Spring - Klein Edition | May 2026

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Spring Klein Edition VOLUME 17, ISSUE 9 MAY 9JUNE 8, 2026

Brought to you by our premium gold sponsor: 2026 Home Edition

BY SARAH BRAGER FEMA floodplain areas Homeowners with a federally backed mortgage in the 100-year oodplain are required to obtain ood insurance, but Harris County leaders recommend all residents protect their homes. A oodplain is the low-lying area where ooding is a common occurrence, however a oodway is the space where rapid, high oodwaters will accumulate within a oodplain. Navigating flood protection Key: 1% (100-year) oodway 0.2% (500-year) oodplain 1% (100-year) oodplain Low risk

Current ood maps (released 2007)

Draft ood maps (released 2026)

99 TOLL

Spring

2920

SPRING CYPRESS RD.

STUEBNER AIRLINE RD.

Klein

1960

SOURCE: HARRIS COUNTY FLOOD CONTROL DISTRICT COMMUNITY IMPACT 68% of structural damages reported during Hurricane Harvey were located outside of the 100-year oodplain.

249

SOURCE: MODELING, ASSESSMENT AND AWARENESS PROJECT MAAPNEXTCOMMUNITY IMPACT

Also in this issue

Impacts: Read about the newest Trader Joe’s location coming to Spring (Page 7)

Dining: Check out where to get crawsh across Spring and Klein this season (Page 16)

Real estate: Learn about key signs of pest issues around your home (Page 18)

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Market leaders & metro team

Reporters Jovanna Aguilar Ella Barnes Sarah Brager Bradley Dountz Wesley Gardner Cole Gee Rachel Leland

Emily Lincke Roo Moody

Kim Giannetti General Manager kgiannetti@ communityimpact.com

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SPRING - KLEIN EDITION

Impacts

2 Haus of Innergy Haus of Innergy offers a variety of group fitness classes, including Rhythmic Indoor Cycling, Fit Camp Bootcamp, Xtreme Hip-Hop Step and Beats & Burn. • Opened April 25 • 727 E. Louetta Road, Ste. 130, Spring • www.hausofinnergy.com 3 JF Boutique JF Boutique offers a variety of jewelry, clothing and accessories for women and children in Old Town Spring. JF Boutique also provides faith-based gifts such as bible verse bookmarks, mugs and other containers. • Opened April 16 • 130 Main St., Spring • www.myjfboutique.com 4 JuiceLand JuiceLand provides a variety of beverages and smoothie bowls made with fruits, vegetables and inclusions such as yerba mate and guayusa. The new shop will offer JuiceLand’s full smoothie and juice menu, according to the business website. • Opened April 8 • 10115 Louetta Road, Ste. 200, Houston • www.juiceland.com 5 Punk’s Tacos and Bao With menu items ranging from tacos, steamed buns and rice bowls, the eatery focuses on offering creative dishes including side dishes such as Tejano fried rice and spicy Korean Buldak noodles. • Opened April 28 • 523 E. Louetta Road, Ste. E, Spring • www.punkstacosandbao.com

IMPERIAL PROMENADE DR.

RILEY FUZZEL RD.

99 TOLL

2920

T BLVD.

249

N. ELDRIDGE PKWY.

PEAKWOOD DR.

249

1960

VINTAGE PARK BLVD.

BAMMEL NORTH HOUSTON RD.

SP E AR S R D.

Coming soon

MAP NOT TO SCALE

GEARS RD.

6 Honor Society Coffee Co. Honor Society Coffee Co. has announced plans to open a second location in the Spring area. Per the website, the company provides a variety of iced and hot coffees. • Opening August 2026 • 6820 FM 2920, Ste. 100, Spring • www.honorsocietyklein.com

eyeliners, according to business officials. • Opened April 12 • 3934 FM 1960 W., Houston • Facebook: Browtique Beauty & Health Academy

Now open

1 Browtique Beauty & Health Academy The beauty studio is now offering a variety of microblading services, lash lifts, facials and permanent

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BY JESSICA SHORTEN

11 Fidelity Garden Center Under the new name, Fidelity Garden Center will continue to be a family operated business with owner Brian Flaherty, his wife Nancie Flaherty as the gift shop manager and their daughter Melanie Kerner and her husband Saylem Kerner as assistant managers. • Reopening May 16 • 6610 Louetta Road, Spring • www.fidelitygardencenter.com 12 Hope Center Houston Per the website, the organization offers food services, dental care, hair services and medical services amongst other services for people experiencing homelessness.

What’s next PERMITS FILED WITH THE TEXAS

DEPARTMENT OF LICENSING AND REGULATION

Coming soon

7 Airway Dentists Dental office Airway Dentists filed to open a new office in Spring according to TDLR. The facility will provide a variety of dental services including general cleanings. • Opening TBD • 4960 Riley Fuzzel Road, Ste. 100, Spring • www.theairwaydentists.com

Relocations

8 The Engagement Boutique According to their website, The Engagement Boutique offers a selection of items that brides might need for a stress free engagement season, such as dresses, jewelry, pajamas and stationery. • Relocated April 18 9 Prohibition Texas The Prohibition era-inspired cocktail bar and eatery is now back in business following a relocation into a bigger space in Old Town Spring. The new space features an expanded bar, a larger dining area and additional menu options. • Reopened April 16 • 118 Midway St., Spring • www.prohibitiontexas.com • 24527 Gosling Road, Ste. J105, Spring • www.theengagementboutique.com

• Celebrating 10 years in May • 821 Peakwood Drive, Houston • www.hopecenterhouston.org

16 Trader Joe’s Trader Joe’s is a national grocery store chain known for their lack of outside branded items in their stores, according to their website. There are currently eight operating Trader Joe’s scattered throughout the Houston area, but this will be the

13 Southern Jerks HTX Serving rotating weekly specials, Southern Jerks HTX offers fried chicken wings and tenders with jerk chili sauce, per the menu. The eatery also serves a Jerk Burger, Jerks’ Chicken Sandwich and loaded fries.

first Spring location. • Opening date TBD • 21364 Kuykendahl Road, Spring • www.traderjoes.com

• 2950 Gears Road, Houston • Instagram: southernjerkshtx

14 Terlinguas Tex Mex & Kitchen Officials said the eatery rebranded from Terlinguas Tex- Mex Garage to Terlinguas Tex Mex & Kitchen. • 16000 Stuebner Airline Road, Ste. M., Spring • Facebook: Terlinguas Tex Mex & Kitchen

17 Painted Tree Boutique Painted Tree Boutiques hosted a number of locally owned boutique shops under one roof. The shops specialized in selling home decor, clothing, jewelry and more, according to the company’s website. • Closed April 14 • 5407 Cypress Creek Parkway, Houston • www.paintedtree.com 18 Starbucks Starbucks officials confirmed the location’s closure in late March. However, the company does have additional locations around the area. • Closed March 29 • 7724 Louetta Road, Spring • www.starbucks.com

Closings

In the news

15 Las Mañanitas Mexican Restaurant Three other locations of the Mexican restaurant are still open for business across the Houston area. Family- owned and operated, Las Mañanitas serves authentic Mexican and Tex-Mex inspired cuisine. • Closed Spring 2026 • 8921 Louetta Road, Ste. 200, Spring • www.lasmananitasmexicanrestaurant.com

10 Cafe Ninda Staff said the former Bake Me Happy bakery recipes and employee team will not change, but the new name allows them to highlight “a more elevated coffee experience” alongside their pastry selection. • Rebranded March 31 • 24441 Hwy. 249, Tomball • www.cafeninda.com

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Government

BY SARAH BRAGER

Flood Control faces tight timeline for CDBG projects In an April 16 update to Commissioners Court, Harris County Flood Control District Executive Director Tina Petersen shared the status of local ood projects funded with Community Devel- opment Block Grants for disaster recovery and mitigation, also known as CDBGDR and CDBGMIT. What you need to know HCFCD must spend all CDBGDR funding by February 2027 and CDBGMIT funding by March 2028 as required by the Texas General Land Oce. However, about half of the CDBG projects are still in the design phase as of April 1, per the report. While HCFCD has progressed since its last update in March, ocials expressed dissatisfaction with the information provided. Precinct 3 Commissioner Tom Ramsey called for HCFCD to provide monthly reports with more specic details starting in May.

Pct. 3 funds low-cost spay, neuter services Harris County Precinct 3 partnered with animal welfare non-prot PetSet to create a mobile clinic oering low-cost spay and neuter services, Commissioner Tom Ramsey announced April 28. Two-minute impact For $20, pets can be spayed/neutered, microchipped and vaccinated. Ramsey said initiative aims to reduce unincorporated Harris County’s high stray animal population. Mobile clinic Spring-area locations • May 22-24: John Pundt Park, 4129 Spring Creek Dr. • May 29-June 1, June 12-15: Cactus Jack Cagle Community Center, 709 Riley Fuzzel Rd.

Harris County CDBG funding breakdown

Community Development Block Grants are for disaster recovery and mitigation.

CDBG-DR CDBG-MIT

$322M $750M

Total grant funding

Feb. 28, 2027

March 31, 2028

Current program deadline HCFCD projects funded

According to a May 1 update, only 11 of 28 CDBG projects are on track to be “substantially complete” before the funding deadlines. The new reports include: Estimated design completion dates Estimated construction start dates and actual start, if applicable Total construction duration in calendar days Total budget for the projects Total project bid amounts Amount spent to date Any project delays

Learn more about registration at www.pct3.com/petservices

SOURCE: HARRIS COUNTY FLOOD CONTROL DISTRICTCOMMUNITY IMPACT

SOURCE: HARRIS COUNTY PRECINCT 3COMMUNITY IMPACT

Abbie Kamin appointed Harris County attorney Houston City Council member Abbie Kamin will serve as Harris County attorney eective June 15 after Commissioners Court approved her appoint- ment April 16 in a 3-2 vote.

Dates to know

• March 3: Kamin secures Democratic nomination for county attorney • May 16: Runoff election for Houston City Council District C • Nov. 3: Election Day • Dec. 31: End of Fombonne’s unexpired term 2026 • Jan. 1: Winner of Nov. 3 election takes ofice 2027 • Dec. 31: End of Menefee’s unexpired term 2028

What happened Commissioner Tom Ramsey and County Judge Lina Hidalgo disagreed with appointing Kamin, who is the Democratic nominee on the Nov. 3 ballot, ahead of results in November. Kamin replaces County Attorney Jonathan Fombonne, who was appointed to ll now-U.S. Rep. Christian Menefee’s place while he ran for Congress.

“I commit to each of you, to every department, to every employee and, above all, to the residents of Harris County, that I will work hard every single day to defend and protect our county and communi- ties,” Kamin said during the meeting.

SOURCE: HARRIS COUNTYCOMMUNITY IMPACT

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Education

BY ELLA BARNES & EMILY LINCKE

$20M surplus projected for KISD’s 202526 budget A $20 million surplus is projected for Klein ISD’s scal year 2025-26 budget, Chief Financial Ocer Daniel Schaefer said at the April 20 workshop. The overview Schaefer said the FY 2025-26 surplus will be put toward next scal year’s expected expenses of $20 million to balance out the two year cycle. This would put the district’s fund balance at $235.6 million for the next legislative session. Having a balanced budget created stability within the district, Schaefer said, allowing time to look into new ways of generating revenue and reducing expenses within the district’s control. Several factors could still aect the FY 2026-27 general budget before it is presented to the district on June 8, including an estimated 2% property value growth. However, the district won’t receive the ocial preliminary number until April 30.

Lone Star College hosting graduations Graduates of Lone Star College System’s fall, spring and summer courses for the 2025-26 school year will receive diplomas at ceremonies to be held May 9-16, according to a May 4 news release from the college system.

Consumer Price Index increases since 2019 Despite funding increases, district buying power still falls below the CPI. U.S. Texas

$400

$321.94

$255.66

$300

$290.73

$200

$233.37

$100

2019 2020 2021 2022 2023 2024 2025

Dates to know

LSC-University Park May 15, 9 a.m. Berry Center,

Potential impacts of the FY 2026-27 budget include: • $900,000 for increased fuel costs from buses • $266,000 in Career and Technical Education certiication funding from the state

8877 Barker Cypress Road, Cypress www.lonestar.edu/upcommencement LSC-Online May 15, 3 p.m. LSC-University Park Visual and Performing Arts Center, 11144 Compaq Center W. Drive, Houston www.lonestar.edu/lsc-online/online- graduation

Plans to increase revenue include:

Increasing student enrollment and retainment

Improving attendance rates

NOTE: 2025 DATA DOES NOT INCLUDE OCTOBER. SOURCE: KLEIN ISDCOMMUNITY IMPACT

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SPRING KLEIN EDITION

Transportation

Upcoming projects

HUFSMITH RD.

AUGUSTA PINES DR.

1 Gosling Road at West Rayford traffic signal

99 TOLL

KUYKENDAHL RD.

2978

Old Town Spring

HUFSMITH RD.

STUEBNER AIRLINE RD.

Project: This project will modify the existing signal with a new mast-arm traffic signal to improve traffic flow and safety along Gosling Road. The Harris County Precinct 3 Commissioner’s Office is overseeing the design work. Update: Design work is underway for a potential light at the intersection of Gosling Road and West Rayford Road. • Timeline: Early 2027 • Cost: TBD • Funding source: Harris County Precinct 3, Texas Department of Transportation 2 Hufsmith Road intersection improvements Project: This will make improvements to the intersections of Hufsmith Road at A Kuykendahl Road, B Stuebner Airline Road and FM 2978. Update: This project is now in the design phase for future planning and construction.

2920

Klein

T.C. JESTER BLVD.

CHAMPION FOREST DR.

249

CUTTEN RD.

STUEBNER AIRLINE RD.

FALBA RD.

• Timeline: TBD • Cost: $36,645 • Funding source: Harris County Precinct 3

249

HARGRAVE RD.

BAVARIA DR.

CYPRESS CREEK

CUTTEN RD.

MAP NOT TO SCALE N

1960

BAMMEL NORTH HOUSTON RD.

SP E AR S R D.

RIDGE HOLLOW DR.

WILLOWBROOK MALL

COMMUNITYIMPACT.COM

BY JESSICA SHORTEN

3 Cutten Road extension Project: Harris County Precinct 3 officials said this project will construct a four-lane boulevard from Bavaria Drive to Cossey Road. Update: Officials said they are now in the design phase to understand the scope of the project. • Timeline: TBD • Cost: TBD • Funding source: Harris County Precinct 3

• Timeline: estimated completion in April 2026 • Cost: $1.4 million • Funding source: Harris County Precinct 3 6 Stuebner Airline bridge repairs Project: This project will repair the bridge portion of Stuebner Airline Road over Cypress Creek near Cypresswood Drive. Update: Work has begun on the bridge repair along Stuebner Airline. • Timeline: December 2025-April 2026 • Cost: $900,000 • Funding source: Harris County Precinct 3 7 Spring Cypress Road and Louetta Road asphalt rehabilitation Project: This project will rehabilitate asphalt on Spring Cypress Road, from A west of Stuebner Airline to east of T.C. Jester Blvd. and B Louetta Road, from Old Louetta to east of Champion Forest Drive. Update: Work is underway on the project. • Timeline: estimated completion early April 2026 • Cost: $6.5 million • Funding source: Harris County Precinct 3

Completed project

Ongoing projects

4 Louetta Road asphalt rehabilitation Project: This project will allow for the asphalt rehabilitation of Louetta Road from Champion Forest Drive to Holzwarth Road. Update: Asphalt work is nearly complete and striping is underway. • Timeline: February-May 2026 • Cost: $539,909 • Funding source: Harris County Precinct 3 5 Hargrave Road asphalt rehabilitation Project: This project will allow for asphalt rehabilitation on Hargrave Road from Hwy. 249 to Falba Road. Update: Work is underway to make asphalt improvements along Hargrave Road.

8 Spring Stuebner Road expansion Project: This project will expand Spring Stuebner Road from two to four lanes from west of Leitner Lane to the Grand Parkway. Existing drainage and traffic signals will also be improved and added as needed. Update: Precinct 3 officials said construction on this project is expected to take roughly one year to complete. • Timeline: Second quarter 2026 • Cost: $8.1 million • Funding source: Harris County Precinct 3

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SPRING - KLEIN EDITION

Events

dancing, giveaways and brightly colored foam to play in. • June 1, 10:30 a.m.-12:30 p.m. • Free

• Free • 18334 Stuebner Airline Road, Spring • www.harriscountyesd11.gov

May

Pop Up Gallery Market Join a number of artisans and craft makers at a pop up market hosted by City Place. Guests will be able to browse a number of booths with a variety of items for sale. • May 16, 11 a.m.-2 p.m. • Free (admission) • City Place Plaza, 1250 Lake Plaza Drive, Spring • www.cityplacenow.com ‘The Complete Works of William Shake- speare: Abridged. And Revised. Again’ Stageworks will have their final showing of the William Shakespeare parody play written by Adam Long, Daniel Singer, Jess Winfield, with new revisions by Daniel Singer and Jess Winfield. • May 17, 2 p.m. • $32 to $47 • Stageworks, 10760 Grant Road, Cypress • www.stageworkshouston.org HCESD 11 Blood Drive Appointments are preferred, but walk-ins are welcome for Harris County ESD 11’s blood drive. Residents can give plasma, platelets and whole blood for those in need. • May 25, 8:30 a.m.-noon.

• 6817 Cypresswood Drive, Spring • www.hcpl.bibliocommons.com

Roadway7 live music at MB Speakeasy in Old Town Spring Roadway7 is a five piece alternative jam project based in New Orleans, according to their Instagram account. • May 30, 3-6 p.m. • Free (entry) Paint ‘n’ Sip with Tina Elixir Lounge Kava Bar is holding a paint and sip event for the community to enjoy a night of kava drinks while creating art. • May 30, 5-10 p.m. • Free • 206 Main St, Spring • www.elixirloungekavabar.com • MB Speakeasy, 417A Gentry St., Spring • www.oldtownspringlivemusic.com

Ribbon Cutting: Pearl Fincher Museum of Fine Arts - Summer Exhibition The Summer exhibitions Chromatica: A World in Color and Fragments, Remnants, and Remains will be on view from June 13 until Sept. 5.

• June 18, 4-5 p.m. • Free (admission) • Pearl Fincher Museum of Fine Arts, 6815 Cypresswood Drive, Spring • www.pearlmfa.org

Author Talk with Steven Weinberg Attendees can join writer, illustrator and painter Steven Weinberg for an engaging talk on how color shapes the way people see and experience the world. • June 19, 7-8:30 p.m. • Free • Pearl Fincher Museum of Fine Arts, 6815 Cypresswood Drive, Spring • www.pearlmfa.org

June

Summer Kick-Off Foam Party at Barbara Bush Kick off the summer with a foam party at the Barbara Bush Branch Library. The event will feature music,

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Summertime Tea Party Children 3 years old and older are asked to wear their favorite summertime attire and join Vicki Michelle for an afternoon filled with manners, photos, sandwiches, fruit, cheese, petit fours and tea. • June 15, 11:30 a.m.-12:30 p.m. • $30 (admission) • Vicki Michelle, 17315 Stuebner Airline, Spring • www.vickimichelle.net

‘Big Bad Voodoo Daddy’ Cypress Creek Face is presenting ‘Big Bad Voodoo Daddy’, a 33 year old band that performs a vibrant fusion of the classic American sounds of jazz, swing, and dixieland.

• May 30, 7:30 p.m. • $35-$75 (admission) • 6450 Louetta Road, Ste. 200, Spring • www.cypresscreekface.org

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SPRING - KLEIN EDITION

Dining

the Spring-Klein area. This list is not comprehensive. Crawfish guide

As peak crawfish season comes to an end, here are a few places offering crawfish in

Spring

242 Pub & Grill Price per pound: $5.99 (dine-in), $6.99 (to-go) Seasoning options: spicy, garlic • 6062 FM 2920, Spring • www.242pub.com

Bleu Oyster Bar and Seafood Price per pound: $8.99 Seasoning options: dry Cajun, spicy garlic wet rub, lemon • 9305 Spring Cypress Road, Ste. 101, Spring • www.bleuoysterbarandseafood.com

Bluewater Seafood Price per pound: $10.99 Seasoning options: Original, spicy, spicy garlic, lemon pepper, Bluewater OG • 4921 FM 2920, Spring • www.bluewaterseafoodonline.com

BY JOVANNA AGUILAR

Spring

Houston

Brother’s Seafood Price per pound: $20.99 (2 lbs), $28.99 (3 lbs) Seasoning options: garlic butter, garlic, Cajun, spicy • 523 E. Louetta Road, Ste. D, Spring • 281-651-5664

Mak’s Place Sports Bar & Grill Price per pound: $7.99 Seasoning options: garlic parmesan, spicy garlic

Rockfish Seafood & Grill Price per pound : $8.99 Seasoning options: regular, garlic, butter, Cajun butter • 5500 FM 1960 Road W, Houston • www.rockfish.com

• 5200 Louetta Road, Spring • www.makssportsbar.com

Real estate

BY JESSICA SHORTEN

Home Edition

2026

Readers, welcome to your annual Home Edition! With preliminary data showing the oodplains and oodways expanding across northwest Houston, this edition takes a look at what this means for homeowners. With many homeowners now potentially needing to invest in ood insurance, we look at how rates are changing as well as providing tips to start your search. This issue also features a Q&A with Rene Galvan, the new CEO and President of Houston Association of Realtors. Closing out this year’s edition, we talk with a local HVAC business which focuses on providing residential and commercial services across the Greater Houston region.

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What's inside

See how Air of Houston is serving the Spring area (Page 23)

See how Texas has some of the highest home insurance costs (Page 24)

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How Harris County homeowners can keeps pests out he recommends individuals do work with pest control professionals if they suspect infestations. What residents need to know Pesky pests

No matter the season, pests such as insects, rodents and more can become a major problem for homeowners. However, there are a number of steps residents can take to protect their homes. The breakdown On top of insect-based pests, Houston homes are also vulnerable to rodents such as rats, mice and snakes. The Houston area is also seeing a resurgence in bed bugs according to a TAMU report. “They’re showing up everywhere—hotels, theaters, aircraft, buses, trains,” said Robert Puckett, Texas A&M AgriLife Extension Service entomologist and associate professor. “Unfortunately, you’ve probably been around bed bugs before and just didn’t know it.” While mosquitoes and cockroaches are more seasonal pests that breed and are most active in summer months; several pest species, such as ants and ies, can be year round issues. Puckett said

According to the Texas A&M AgriLife Extension Service, the most common pests aecting homeowners in southeast Texas include:

Cypress Creek Pest Control provides a variety of pest control services across Harris County, and said the biggest point of concern in a home is the kitchen and any rooms with a faucet. “Pests are attracted to water and need it to survive,” a Cypress Creek Pest Control spokesperson said. “Sealing leaky faucets is a quick x that will keep spiders, roaches and even small rodents away.” CCPC also recommends homeowners keep trees and shrubs trimmed, as mice and rats only need a quarter to a half inch of space to enter a home. “Tree branches that help to shade your home also act as a walkway to ants entering your home,” the company recommends. “Small holes from utility lines may be just enough space for an outdoor rodent to get in.”

Ants

Cockroaches

Fruit and drain ies

Termites

Wasps

To help prevent pests, homeowners should:

Perimeter pesticide treatments quarterly Ensure shrubs and trees are trimmed Avoid keeping dishes in sink for long periods Wipe surfaces with a 1:1 vinegar and water solution

SOURCE: TEXAS A&M AGRILIFE EXTENSION SERVICECOMMUNITY IMPACT

COMMUNITYIMPACT.COM

Real estate

BY LIZZY SPANGLER

HAR CEO, President René Galvan discusses the organization, Houston’s real estate market

René Galvan was appointed the new CEO and president of the Houston Association of Realtors in February, as previously reported. Galvan succeeded Bob Hale, who retired Jan. 31. In an interview, Galvan discussed his background, what HAR does and the real estate market in the Greater Houston area. What do your responsibilities entail as the president and CEO of the Houston Association of Realtors? As president and CEO, I work with our board of directors to set the strategic vision for the organi- zation as well as promote engagement with our members and the community we serve. Broadly speaking, what does the Houston Association of Realtors do, and how do Realtors and buyers interact with HAR? HAR is here to support real estate profession- als and, in turn, help consumers navigate the homebuying and selling process. For Realtors, HAR provides tools, data and other resources they need to do their jobs effectively. This also includes access to market data, education, technology and advocacy at the local, state and national levels. For consumers, we are best known for HAR.com—the place most people in our market go to search for homes online. HAR.com is the top home search site in the Greater Houston area. Buyers and sellers can search for homes, explore neighborhoods and connect directly with a Realtor. It really all connects. Most buyers start their search on HAR.com, and when they’re ready, they connect with a Realtor who helps guide them every step of the way. When it comes to the housing market in the Greater Houston area, what trends are you seeing? The Houston market continues to find its balance. Inventory is expanding, which means buyers have more options, and we’re seeing home prices level out in many areas. Homes are also taking a bit longer to sell. That’s giving buyers more time to make decisions and bringing negotiations back into play. Even with some interest rate volatility, activity remains steady. Overall, it’s a healthier, more normalized market, and that’s a good thing for both buyers and sellers. Houston has largely returned to pre-pandemic levels, while many major metros across the country are still working toward that same stability.

Where has the most growth in single-family homes occurred in the Houston metro? We're seeing the most growth in suburban com- munities, especially those with new construction and home prices below the Houston-area average. These more attainable price points are a big draw for buyers looking to enter the market. What factors, economic or otherwise, do you see affecting the Houston housing market? Affordability continues to be the biggest factor shaping our market, as well as the U.S. housing market overall. Here in Houston, there’s steady demand, but many buyers are feeling the impact of volatile mortgage rates, which directly affects what they can comfortably afford each month. There’s also the rising cost of homeowners insurance. It’s no longer just about the home price. Buyers need to look at the full monthly cost of ownership, and insurance premiums can vary sig- nificantly depending on location and risk factors. Can you speak to the near future of the Houston housing market? What do you see happening? I believe we’ll continue to see a more nor- malized market. That said, there are still some external factors that we need to watch. Mortgage rates have been volatile in recent weeks, and that’s largely tied to broader economic conditions, including inflation and geopolitical issues, such as the ongoing conflict involving Iran. We’ve already seen how that kind of instability can push rates higher and impact consumer confidence. The good news for Houston is that we tend to be more resilient than many markets. With regard to HAR, can you speak to any plans or goals you have in mind as you begin your tenure as president and CEO? HAR is already in a really strong place. Bob Hale built an incredible foundation over 37 years, and I’m excited to build on that while making sure we’re always supporting our members. My focus is on continuing to deliver real value through technology, data, education and advo- cacy. HAR has always been a leader in technology and innovation, and we want to continue pushing forward in that space, especially as [artificial intelligence] and new digital tools reshape how people search for and sell homes. It’s about making sure everything we do helps our members succeed. That means continuing to invest in tools like HAR.com, improving efficiency,

and finding new ways to support agents as the market evolves. What do you want buyers to know about HAR? HAR.com gives consumers a complete and accurate view of the housing market. Because it's powered by the HAR Multiple Listing Service, buyers can trust that the information they're see- ing is timely and reliable. We also offer tools like financial calculators and down payment assistance resources to help buyers navigate the process with confidence. 90% of listings on HAR.com qualify for a down payment assistance program. There are programs for first-time buyers as well as repeat buyers. They can explore all of the programs at www.har.com/downpayment. The most important thing a buyer can do is connect with a Realtor. Their Realtor is their trusted adviser through every step of the home buying journey. What do you want Realtors to know about HAR? Everything we do at HAR is focused on helping our 48,000 members succeed. From indus- try-leading tools like ShowingSmart to innovations like AI Mode, our technology team is constantly creating new tools that help Realtors better serve their clients and grow their business. At the same time, we’re committed to listening to member feedback and making sure we’re providing resources, education and advocacy that truly support them in this evolving market.

This interview has been edited for length and clarity. For a longer version, visit communityimpact.com .

SPRING - KLEIN EDITION

Navigating flood protection From the cover

The big picture

there was a “significant expansion in the maps” driven by a 30% increase in rainfall rates. “Our stance has always been and will always be that everyone in Harris County should have flood insurance no matter where you live,” Woodell said. As for cost, Houston-area insurance agent Jose Medrano said every property is unique and the map alone no longer determines premiums. In 2023, FEMA implemented a new pricing system called Risk Rating 2.0 that uses factors such as home elevation, distance to flood sources and construction history to calculate quotes.

A before-and-after glimpse of the preliminary maps indicates more Klein-area homes fall within a high-risk flood zone, potentially impacting flood insurance requirements for certain residents. The February draft reflects nearly two decades of change, as FEMA last released flood maps in 2007 using data from Tropical Storm Allison, per the agency’s website. Emily Woodell, HCFCD chief external affairs officer, said updated insurance requirements won’t take effect until the map is finalized in two to three years. She said HCFCD doesn’t know the exact number of homes now mapped in a floodplain, but

It’s been over two months since the Federal Emergency Management Agency and the Harris County Flood Control District released long- awaited draft maps highlighting updated flood risks across the region. While the data is a work in progress, local homeowners are wondering how the changes will impact their bills. FEMA requires all property owners with a federally backed mortgage living in a 100-year floodplain— areas with a 1% annual chance of flooding—to obtain flood insurance through private insurers or the National Flood Insurance Program, known as NFIP.

NFIP policyholder premium changes, 2025 Monthly premiums shifted across Spring-Klein in the past year based on an NFIP matrix called Risk Rating 2.0.

ZIP codes

Policy count

$20+ decrease

$10-$20 decrease

$0-$10 decrease

$0-$10 increase

$10-$20 increase

$20+ increase

77389

99 TOLL

77070 3,985

1.8%

0.3% 0.5% 96.3% 0.9% 0.2%

77388

77379 6,753

0.4% 0.3% 5.9% 92.4% 0.7% 0.2%

77379

77388 3,316

0.2% 4.3% 93.8% 0.6% 0%

249

1960

77068

77389 3,209

0.7% 0.1%

13.9% 84.7% 0.6% 0.1%

77070

77069

77068 876

3.7%

0.9% 2.3%

90.2% 2.4%

0.6%

77069 2,001

0.7% 0.2% 0.1%

97%

1.3%

0.6%

NOTE: DATA REFERS TO POLICIES FOR SINGLE-FAMILY HOMES. ONE HOUSING UNIT MAY CARRY MORE THAN ONE POLICY, AS COVERAGE FOR THE BUILDING AND PERSONAL BELONGINGS ARE PACKAGED SEPARATELY. SOURCE: NATIONAL FLOOD INSURANCE PROGRAM/COMMUNITY IMPACT

Occupied housing units vs. NFIP flood insurance policies in Harris County

Another detail

The cost

20.4%

Medrano said standard homeowners insurance does not cover flood-related damages. “Flood insurance, what that covers is damage to your property if water comes from the ground up,” he said. “Regular home insurance is if the water comes in from the sky down.” Residents can obtain flood insurance directly through FEMA or through its Write Your Own Program, which is a list of private companies that issue standardized policies regulated by the NFIP.

For those weighing the cost of flood insurance, affordability concerns may tip the scale away from the additional coverage. Annual flood insurance costs vary greatly for Harris County residents—anywhere from $500 to more than $1,000—according to FEMA data. Tom Steinbacher, like many Houston-area residents, used Hurricane Harvey to determine if he needed flood insurance for his Klein-area home. He said homes down the street flooded during the 2018 storm, but water levels at his property never exceeded the yard. Steinbacher said the extra coverage makes sense for residents in more flood-prone areas, but for his home he doesn’t consider it a necessity worth the cost. “If I didn’t flood during Harvey, I cannot fathom a torrential downpour that would cause my house to flood,” he said. Medrano said residents living outside of the 100-year floodplain may be eligible to purchase

1.175M Total occupied housing units

240,031 Total NFIP policy count in Harris County

20.42 Estimated flood insurance policies for every 100 occupied units

NFIP claims filed, paid in unincorporated Harris County*

Write your own: Private insurers issue the policy, but NFIP pays the claim. Direct

NOTE: ONE HOUSING UNIT MAY CARRY MORE THAN ONE POLICY, AS COVERAGE FOR THE BUILDING AND PERSONAL BELONGINGS ARE PACKAGED SEPARATELY. SOURCE: NATIONAL FLOOD INSURANCE PROGRAM AND U.S. CENSUS BUREAU/ COMMUNITY IMPACT

Number of claims

37,093

12,716

Total: 49,809

subsidized flood insurance through the NFIP at a lower rate. Additionally, the NFIP offers a discount for properties now in a high-risk zone based on new mapping.

Net dollars paid

$2.08B

$477.34M

Total: $2.56B

SOURCE: NATIONAL FLOOD INSURANCE PROGRAM/COMMUNITY IMPACT DATA COLLECTED THROUGH DEC. 31 *DOES NOT INCLUDE INCORPORATED CITIES WITHIN HARRIS COUNTY

COMMUNITYIMPACT.COM

BY SARAH BRAGER

Zooming out

Check this out

Staying prepared

Woodell said Harris County is at the start of a long process to update the maps and, as a result, finalize insurance changes. In the meantime, she said residents should use the maps to make informed decisions about where to live, work and play.

Medrano said in addition to rainfall, devel- opment contributes to the increased flood risks seen in northwest Harris County, as new streets and buildings impact the flow of water, particu- larly in flat regions like Cypress and Katy. Claims paid by NFIP by county*, past 10 years Dollar amount of claims paid by NFIP Number of NFIP claims paid

All Harris County residents are eligible to purchase flood insurance through the NFIP, according to the flood control district.

Tips to kick off your flood insurance research Visit www.floodsmart.gov and enter details about your property to get a quote. Compare potential changes to your flood zone by visiting www.maapnext.org and entering your address. Use the slide tool to view FEMA’s existing maps versus draft maps. Contact NFIP experts at floodsmart@fema.dhs.gov or call 800-427-4661. Reach out to an insurance agent to discuss possible coverage options for your property and personal belongings. Consider obtaining a home inspection and elevation certificate, which may decrease your quote.

Prepare your property for hurricane season

Research flood insurance policies. Add your agent to your phone contacts, and email all important documents to your phone. Take pictures or videos of each room in your home to make a home inventory. Consider comprehensive auto coverage for your vehicle, which covers flood, hail, fire and wind damages. Toughen the exterior of your home with window shutters and a wind-resistant garage door. Prepare your yard by removing dead tree limbs and low-hanging branches.

Montgomery County

Liberty County

1,220 $83.1M

5,386 $471.4M

Harris County

61,563 $6.5B

Galveston County

8,564 $861.7M

Fort Bend County

3,848 $432.5M

Brazoria County

5,396 $449.7M

*INCLUDES INCORPORATED CITIES WITHIN ALL COUNTIES

SOURCE: NATIONAL FLOOD INSURANCE PROGRAM/COMMUNITY IMPACT

NOTE: STANDARD NFIP POLICIES TAKE 30 DAYS TO TAKE EFFECT. SOURCES: NFIP, HCFCD, HAR/COMMUNITY IMPACT

SOURCE: TEXAS DEPARTMENT OF INSURANCE/COMMUNITY IMPACT

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