Heights - River Oaks - Montrose Edition | July 2025

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Heights River Oaks

Montrose Edition VOLUME 7, ISSUE 4 JULY 10AUG. 8, 2025

2025 Home Edition

Houston apartments surging Over 5,000 multifamily units proposed, underway in Heights, River Oaks and Montrose

experts are saying is a citywide push to meet rising demand driven by factors such as population and job growth.

BY KEVIN VU

INSIDE

Houston neighborhoods such as Montrose, River Oaks and the Heights are seeing a wave of new apartment construction as part of what real estate

KEENE ST.

The Tempo at White Oak near the Heights is one of several apartment complexes set to open in 2025. (Jamaal Ellis/Community Impact)

Check out 8 new bars, restaurants that are open or coming soon to Houston Impacts 4

See details on how the Montrose TIRZ intends to transform West Alabama Street Transportation 13

Dive into why the Texas Education Agency extended the state takeover of HISD Education

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Owners John and Jennifer Garrett launched Community Impact in 2005, and the company is still locally owned today with editions across Texas. Our mission is to provide trusted news and local information that everyone gets. Our vision is to build communities of informed citizens and thriving businesses through the collaboration of a passionate team. Our purpose is to be a light for our readers, customers, partners and each other by living out our core values of Faith, Passion, Quality, Innovation and Integrity.

Market leaders & metro team

Reporters Jovanna Aguilar Angela Bonilla Sarah Brager Melissa Enaje Valeria Escobar Wesley Gardner Rachel Leland Emily Lincke Tomer Ronen Nichaela Shaheen Jessica Shorten Haley Velasco Kevin Vu Julianna Washburn Graphic Designers Richard Galvan Ellen Jackson Matt Mills

Cassandra Jenkins Editor cjenkins@ communityimpact.com

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Jason Culpepper Houston Market President jculpepper@ communityimpact.com

Note to our readers: Beginning this month, you’ll no longer see Texas Monthly content featured in Community Impact. We’re grateful for the partnership and proud to continue focusing on original, impactful reporting from our own CI journalists across Texas. As always, thank you for trusting us to keep you informed about what matters most in your community.

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HEIGHTS RIVER OAKS MONTROSE EDITION

Impacts

W. 34TH ST.

W. 25TH ST.

8 Diversion Cocktails This cocktail lounge will operate out of the Emma Jane restaurant in the Harlow District at night, serving up signature beverages such as the Vilanova Ritual, which is brewed tableside with green tea, gin and honey. • Opened June 19 • 1226 W. Clay St., Houston • www.diversioncocktails.com 9 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. • Opened June 27 • 3920 Westheimer Road, Houston • www.perigold.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. • Opened in May • www.noscrubs.com

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MINIMAX ST.

T. C. JESTER BLVD.

W. 11TH ST.

WHITE OAK DR.

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WASHINGTON AVE.

TAYLOR ST.

MEMORIAL PARK

SAWYER ST.

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BUFFALO BAYOU PARK

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AUTRY PARK DR.

4 RIVERWAY DR.

W. CLAY ST.

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WESTCREEK LANE

BUFFALO PARK DR.

Coming soon

10 Bar Buena Focused on mezcal, this new cocktail bar will be tucked behind Goode Co. Kitchen and Cantina, offering a dimly lit space with curated agave spirits and a menu of small plates. • Opening July 16 11 The Back Nine Golf Founder Wil Bangerter is bringing this 24/7 indoor golf simulator to the Heights. Features of the space include 250 virtual golf courses, Tiger Woods’ Full Swing simulator and a climate-controlled environment. • Opening in September • 1324 N. Shepherd Drive, Houston • www.thebackninegolf.com 12 Emmer & Rye Acclaimed Texas restaurant group Emmer & Rye Hospitality Group is planning a new concept in Autry Park. While few details are known about the restaurant, it will occupy the former MF Lobster restaurant. • Opening late 2025 • 3711 Autry Park Drive, Ste. 100, Houston • www.emmerhospitality.com/ • 2002 W. Gray St., Houston • https://barbuenahtx.com

527

W. ALABAMA ST.

FARNHAM ST.

RICHMOND AVE.

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their newborns launched in the Omni Houston Hotel with services that include infant feeding support, diaper change assistance and swaddling. • Opened July 1

Now open

1 Paige An international fashion brand for men and women opened in the Montrose Collective, selling denim, women’s dresses, men’s shorts, shoes and accessories. • Opened April 4 • 888 Westheimer Road, Ste. 159, Houston • www.paige.com 2 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 3 Good God, Nadine’s The bar-forward concept includes specialty cocktails, wines and frozen options, along with Southern dishes such as oysters, meatloaf Wellington and spiced pork chops. • Opened May 27 • 5051 Westheimer Road, Houston • www.simon.com/mall/the-galleria

• 4 Riverway Drive, Houston • www.therubypostnatal.com

5 Maison Francis Kurkdjian The first Texas location of this perfume store opened in the River Oaks in June. The brand is known for offering both men and women’s fragrances. • Opened June 2 • 4444 Westheimer Road, Ste. F115, Houston • www.franciskurkdjian.com/us-en 6 Happy Go Lucky Matthew Pak and Shawn Bermudez opened the new shaved ice concept in June that includes eight signature combinations, a customized menu and frozen cocktails. • Opened June 6 • 2102 N. Shepherd Drive, Houston • https://happygoluckyhtx.com 7 Urban Air Trampoline Adventure Park The longstanding adventure and trampoline park opened a unique location in the Heights on the second floor of Goldfish Swim School, which also features a two-level go-kart track. • Opened June 14 • 2737 Minimax St., Ste. 200, Houston • www.urbanair.com/texas-houston-heights/

What’s next

13 R&B Tea According to project registration information from the Texas Department of Licensing and Regulation, the new Taiwanese bubble tea and coffee company is opening a new location on West Gray Street, with construction starting in June. • 609 W. Gray St., Ste. B, Houston • www.rbteausa.com

• 33 Waugh Drive, Houston • www.goodgodnadines.com

4 The Ruby Postnatal A luxury, spa-like postpartum retreat for mothers and

COMMUNITYIMPACT.COM

BY COMMUNITY IMPACT STAFF

14 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 slated to wrap up in late spring. The restaurant sells slow-smoked brisket, pork ribs and sausage. • 3801 Farnham St., Houston • www.pinkertonsbarbecue.com

17 Huynh Restaurant Currently located in Downtown Houston, 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

Now open

Relocations

Closings

15 Cecil’s Pub The local Montrose staple reopened in May after the establishment closed for six months. The spot replaces Elro Pizza & Crudo, which closed in November. • Relocated May 29

18 B.B. Lemon The eatery and bar announced the closure of its Washington Avenue staple on June 1. The spot offered steaks, burgers and a full bar. • Closed June 1 • 1809 Washington Ave., Houston • www.bblemon.com 19 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

• 2405 Genesee St., Houston • Instagram: cecilspub_hou

20 Botonica This elevated Latin concept serves a cocktail program with signature drinks such as the Chamuyera, made with Ron Zacapa rum, coffee, banana, dulce de leche and coconut. Guests can also expect entertainment such as live music, burlesque and bossa nova. • Opened May 30 • 2031 Westcreek Lane, Houston • www.botonicahouston.com

16 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. The brand sells signature handbags, shoes, accessories and clothes. • Relocating late summer • 5085 Westheimer Road, Houston • https://us.balmain.com

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HEIGHTS - RIVER OAKS - MONTROSE EDITION

Government

Houston to fund water, wastewater projects Houston’s proposed Capital Improvement Plan for 2026-2030 prioritizes nearly half of its fund- ing to improve the city’s water and wastewater infrastructure. At a glance The proposed $16.7 billion budget is a $2.2 bil- lion increase compared to the 2025-2029 budget, according to the June 9 presentation during the Budget & Fiscal Affairs Committee meeting. Half of the CIP will improve the city’s water and wastewater infrastructure, with the water utility system receiving $4.3 billion and wastewater treatment facilities receiving $3.8 billion. Zooming in Alma Tamborello, the acting director for treasury and capital management at the Finance Depart- ment, said the city’s improvement plan for the

Houston approves $7B budget During an 8-hour June 4 City Council meeting interrupted by protesters, Houston City Council approved 14-3 the proposed $7 billion budget for fiscal year 2025-26. The new budget is tied to reducing the city’s $330 million shortfall. In a nutshell Council members Edward Pollard, Abbie Kamin and Tiffany Thomas voted in dissent. Pollard said he opposed the budget because he is worried about the city spending more than it receives, and that the city needs a plan to address future, growing deficits. “I don’t want to vote on a budget that satisfies today, but leaves us in peril tomor- row,” he said. “Tomorrow is where I’m most concerned.”

More projects Roughly $6.21 billion of the remaining CIP budget is dedicated to drainage, street, airport and public improvement projects.

$2.6B: Street and drainage projects, including citywide street and traffic rehabilitation, neighborhood drainage and regional stormwater detention $2.7B: Updating and expanding the Houston Airport Systems, including Terminal B redevelopment at IAH and taxiway improvements at Hobby Airport $913M: Public improvement projects such as purchasing new city vehicles, making repairs to municipal courts as part of the Hurricane Harvey Recovery and building new fire stations

SOURCES: CITY OF HOUSTON, BUDGET & FISCAL AFFAIRS COMMITTEE/ COMMUNITY IMPACT

East Water Purification Plant is the most expensive water infrastructure project, costing $2.1 billion. The project will improve on the city’s 70-year- old purification plant that serves 1.9 million Hous- ton residents, according to previous Community Impact reporting. Construction will begin in 2029.

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BY MELISSA ENAJE & KEVIN VU

Bill to establish 5 new district courts vetoed Gov. Greg Abbott vetoed a legislative bill that would have added five district courts in Harris County to help address what judicial officials are calling a significant uptick in civil case filings. The timeline Senate Bill 2878 was passed by the legislature during the 89th Legislative session. However, Abbott ultimately vetoed the bill on June 22. If passed, the SB 2878 would have: • Added three civil district courts in 2025 • Added two civil district courts in 2026 At least $3 million in costs associated with the new courts were included in the county’s fiscal year 2025-26 budget.

New public defender chosen for Harris County Harris County commissioners unanimously approved the appointment of Harris County’s next chief public defender, Judge Genesis Draper, a veteran public defender and criminal court judge, at the June 12 court meeting. The overview Draper began this role on July 7, replacing for- mer Chief Alex Bunin, who will retire in December after serving 15 years as the county’s first chief public defender. Draper thanked Bunin for the work he has done and said she’s honored to build upon his legacy. “I will be stepping into this role after 13 years as a public defender and now six years as a judge,” Draper said. “We are living through a defining moment where principles of due process and equal protection are being tested, and so I am so honored and privileged to be able to join this fight.”

“All my years have deepened my belief that justice depends on not just the law, but people being willing to defend it, and I appreciate

the opportunity to do so.” GENESIS DRAPER, JUDGE

Draper earned her Bachelor of Arts in English from Spelman College and received her Doctor of Jurisprudence from the University of Texas at Austin School of Law. Zooming out The public defender’s office is responsible for providing legal representation, including mental health services and appellate representation, to indigent defendants. At least $57.6 million is being budgeted in the county’s fiscal year 2025-26 budget for cost increases related to, and the expansion of, the HCPD’s office, according to the county’s budget office.

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HEIGHTS - RIVER OAKS - MONTROSE EDITION

News

BY CASSANDRA JENKINS

Houston-area residents cite diversity as the city’s best asset

The Kinder Institute for Urban Research released findings for the 44th Kinder Houston Area Survey in mid-May, showing that—while residents believe the best thing about living in the Houston area is diversity—crime, safety and traffic remain the city’s biggest problems. The overview The report showed 25% of residents said the best thing about living in the Houston area is its diversity, with economy, culture and entertainment ranking as the next three most important factors. However, when asked about the top five most commonly identified “biggest problems” facing the Houston area, respondents cited crime and safety, economy, cost of housing, traffic and infra- structure. Harris County residents ranked crime and safety as the No. 1 problem.

Best things about living in the Houston area

What’s being done Houston Mayor John Whitmire approved a $7 billion budget in June for the upcoming fiscal year that prioritizes public safety, including investing $1.1 billion in the Houston Police Department and $659 million in the Houston Fire Department. “I care about Houston and Houstonians; we all want a great city in which to live, work and raise our families,” Whitmire said during June budget talks. One more thing Harris County residents were also asked to share the best things about living in the Houston area. Respondents highlighted diversity, econ- omy and culture. Nearly 60% of all surveyed residents rated the culture positively, with over 80% also rating small and large-scale events, such as sports, concerts and theatre performances, as good, very good, or excellent.

Diversity

27%

Community/ local culture Family-friends

11%

Economy

13%

Cost of living Entertainment

Food

Biggest problems facing the Houston area Crime & safety Economy Cost of housing Traffic Infrastructure 24% 17% 15% 14% 9%

NOTE: THIS FIGURE REPORTS ONLY THE SEVEN MOST COMMONLY IDENTIFIED CATEGORIES. SMALLER CATEGORIES WERE EXCLUDED, SO TOTALS WILL NOT EQUAL 100%.

SOURCE: KINDER HOUSTON AREA SURVEY/COMMUNITY IMPACT

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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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HEIGHTS - RIVER OAKS - MONTROSE EDITION

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Dining

BY KEVIN VU

Ope Amosu opened ChopnBlok’s Montrose location in October 2024.

COURTESY STUFFBENEATS

ChopnBlok oers shareable dishes from the Golden Bowl, Buka bowl and meat minnie pies.

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ChopnBlok brings in West African cuisine

ChopnBlok features numerous artifacts to help showcase West African culture.

In the heart of Montrose is a restaurant aiming to be an outlet for West African cuisine and culture—ChopnBlok. Meet the owner Chef and owner Ope Amosu moved from London to Nigeria at two years old before settling down in Houston a year later. Before ChopnBlok, Amosu worked as a market- ing and sales executive in the oil and gas industry. But as he grew older and continued his career, he realized he was growing further away from his roots and his parents’ home back in Africa, making it increasingly dicult to access his culture, from language to music and food. So, he decided to create that culture himself.

What they oer Amosu recommends that rst-time customers at ChopnBlock try these dishes: Polo Club Suya: Grilled beef skewers dusted in traditional yaji peanut pepper spice Golden Bowl: A bowl of smoky jollof jambalaya with motherland curry, Blok chicken, yaji vegeta- bles and stewed plantains Buka Bowl: Steamed rice and beans, boneless short rib in native West African red stew and sweet plantains “I wanted the food that we serve here to be a true representation, not just of one single country in West Africa, but a region as a whole, celebrating who we are as kingdoms instead of colonies.”

KEVIN VUCOMMUNITY IMPACT

507 Westheimer Road, Houston www.chopnblok.co

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HEIGHTS RIVER OAKS MONTROSE EDITION

Events

Transportation

BY CASSANDRA JENKINS

BY CASSANDRA JENKINS & KEVIN VU

Montrose TIRZ begins discussion on West Alabama reconstruction Montrose Tax Increment Reinvestment Zone officials hosted the first open house June 23 to begin discussing and designing the West Alabama Street Reconstruction Project with residents. What you need to know Officials informed residents and stakeholders about the scope and timeline of the project and gathered public input on the proposed improvements. Attendees were able to visit six themed stations featuring large-scale project maps, information on tree protection and planting, drainage infrastruc- ture and traffic improvement. TIRZ officials said the meeting was the first of many, with more planned in the future, although specific details were not given at press time.

Houston ends traffic stop quota policy Houston ended a policy in June requiring patrol officers to make one traffic stop per day. The details Council members pushed for the ordinance during a May 28 City Council meeting after discussing it with local law enforcement and the Police Officers’ Union. The new ordinance will now read “No police officer shall be directed or required to have a quota on the minimum amount of traffic stops during a normal working shift.” How we got here Houston has seen a rise in traffic stops over the years, with 339,000 traffic stops made in 2023, a significant jump from 2022, which only saw around 267,000, according to the Houston Police Department’s annual racial profiling report.

• July 17, 6-7 p.m. • Free • 1001 California St., Houston • https://calendar.houstonlibrary.org

July

Anime Matsuri The annual anime and Japanese culture convention will feature various panels, workshops, special guests, live concerts and cosplay contests. • July 10-13, times vary • $25+ single-day badge; $65+ membership badge • 1001 Avenida De Las Americas, Houston • www.animematsuri.com Murder Mystery Dinner Theater A show by Scott Cramton and the Murder Mystery Co., this thrilling mystery experience includes a three-course meal at Saltgrass Steak House while guests attempt to solve the twists and turns of an interactive unsolved murder. • July 12, 6:30-9 p.m. • $59 per ticket

527

August

White Linen Night A vibrant and community-driven event held annually in the Heights is a celebration intended to bring attention and appreciation to the diverse businesses on 19th Street. Visitors can shop at the local makers market, enjoy food trucks and live music. Guests are asked to wear white attire, although it is not mandatory. • Aug. 2, 6-10 p.m. • $15 general admission, $60 VIP • 19th Street in the Heights • www.wlnon19th.com Drink & Draw: Birds Guests are invited to this event at the Houston Arboretum and Nature Center to draw birds and drink beer. A short, basic bird doodling lesson will occur before personal practice. • Aug. 2, 5-7 p.m.

About the project The reconstruction project includes enhancing 1.6 miles of West Alabama Street from Shepherd Drive to Spur 527, including: • Full concrete roadway reconstruction • Drainage enhancements and larger storm sewers • New 6-foot city-compliant sidewalks • Improved street lighting and traffic signals According to the Montrose TIRZ website, the project is expected to be a significant step toward improving safety, mobility and drainage along the corridor, while also enhancing the pedestrian experience in the Montrose area.

All-Stars Car Show Daikin Park will host this one-of-a-kind car show for the first time at any Major League Baseball field in early August. The event will display vintage classics, hypercars, American muscle, rare Japanese legends and iconic movie vehicles at the ballpark. • Aug. 2, 10 a.m.-5 p.m. • $26.65 general adult admission, $6.42 for ages 4-12 • 501 Crawford St., Houston • www.mlb.com/astros/tickets/car-show

• 1803 Shepherd Drive, Houston • www.murdermysteryco.com

Stuffed Animal Sleepover The Houston Public Library will host a fun story time at the Freed-Montrose Neighborhood Library before allowing children 3-10 years old to stay for an overnight adventure with their stuffed animals.

• $20 members, $35 nonmembers • 4501 Woodway Drive, Houston • www.houstonarboretum.org

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Real estate Home Edition

BY MELISSA ENAJE

2025

Readers, welcome to the annual CI Home Edition! This year’s coverage focuses on the growing demand and development of multifamily housing complexes within Loop 610, including the explosive growth of the Heights and neighboring areas such as Montrose and Upper Kirby. Our deep dive includes mapping where proposed apartment buildings will pop up in the next several years, rent comparison and population trends. In this special edition, we also explore other key issues facing Houston’s housing landscape, including affordability and climate change, which is raising flood risks and insurance premiums across Harris County. We also examine a proposed city ordinance that would strengthen Houston’s ability to crack down on unsafe apartment complexes—one of several responses to mounting concerns about housing quality and tenant safety. Further out, new state laws are also beginning to alter how neighborhoods grow. Senate Bill 15, which targets local regulations on minimum lot sizes, could impact how future housing is built in cities like Houston. Overall, this edition is packed with insights to help Houston residents better navigate the housing landscape.

What's inside

Read more about how Houston plans to deal with unsafe apartment complexes (Page 15)

Cassandra Jenkins Editor cjenkins@ communityimpact.com

Dive into the details of Senate Bill 15 and how it will affect housing lot sizes (Page 19)

See statistics on the real estate market for homes in the Inner Loop (Page 20)

For relevant news and daily updates, subscribe to our free email newsletter!

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.”

COMMUNITYIMPACT.COM

Real estate

BY KEVIN VU

Houston proposes new apartment inspection program fines ranging from $250 to $2,000 per violation a day, and possible revocation of the owner’s certificate of occupancy and civil action if viola- tions persist. 0 100 200

Houston City Council member Letitia Plummer proposed during a May 27 Proposition A commit- tee meeting an ordinance that would strengthen enforcement and inspection of apartments with unsafe environments. The gist The proposed ordinance would create a high- risk apartment inspection program, which would require properties with 10 or more habitability citations within 12 months to register as a “high- risk rental building.” Habitability citations or complaints can include electrical hazards, plumb- ing violations or structural failures, and typically revolve around the living conditions of a property and whether it meets the habitation standards per the city’s code of ordinances. These properties would undergo mandatory inspections from the city’s Apartment Standards Enforcement Committee and face misdemeanor

Houston multifamily habitation violations in 2024

300 400

A 388 B 245 C 220 E 86 D 184 F 189 G 205 H 178 I 180 J 407 181 K

“The purpose of this ordinance is straightfor- ward but profound—it is to protect our residents from substandard and dangerous housing condi- tions,” Plummer said. What else? Plummer also proposed that landlords with high-risk rental buildings should be required to complete an annual training of the Blue Star Train- ing Program, which covers city and state habitabil- ity and best practices for property management. Lastly, the proposed ordinance includes a spe- cial provision for senior living facilities, requiring them to provide a common area with generator power and a refrigerated space for medication storage during extreme weather events, according

SOURCE: CITY OF HOUSTON AT-LARGE POSITION 4 LETITIA PLUMMER’S OFFICE/COMMUNITY IMPACT

to the presentation. As of press time, the ordinance was under legal review and still needed to be approved by City Council.

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HEIGHTS - RIVER OAKS - MONTROSE EDITION

Houston apartments surging From the cover

Multifamily projects Houston’s multifamily sector has seen eight consecutive quarters of increased demand across the metro area.

The overview

Number of units

1 Hanover Autry Park II & III • 3550 W. Dallas St. 2 Millennium Hometown • 1920 W. Alabama St. 3 The Bowery on Montrose • 2409 Montrose Blvd.

700

Houston has over 29,000 multifamily housing units under construction as of January, with another 62,000 units in the planning and permitting stages, according to Yardi Matrix, a real estate data and research rm. Within the Heights, River Oaks and Montrose submarkets, over 5,000 multifamily housing units are under construction or proposed in 2025, according to March submarket reports from MRI ApartmentData, a market research company that provides insight on multifamily housing. Multifamily housing, as dened by Rocket Mortgage, includes apartment complexes, duplexes and townhomes. According to the MRI reports, 1,037 units already opened in early 2025 through three dierent apartment complexes—Faireld Sawyer Heights, Faireld Waugh and Hanover Bualo Bayou. The report also shows that 3,132 units are proposed for the Heights, Washington Avenue and Montrose submarkets, comprising 10 additional multifamily complexes in the coming years. Additionally, 931 units are proposed for inside Loop 610 within Highland Village and Upper Kirby. The largest development will be phases II and III of Hanover in Autry Park, with 700 units.

258

610

180

20TH ST.

4 West 18th Street • 1180 W. 18th St.

18TH ST.

386

5 Briar Hollow

11TH ST.

• 4550 Briar Hollow Place

313

6 Kirby Drive Site • 2811 Kirby Drive 7 Reserve at Maxroy • 3001 W. 11th St.

318

374

WESTCOTT ST.

8 The Langley

• 1717 Bissonnet St.

134

MONTROSE BLVD.

9 River View

• 8 Asbury Place

225

10 The Ro

• 3120 Buffalo Speedway

317

ESTHEIMER RD.

11 The Heron Museum District • 4343 Woodhead St.

302

12 Lenox Heights • 333 W. 24th St. 13 Heights at 1520 • 1520 Oliver St. 14 1010 Waugh

359

350

288

• 1010 Waugh Drive

340

SOURCE: MRI APARTMENTDATACOMMUNITY IMPACT

What they’re saying

Why now?

by 2029, according to a 2025 Houston multifamily market report by Newmark, a real estate advisory and services firm. Newmark also found that, in February, the city had a monthly gain of 15,200 jobs, marking the highest nonfarm payroll figure in the city’s history before September 2024. Nonfarm payroll is the estimated number of jobs gained in the previous month, not including farm workers, private household employees or nonprofits, according to the Corporate Finance Institute.

Grant, a real estate professional with the Houston Association of Realtors, said she believes the demand for multifamily housing has grown because of the population and job growth Hous- ton has experienced in the last several years. “We as a city went from very little to no multifamily homes, to now a massive increase of multifamily homes,” Grant said. “If we examine the individuals that are moving to Houston, many of them are moving from spaces where multifamily is standard.” Houston is projected to add 408,000 residents

Chris Yuko, the managing director of development at Marquette Companies, a real estate development company with Houston apartment developments such as Tempo at White Oak and Catalyst, said Houston has been able to generate jobs that attract and bring people to the city. “I see a lot of opportunity in understanding how Houstonians like to live, where they like to live, … how we like to travel to our favorite bars and restaurants, how we commute, and how we avoid traffic,” Yuko said. “If you understand all those different factors, there are a lot of opportunities in Houston.” Yuko said the Heights has been a successful market because of how close it is to Down- town Houston and the lifestyle that can be achieved in the surrounding areas. “These neighborhoods that are close to downtown … have the accessibility to all the offices and entertainment and restaurants, which makes all these neighborhoods very attractive,” Yuko said.

Yearly breakdown of total multifamily housing units in Houston

Multifamily units grew in Houston from 2018 to 2025 by 19% .

725,210 751,978 774,256 775,879

690,990 710,355

670,235

652,074

2018

2019

2020

2021

2022

2023

2024

2025

SOURCE: NEWMARK/COMMUNITY IMPACT

COMMUNITYIMPACT.COM

BY KEVIN VU

Measuring the impact

Some context

Final takeaways

While Houston’s population continues to grow every year, so has the average cost of rent. According to a 2025 Kinder Institute for Urban Research housing study in June, rent in Houston rose 9% from 2022 to 2023, causing the affordability gap to grow. “The number of households struggling to make ends meet is increasing,” the report reads.

Scott Evans, the director of business devel- opment at Hoar Construction, a company that has worked on multifamily projects in the city, said he believes Houston is a desir- able city to build new apartments because, despite rent increasing, the cost of living is still cheaper compared to other major cities. “If you graduate from college with debt and want to go somewhere where you can afford to live and pay down your debt, you move somewhere like Houston,” Evans said.

Evans said he anticipates the multifamily housing market will become steadier in the future with the number of apartment projects that will be planned or under construction. However, he said the market will continue to thrive as the newer generations continue to grow older. “You’ve got the baby boomer generation, you’ve got the millennial generation that’s in their 30s, and now you’ve got the Gen Zers coming up behind them,” Evans said. “You’re going to need these types of living environments.” However, Yuko said he expects a slowdown of new apartment projects as fears of tariffs and issues surrounding foreign affairs begin to concern investors. “There’s a lot of uncertainty and there’s a lot of volatility in the market, it has capital markets apprehensive to fully jump back in,” Yuko said. “Investors don’t like that much uncertainty unless there’s a return.”

Citywide Houston average rent

The Heights and Montrose saw a nearly 50% rise in population growth from 2018 to 2023. At the same time, the average cost of rent increased.

Average rent prices

32% increase from 2018 to 2023

Los Angeles $2,176 New York City $4,040 Austin $1,437

Chicago $1,968 Dallas $1,419 Houston $1,362

2018

2019

2020

2021

2022

2023

*DATA WAS NOT COLLECTED FOR 2020 DUE TO COVID-19.

SOURCE: KINDER INSTITUTE FOR URBAN RESEARCH/COMMUNITY IMPACT

SOURCES: APARTMENTS.COM, KINDER INSTITUTE FOR URBAN RESEARCH/COMMUNITY IMPACT

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State

BY HANNAH NORTON

Texas allows denser neighborhoods to be built in largest cities

The debate

“There’s nothing in this bill that says it has to be aordable—simply an idea or a belief that because the developer saved money on the dirt, that he or she’s going to pass that on to the homeowner.” REP. RAMON ROMERO, DFORT WORTH

In an eort to make housing more aordable in large cities, Texas lawmakers passed legislation allowing smaller homes to be built on smaller plots of land. Gov. Greg Abbott signed the bill into law June 20. “This bill is designed to help the average Texan achieve the dream of homeownership,” bill sponsor Rep. Gary Gates, R-Richmond, said before House lawmakers approved the nal measure June 1. Under Senate Bill 15, large Texas cities will be prohibited from requiring that homes in new neighborhoods be built on more than 3,000 square feet of land. Proponents of SB 15 said it would help more Texans purchase homes by increasing housing stock, while some lawmakers expressed concerns that the bill would take local control away from cities. The state comptroller’s oce reported in August that Texas’ population growth has outpaced homebuilding since 2020, resulting in a widespread housing shortage. Up For Growth, a national housing policy organization, estimated in 2023 that Texas needed about 306,000 more homes to meet demand. SB 15 will take eect Sept. 1, applying to cities with at least 150,000 residents located in counties with populations of at least 300,000— including parts of Harris, Dallas, Tarrant, Bexar, Travis, Collin, Denton, Fort Bend, Montgomery and Williamson counties. Those cities will not be allowed to require that residential lots be larger than 3,000 square feet, wider than 30 feet or deeper than 75 feet,

The local impact Senate Bill 15 changes neighborhood zoning regulations for cities with at least 150,000 residents located in counties with populations of at least 300,000.

“One of the biggest costs of housing is the cost of land. ... By reducing the lot size, not only does it reduce the cost of housing, but you have lower-cost electricity [and] water.” REP. GARY GATES, RRICHMOND

McKinney

Frisco

Plano

Fort Worth

Austin

Houston

San Antonio

Also of note

SOURCES: U.S. CENSUS BUREAU, TEXAS LEGISLATURE ONLINE COMMUNITY IMPACT

In response to housing shortages, these laws also take eect Sept. 1: • House Bill 24, which seeks to limit landowners’ ability to stall or stop new housing development projects • SB 840, which would allow residential and mixed-used properties to be built on land zoned for commercial use “The cost to build versus what the average Texas family can aord has never been wider, and it’s growing,” Greg Anderson, director of community aairs for Austin Habitat for Humanity, told senators in March.

according to the bill. The regulations apply only to land larger than 5 acres that has not been mapped or platted, such as new neighborhoods. Gates told House members May 27 that while SB 15 limits large cities’ zoning authority, landowners and developers will have more freedom. “If a developer wants to build on a bigger lot, nothing stops them from doing that,” he said. “It’s not mandating that a lot be that size.”

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HEIGHTS RIVER OAKS MONTROSE EDITION

Real estate

The median price of homes sold was down in four of ve local ZIP codes in the Heights, River Oaks and Montrose neighborhoods. Prices only rose in 77007, with a 12.33% growth. Residential market data

Number of homes sold

May 2024

May 2025

-31.58%

-10.34%

-3.75%

-23.08%

+60%

77006

77007

77008

77019

77098

610

77008

Median home sales price

77007

May

2024

2025

$750,000 $555,950 $641,700 $1,803,000 $1,037,500

$735,000 $624,500 $640,000 $1,009,950 $808,750

77006

77019

77006

77007

77098

77008

288

77019

77098

MARKET DATA PROVIDED BY

Average days on market

-43.16%

+5.88%

+14.29%

-25.77%

+15.38%

77006

77007

77008

77019

77098

NOTE: DATA INCLUDES SINGLEFAMILY HOMES, TOWNHOMES AND CONDOMINIUMS.

Texas Public Education Funding in 2025

Thank you, Texas Lawmakers, for HB 2. Let’s keep going!

New funding provided in House Bill 2

#FundOurSchools

Needed to keep up with inflation since 2019

Needed to match the national average in per-pupil spending

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