 1920s by Houston’s famous Hogg family and anchored by the exclusive River Oaks Country Club, the River Oaks subdivision of roughly 1,300 homes was primarily built out in the 1920s and 1930s. Most of these homes were designed and built by renowned architects and builders, and have been preserved over the years by consecutive owners. There is also plenty of newly constructed homes in River Oaks.Many of the highest priced homes are not listed in MLS, but according to HARMLS, there were 111 sales of single family homes in the River Oaks Area (including Tall Timbers, Homewood, Royden Oaks, and Avalon Place) in 2021 ranging $619,000 to $9,500,000 and averaging $3,332,519 ($569/SF) – 1.5% higher than 2020.
David Michael Young, Broker Associate
Compass RE Texas
david@youngrealtyhouston.com / 713-320-6453
TANGLEWOOD
by Debbie Strudler
Tanglewood has been one of Houston’s most exclusive, desirable and wealthiest neighborhoods in Houston, TX. This neighborhood is one of the Houston’s most beautiful areas due to its tree-lined streets and the Boulevard which runs down the center of Tanglewood Blvd. The architecture in Tanglewood consists mostly of Traditional and Mediterranean style homes. The neighborhood was once even rewarded as one of the five best-planned neighborhood subdivisions in the country!
Tanglewood Real Estate Overview:
- Currently there are currently 47 homes for sales in Tanglewood.
- The average price of the $2.695,000.
- The average square feet of the homes in Tanglewood are 6,314.
- The media lots size in Tanglewood is 17,103
- There are currently 7 homes for lease in Tanglewood.
- The average rent in Tanglewood is $12,328 at an average price of $2.08 per square foot.
Real estate in Tanglewood is premium. Tanglewood homes consist of single family homes. The average selling price for a home in this neighborhood is $2,695,000. Tanglewood is known for having oversized lots that average well over 17,103 square feet and the beautiful oak tree lined streets. Tanglewood properties are among the most expensive in Houston.
Debbie Strudler, Broker
Debbie Strudler Fine Properties
713-254-2806
debbie@dstrudlerfineproperties.com
www.dstrudlerhomes.com
WEST UNIVERSITY
by Caroline Bean
Nestled just to the west of Rice University, West University Place is one of the most desirable neighborhoods in Houston. Stretching just over 2 miles, West U has managed to retain its small-town feel in the middle of a big city. Developed in 1917, the neighborhood still exhibits some of the original bungalow designs but has also made way for newer constructions. West University has shown some of the strongest appreciation in land value over the past 10 years in the city of Houston.
Most commonly known for its street names – resembling universities across the country, the neighborhood has strong educational ties. This makes the “Neighborhood City” an ideal spot for living, working and raising a family. The community manages neighborhood parks, pools, recreation center, library, and much more. No wonder West University has been named one of the best neighborhoods in Houston!
The West U real estate market has been off to a hot start in 2022! Single-Family homes are going quick with multiple offers. Here is a brief overview of West University Real Estate Stats:
- Current Active Listings: 65
- Average List Price: $1,481,882
- Average List Price/SqFt Ratio: 434
- 2021 Sales: 411
- Average Sale Price: 1,496,250
- Average List Price/SqFt Ratio: $422
*All information per HAR MLS.
Caroline Bean is a Houston native, Broker Associate and Top Producer at Compass RE Texas.
caroline.bean@compass.com 713.206.4114