Bellaire - Meyerland - West University | July 2025

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Bellaire Meyerland West University Edition VOLUME 7, ISSUE 3 JULY 8AUG. 6, 2025

2025 Home Edition

Staying protected Local homeowners navigate ood insurance options

BY MELISSA ENAJE

Despite living in high-risk ood zones, less than 25% of homeowners in Harris County carry ood insurance, leaving many exposed to costly damage. In cities such as Bellaire and West University Place, ocials are working to close that gap by investing in ood mitigation projects and participating in the Federal Emergency Management Agency’s Community Rating System, which lowers insurance premiums for residents.

single-family Harris County homes are in a ood-risk area 1 in 5

$68,000 is the average ood insurance policyholder claim payment from FEMA

80% of Harris County households do not have ood insurance

Poor Farm Ditch drains approximately 1,300 acres of a highly developed watershed near West University Place. Its primary purpose is to mitigate ooding in the surrounding neighborhoods.

INSIDE

ZACH THOMSCOMMUNITY IMPACT

Also in this issue Education: Learn why the Texas Education Agency extended the state takeover of Houston ISD by two years (Page 7)

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INSIDE

Business: See how this local West University oral shop thrives in the neighborhood (Page 10)

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Impacts

construction in late August and wrap up in November. • 2720 Bissonnet St., Houston • www.bodyfittraining.com 7 Pinkerton’s Barbecue According to TDLR, the second Houston location of Pinkerton’s is slated to replace the former 59 Diner in Upper Kirby, with construction intended to wrap up in late spring. The restaurant sells slow-smoked brisket, pork ribs and sausage. • 3801 Farnham St., Houston • www.pinkertonsbarbecue.com

POST OAK BLVD.

610

11 15

MONTROSE BLVD.

FARNHAM ST.

R I C H M O N D

10A

West University Place

HERMANN PARK

UNIVERSITY BLVD.

In the news

DUNSTAN RD.

W. HOLCOMBE BLVD.

HELIX PARK AVE.

BUFFALO SPEEDWAY

8 Ojo de Agua A project filing with TDLR in June shows the Mexico City-born casual dining concept has pushed back its anticipated opening date in the Texas Medical Center from 2025 to early 2026. Construction is expected to start in July, with estimated completion in March. • 7255 Helix Park Ave., Houston • www.ojodeaguarod.com transformative, multi-million-dollar renovation and expansion into the historic Battelstein Building, with an unveiling planned for early 2026. The expansion will feature an additional 56 guest rooms, 10,000 square feet of meeting and event space and the addition of a rooftop bar, restaurant and pool. • 806 Main St., Houston • www.marriott.com 9 JW Marriott Houston Downtown The city’s iconic luxury hotel will undergo a 10 Kroger The grocery store chain celebrated 70 years in Houston on June 21. The American company originated in Ohio in 1883, but the first store to open in the Houston area was near Rosenberg in 1955. West University Place holds one location, with another in the Texas Medical Center. • A 5150 Buffalo Speedway, Houston • B 7747 Kirby Drive, Houston • www.kroger.com

Bellaire

RICE BLVD. 14

10B

TIMES BLVD.

BERTNER AVE.

BEECHNUT ST.

Meyerland 5

288

BRAYS BAYOU

610

S. POST OAK RD.

Coming soon

Now open

3 British Swim School The learning-to-swim provider is opening a swim school location in Rice Village, inside 24-Hour Fitness. Classes are offered for children ages 3 months through adults. • Opening in early July

1 Omega Boutique The watchmaker boutique features the brand’s Swiss luxury watches and limited edition styles for both men and women. Watch material includes steel, gold and leather. • Opened in May

• 2500 Dunstan Road, Houston • www.britishswimschool.com

• 5015 Westheimer Road, Houston • www.simon.com/mall/the-galleria

4 University Federal Credit Union The credit union will expand into the Houston market with a location planned for the Texas Medical Center. The financial institute is member-owned and offers financial products and services, including checking and savings accounts, loans and investment services. • Opening late summer • 7000 Fannin St., Ste. 120, Houston • www.ufcu.org 5 D1 Training Bellaire Owners Hans and Jen Straub provide this sports training facility for kids, adults and professional athletes. The facility provides on-site therapy, weight rooms and a retail center, along with periodized workout programs and a five-star training program designed for athletes. • Opening August 4 • 5300 N. Braeswood Blvd., Ste. 44, Houston • www.d1training.com/bellaire/

2 Jeni’s Splendid Ice Creams After opening locations in Montrose, the Heights and Memorial City, a grand opening was held for the Rice Village location in June. The chain offers artisanal ice creams, frozen yogurt and sorbets. • Opened June 4 • 5411 Morningside Drive, Houston • www.jenis.com NoScrubs This mobile-first, wash-and-fold laundry service launched in Houston in May. While there is no physical storefront, customers can book a pickup online or through the app. Clothes will be washed and folded in four hours or less and returned to the doorstep. • Opened in May • www.noscrubs.com Waterloo Turf The new artificial turf grass installation service expanded to Houston in early May. Offering services for both residential and commercial properties, the mobile brand does not have a physical storefront and operates projects through its website. • Opened May 9 • www.waterlooturf.com/houston

Relocations

11 Balmain Two years after opening its first Texas flagship at the River Oaks District in 2023, officials with the French luxury fashion brand announced in May that the boutique would be relocating to the Galleria mall this summer. The brand sells signature handbags, shoes, accessories and clothes. • Relocated late summer • 5085 Westheimer Road, Houston • https://us.balmain.com 12 Old Hickory Inn Barbecue The family-owned restaurant will relocate from its former South Braeswood Boulevard location to Hillcroft Street in spring 2026. The spot offers slow-smoked barbecue dishes such as brisket, pork and chicken, with sides and in-house dressings. • Relocating spring 2026 • 9601 Hillcroft Ave., Houston • www.ohibbq.com

What’s next

6 Body Fit Training The gym specializes in group fitness, including a combination of HIIT, cardio and weightlifting. According to the Texas Department of Licensing and Regulation, the new West University Place location is slated to start

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13 Huynh Restaurant Currently located downtown, the family-run Vietnamese restaurant will relocate to a new spot in Upper Kirby off of Richmond Avenue in late 2025 or early 2026. The menu offers fried rice, egg rolls and vermicelli noodles. • Relocating late 2025 • 2720 Richmond Ave., Houston • www.huynhrestauranthouston.com

Coming soon

Now open

Closings

14 Thai Village Restaurant The owners of this locally owned Thai and Asian food restaurant announced its closure in mid-May. The Rice Village staple operated for 35 years before shutting down. • Closed May 30 • 2512 Times Blvd., Houston • www.thaivillagehoustonrestaurant.com 15 Fig & Olive Restaurant officials announced the closure of all locations of the French Mediterranean restaurant in April, including the Galleria locale. The chain filed for Chapter 11 bankruptcy in 2020, citing financial challenges. • Closed April 27 • 5115 Westheimer Road, Ste. C2500, Houston • www.figandolive.com

16 Atomic Wings Jalal Kapadia, franchisee for Atomic Wings, announced in May that the restaurant will open a new location in the Texas Medical Center in late 2025. The place sells chicken wings and tenders paired with signature sauces and spice rubs. • Opening late 2025 • 8505 S. Main St., Houston • www.atomicwings.com

17 Perigold The first brick-and-mortar showroom opened in Houston in late June. The nearly 20,000 square foot showroom highlights luxury, high-end furniture, decor and designer brands in Highland Village. Design services and concierge support will also be available in-store. • Opened June 27 • 3920 Westheimer Road, Houston • www.perigold.com

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BELLAIRE - MEYERLAND - WEST UNIVERSITY EDITION

Government

BY MELISSA ENAJE & KEVIN VU

EPA awards Bellaire $3.1M to fund waterline projects Bellaire officials accepted the Environmental Protection Agency’s $3.18 million federal grant in early June to support a project to strengthen the city’s waterline infrastructure. Zooming in The project will replace 4.5 miles of waterline

Applications open for citizen police academy The West University Place Police Department started accepting applications June 9 for its first-ever citizen police academy to offer residents what it calls a “behind-the-scenes look” at how their local police department operates. The details A total of 12 community members will be selected from applications. Applicants must be at least 18 years old, live or work in West U and pass a background check. The free, eight-week program will run from July 31-Sept. 18 and meet once a week, Thursday evenings, from 6-8:30 p.m. at City Hall. Those selected will partake in classroom discussions, facility tours and hands-on demonstrations, according to city officials.

Project goals According to the grant agreement, Bellaire residents can expect to see benefits from the waterline replacement project, such as: Reduction in water loss due to leaks Enhanced water quality Increased system reliability Improved emergency response capability Reduced environmental impact Compliance with federal regulations

infrastructure throughout the city that has reached, or is nearing, the end of its useful service life, as well as replacing valves and fire hydrants, according to a June 2 Bellaire City Council agenda item. The funding comes from the Fiscal Years 2022 and 2023 Consolidated Appropriation Act, where members of Congress are allowed to request fund- ing for projects in their communities, according to previous Community Impact reporting. The city was awarded $782,000 and $2.4 million in 2022 and 2023, respectively. Next steps The full project is expected to cost $3.9 million,

SOURCES: BELLAIRE, U.S. ENVIRONMENTAL PROTECTION AGENCY/COMMUNITY IMPACT

according to the grant agreement. Bellaire will add $795,000 on top of the $3.18 million to meet the cost of the project, Megan Campbell, the city’s Capital Projects and Grants Manager, said. The project is fully designed, with a construc- tion bid anticipated in late summer. The project is anticipated to be complete by the end of 2026.

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Education

BY WESLEY GARDENER

Houston ISD extends state takeover by 2 years The Texas Education Agency is extending the state’s takeover of Houston ISD until June 2027, TEA Commissioner Mike Morath announced in a June 2 news release. The details The extension comes roughly two years after the TEA initiated the takeover in June 2023, which included the appointment of Superintendent Mike Miles and the district’s board of managers. According to the news release, the decision to extend the takeover is coming after TEA officials reviewed a comprehensive evaluation of the dis- trict’s progress since being taken over by the state. “Two years has not been enough time to fix district systems that were broken for decades,” Morath said. “The extension of this intervention will allow the district to build on its progress and achieve lasting success for students once the board

HISD approves $11.7M in teacher pay raises Houston ISD board managers adopted June 12 a roughly $2.12 billion budget for fiscal year 2025-26 that will slash spending by $54 million and fund $11.7 million in teacher pay raises. The details According to the adopted budget, starting in 2026, new teachers will earn a base salary of $70,000, while those with three or more years of experience will start at $74,000. The pay boost is a part of a new pay-for-performance system the district approved in April that will rank teachers into seven categories based on where they stand compared to others at the end of the school year. The 2025-26 school year will serve as the first evaluation for the new system, according to previous Community Impact coverage.

The path to state control 2015: House Bill 1842 passed, allowing the state to intervene in school districts with failing campuses. 2017: Senate Bill 1882 passed, allowing failing schools to partner with charters to avoid takeover.

2019: A state-appointed conservator prevented the HISD board from selecting a superintendent.

2023: The state officially took over Houston ISD and appointed a board of managers. 2025: Texas Education Agency officials file to extend the state takeover by two years. 2027: The current extension of the takeover is set to expire, unless further action is taken by the TEA.

SOURCES: HOUSTON ISD, TEXAS EDUCATION AGENCY, TEXAS LEGISLATURE/COMMUNITY IMPACT

transitions back to elected leadership.” Morath will provide a timeline for the district’s transition back to its elected trustees around June 1, 2027. TEA will then replace one-third of the appointed board with elected trustees every year until all nine elected trustees are seated.

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BELLAIRE - MEYERLAND - WEST UNIVERSITY EDITION

Transportation

BY CASSANDRA JENKINS & KEVIN VU

Bellaire temporarily installs 3 speed humps Bellaire installed three temporary speed humps on 5400 Braeburn Drive between Renwick Drive and Alder Drive for 180 days to attempt to slow down speeding traffic on the residential street, according to a June 2 Bellaire City Council meeting. The details The three rubber speed humps were installed in mid- June. After the 180 days are up, city staff will return to City Council to reevaluate whether a permanent installation is needed, said Travis Tanner, director of development services. According to the agenda item, the humps were placed along the street at specific locations identified by the Public Works Department and a traffic engineer. The cost of the installation was paid for by Cedar Street property owners, although an exact

West U completes Buffalo Speedway Paver Project

BRAEBURN DR.

In late October, West University officials approved a roughly $428,000 contract to Gulf Coast Pavers to repair hazardous crosswalks at four prominent locations in the city. About eight months later, the project was officially wrapped up. What we know According to an update on the project from the city, the contractor resolved all previously identified remediation items as of June 6, which included fixing shifting concrete blocks and uneven crosswalks at four intersections across Buffalo Speedway: Sunset Boulevard, Rice Boulevard, University Boulevard and West Holcombe Boulevard. The street is now fully reopened to traffic.

PINE ST.

amount was not available at press time. The background Nineteen out of 23 property owners on Braeburn Drive submitted a petition March 10, requesting that three speed humps be added to deter speeding, protect pedestrians and curb cut-through traffic on the block, which they say has seen a recent spike. The Bellaire Police Department placed a speed trailer on the block from April 2-21 and found that 12.6% of vehicles were considered to be speeding excessively, 5 mph over the 30 mph posted speed limit.

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Events

BY CASSANDRA JENKINS

comedy and mystery. Guests will be served with a full-plated dinner as they try to solve the mystery. • July 19, Aug. 2 & 9, 6-8:30 p.m. • $79.95 per ticket • 6633 Travis St., Houston • www.thedinnerdetective.com

July

T ango Ni ght Once a month, Happy Hour Friday at The Museum of Fine Arts, Houston features Tango Night. Guests can enjoy drinks with the local tango community, learn new moves and join in the dance. The museum also stays open late on Friday so that visitors can explore. • July 11, Aug. 1, 5-8:30 p.m. • $24 per ticket • 1001 Bissonnet St., Houston • www.mfah.org/calendar/tango-night Movie night in Helix Hall A family-friendly screening of “IF” will be hosted by TMC’s Helix Park. Guests are asked to arrive 10-15 minutes early. Concessions are available. Picnic blankets will be available for a $15 donation. All proceeds benefit the Texas Medical Center Foundation. • July 17, 6 p.m. • Free • 1885 Old Spanish Trail, Houston • www.helixpark.com/events The Dinner D etect ive This award-winning mystery dinner show at the Hilton Houston Plaza blends actors into the audience, filling the evening with unexpected twists, interactive

August

Tommy Terrific ’s W acky Magic This educational approach by the Harris County Public Library will encourage children to read through a blend of comedy and magic in a show all about having fun with books at the West University Branch Library. • Aug. 1, 4:30-5:30 p.m.

• Free, registration required • 6108 Auden St., Houston • https://hcpl.bibliocommons.com/events

Cardbo ard Boat Regatta The city of Bellaire will host its annual cardboard boat race in mid-July at the Aquatics Center. Participants can make boats using only cardboard and duct tape. Then, participants board their boats and race to the finish line. Awards will be given for race winners, as well as one for best costume and boat design. • July 17, 6 p.m. • Free • 7001 5th St., Bellaire • www.bellairetx.gov/1864/Cardboard-Boat-Regatta

Dive-In Movie Patrons for Bellaire Parks will celebrate the end of summer with a family dive-in movie night. Held at sundown at the Bellaire Town Square Aquatic Center, parents and children can watch a movie while floating in the pool. Admission includes the movie and a free pool noodle. • Aug. 7, 7-11 p.m. • $25 per ticket • 7001 5th St., Bellaire • www.bellaireparks.org/diveinmovie

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BELLAIRE - MEYERLAND - WEST UNIVERSITY EDITION

Business

BY MELISSA ENAJE

The oral shop’s signature collection includes pure Ecuadorian roses.

MELISSA ENAJECOMMUNITY IMPACT

Co-owners of Bloom & Box, Gustavo and Guillermo Zepeda, started their ower arrangement business in 2019.

MELISSA ENAJECOMMUNITY IMPACT

Couple behind Bloom and Box craft oral designs

Gustavo said his main focus with clients is customer service, quality and presentation to ensure every arrangement is fresh and long-last- ing, regardless of the client’s budget. “I’m going to make it as beautiful as I can,” he said. “I want to make sure the client is walking out with a very happy face.” A family aair Gustavo said he and his husband still work as a team to get the job done, just like they did when they rst started the business and had no experi- ence or background in the ower industry. “Flowers can change anything. Flowers can make your day much better. Flowers can bring people together,” Gustavo said.

Co-owners Gustavo and Guillermo Zepeda started their ower arrangement business in 2019. Combined with hard work, hustle and dedication, their creative dreams and visions ourished. By 2020, their small business outgrew its rst Houston location and they decided to relocate the Bloom and Box boutique ower shop down the street to West University Place. What’s special about it? Bloom and Box specializes in creating unique, made-to-order ower arrangements for various occasions, including weddings, holidays, bridal and baby showers. Each order comes with a greet- ing card and stationery for personalized messages, as well as care instructions.

Bloom & Box creates oral arrangements and gifts for special occasions like Valentine’s Day and weddings.

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Real estate Home Edition

BY MELISSA ENAJE

2025

Readers, welcome to the annual CI Home Edition! Rising costs of flood insurance, higher climate risks and changing expectations are reshaping what it means to live in Houston and Harris County. In this annual home edition, we analyze how the Federal Emergency Management Agency’s recent flood risk rating change affects flood insurance premiums across the region and what that means for high- risk neighborhoods like Bellaire and West University Place. This guide also dives into affordability trends using the latest real estate data and highlights how some residents are turning to a landscape technique called xeriscaping to combat heat and conserve water. A feature on a nonprofit that aids military, first responders and teachers with homeownership costs rounds out this annual special edition.

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What's inside

Learn more about the usefulness of using native plants (Page 12)

Read about the Hero Benefit Network (Page 13)

See what the median priced home is in Bellaire (Page 17)

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Livability, affordability threatened in Harris County by rising climate risks

Factors such as rising home prices, surging premiums and growing climate risks are reshaping how and where Harris County residents live. Key findings

More than 20% of all county housing units are in one of three major flood areas: floodways, the 100-year floodplain and the 500-year floodplain* 63 of 143 neighborhoods have lost population since 2018 in Greater Houston $15,000 on average is being added to home insurance costs brought upon by extreme weather events

Extreme weather and climate change are seeing ripple effects on neighborhood livability across Harris County, according to a June 17 report by Rice University’s Kinder Institute of Urban Research. Housing experts recommend data-driven infra- structure planning and accurate flood risk mapping to address climate risks across the county. “The risk is going to continue to grow, and it’s really on us to figure out and start to understand what we do with these spaces where we have so much infrastructure and economic investment and development in a place like Houston,” said Jeremy Porter, head of climate implications research at the nonprofit First Street. Porter said his work has translated into actionable insights in the housing space, including adding climate-risk scores to housing search websites so

buyers can understand how much risk could cost in the future. “It’s important for us to start to think about what are the smartest ways we can adapt to the risk we have today. But let’s future-proof it and build for what the climate is going to be like in 30 years,” Porter said. Digging deeper In fact, Harris County lost nearly 80 square miles, or more than 51,000 acres of green space, from 2014 to 2023, to developments, which could lead to more flood and heat risks, officials said. Taking precipi- tation into account is part of calculating flood risks, Porter said. “Climate correcting these authoritative pieces that drive things like infrastructure development, stormwater management, all of the infrastructure

*A 100-YEAR FLOODPLAIN HAS A 1% CHANCE OF BEING FLOODED IN ANY GIVEN YEAR, WHILE A 500-YEAR FLOODPLAIN HAS A 0.2% CHANCE. SOURCE: KINDER INSTITUTE FOR URBAN RESEARCH/COMMUNITY IMPACT

that is put into a city like Houston relies on [National Oceanic and Atmospheric Administration] Atlas 14 precipitation records,” Porter said. “We should be building infrastructure to not only address today’s risk but future risk, so it’s not outdated immediately as we build that.”

BELLAIRE - MEYERLAND - WEST UNIVERSITY EDITION

Real estate

Nonprofit

BY MELISSA ENAJE

BY CASSANDRA JENKINS

Xeriscaping helps minimize water usage Harris County’s native landscape plants Gardening experts say choosing native plants helps homeowners create a more sustainable and resilient landscape that benefits both their property and the local ecosystem.

Hero Benefits Network helps aid emergency service personnel with homeownership costs

Homeownership challenges Several factors have contributed to lower home ownership rates in the U.S., including high home prices and rising mortgage rates.

As city officials plan their routine water conser- vation outreach over the summer, homeowners looking for ways to lower their water usage can try xeriscaping on small portions of their yard, a form of landscaping that uses native, drought-tolerant plants that require less water. “Sometimes people think xeriscape design is removing all the green stuff in your yard and putting in rocks or cactuses,” Harris County Horticulture Agent Stephanie Gray said. “That’s not going to do very well in Houston because you’ll increase the potential for flooding by removing all the plants.” What residents should know Plants can help mitigate flooding by intercepting rainfall, facilitating soil absorption and preventing erosion, according to the U.S. Department of Agri- culture, especially native plants that do not require fertilizer and require less water than lawns. Gray recommends residents start xeriscaping in a smaller, more manageable section of their yard.

“It’s not just for the doctors and the detectives, but for the janitors to the head of the school, too,” Rushing said. “This program is for all the heroes who are serving or have served.” How it works The organization enrolls real estate agents to become certified with HBN, who then pledge to give back 30% of their earnings to the nonprofit on every commission. Mortgage and title partners can also participate in the program. According to the organization’s website, those served through the network typically receive $3,000-$10,000 in direct benefits, with $3,000- $5,000 given to those buying a home and $5,000 to $10,000 for relocation and moving expenses. The program is available for realtors to partic- ipate nationwide, with planned expansions for regional offices in the future, Rushing said.

The Hero Benefits Network was founded in 2023 by husband-and-wife duo Russell and Kerry Fitzpatrick, a pair that created the national nonprofit organization due to their deep ties with community-based roles. The overview The Hero Benefits Network is a nonprofit that raises money to aid employees and members of nine different categories with different costs often associated with buying or selling a home. For example, Regional Director Jimmy Rushing said funds can be used toward closing costs, buying down a mortgage, moving expenses, or a home purchase. The nine categories include law enforcement, firefighters, EMS, military and veterans, educa- tors, healthcare professionals, nonprofit workers, government employees and union members.

The average teacher can afford only 14.3% of homes for sale within commuting distance of their school. The homeownership rate for active- duty service members is 44% less than the general population. Nearly two-thirds of police officers indicated that housing costs are an obstacle to retention and recruiting. Only 17 out of 203 metro areas had median home prices low enough to be affordable for an EMT in 2022.

Bluebonnet: A plant that completes its life cycle within one growing season and then dies Fleabane: A drought-tolerant plant that grows low over an area of ground to protect the topsoil Texas sage: A plant that lives more than two

years and can be grown in the shade Yellow Bells: A shrub that can grow three to six feet tall

1. Good design 2. Soil analysis 3. Practical turf areas 4. Appropriate plant selection 5. Efficient irrigation 6. Use of organic mulch 7. Sustainable maintenance

7 tips for xeriscaping

SOURCES: URBAN INSTITUTE, TEXAS STATE AFFORDABLE HOUSING CORPORATION, POLICE1, HERO HOME PROGRAMS, UNITED STATES CENSUS BUREAU/COMMUNITY IMPACT

SOURCES: HORTICULTURE UNLIMITED, TEXAS A&M AGRILIFE EXTENSION/ COMMUNITY IMPACT

www.herobenefitsnetwork.org

PHOTOS COURTESY ADOBE STOCK

BUFFALO SPEEDWAY 9733 Buffalo Speedway (713) 838-7486

HOLCOMBE 2314 W Holcombe Blvd (713) 669-1722

WESLAYAN 3902 Bissonnet (713) 218-8144

Staying protected From the cover

Digging deeper

FEMA flood risk ratings Over 80% of Bellaire and West University properties are at risk of flooding over the next 30 years. 290 45 Moderate risk: 40 to 60 High risk: 60 to 100

Low risk: 0 to 40 A low, but meaningful flood risk

In the five ZIP codes covering Bellaire, Meyerland and West University Place, FEMA found all areas are at a relatively high risk for hurricane and riverine, or inland, flooding. However, a June housing report by Rice University’s Kinder Institute found that despite the higher risk, less than 25% of residential structures in Harris County have flood insurance, which is a separate policy not covered under homeowners insurance. FEMA fully integrated a new system in 2023 called Risk Rating 2.0. The new pricing method no longer uses individual flood zones to determine a home’s flood risk, but instead switched to multiple data points to calculate risk based on individual properties, according to the FEMA website. The new method considers factors such as: • Distance to flood sources • Building construction • First floor height • Prior claims The new change has led to some properties in neighborhoods like Bellaire and West U seeing either higher or lower flood risks and associated insurance costs. FEMA’s prior flood risk method calculated insurance premiums by placing residential homes into specific flood zones using the agency’s flood maps.

10 Flooding risk is either reduced with mitigation efforts, or communities experience shallow flooding

Properties are mandated to have flood insurance if mortgages are backed by the federal government

National Risk Index FEMA uses the National Risk Index to determine flood risk, which measures expected annual loss due to natural hazards, social vulnerability and community resilience. Occurs when rivers, streams or other waterways such as bayous overflow their banks into surrounding areas Riverine flooding risk Hurricane flooding risk Encompasses storm surge, wind-driven water, heavy rainfall and inland flooding

77005 99.3 93.4

610

77401 99.8 90.1

77030 99.8 99.2

610

77025 99 86.7

77096 99.9 93.8

288

SOURCES: FEDERAL EMERGENCY MANAGEMENT AGENCY, FIRST STREET/COMMUNITY IMPACT

Harris County nonrenewal home insurance rates Throughout the Greater Houston area, more homeowners have chosen to opt out of renewing their home insurance policies year over year since 2021. 0% 0.5% 1% 1.5%

Put in perspective

Explained

Jeremy Porter, who heads climate research for the nonprofit First Street Foundation, which leverages scientific models and methods to communicate flood risks throughout the country, said many homeowners are going without flood insurance due to higher costs or lack of knowledge. “FEMA doesn’t map heavy precipitation, and heavy precipitation risk is one of the driving causes of flooding that we’ve seen across the country,” Porter said. “We’re seeing that when people get mortgages, they’re not being told by their banks that they need to have flood insurance.” Dick Yehle, a former West U City Council member, has flood insurance and has lived in two different homes during his 35-year tenure as a resident, including his current home, which he said is not far from Poor Farm Ditch. He said his flood insurance rate has slightly decreased over the years, although he believes the rates are at the “mercy of FEMA and the floodplains.” The Kinder Institute report also found that

Texas Department of Insurance data shows that home insurance policies in Harris County, as of 2023, averaged $3,325, a 43% increase since 2015. Housing experts also estimated that premi- ums rose in 2023 by 75% to $1,336 per year. Despite the higher costs, city officials from both Bellaire and West U encourage residents to purchase flood insurance and take advantage of FEMA’s Community Rating System, a voluntary incentive program both cities participate in that allows homeowners to receive a 15% reduction in flood insurance premiums based on their class. FEMA determines a community class on a scale of 1 to 10 based on a points system awarded for regulations that exceed minimum National Flood Insurance Program requirements and documented floodplain management activities. “We have a rating of 7 and thus a 15% flood insurance discount,” said Travis Tanner, Bellaire’s director of development services. “This comes from enforcing regulations. Having and enforcing our higher standards in Bellaire gets us points, reducing the residents’ flood insurance costs.”

2018 2019 2020 2021 2022 2023

0.99%

0.65%

0.55%

0.88% 0.91%

1.05%

SOURCE: U.S. SENATE COMMITTEE ON THE BUDGET/COMMUNITY IMPACT

two-thirds of Harris County residents had difficulty paying for housing in the past 12 months. More than 50% cited insurance costs as one factor. Zack Liu, a finance professor at the University of Houston’s C.T. Bauer College of Business, said both home and flood insurance premiums have gone up in recent years. “Flood insurance premiums have gone up to reflect, essentially, better information that they have about our houses,” Liu said.

COMMUNITYIMPACT.COM

BY MELISSA ENAJE

Going forward

The context

Poor Farm Ditch

Project scope: increase stormwater capacity to keep flood waters at bay Status: in design phase Cost: $31.3 million Funding sources: cities of West University, Southside Place; Harris County Flood Control District; federal funding

Poor Farm Ditch

West U and Bellaire have recently invested in flood mitigation projects to reduce the chance of flooding that might cause higher flood insurance rates, including the Cypress Ditch project in Bel- laire and the Poor Farm Ditch project in West U. “Drainage and disasters are things that don’t stop at the city limits,” Tanner said. “They affect everybody and everything. But we’re doing every- thing we can within our city limits and then some to try to mitigate that. It’s a big priority in Bellaire.” Construction on the Cypress Ditch improvement project is anticipated to begin in the fall and last for two years, according to project documents. Meanwhile, Poor Farm Ditch in the Brays Bayou watershed is being rehabilitated by the Harris County Flood Control District to address the integ- rity of its concrete channel lining. As of a June 9 city announcement, HCFCD and its contractors continued maintenance improvements between University Boulevard and Bissonnet Street.

FEMA recently postponed the release of new flood maps from spring 2025 to early 2026. However, homeowners can still use free online tools at www.floodsmart.gov to find flood insurance, to see if they qualify for a policy price reduction and to find their area risk levels. Homeowners can also explore other ways to cut insurance costs, according to finance experts.

HOLCOMBE BLVD.

N. BRAESWOOD BLVD.

BRAYS BAYOU

Cypress Ditch

What homeowners should know

Project scope: increase channel capacity and construct new surface detention Status: construction to start by fall 2025 Cost: $110 million Funding sources: city of Bellaire; Harris County Flood Control District; federal funding

Invest in flood mitigation measures, including improving drainage around property, installing flood barriers or waterproofing systems. Shop around for insurance and compare quotes from multiple providers. Look for bundling discounts. Maintain your home and update older plumbing and electrical systems, which could improve a home’s resilience to weather events.

610

Cypress Ditch

BEECHNUT S

BRAYS BAYOU

SOURCES: BELLAIRE, WEST UNIVERSITY PLACE, HARRIS COUNTY FLOOD CONTROL DISTRICT/COMMUNITY IMPACT

SOURCE: ZACK LIU, UNIVERSITY OF HOUSTON/COMMUNITY IMPACT

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Real estate

BY CASSANDRA JENKINS & LIZZY SPANGLER

During the first three months of 2025, only 5% of Bellaire and 3% of West University households could afford to buy a median- priced home, according to the Houston Association of Realtors’ Q1 Housing and Rental Affordability Report released May 8. In the first quarter of 2025, the median price of a home in the Bellaire area was $1.4 million and $1.8 million in West U, respectively, according to the report. In Harris County, the median price was $325,000, which 34% of households could afford as they made the minimum qualifying annual income of $100,400. 5% of Bellaire households able to buy a home

Zooming out

Housing affordability, Q1 2025

Median home price Median qualifying income Percent change from Q1 2024 to Q1 2025 Houston metro

In the Greater Houston area, 40% of Houston-area households could afford to buy a median-priced home in the first quarter of 2025, according to the report. The median price of a home in the Houston area was $337,400, and households needed to make $95,200 to be able to afford that. Statewide, 40% of households could afford a median-priced home, with households needing to make $94,400 a year to purchase a $334,900 house, according to the report. “What we’ve seen in the early part of 2025 shows a degree of stability in the Houston housing market, which is encouraging news for prospective homebuyers,” HAR Chair Shae Cottar said via news release. “However, with ongoing economic uncertainty, some people are exercising greater caution in their purchasing decisions, including when it comes to buying a home.”

+1.7% +0.98%

$337,400

$95,200

Bellaire

+27.4% +30.03%

$1,399,500

$404,000

West University Place* N/A N/A

$1,792,000

$510,000

City of Houston

-1.2% +7.85%

$345,000

$102,000

Harris County +0.96% +0.4%

$325,000

$100,400

*PERCENTAGES WERE NOT AVAILABLE DUE TO THE MINIMUM 25 TRANSACTION THRESHOLD NOT BEING MET FOR Q1 OF 2024.

SOURCE: HOUSTON ASSOCIATION OF REALTORS’ Q1 HOUSING AND RENTAL AFFORDABILITY REPORT/COMMUNITY IMPACT

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BELLAIRE - MEYERLAND - WEST UNIVERSITY EDITION

Real estate

The number of homes sold in May was down in all but one ZIP code. The West University Place neighborhood saw a positive 35% increase in 2025 compared to last year. Residential market data

Number of homes sold

May 2024

May 2025

+35.71%

-50%

-11.11%

-15.15%

-13.04%

77005

77025

77030

77096

77401

77005

Median home sales price

77401

77030

May

2024

2025

77025

$1,860,111 $557,000 $832,000 $458,500 $1,070,000

$1,700,000 $625,000 $924,500 $439,000 $1,457,500

77005

610

77025

77096

288

77030

77096

77401

MARKET DATA PROVIDED BY

Average days on market +34.09%

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+ 9.62%

+44.91%

-19.71%

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of Texans take action after reading Community Impact—and 76% say our ads help them discover new products and services. 83% 77030 77096 77401

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77025

NOTE: DATA INCLUDES SINGLEFAMILY HOMES, TOWNHOMES AND CONDOMINIUMS

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