Real estate
Population growth is slowing down in Pearland but is speeding up in Manvel. With the land to accommodate it, Manvel officials said they hope to house those new residents in single-family neighborhoods, Manvel Mayor Dan Davis said. Meanwhile, Pearland and Friendswood are limited on space, and city officials believe multifamily paired with other projects will maximize the remaining undeveloped land. Doing so is essential to maintaining a strong tax base and high standard of living, Pearland Director of Community Development Vance Wyly said. “We want to be a place where you can graduate high school and find your first apartment, or offer transitional living for those who are downsizing,” Wyly said. Density vs. sprawl
Diving in deeper
isn’t new for Pearland, as the city has always been open to such developments. However, the city has what Wyly called a high barrier to entry. Certain features, such as amenities, location, quality of build and its connectivity with the surrounding community are factors the city looks for before moving forward with such a project, Wyly said. “We have a high expectation of the product,” Wyly said. “It’s about the quality and not a specific design.”
From 2016 to 2024, Pearland approved nearly 1,800 new apartment units across eight projects, according to city data. Friendswood has more than 600 units currently planned or under construction and another 200 or so recently built out. Manvel, by comparison, has no existing multi- family developments within its city limits, Davis said. Of the city’s 17,510 acres, less than 10 acres are zoned exclusively for multifamily living, according to the city’s zoning maps. Wyly said accepting multifamily developments
Multifamily developments since 2016
Construction ongoing Permitted or planned Completed
Pearland has 1,800 new units dating back to 2016.
Population growth
154
3
276
94
Pearland
210
2000 2010 2020
37,640
300
+142.4%
91,252
+37.9%
8
125,828
45
335
42
247
35
MCHARD RD.
214
215
Manvel
Friendswood has 800+ units completed, under construction or planned since 2016.
2000 2010 2020
3,046
1,086
Pearland
+70%
276
5,179
300
+92.9%
109
BROADWAY ST.
9,992
108
358
Friendswood
288
126
120
111
2000 2010 2020
22,814
+27.3%
BAILEY AVE.
TBD
29,037
500
+41.9%
41,213
Manvel has 0 apartment units or complexes in city limits.
2351
Friendswood
Manvel
SOURCE: U.S. CENSUS BUREAU/COMMUNITY IMPACT
N
NOTE: THIS MAP IS NOT COMPREHENSIVE SOURCES: APARTMENT DATA SERVICES; CITIES OF FRIENDSWOOD, MANVEL AND PEARLAND/COMMUNITY IMPACT
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