2025 Real Estate Roundup
Despite higher interest rates, tariffs, and economic uncertainty, the Houston market continues to bounce back from a string of slow months. The amount of active listings in March reached a volume not experienced since 2011. The inventory reached a 12-year high and saw the supply increase to 4.6 months, up from 3.4 last year. Also, prices rose moderately overall. The most significant increase in sales was a 26.9 percent year-over-year jump in those homes priced over a million.
THE HEIGHTS
by David Michael Young
The Houston Heights offers a wide variety of character in housing, dining, entertainment and outdoor amenities. While new construction patio homes pop up on the edges of the Heights, the core areas (Houston Heights, Historic Heights, Woodland Heights, Norhill) have maintained their lot sizes and it is more common to renovate older homes than to tear down and build new.
In these core areas of the Heights, the land is selling in the $75-100/SF range, depending on the location within the Heights, so for the typical 5,000 SF lot, that would be $350-500,000. As of 2 May 2025, there are 131 single family homes on the market, ranging $460,000 to $3,049,000 and averaging $1,145,741 ($446/SF) and 114 days on market.
In the first quarter of 2025, 75 homes sold ranging $350,000 to $2,420,000 and averaging $1,042,220 ($474/SF) and 83 days on market. Compare that to 1Q2024 when 59 homes sold ranging $290,000 to $3,325,000 and averaging $1,074,398 ($446/SF) and 77 days on market – a 6.3% increase in average sale price per square foot.
David Michael Young
Broker Associate, Compass RE Texas
713-320-6453
david@youngrealtyhouston.com
BRIARGROVE
by Michelle Hinton
Memorial Villages stands as one of Houston’s most prestigious residential enclaves, comprising six independent municipalities—Piney Point Village, Bunker Hill Village, Hunters Creek Village, Hedwig Village, Hilshire Village, and Spring Valley Village. Nestled just 10 miles west of downtown, the villages were incorporated to preserve the area’s rural charm and offer a unique blend of exclusivity and tranquility.
Renowned for sprawling estates and tree-lined streets, Memorial Villages has become synonymous with luxury living. Hunters Creek Village has been recognized as the wealthiest town in Texas, boasting a median household income exceeding $250,000 and home values averaging over $3 million.
Characterized by expansive lots and a mix of architectural styles, the area offers a tranquil suburban atmosphere with the conveniences of urban living. The Villages are notable for their top-rated schools, lush parks, and a variety of dining options that range from casual to upscale.
The real estate market here reflects its elite status. As of 2024, median home sale prices surged to $2,022,500, marking a significant increase from previous years. Properties range from $800,000 to upwards of $12 million, with the top 20% priced at $4.8 million and above. Notably, Carnarvon Drive in Piney Point Village has emerged as Houston’s most expensive street, featuring estates listed between $22.5 million and $36 million.
Memorial Villages’ commitment to maintaining a serene environment—evident in policies like prohibiting billboards and limiting commercial development—further enhances its appeal to those seeking luxury, privacy and accessibility, as one of Houston’s most sought-after residential areas.
Michelle Hinton
Broker Associate, Compass Realty
832-795-2246
HintonHomeTeam.com
RIVER OAKS
RIVER OAKSby David Michael Young
With a buy-in price of $1.5 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. Over the past decade, however, many of these older homes have been torn down to make way for new construction selling in the $5-15 million range.
Some of the highest priced homes are not listed in MLS, but according to HARMLS, there were 24 sales of single family homes in the River Oaks Area (including Tall Timbers, Homewood, Royden Oaks, Avalon Place and Glendower Court) in the first quarter of 2024 ranging $1,519,250 to $8,300,000 and averaging $3,152,417 ($578/SF) – $23/SF lower than the same period in 2024.
David Michael Young
Broker Associate, Compass RE Texas
713-320-6453
david@youngrealtyhouston.com
TANGLEWOOD
by Cynthia Wolff
Tanglewood is one of Houston’s premier neighborhoods in the Uptown/Galleria area. Developed in the ‘50s by William Giddings Farrington and designed by renowned architect John F. Staub. It is known for its large, tree-lined lots and beautiful homes, many of which have been exquisitely renovated or rebuilt over the years.
Today, Tanglewood attracts affluent residents who appreciate the high standard of living and want to be near the action and shopping meccas of the Galleria and River Oaks Districts. Also, it is a convenient location near major highways and home to the Houston Country Club. The community maintains its value and reputation with well-preserved homes and top-notch services.
Real estate in the neighborhood consists of single-family homes. Tanglewood Boulevard is a tree-lined boulevard from Chimney Rock to San Felipe. Tanglewood Boulevard is a popular route for joggers, walkers, and bikers and is also used for community events.
Tanglewood is a Houston treasure, and its success can be attributed to the vision of its founder, careful planning, and development.
Tanglewood Real Estate Overview
- As of May 2, there are 18 active listings for sale in Tanglewood.
- The average list price of the homes on the market is $3,719,218..
- The average size of the homes in the Tanglewood neighborhood is 5,491 square feet, and the average lot size of the listed homes is 21,308 square feet.
- Tanglewood has 22 active lot listings for sale.
- In 2024, 47 homes sold for an average sales price of $452.76 per square foot, which is an increase of 7.3% over 2023.
(above numbers are from the Houston Association of Realtors 5/1/25)
Cynthia Wolff, J.D.
Realtor Associate,
Senior Real Estate Specialist
Beth Wolff Realtors
713.622.9339
WEST UNIVERSITY/SOUTHSIDE PLACE
WEST UNIVERSITY/SOUTHSIDE PLACE
by Lisa Baer
West University and Southside Place are adjacent neighborhoods, each being separate cities with their own mayors and city councils, police, fire and sanitation departments. Many homeowners appreciate the desirable location near Rice Village, the Texas Medical Center, the Museum district, Hermann Park, and downtown Houston. The cities maintain their small town feel with many parks, little league fields, and neighborhood restaurants. Original homes dating back to the 1920s and 1930s have been artfully renovated and enlarged by dedicated homeowners, creating a diverse architectural landscape. Many of these original homes were repurposed in the 1980s and 1990s into new homes, some of which have since been reconstructed again. Builders have also drawn inspiration for newer homes from the classic abodes, blending earlier craftsmanship with modern amenities. New contemporary/transitional homes have been recently built with open flowing floor plans and are brimming with natural light and innovative finishes.
The 2025 West University/Southside real estate market is very hot with many homes receiving multiple offers and 58.6% of the homes that closed in 2025 sold for full price or above. The shortage of inventory has driven incredible prices for sellers. The Houston Association of Realtors shows 41 active single family home listings currently in West University and Southside Place at an average list price of $2,041,279. There are 31 home sales currently pending per HAR and 58 homes have closed in 2025 per HAR with an average sales price of $2,098,135. HAR data for 2024 shows West University and Southside had 195 homes sold with the average sales price of $2,027,523.
Lisa Baer
Broker Associate
Martha Turner Sotheby’s International Realty
Lbaer@marthaturner.com
713-562-9944
