Cypress Edition | July 2024

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Cypress Edition VOLUME 15, ISSUE 10 JULY 12AUG. 7, 2024

2024 Home Edition

Multifamily market momentum

Prose Longenbaugh is one of several new apartment complexes under construction near Cypress Springs High School in Cy-Fair. It will have an estimated 250 units.

DANICA LLOYDCOMMUNITY IMPACT Apartment complexes ll in gaps as Cy-Fair approaches build-out

than he has in his entire career. This spike can also be attributed to population growth and job growth, said Steve Spillette, president of real estate research and planning rm Community Development Strategies.

Real estate experts said developers and inves- tors began planning multifamily projects two or three years ago when interest rates were at record lows. Bruce McClenny, industry principal for MRI ApartmentData, said because of this trend, he saw more apartment complexes open in 2023 and 2024

BY DANICA LLOYD

Thousands of new multifamily housing units are coming to the Cy-Fair area with about 20 apartment complexes recently opened, under construction or planned for the region, according to commercial real estate rm Berkadia.

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Also in this issue

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INSIDE

Impacts: The Wae Bus opening soon in Bridgeland (Page 6)

Education: $77.5M shortfall included in Cy-Fair ISD’s 2024- 25 budget (Page 12)

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About Community Impact

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 Asia Armour Angela Bonilla Melissa Enaje Wesley Gardner Cassandra Jenkins Rachel Leland Emily Lincke Nichaela Shaheen Jessica Shorten Haley Velasco Aubrey Vogel Carson Weaver Graphic Designers Richard Galvan Ellen Jackson Matt Mills

Danica Lloyd Senior Editor dlloyd@ communityimpact.com

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Impacts

• Opened April 30 • 13150 Breton Ridge St., Houston • www.derbyrestaurants.com/houston

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5 Reliant ABA Therapy Pediatric services include applied behavior analysis, speech, occupational and physical therapies. • Opened May 30 • 20328 Longenbaugh Drive, Cypress • www.reliantaba.com 6 3D’s Krazy Kitchen The menu features wings, daiquiris, ribs, pork chops, burgers, gumbo, fried chicken and more. • Opened in May • 7019 Barker Cypress Road, Cypress • www.3dswingsanddaiquiris.net 7 Harbor Freight Tools The retailer sells power tools and other equipment. • Opened June 8 8 Dollar General The store sells beauty products, food and home items. • Opened in May • 22505 Hwy. 249, Ste. 1, Houston • www.dollargeneral.com 9 Dental Care on Tuckerton Dentists oer emergency care and regular check-ups. • Opened June 28 • 20330 Tuckerton Road, Ste. 100, Cypress • www.dentalcareontuckerton.com • 17713 Hwy. 249, Houston • www.harborfreight.com

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• Opened in June • 8020 Fry Road, Cypress • www.halfbakedgoodness.com

Now open

1 Pizza Patron The pizzeria’s menu includes the Hawaiana, Patrona Supreme and Spinach Clasico, among others. • Opened June 3 • 15757 FM 529, Ste. C, Houston • www.pizzapatron.com 2 Half Baked Goodness Several classic cookie avors are on the permanent menu as well as specialty avors that rotate weekly.

3 Bi ’s Banh Mi & Pho The restaurant serves Vietnamese cuisine including spring rolls, sandwiches and soups. • Opened in June • 12105 Jones Road, Houston • www.biffspholife.com 4 Derby Houston Southern cuisine is now served at The Shop Club.

Coming soon

10 Salad and Go The drive-thru oers salads, wraps and breakfast items. • Opening in July

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11 Towne Lake Market Caldwell Cos. is building an 18,000-square-foot shopping center in Towne Lake. • Opening TBD • 11321 Greenhouse Road, Cypress • www.townelaketexas.com 12 Piada Italian Street Food Customizable salads, tossed pastas and piadas—wraps made with atbread—are on the menu. • Opening TBD • 20711 Tuckerton Road, Cypress • www.mypiada.com 13 Cava The Mediterranean fast-casual restaurant chain oers build-your-own grain bowls, salads and pitas. • Opening this summer • 7017 Hwy. 6 N., Houston • www.cava.com

• Opening in 2025 • 16702 House & Hahl Road, Cypress • www.transwestern.com

Coming soon

Relocations

18 Strong Vision Center The vision center moved from 17445 Spring Cypress, Ste. G, Cypress, and oers family eye care services. • Relocated in April • 27220 Hwy. 290, Ste. A, Cypress • www.strongvisionctr.com 19 JD Cuts The local barber shop, owned by Jose Nambo, was formerly located at 9111 FM 1960, Houston. • Relocated June 1 20 The Jill Smith Team The local real estate agent team has relocated from 12254 Queenston Blvd., Ste. D, Houston. • Relocated in June • 12247 Queenston Blvd., Ste. E, Houston • www.jillsmithteam.com • 13237 West Road, Houston • www.facebook.com/jdcuts23

23 The Wae Bus Ocials with Howard Hughes Holdings Inc. announced May 28 popular food truck and eatery The Wae Bus would soon bring a brick-and- mortar location to Bridgeland’s Lakeland Village Center. Menu items include chicken sandwiches, burgers, fries, wings, and “Fryders”—sliders with seasoned wae fries for buns. Sweet wae sandwiches are also on the menu. • Opening this fall

14 Blaze Pizza The eatery oers pizzas, salads and desserts. • Opening in mid-July

• 10615 Fry Road, Cypress • www.thewafflebus.com

• 7710 Fry Road, Cypress • www.blazepizza.com

15 Wow Lash Studio The studio oers eyelash extensions, lash lifts, eyebrow waxing, tinting and lamination. • Opening in August • 20330 Tuckerton Road, Ste. 300, Cypress • www.facebook.com/wowlashstudiocypress 16 Dutch Bros The drive-thru chain oers drinks such as coee, smoothies, shakes, lemonade and hot cocoa.

In the news

Closings

21 Christ Covenant Church Renovations are set to be complete in early 2025. Sunday services will temporarily be held at the Langham Creek Family YMCA at 9 a.m. and 10:15 a.m. • 17000 Longenbaugh Drive, Houston • www.christcov.net 22 First Metropolitan Church The local church celebrated the grand opening of its new sanctuary in late June. • 8870 W. Sam Houston Parkway N., Houston • www.myªirstmet.com

24 Scooter’s Co ee The drive-thru franchise closed its Jersey Village location due to rising interest rates and costs of goods. • Closed June 1 • 8307 Jones Road, Jersey Village • www.scooterscoffee.com 25 Klaus Brewing Company The brewery specialized in German-style craft beers. • Closed June 16 • 10142 Jones Road, Houston • www.klausbrewing.com

• Opening in early 2025 • 9540 Fry Road, Cypress • www.dutchbros.com

17 The Oces at Cypress 433 Freestanding oce buildings are now for sale with spaces ranging from 2,100-3,060 square feet.

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Government

BY MELISSA ENAJE

Harris County revives nonviolent 911 program Harris County commissioners voted 4-1 on June 4, with Precinct 3 Commissioner Tom Ram- sey dissenting on all three votes, to continue and expand a countywide program that aims to use hospital-based interventions for nonemergency 911 calls instead of law enforcement. The details The Holistic Assistance Response Team pro- gram, referred to as HART, was created in March 2022 to improve community health and safety by providing responses to residents experiencing homelessness, behavioral health issues, or none- mergency health or social welfare concerns. HART dispatches 911 calls to interdisciplinary, unarmed rst responder teams trained in behav- ioral health and on-scene medical assistance. The program was paused in May after commis- sioners failed to reach an agreement on whether

$122M in upgrades planned for jails Harris County Commissioners approved on June 4 an estimated $122 million to address some of the most immediate needs through- out various Harris County jail facilities. Two county-appointed jail committees agree with the need to begin working on items expeditiously, including maintenance items related to re safety, plumbing, electrical, heating, ventilation and air conditioning systems. The impact Examples of high-cost priority items include: • More than $79 million for additional oors, renovations and upgrades to the facility at 701 N. San Jacinto St., Houston • More than $5 million for a re sprinkler system at 1200 Baker St., Houston

The Holistic Assistance Response Team connects underserved residents to services. People served by HART since 2022

Mental health/substance use

172

Housing/shelter

118

Food assistance

Other

SOURCE: HARRIS COUNTY PUBLIC HEALTHCOMMUNITY IMPACT

to pay Disaster Emergency Medical Assistance Consulting and Management, the vendor oversee- ing it. At the June meeting, commissioners also voted 4-1 to pay the vendor’s $200,000 invoice and improve the contract’s language to avoid further discrepancies. They also voted 4-1 on a seven-part plan to create an internal county system to oversee the HART program instead of contracting with an outside vendor.

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Education

BY ATIRIKTA KUMAR, DANICA LLOYD & HANNAH NORTON

Library policy revised Parents called for transparency as Cy-Fair ISD’s board discussed updating the district’s library materials policy in June. What’s changing? Under the revised policy, the board would have ultimate authority to approve books librarians want to add to their collections. CFISD General Counsel Marney Collins Sims said this language is consistent with the law and was added to clear up confusion. Proposed revisions also include listing books librarians want to purchase online for public review 30 days before acquisition. Five days before that posting, the board would get to preview those lists. Sims said this provision is not required by law but was set by the board policy review committee—trustees Todd LeCompte, Lucas Scanlon and Scott Henry. Trustee Julie Hinaman requested several clarications be added before nal approval in August. Sims said the board policy review committee will review her recommenda- tions at their next meeting in July and con- sider incorporating those clarications into the policy before nal approval in August.

Cy-Fair ISD trustees Natalie Blasingame, Christine Kalmbach and Julie Hinaman listen to speakers at the June 17 meeting.

DANICA LLOYDCOMMUNITY IMPACT

Teacher ghts science textbook censorship Alicia Royer, a science teacher at Cypress Falls High School for 30 years, led a formal complaint against the Cy-Fair ISD board for violating a policy that states the board should rely on district personnel to select instructional material. Trustee Natalie Blasingame requested the removal of 13 chapters from a list of 25 textbooks the board was tasked to approve May 6 due to “controversial” topics in the content, such as climate change and vaccines. The measure passed in a 6-1 vote with minimal discussion that did not include input from teachers. Cy-Fair nonprots collect school supplies Cy-Fair Helping Hands and Cypress Assistance Ministries are collecting school supplies this summer. The details Donations can be dropped o at CFHH, 9204 Emmott Road, Houston, and at CAM, 12930 Cypress N. Houston Road, Cypress. Visit www.cyfairhelpinghands.org or www.cypressassistance.org to see the full list of needs and additional details.

At a June 13 meeting, Royer said she served on an instructional materials committee that reviewed and selected 2024-25 textbooks from a list approved by the State Board of Education. What happened At the June 17 board meeting, dozens of com- munity members urged the board to reinstate the approved textbook chapters. However, the board voted 6-1 again to uphold their original decision. In both votes, Trustee Julie Hinaman was the only one to vote against the measure. Despite censoring students’ textbooks, teachers will still cover concepts in the state’s curriculum standards, which students are tested on each year. Ocials said educators could use existing material to write their curriculum, but those textbooks are now 10 years old. Gov. Abbott disregards new Title IX protections Gov. Greg Abbott directed Texas’ public univer- sities and community colleges on May 8 to ignore new Title IX regulations that expand protections for LGBTQ+ students. The governor gave similar direction to the Texas Education Agency, which oversees public K-12 schools, on April 29. The overview Title IX, a federal civil rights law passed in 1972, prohibits sex-based discrimination at federally funded colleges and K-12 schools. An expanded version of the law, which is set to take eect Aug. 1, bans discrimination based on sexual orientation, gender identity and pregnancy. In a letter to college and university leaders, Abbott said the updated rules “[contradict] the original purpose and spirit of the law to support the advancement of women.”

“President Biden wants to force every school across the country to treat boys and men as if they were girls and women, and to accept every student’s self-declared gender identity, exceeding his authority as president in order to impose a leftist belief on the next generation.” GOV. GREG ABBOTT

Attorney General Ken Paxton sued President Joe Biden’s administration to block the changes. Several other Republican-led states have led

similar suits. More details

Items being collected include:

The expanded Title IX rules say schools can- not discriminate against LGBTQ+ students and employees; must provide reasonable accommo- dations for pregnant students; and must oer support for those experiencing sexual violence and harassment.

Clear and regular backpacks Pencils, pens, markers, colored pencils and crayons Binders, folders and notebook paper

CYPRESS EDITION

Education

BY DANICA LLOYD

Cy-Fair ISD approves $1.16 billion budget, eciency audit Elementary students within 1 mile of campus or middle or high school students within 2 miles of campus will not have bus service in 2024-25 unless they live on routes with hazardous conditions. Also of note The board also voted June 17 to hire an outside The eciency audit Cy-Fair ISD will be compared to peer districts in the following categories:

Cy-Fair ISD’s board unanimously approved a $1.16 billion scal year 2024-25 budget June 17, which included a $77.5 million shortfall. Chief Financial Ocer Karen Smith said the district will use reserves to ll the remaining gap. While plans do not include layos, the admin- istration cut more than 600 positions and reas- signed many employees for next school year to shrink the original $138 million shortfall. The details Smith said ination, the expiration of pandem- ic-era federal stimulus funds and a lack of state funding increases have impacted the budget. CFISD will invest $17 million on sta raises and on increasing the starting teacher salary from $62,000 to $63,000 in 2024-25. Most employees will see a 2% raise, while administrators will receive a 1% raise, Smith said. The budget also included bus service cuts to save $4.78 million, according to the district.

• Accountability ratings • Financial ratings • Student demographics • Attendance rates • Enrollment • Revenue and expenses

• Staff ratios • Teacher turnover rates • Special programs • Fund balance for the past ive years

rm to conduct an eciency audit. Superin- tendent Doug Killian said he hopes the audit identies cost-saving measures the administration hasn’t yet considered. Calling a voter-approval tax rate election, or VATRE, in most cases requires Texas school dis- tricts to conduct an eciency audit no later than four months before the election, according to the Texas Association of School Business Ocials. This means the district could have a VATRE on the ballot as soon as November to generate an esti- mated $109 million in additional taxpayer dollars if approved. However, Killian has previously said this isn’t an ideal solution.

SOURCES: CYFAIR ISD, TEXAS ASSOCIATION OF SCHOOL BUSINESS OFFICIALS COMMUNITY IMPACT

TASBO’s website states the audit doesn’t decide whether a district can call for an election, but it can be a resource for voters. Smith said the board can expect a report on the audit’s results in August or September.

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Transportation

BY DANICA LLOYD

3 Cypress North Houston Road widening Project: The two-lane roadway will be widened to a four-lane divided concrete boulevard from Jones Road to Perry Road. Update: This project is in the design phase. • Timeline: early 2026 bid • Cost: $16 million • Funding source: Harris County Precinct 3 4 Greenhouse Road tunnel under Hwy. 290 Project: Officials will construct an underpass beneath Hwy. 290 from Mound Road to north of Hwy. 290, extending Greenhouse Road to Skinner Road. Update: This project is in the design phase. • Timeline: early 2026 bid • Cost: $45 million • Funding sources: local, state and federal

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5 Greenhouse Road bridge over Cypress Creek Project: Harris County Precinct 3 is completing a four- lane boulevard section south of Mound Road. Update: This project is in the construction phase. • Timeline: first quarter 2025 completion • Cost: $8.7 million • Funding source: Harris County Precinct 3 6 Mueschke Road widening Project: Mueschke Road is being widened from two to four lanes from Amira Drive to Draper Road for improved drainage. Update: The project is expected to finish construction this fall, according to an update from the infrastructure division of Harris County Precinct 4. The next phase of the project—from Draper Road to FM 2920—is in the design phase. • Timeline: set to be complete this fall • Cost: $7.75 million • Funding source: Harris County Precinct 4 mobility funds

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• Cost: $10.5 million (Phase 2), $6.5 million (Phase 3), $14 million (Phase 4) • Funding source: Harris County Precinct 3 2 North Eldridge Parkway widening Project: Harris County Precinct 3 will widen North Eldridge Parkway to a four-lane divided concrete boulevard from south of Pine Drive to south of Lakewood Meadow Drive. The project is located near Cypress Park and the confluence of Cypress Creek and Little Cypress Creek. Update: This project is in the design phase. • Timeline: late 2025 bid • Cost: $5 million • Funding source: Harris County Precinct 3

Upcoming projects

1 Grant Road widening Project: Harris County Precinct 3 will widen Grant Road from a two-lane roadway to a four-lane divided concrete boulevard in phases: from A Spring Cypress Road to Shaw Road (Phase 2), from B Shaw Road to Telge Road (Phase 3), and from north of C Telge Road to Cypress Rosehill Road (Phase 4). Grant Road was widened from Lakewood Forest Drive to Louetta Road between 2017-2019. Update: This project is in the study phase and is expected to start going out to bid in 2026. • Timeline: early 2026 bid (Phase 2), late 2026 bid (Phase 3), late 2027 bid (Phase 4)

HEAT AWARENESS & SAFETY TIPS -Drink plenty of fluids to stay hydrated. -Never leave people or pets in a closed car on a warm day. -Wear loose, lightweight, light-colored clothing. -Avoid high-energy activities or work outdoors, during midday heat, if possible. -Check on family members, seniors and neighbors. -Use fans to create cross-ventilation and enhance cooling with a bowl of ice.

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Real estate

BY COLBY FARR & CARSON WEAVER

Home Edition

2024

Readers, welcome to your annual CI Home Edition! This guide features news ranging from key real estate trends and new developments in Cy-Fair to an overview of the housing industry. These stories were all written by our team of local journalists, and the advertisements are from nearby businesses that support our mission to provide free, useful news. Our cover story this month gives you a snapshot of what’s going on in Cy-Fair’s multifamily housing sector. Through maps and charts, we break down where new apartment complexes are being built and how multifamily home construction will soon outpace single-family home construction locally. See Page 22 for all the details.

Premium sponsor:

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What's inside

Property value growth slows in Harris County (Page 17)

Taylor Morrison progresses on new neighborhoods (Page 18)

Q&A: Protecting property during hurricane season (Page 20)

Sponsor: ROC Homes

Multiple Listing Service rules changing

Stay tuned

For real estate associations aliated with the NAR, the changes must be implemented in August, per a May 3 news release. After the policy changes take eect, a nal approval hearing for the settlement is scheduled for later in November.

A $418 million settlement with the National Association of Realtors in March may impact fees for buyers, sellers and real estate agents, starting in August. The settlement—brought on by class-action lawsuits alleging brokerages inated buyer- seller commissions—will force the NAR to make policy changes to Multiple Listing Services, online platforms where real estate agents list homes. “[The MLS] gives you all the details of the home—what year it was built, square footage, how many rooms, room sizes,” said Thomas Mouton, chair of the Houston Association of Realtors. According to the settlement, sellers will pay smaller commissions and buyers will decide how much their agents are paid, among other changes. “When an agent searches for a home for their client, [the MLS tells] you what the listing agent is actually oering for compensation,” Mouton said. “Now, that will not be displayed anywhere on the site.”

Updated MLS policies The changes outlined by the NAR settlement in March that go into eect in August include:

“Houston is going to be aected like everyone else because it’s a national settlement,” Mouton said. “We’re no dierent than any other state.”

Listing agents can no longer make compensation oers to buyer agents on the MLS.

MLS participants can’t lter or restrict listings to clients based on the level of compensation oered to the agent.

2024

March 15: Settlement agreement signed April 24: Preliminary approval of settlement review granted by the court Aug. 17: Practice changes take eect; earliest day for lawsuit notications to be issued to those impacted Nov. 26: Final approval hearing for the settlement

Compensation disclosures to sellers, and prospective sellers and buyers, are required.

MLS users must enter an agreement with buyers before home tours.

SOURCE: NATIONAL ASSOCIATION OF REALTORSCOMMUNITY IMPACT

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COMMUNITYIMPACT.COM

Real estate

BY MELISSA ENAJE CONTRIBUTIONS BY DANICA LLOYD

Property value growth slows

Harris County trends

Total single-family homes sold

Median price of homes sold

Months’ supply of homes

95,302

$338,000 $330,000

1.3

2022 2023

Jan. 2022 Jan. 2023 Jan. 2024

2.6

83,854

3.3

More Harris County homeowners saw drops or smaller increases in property values compared to the past two years, according to values determined by the Harris Central Appraisal District as of Jan. 1, 2024. HCAD ocials attributed the trend to increasing home inventories and fewer home sales. HCAD Chief Appraiser Roland Altinger said in a news release the Harris County housing market took a “breather this year” after several consecutive years of rapid appreciation. Sales slowed in 2023, and prices rose slightly because of higher interest rates and mortgage rates, which Altinger said allowed home inventory to inch upward. “This year we are seeing a return to the usual increases and decreases in property values instead of the extraordinary growth of the past two years,” Altinger said. Residential properties have gone up an average of about 2.5% in value countywide when comparing values from Jan. 1, 2024, with those from Jan. 1, 2023, Altinger said. In Cy-Fair, home values increased by 0.84% on average.

SOURCES: HARRIS CENTRAL APPRAISAL DISTRICT, HOUSTON ASSOCIATION OF REALTORSCOMMUNITY IMPACT

Average local market values on Jan. 1

Homes sold Jan. 1, 2023-Jan. 31, 2024

1 Far northwest

4 South of Hwy. 290

$386,942 $393,211

$345,694

2023 2024

+1.62%

+5.56%

249

$364,921

1,927

425

1960

290

2 Far west

5 Inside Beltway 8

$409,429

$263,509 $270,107

2023 2024

+2.38%

+2.5%

$419,181

2,698

308

529

3 Southwest

6 Outside Beltway 8

$283,524 $272,699

$310,890 $300,965

2023 2024

99 TOLL

-3.82%

-3.19%

1,185

413

SOURCE: HARRIS CENTRAL APPRAISAL DISTRICTCOMMUNITY IMPACT

Zooming in

What residents should know

What’s next

In addition to the slowdown in property value increases, one 2023 change in state law also lowered property tax rates for school districts. The changes came after Texas vot- ers approved Proposition 4 in the November 2023 election. Proposition 4 was placed on ballots fol- lowing the passage of Senate Bill 2, authored by State Sen. Paul Bettencourt, R Houston, during the 2023 Texas Legislature. The changes went into eect retroactively for 2023 tax bills, and Bettencourt’s o ce estimated the average Texas homeowner’s tax bill was lowered by $1,260 that year. Following the passage of Proposition 4: The state of Texas set aside $12.7B for school districts to allow them to lower tax rates by 10.7 cents per $100 of valuation. $5.6B went toward increasing the statewide homestead exemption from $40,000 to $100,000.

The deadline for homeowners to apply for property tax exemptions passed April 30. Meanwhile, the deadline to le a protest against a home value was May 15, or within 30 days of receiving a property value notice being mailed. However, county ocials said property owners should take note of several other upcoming dates related to when tax rates are set and when bills will be mailed out.

Data by price range Harris County homes in the lower price ranges were more likely to see value decreases when comparing Jan. 1 data to the previous year. 57.5% decreased in value 28.8% increased in value 13.6% saw minimal change in value For homes valued between $200,000-$299,999: 34.1% decreased in value 58.1% increased in value 7.8% saw minimal change in value For homes valued between $450,000-$749,999: 52.7% decreased in value 37.4% increased in value 9.9% saw minimal change in value For homes valued between $300,000-$449,999:

August-October: Local jurisdictions adopt tax rates October/November: Tax bills are mailed Dec. 31: Last day to pay to use a deduction for the same year’s federal income tax SOURCES: HARRIS COUNTY TAX ASSESSORCOLLECTOR & VOTER REGISTRARCOMMUNITY IMPACT

21.1% decreased in value 73.4% increased in value 5.5% saw minimal change in value For homes valued over $750,000:

SOURCE: HARRIS CENTRAL APPRAISAL DISTRICTCOMMUNITY IMPACT

SOURCE: SENATE BILL 2COMMUNITY IMPACT

CYPRESS EDITION

Real estate

BY JOVANNA AGUILAR & DANICA LLOYD

BY MELISSA ENAJE & CARSON WEAVER

Taylor Morrison progresses on new housing developments • Avalon at Cypress opened in January 2022 and will have 709 homes at build-out, plus a club- house, pool, playground and a pickleball court. • Mason Woods opened in September 2022 and will have 674 homes at build-out, plus a tness center, pool, playground and trails.

Average price of single- family homes reaches all-time high in Houston The average price of single-family homes in Houston reached an all-time high of $443,970 in May, according to the May market update released June 12 from the Houston Association of Realtors. What they’re saying HAR Chair Thomas Mouton said in a news release the Houston housing market has demon- strated its adaptability “yet again.” “While the weather disruptions may have impacted some sales, there continued to be strong activity with a rise in available listings and persistent buyer interest,” Mouton said in a state- ment. “We are beginning to see a more balanced market pace, beneting both buyers with more options and sellers with sustained demand.”

Disaster exemption ling deadline nears Property owners who had physical damage to their property during the storms that swept through Harris County this spring have until Sept. 3 to apply for a temporary disaster exemption, according to a news release from the Harris Central Appraisal District. “While damage to a house or other struc- ture from a falling tree is eligible for exemp- tion under this particular law, damage that occurred only to trees or shrubbery caused by the disaster isn’t eligible,” HCAD Chief Appraiser Roland Altinger said in the release. Explained Texas Tax Code allows a qualied property that is at least 15% damaged by a disaster in a governor-declared disaster area to receive a temporary exemption of a portion of the appraised value of the property.

Houston trends

May’s average single-family home price of $443,970 topped the previous record of $438,350 from May 2022. The average home price is up 3.6% year over year.

Homebuilder and developer Taylor Morrison is working to bring more than 3,300 single-fam- ily homes to the Cypress area across several neighborhoods. “Because of the continued high need for hous- ing in the fast-growing Greater Houston market, and our pinpoint approach to design and plans, we’ve focused the majority of our homes to be move-in ready,” Todd Rasmussen, Houston Divi- sion president at Taylor Morrison, said in an email. “This process will provide eciency, while being exible enough to meet the needs of the Greater Houston new construction housing market.” The details Taylor Morrison ocials said these single-family neighborhoods are taking shape: • Bridge Creek opened in June 2020 and will have 757 homes at build-out, plus a clubhouse, pool, playground, trails, dog park and tennis court.

Making headway on homebuilding Percentages show build-out progress based on the number of homes built compared to the number of homes planned. 1 Bridge Creek: 60.2% 2 Avalon at Cypress: 38.6% 3 Mason Woods: 28.9% 4 Yardly: 50% 5 Redbud: 0.2%

The median home price increased 1.5% to $345,000 year over year.

• Redbud will open in July and will have 978 homes at build-out, plus a buttery garden, pool, pavilion, open spaces, playscapes and trails. Also of note Taylor Morrison is also working on Yardly Cypress, one of the region’s rst build-to-rent neighborhoods with 240 homes planned. Home features include stainless steel kitchen appliances, quartz countertops, full-size washers and dryers, and doggy doors for pets to access a private turf backyard.

Active listings in the Houston area are up 46.8% since last May.

New listings in May saw a 21.6% increase from last May, up from 12,568 to 15,280.

290

99 TOLL

Sales of homes priced at $1 million or more increased by 9.6%.

Single-family home closings declined year over year, from 8,664 to 8,538.

529

SOURCE: TAYLOR MORRISONCOMMUNITY IMPACT

SOURCE: HOUSTON ASSOCIATION OF REALTORSCOMMUNITY IMPACT

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Real estate

BY ATIRIKTA KUMAR

Robert Oncken talks property protection during hurricane season The Greater Houston area is no stranger to natural disasters and the potential damage they can cause. Robert Oncken is the agency principal and owner at Oncken Insurance Agency, a Cypress-based independent insurance agency that specializes in home insurance. Oncken spoke to Community Impact about what residents can do to prepare their homes for hurricane season. How can residents best protect their homes during storms and hurricanes? Be prepared for a storm coming in and ... aware of the weather that is coming. If it’s going to be a wind event or something along those lines, I would certainly sort of batten down the hatches, so to speak. ... Doing repairs as they come up and not letting them go is something that would certainly help you out. Getting a generator is a good idea, too, if it’s something that you can a ord. It certainly is helpful in terms of large weather events where the power may go out for a short or long period of time. ... From an insurance standpoint, I would certainly check in on exactly what type of insurance you have on your house and how it will protect, what type of deductibles you’re looking at, [and] what type of coverage you have for the roof. Because there can be a wide variety of options there, and some provide more or less coverage. What should residents know about ood insurance? Flooding is something that, for the most part,

is not covered under your homeowner policy. ... There are two very broad types of policy. One is a policy through [the Federal Emergency Manage- ment Agency], which is broken into a few di erent categories. But the policy through FEMA usually caps out at about $250,000 in coverage for the dwelling itself and $100,000 for any content. ... There is another option called private ood insur- ance, and private ood insurance is a lot closer to a homeowner policy but just for [ooding]. The big di erence is it’s not always available for every single address out there. ... So, insurance company “A” may o er coverage, and insurance company “B” may not o er coverage for a specic address on private ood [insurance]. How can residents minimize ood damage? Making sure that you get your drainage in and around the house as good as possible is one of the rst things that you would do. But if you are going to have water coming into your house, getting things that are particularly valuable that you’re able to move up to a second oor is a good idea. And certainly, if it can’t be taken to the second oor, getting it o the ground because a lot of ooding is not up to your eyeballs in the house. A lot of times, ooding is just an inch or two of water in the house. Do you have any tips to prevent hail or wind damage? Maintenance on the roof and staying on top of any issues that may need to be addressed in terms of roof integrity, mold and granular loss ... all of those things are things that I would stay on top of. The other thing to do would be to make sure that you have a good understanding of what is or isn’t covered under your particular homeowner policy. You can’t keep hail from coming. You can’t keep wind from coming. But once it does come,

COURTESY ROBERT ONCKEN

hopefully your roof is structurally sound enough to where there won’t be any damage where you lose the integrity of the roof. If that happens, you want to make sure that you’ve got the right type of insurance on your house. What are some cost-eective ways people can protect their house? I think the most cost-e ective way ... is staying on top of repairs that need to be done and not waiting until they become a big issue. I think that also applies to your insurance—making sure that on a regular basis with your agent, you’re reviewing what you’ve got, and what is and isn’t covered.

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

COMMUNITYIMPACT.COM

Real estate

Nearly half of the 539 homes sold in Cy-Fair this May were in the 77433 ZIP code. Overall home sales were down about 7% compared to May 2023 activity. Residential market data

Number of homes sold

May 2023

May 2024

-13.6%

-21.88%

+15%

-19.5%

-27.66%

-7.96%

+2.69%

77040

77064

77065

77070

77095

77429

77433

99 TOLL

77429

290

77070

1960

Median home sales price

77064

77433

249

May

2023

2024

529

$301,250 $291,500 $349,950 $320,000 $340,000 $400,000 $454,000

$330,000 $295,000 $286,000 $316,000 $325,000 $397,200 $429,990

77095

77065

77040 77064 77065 77070 77095 77429 77433

77040

Homes sold by price point

May 2024

$800,000+

$600,000-$799,999

169

$400,000-$599,999

Average days on market

+88.9%

+32.56%

-15.63%

-44.64%

+48.39%

+36.67%

-10.14%

290

$200,000-$399,999

<$200,000

MARKET DATA PROVIDED BY BOUTWELL PROPERTIES 17506 BOBCAT TRAIL, CYPRESS. 2813058533. OFFICETHEBOUTWELLTEAM.COM

77040

77064

77065

77070

77095

77429

77433

HIGH TEMPS

LOW RATES

9212 Fry Rd., Suite 100 Cypress, TX 77433 713.852.6700 TexasBayCU.org

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CYPRESS EDITION

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