Cy-Fair | Jersey Village Edition | July 2025

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Cy-Fair Edition VOLUME 16, ISSUE 11 JULY 12AUG. 12, 2025

2025 Home Edition

Home insurance rates climb

BY RACHEL LELAND

Homeowners across Texas are facing soaring insurance costs and policy cancellations as insurers pull back due to rising risks, such as natural disasters. For example, Cy-Fair neighborhoods near Moore Elementary School have historically experienced freezes, ooding and more. Homeowners may see higher insurance premiums as a result.

INSIDE

Also in this issue

Impacts Page 6 Check out Big City Wings, Jeremiah’s Italian Ice and other new local businesses

Education

Page 10

See what Cy-Fair ISD prioritized in the 2025-26 budget

2025 Home Edition

Page 13

Discover how Cy-Fair’s housing aordability compares to Harris County

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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 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

Angie Thomas General Manager

Martha Risinger Jesus Verastegui Taylor White Ronald Winters Houston Market President Jason Culpepper Senior Managing Editor Matt Stephens Senior Product Manager Kaitlin Schmidt Quality Desk Editor Sarah Hernandez

Danica Lloyd Senior Editor

Rebecca Robertson Account Executive

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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Impacts

sauces ranging from mild to rehouse. • Opened May 29 • 20330 Tuckerton Road, Cypress • www.bigcitywings.com

249

S C HIELRD.

CHAMPION FOREST DR.

5 Tacos Tec The restaurant is now serving tacos, enchiladas, burritos, tostadas and autas. • Opened June 6 • 19841 Hwy. 290, Houston • www.tacostectx.com 6 Jeremiah’s Italian Ice Jeremiah’s oers over 40 avors of Italian ice and soft-

CYPRESS ROSEHILL RD.

L O U E T T

MALCOMSON RD.

N. BRIDGELAND LAKE PKWY.

WILLOWBROOK MALL

MIL

serve ice cream. • Opened June 5

BRIDGELAND CREEK PKWY.

• 12620 FM 1960, Houston • www.jeremiahsice.com

290

FALLBROOK DR.

1960

CYPRESS N. HOUSTON RD.

7 Son’s Bakery The bakery oers breads, desserts and coee. • Opened June 9 • 10807 Huffmeister Road, Ste. 129, Cypress • www.sonsbakery.us

6 24

A L

99 TOLL

GREENHOUSE RD.

L O

8 Garage Werks Owner Greg Merecka oers luxury garage sizes ideal for cars, boats, RVs and motorcycles. • Opened June 1 • 12402 Malcomson Road, Houston • www.garagewerks.net 9 Village Chiropractic Treatments include X-rays, spinal adjustments, spinal decompression, shockwave therapy, muscle stimulation, knee traction and lumbar traction. • Opened June 9 • 12711 Telge Road, Ste. 300, Cypress • www.villagechiros.com 10 It’s Cane Time The business sells sugarcane juices, boba tea, rice bowls and snacks. • Opened May 1

529

MAP NOT TO SCALE

• Opened June 20 • 9430 Fry Road, Ste. 300, Cypress • www.magnoliasoapandbath.com

Now open

1 Racket Social Club The business oers four padel courts, two pickleball courts, competitive training, a summer camp for kids, yoga sessions and social events. • Opened in May • 12825 Cutten Road, Houston • www.racketsocialclub.us 2 Magnolia Soap and Bath Co. The shop has handcrafted, plant-based bath and body products.

3 Luce Avenue Co ee Roasters The shop serves coee drinks, fresh-baked pastries and

breakfast tacos. • Opened June 5 • 20725 Tuckerton Road, Ste. 700, Cypress • www.lucecoffeeroasters.com

4 Big City Wings The Houston-based franchise specializes in wings with

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• 16247 FM 529, Houston • www.itscanetime.com

• Opening date TBD • 8702-8726 Fairbanks N. Houston Road, Houston • www.foxconn.com 17 Bath & Body Works The fragrance company oers candles, body spray, wall

Now open

11 Fitzpatrick Group The full-service nancial planning and wealth management rm opened a second location. • Opened in May • 20405 Hwy. 249, Ste. 640, Houston • www.¡itzgrp.com 12 J Thomas Photoworks The photography studio oers single-day, hourly and membership rates. • Opened July 1 • 14525 FM 529, Ste. 100, Houston • www.thelabhouston.com 13 Saunders A new manufacturing facility serves the transportation, general industrial, medical device, electronics, aerospace and defense industries. • Opened June 2 • 14639 Fallbrook Drive, Ste. 160, Houston • www.saunderscorp.com

fragrances and hand soaps. • Opening in late September • 25825 Hwy. 290, Ste. 26A, Cypress • www.bathandbodyworks.com

18 Retina Consultants of Texas The retina ophthalmology practice specializes exclusively in diseases and surgery of the retina, vitreous and macula. • Opening Aug. 4 • 10130 Louetta Road, Ste. G, Houston • www.retinaconsultantstexas.com 19 Cheatcode Lemonade and Smoothie Bar The business oers lemonade, smoothies, dirty sodas and acai bowls infused with supplements. • Opening Aug. 2 • 9111 FM 1960 W., Ste. E, Houston • Facebook: Cheatcode Lemonade and Smoothie Bar

23 SafeSplash Swim School Two-time Olympian swimmer Cammile Adams has opened a new swim school location in Bridgeland. The family-focused business teaches essential swim safety skills with lessons designed to build con dence and a love for the water. Lessons are available for all ages and skill levels. • Opened June 30 • 20931 Tuckerton Road, Cypress • www.safesplash.com/locations/bridgeland-tx

Coming soon

In the news

14 Clutch & Win The arcade will oer prizes, gashapon machines and over 40 claw machines.

20 Houston Premium Outlets Three new retailers have joined the mall—JD Sports, La Fragancia and Rag & Bone.

• 10865 Jones Road, Houston • Facebook: Carta Marina Seafood & Oyster Bar

• Opening in late July or early August • 25414 Hwy. 290, Ste. C-3, Cypress • Instagram: clutchandwin

• Opened in late May and early June • 29300 Hempstead Road, Cypress • www.premiumoutlets.com/outlet/houston

Closings

15 Kid to Kid Jersey Village The resale franchise oers gently used children’s clothing, shoes, toys, books and baby gear. • Opening in September • 17378 Hwy. 290, Jersey Village • www.kidtokid.com 16 Foxconn The manufacturer has acquired the 1 million-square- foot Fairbanks Logistics Park to build an AI server.

24 Walgreens The pharmacy and retail store permanently closed its location at FM 1960 and N. Eldridge Parkway. • Closed March 18 • 12620 FM 1960 W, Houston • www.walgreens.com

21 Target The store is undergoing renovations to feature modern design elements and additional displays. • 12701 FM 1960 W., Houston • www.target.com 22 Carta Marina Seafood & Oyster Bar Formerly known as Ostioneria Michoacan, o¨cials said the seafood restaurant rebranded in May.

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CYFAIR JERSEY VILLAGE EDITION

Government

BY DIEGO COLLAZO

Jersey Village’s new mayor to prioritize ood mitigation, community James Singleton was elected mayor of Jersey Vil- lage in May. He has spent 20 years in public safety and currently serves as the information tech- nology director for the Spring Fire Department, a role he’s held for nearly a year. He previously served six years on City Council in Place 4 and ran

What are some areas where Jersey Village is doing well that you want to maintain? Over the last ve or six years, we’ve focused heavily on our water and wastewater systems. We’ve been leaning very hard to ensure that the systems are properly maintained and invested in for the future. ... How do you ensure residents’ voices are heard? ... One of my ideas is, competing opinions provide the best solutions. I look for people that disagree with me to hear and understand why. What is it about this decision that is a problem for you so that I can try to address it? ... I’m open to meeting with anybody in the city. Have you faced any challenges early on? Right now, we are looking for ways to fund our needed water and wastewater project, along with replacing the City Hall campus. The City Council and I have not agreed on the best way to go about that. ... [City Hall] needs to be replaced. How much money we spend and the way we go about that can vary signicantly. The big topic right now is how do we do that but remain scally conservative.

unopposed in his campaign for mayor. What is your top priority as mayor?

Ever since I was elected, my focus has been on ood mitigation, scal conservatism and making sure that we have a high level of service. Jersey Village is known for its public safety. Both the re and police department[s] are probably some of the best in the county. We’ve also done a lot of work in public works and other areas of the city to provide the highest level of service we can.

COURTESY CITY OF JERSEY VILLAGE

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

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BY SARAH BRAGER

ESD No. 9 commissioners select 3 nalists for board vacancy

Commissioners from Harris County Emergency Services District No. 9 will choose between three candidates to ll a vacant seat on the board, they announced at a June 24 meeting. The search for a fth commissioner comes after Kevin Stertzel announced his resignation in April. The appointee will serve on the ESD 9 board until the November 2026 election. Andrew Choi, Cameron Dickey and David Langenberg were selected as nalists after com- missioners publicly interviewed nine applicants during the meeting. About the candidates Choi is a physician for Memorial Hermann Medical Group who has lived in the Cypress area for 10 years. He completed his medical residency in emergency medicine and previously worked at HCA Houston Healthcare in Kingwood. He has a Master of Business Administration. Dickey has a background in nance as the

From left, Harris County ESD 9 Commissioners Naressa MacKinnon, Bevin Gordon, Rob Paiva and Jaime Martinez hear project updates from Ricardo Martinez of Martinez Architects at the June 24 board meeting.

DANICA LLOYDCOMMUNITY IMPACT

president and CEO of Cy-Fair Federal Credit Union, where he’s worked for 12 years. Dickey has also served on the Harris County Water Control and Improvement District 157 board for six years. Langenberg is the re chief at the Humble Fire Department and a former ESD 9 commissioner. He held his position as commissioner for eight years until his second term ended and he was not

re-elected last fall. He has lived in Cypress for over 40 years and was a volunteer reghter for 12 years before running for the board. Stay tuned The board has 90 days from Stertzel’s resig- nation to ll the vacancy. The next ESD 9 board meeting is scheduled for July 24.

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CYFAIR JERSEY VILLAGE EDITION

Education

BY SARAH BRAGER

Cy-Fair ISD employees will receive a 4% pay raise in the 2025-26 scal year following a vote of approval from the board of trustees on June 23. The board adopted its $1.2 billion budget after months of community feedback and planning from the district nance department. The nal motion included an amendment that allows the superintendent to retroactively change sta salaries to meet recommended market adjustments. Trustees said they prioritized salary increases, reinstating bus routes and working toward a balanced budget. With $1.1 billion in revenue, district ocials said they expect a shortfall of $45.5 million. They said the shortfall would have been higher if not for $62 million in additional funding from House Bill 2. Last year, the CFISD board approved budget cuts, eliminating more than half of district librarian positions and cutting 79 bus routes. Parents have since come forward with concerns about student safety, especially pertaining to school commutes, according to past Community Impact reporting. At the June 18 work session, trustees said there will not be more reductions this year, thanks to recent state support. The proposed budget for the upcoming academic year is about $40 million larger than last year, when the projected shortfall was $77.5 million. Chief Financial Ocer Karen Smith said June 18 that she expects the actual decit for FY 2024-25 to be around $24.3 million. Raises, bus service in FY 2025 26 budget

Public input

2025 26 compensation plans $2,500 raise for teachers with three to four years of experience $5,000 raise for teachers with ve or more years of experience $65,000 starting salary for teachers $2 million to increase salaries for teachers with one to two years of experience $15 per hour starting pay for hourly and paraprofessional employees 4% raise for all other employees

After a year of pushing the board to bring back bus routes, noting safety concerns for students and time constraints for parents, community members were relieved to see bus routes rein- stated for a total of $4.1 million. “Passing this budget puts CFISD back on the path to amazing by ensuring every student has a safe and reliable way to get to school,” said Jarred Hostetler, a parent who previously advocated for bus routes to be reinstated. Over a dozen attendees at the meeting made last-minute pleas for higher wages, saying the 4% pay raise still isn’t a living wage for paraprofes- sionals, who make less than $30,000 annually. “We’re not asking for $60,000 a year, we’re ask- ing for [$35,000],” said Stacey Peterson, a special needs paraprofessional in the district, at the June 18 board work session. “If my husband dies, I can’t keep my house on $20,000 per year. It’s not just below pay, it is nonlivable.”

SOURCE: CYFAIR ISDCOMMUNITY IMPACT

Anissa Bax, a full-time paraprofessional in the district, told the board she was evicted from her apartment because she couldn’t aord rent. After moving in with her parents, Bax said she commuted about an hour from Richmond to continue working in Cy-Fair because she loves working with her students. Despite the comments, the board did not add any additional pay specically for paraprofession- als in the nal budget.

What they're saying

“Though we’re breathing a little easier, it is temporary. We still have a budget gap that will need to be addressed.” JUSTIN RAY, CYFAIR ISD TRUSTEE

“No full-time Cy-Fair ISD employee should be living on poverty wages.” NIKKI COWART, PRESIDENT OF CYFAIR AMERICAN FEDERATION OF TEACHERS

Looking forward

Budget breakdown

• $29.7 million for teacher retention for teachers with three or more years of experience • $4.3 million to support non-administrative staff • $106 per enrolled student for a total of $12.6 million • $1.13 per mile transportation reimbursement for a total of $107,800

CFISD ocials said additional funding from the state alleviated some of their budget concerns this year, but HB 2 didn’t entirely solve the district’s funding issues. The district will need to source additional revenue or consider more cuts in the future. Gov. Greg Abbott signed HB 2 into law on June 4, which included allotments for teacher raises and retention, special education programs, campus safety and operational costs. HB 2 highlights for CFISD include:

Projected expenses

$1.23B

Projected revenue

$1.18B

Projected shortfall: $45.47M

SOURCE: CYFAIR ISDCOMMUNITY IMPACT

COMMUNITYIMPACT.COM

Transportation

BY MELISSA ENAJE

New guidelines shift road responsibilities to developers

Revisions to Harris County’s trac impact analysis guidelines were unanimously passed by Harris County commissioners in May that will require developers to take more responsibility when it comes to road infrastructure projects. This marks a shift in how developers are required to approach new projects in the county. Eric Heppen is an engineer and senior project manager with Harris County Precinct 3 Commis- sioner Tom Ramsey’s oce. He said during a June 5 Cy-Fair Houston Chamber of Commerce commit- tee meeting that the new guidelines: • Require developers to construct full boulevard sections or multiple lanes of roads and complete infrastructure upfront • Address infrastructure gaps to prevent situ- ations where developers create demand for infrastructure improvements without contribut- ing to the overall project costs

The context Precinct 3 maintains nearly 6,800 miles of roadway and associated bridges throughout the area and has $31.7 million in Cypress-area trans- portation projects under construction as part of its Capital Improvement Program and another $84.4 million in the design phase, Heppen said. He said the new guidelines will help ensure the county can nd better uses for its mobility dollars. Harris County mobility funds are designated for transportation and infrastructure projects throughout the county, including road mainte- nance and capital improvement projects. These funds are primarily sourced from the Harris County Toll Road Authority and are split between precincts to be used for various mobili- ty-related projects, county ocials said. “Harris County taxpayers should not be responsible for developer-driven changes and upgrades,” Precinct 3 Commissioner Tom Ramsey

Cypress area project funding

In design phase: $84.4M Under construction: $31.7M

Total: $116.1M

SOURCE: HARRIS COUNTY PRECINCT 3 COMMUNITY IMPACT

said at a March court meeting. “Infrastructure improvements should not be limited to the [land] boundaries; they should extend to the limits of their dened impact area based on their trac impact analysis.” Harris County’s Department of Engineering sta were ordered to share an update on the process at the Aug. 7 court meeting.

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CYFAIR JERSEY VILLAGE EDITION

Business

BY JOVANNA AGUILAR

Customers can nd Polish doughnuts at Artisan Bread Gallery.

JOVANNA AGUILARCOMMUNITY IMPACT

Artisan Bread Gallery oers European sourdough bread made from scratch.

COURTESY ARTISAN BREAD GALLERY

Artisan Bread Gallery oers homemade baked goods Owned by Polish couple Oksana Ramotowski and Krzysztof Ramotowski, Artisan Bread Gallery has captivated the attention of bread lovers in the Cy-Fair community. The couple moved to the area from Massachusetts preservatives. Located on Windfern Road at a former doughnut shop, the bakery oers to-go services.

Owner Oksana Ramotowski stands in front of her bakery counter.

JOVANNA AGUILARCOMMUNITY IMPACT

Popular choices include the cranberry raisin wal- nut bread, regular sourdough and rosemary sour- dough. The bakery also oers focaccia, baguettes and breakfast items, such as Polish doughnuts, Polish kolaches and breakfast sandwiches. Staying local Oksana Ramotowski said the new location will oer dining services, a larger selection of breads, a full coee menu and lunch. Artisan Bread Gallery supports its community by donating leftover bread to local schools, organiza- tions and homeless individuals in need of a meal.

to open the bakery in February 2024 and is now expanding with a second location to better serve their growing clientele. The new location is set to open this summer near Jones Road and FM 1960. From the oven With over 25 years of experience baking, Krzysz- tof Ramotowski begins preparing his European breads at midnight daily. Artisan Bread Gallery oers European sourdough breads made from scratch with no

WINDFERN RD.

11411 Windfern Road, Ste. 350, Houston Facebook: Artisan Bread Gallery

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COMMUNITYIMPACT.COM

Real estate

BY DANICA LLOYD & LIZZY SPANGLER

Home Edition

2025

Readers, welcome to your annual CI Home Edition! This guide highlights key real estate trends unique to your community. In this edition, we explore what’s happening with home insurance across the state and how that’s impacting Cy-Fair residents. Our team interviewed local homeowners, real estate experts and insurance agents, as well as state department ocials and lawmakers to help explain why home insurance rates continue to climb in Texas and in Harris County—where more than 20% of all housing units are located in major ¡ood areas. In this edition, we also answer the question, “What is an HOA?” and nd out which factors are aecting the local real estate market most. I hope you nd our annual Home Edition informative and useful. All of the stories were written by our team of local journalists, and all of the advertisements are from nearby businesses that support our mission to provide free, useful news.

What's inside

Find out why electricity costs are higher than average for locals (Page 14)

Angie Thomas General Manager athomas@ communityimpact.com

Learn more about what homeowners associations do (Page 15)

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

With 1,367 active home listings by the end of April, the Cy-Fair real estate market had 3.5 months of inventory available for the rst time since summer 2017, according to the Texas A&M Real Estate Research Center. Months of inventory measures how long it would take to sell all existing listings at the current sales pace. Shae Cottar, chair of the Houston Association of Realtors, said supply chain issues and record-low interest rates during the COVID-19 pandemic aected inventory levels—dropping to as low as 0.39 months locally in February 2022. Homebuilders have since helped replenish that stock across the region, he said. “I think what we’re actually seeing right now is a normalizing of the market,” Cottar said. Home inventory hits 8-year high

Also of note

Months of inventory

Coppereld

Cypress North

Cypress South

During the rst three months of 2025, 25% of Cypress households could aord to buy a median-priced home, compared to 34% in Harris County, according to the Houston Association of Realtors’ Q1 Housing and Rental Aordability Report released May 8. In the rst quarter, the median price of a home in the Cypress area was $407,500, with a minimum qualifying annual household income of $128,800. Harris County’s median home was $325,000, and its minimum qualifying income was $100,400, according to the report. Out of the 19 submarkets within Harris County, only ve had a lower percentage of people who could aord the median home price—Bellaire, Katy, Memorial Villages, River Oaks and West University Place. Cypress was tied for the third-most aordable area, HAR reported.

4 3 2

Median home price

Coppereld

Cypress North

Cypress South

$500K $400K $200K $100K $300K

XXXXX XXXXXXX XXXXXXXXX XXXXXXXXX

*THROUGH APRIL SOURCE: TEXAS A&M REAL ESTATE RESEARCH CENTERCOMMUNITY IMPACT

CYFAIR JERSEY VILLAGE EDITION

Real estate

BY EMILY LINCKE

BY DIEGO COLLAZO

Electricity prices have risen sharply across Texas, and Cy-Fair residents are feeling the eects. The details While statewide issues are the biggest contrib- utor to rising electricity prices, Cypress homes could see higher electric prices due to home size Cy-Fair seeing higher-than-average electricity bills Electricity Plans. Company ocials provided the following tips to help homeowners lower their electricity bills: • Set your thermostat conservatively • Maintain your HVAC system with regular tune- ups and air lter changes • Close blinds in rooms with southern sun exposure • Shop for lower rates up to 60 days ahead of your contract expiration Zooming in Average electricity prices in Texas have increased by over 60% since 2021, according to Electricity Plans. Cypress Cypress Houston Houston Texas Texas

What is a homeowners association?

Zooming out

Criheld said the duties of HOAs can include: • Enforcing community rules

Homeowners associations, which collect resident fees to manage communities, are especially common in the Houston region, 2023 data shows. About 51% of occupied homes in the Houston region, compared to 30% statewide, were part of a property owners association, according to 2023 U.S. Census Bureau American Housing Survey data. Texas HOAs are usually operated as nonprot corporations and are governed by a volunteer board of directors, according to the Texas State Law Library’s website. HOAs are sometimes assisted by an HOA management company, and an HOA’s primary job is to preserve property values, said Savannah Criheld, the owner of Houston HOA management rm CH&P Management, via a June 19 email. “If you receive a violation notice from your

Cy-Fair HOAs by ZIP code

Average home size (in square footage)

• Managing shared amenities such as pools • Maintaining infrastructure such as lights A common myth about HOAs is that they have unlimited power, but the organizations have governing documents and are tasked with enforcing the rules in property deeds, Criheld said. While they are not governed by a state agency, HOAs must operate within laws guiding other nonprots, according to the Texas State Law Library. Under the Texas Residential Property Owners Protection Act, HOA boards: • Must keep meetings open to members, except for certain topics such as personnel discussions • Give notice before enforcing rules

2,800

77429: 64

77070: 37

1,952

290

1960

2,031

and usage rates, according to Cypress-based Electricity Plans, a digital resource that helps homeowners and business owners nd the best electricity plans for them. Cypress homes are larger than the average home in the Houston area, and homeowners have an average monthly electricity bill of $205.79 com- pared to $172.05 statewide, said Rebecca Bridges, chief marketing ocer for Electricity Plans. Why it matters Nearly 60% of Texans said cost was the primary reason for choosing their electricity provider, according to an April survey conducted by

77064: 26

77433: 50

Average monthly electricity usage (in kilowatt-hour)

249

529

77040: 32

77095: 26

77065: 12

1,864

99 TOLL

1,300

1,176

SOURCE: WWW.HOA.TEXAS.GOVCOMMUNITY IMPACT

HOA, please don’t be oended. It is actually the duty of the board of directors to enforce restrictions to prevent property values from deteriorating over time,” she said.

SOURCE: ELECTRICITYPLANS.COMCOMMUNITY IMPACT

“Electricity prices used to be very closely tied to the price of natural gas, and we no longer see that,” Bridges said. Bridges said Winter Storm Uri in 2021 was a major turning point, triggering widespread

power outages and shaking public trust in the state’s power grid. The resulting infrastructure and regulation changes have contributed to price hikes, she said.

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From the cover

Home insurance rates climb

BY RACHEL LELAND

The conditions

The background

Home insurance rate changes

from 2020 to 2023

In Texas, 160 companies oer homeowners insurance policies, which is a 20% increase compared to a decade ago, according to the TDI. In 2023, insurance companies sold more than 8.7 million policies in Texas, up 35% from 2013. Still, insurers are struggling in Texas, according to lings from multiple companies. In 2022, the San Antonio-based United States Army Automo- bile Association, or USAA, reported the rst loss in its 102-year history. Other companies are limiting the policies they write in Texas, lings show. Texas insurance protability Three times in the past decade, insurance companies in Texas paid out more money than they collected, resulting in a loss in certain years.

-1% or less

0% to 19%

20% to 39%

40% to 59%

60% to 80%

Danny Day, a Cypress-area homebuilder, was informed by his home insurer, Hippo, that they would no longer renew policies in Texas due to statewide exposure risk despite having no personal damage history or claims led. “It’s kind of outside of everybody’s control— you’ve got to have homeowners insurance, and you’ve got to pay property taxes—but these costs are, in Texas specically … getting extremely high,” he said. Texas has some of the highest home insurance premiums in the nation, according to the National Bureau of Economic Research. These rising costs are leading some to forgo home insurance altogether. Texas has a le-and-use system for home insurance, which allows companies to issue higher rates without state approval as long as they notify the state, per the Texas Department of Insurance. “They could just slide an envelope across the desk at [the TDI] and tell them, ‘This is what we’re charging,’ and then put that into practice immediately,” said Ware Wendell, executive director of Texas Watch, which monitors insurance practices in the state. It’s incumbent upon the TDI to challenge hikes that don’t comply with state law, Wendell said. Of the more than 2,300 rate lings the TDI reviewed in 2024, none were disapproved, according to the TDI. From 2022 to 2023, insurance premiums in

No data available

Brazoria County: +24% Fort Bend County: +47% Galveston County: +24% Harris County: +28%

150% Years with a prot

Years with a loss

SOURCE: NATIONAL BUREAU OF ECONOMIC RESEARCHCOMMUNITY IMPACT

Texas spiked 23%, compared to the U.S. average increase of 11%, according to S&P Global, which specializes in information and analytics around nance and business. John Cobarruvias, a state consumer advocate, said he feels price increases from contractors are a cause for rising insurance costs for policyholders. Gov. Greg Abbott signed House Bill 2067 into law this June, which will require insurers to provide a reason for when they decline, cancel or don’t renew a policy.

100%

50%

*PERCENTAGES ARE BASED ON DIVIDING TOTAL EXPENSES BY REVENUE, RESULTING IN ANYTHING UNDER 100% BEING CONSIDERED PROFITABLE. SOURCE: AM BESTCOMMUNITY IMPACT

Nonrenewal rates by county

How it works

Throughout the Greater Houston area, more homeowners have opted to not renew their insurance polices year-over-year since 2021.

Looking ahead

Insurance companies have recently reported they’re facing risks, such as natural disasters and the lingering impact of the COVID-19 pandemic on lumber and building costs. Carriers have increased the premiums of their policyholders nationwide, but the Houston area has experienced dramatic increases as analysts deem the area “high risk,” said Laura Crain, presi- dent of Crain Insurance Group based in Cy-Fair. Like its predecessors, such as Winter Storm Uri and Hurricane Harvey, Hurricane Beryl caused billions of dollars in damage, according to property analytics rm CoreLogic. In December, the U.S. Senate Committee on the Budget published nonrenewal rates, conrming areas most vulnerable to climate-related risks have the highest nonrenewal rates and the most signicant rate increases.

0% 2018 2019 2020 2021

2022 2023

According to a June 17 report from Rice University’s Kinder Institute of Urban Research, home insurance increases brought on by extreme weather events could add more than $15,000 to home costs. Experts in the report recommend data- driven infrastructure planning and accurate ¢ood risk mapping to address climate risks across Harris County, where more than 20% of all housing units are in major ¢ood areas. “The risk is going to continue to grow, and it’s really on us to gure out ... 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 nonprot First Street.

0.5% 1%

1.5%

Brazoria

Fort Bend

Harris

SOURCE: U.S. SENATE COMMITTEE ON THE BUDGETCOMMUNITY IMPACT

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Real estate

On average, homes spent more time on the market this May compared to last May. Cy-Fair saw a 16% decline in the number of homes sold year over year from 546 last May to 460 this May. Residential market data

Number of homes sold

May 2024 May 2025

+5.6%

+13%

-14.7%

-23.5%

+2.9%

-26.2%

77040

77064

77065

77070

77095

77429

77433

99 TOLL

77429

290

77070

1960

Median home sales price

77064

77433

249

May

2024

2025

529

$332,500 $295,000 275,000 $313,500 $325,000 $387,500 $397,500

$266,000 $276,000 $295,000 $311,000 $333,250 $434,000 $434,000

77095

77065

77040 77064 77065 77070 77095 77429 77433

77040

MARKET DATA PROVIDED BY

Average days on market

+21.4%

+18.8%

+23.6%

+24.6%

-16.4%

+32.7%

+3.3%

77040

77064

77065

77070

77095

77429

77433

NOTE: DATA INCLUDES SALES FROM SINGLEFAMILY HOMES, TOWNHOMES AND CONDOMINIUMS.

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