Bay Area Edition | July 2025

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Bay Area Edition VOLUME 8, ISSUE 1 JULY 18AUG. 18, 2025

2025 Home Edition

Filling out space

Midline to sit on some of last vacant land in Baybrook area

Baybrook Mall

1,066 acres $400K+ prices Incoming Midline development 2,800 homes

Also in this issue

SOURCE: BROOKFIELD RESIDENTIALCOMMUNITY IMPACT

See how Clear Creek ISD did on the STAAR compared to the state averages Education

Read about what the new Galveston Bay Park project will bring to the area Developments

Premium sponsor

INSIDE

Brookeld Residential and CDC Houston are developing Midline, which will bring thousands of homes near Baybrook Mall in the Bay Area as soon as 2026. Utility work has since begun, with the rst home sales expected in the spring. (Jamaal Ellis/Community Impact)

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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. About Community Impact

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

Papar Faircloth General Manager

Martha Risinger Jesus Verastegui Taylor White Ronald Winters Account Executive Anita Orellana Senior Managing Editor Matt Stephens Senior Product Manager Kaitlin Schmidt Quality Desk Editor Sarah Hernandez

James T. Norman Editor

Jason Culpepper Houston Market President

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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BAY AREA EDITION

Impacts

4 KOYO Hand Roll Bar The restaurant serves hand roll sets with proteins such as salmon, tuna, yellowtail, crab and spicy scallop. It also serves edamame, as well as a variety of crudo dishes. • Opened June 3 • 18207B Egret Bay Blvd., Webster • www.koyohandrollbar.com 5 Aliberto’s Jr Mexican Food The restaurant serves tacos, tostadas, chimichangas, enchiladas, carne asada and burritos. Specialty items

CLEAR LAKE CITY BLVD.

146

TODVILLE RD.

ARMAND BAYOU NATURE CENTER

Seabrook

12 CLEAR LAKE

2351

include the ultimate breakfast burrito. • Opened June 12, grand opening July 5 • 1355 Hwy. 146, Kemah • www.alibertosjrmexicanfoodca.com

CLEAR LAKE

GALVESTON BAY

BAYBROOK MALL DR.

6 BearBit ClawMaster The business offers various claw machines to win plushies, toys and other prizes. • Opened June 14 • 3457 Clear Lake City Blvd., Houston • Facebook: BearBit ClawMaster

518

Webster

528

SOUTH SHORE BLVD.

146

Coming soon

League City

TEXAS AVE.

646

7 EoS Fitness The fitness center will be open 24 hours and offer several monthly packages. Services include massage chairs, various classes, a swimming pool and hot tub, and cardio and strength equipment. • Opening summer 2025 • 19801 Gulf Freeway, Ste. 1,000, Webster • www.eosfitness.com 8 Adriatic Cafe The Italian grill offers pizzas, pastas, gluten-free options, salads, sandwiches and appetizers as well as chicken, steak, veal and seafood entrees. • Opening by beginning of August • 1804 FM 646 Road, Ste. F, Dickinson • www.adriaticcafe.com 9 Jeff’s Bagel Run The Florida-based bagel chain will serve coffee and

517

fruit, triple chocolate, and cookies and cream. It also offers waffles, omelets and French toast. Coffee options include lattes, mochas, matcha, cold brew and frappuccinos. • Opened May 31 • 1507 W. Bay Area Blvd., Ste. A, Webster • www.kaffeinated.co 3 Pizza King The League City-based pizzeria will serve pizza slices that are New York-style with a variety of toppings. • Opened in June

Now open

1 MicheLadies The business held a grand opening for its new location in Kemah. It offers micheladas in many flavors, such as watermelon, mango and pineapple. • Opened June 28 • 409 Bradford Ave., Ste. B, Kemah • Facebook: MicheLadies 2 Kaffeinated Crepes & Coffee The shop serves an assortment of crepes, including mixed

• 800 Bradford Ave., Kemah • www.pizzakingtexas.com

Texas Public Education Funding in 2025

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BY COMMUNITY IMPACT STAFF

an assortment of bagels, including asiago, blueberry, cinnamon sugar, garlic, poppy seed and sesame, as well as spreads, including banana pudding, cake batter,

In the news

strawberry and vegetable. • Planning to open in August • 923 Bay Area Blvd., Houston • www.jeffsbagelrun.com

13 Bay Area Houston Ballet & Theatre The Clear Lake company kicked off its 50th anniversary season June 14. Founded in 1975, the ballet company has been a longtime arts fixture in the Clear Lake area. Its golden anniversary season includes “Swan Lake,” “The Nutcracker” and “Oklahoma!” • 1300 Bay Area Blvd., Ste. B 264, Houston • www.bahbt.org 14 Old Kroger site The property, which is owned by Amirco Properties, could house a national brand in the coming months, owner and developer Amir Zakhireh said. At the moment, there are a handful of businesses looking at the building. The Kroger at the spot closed in June.

Relocations

10 Fidelity National Title The full-service title insurance company handles the transactions and closings for real estate agents, investors and people looking to buy or sell a home. • Relocated June 1 • 430 E. NASA Parkway, Ste. B, Webster • www.fntic.com 11 Return to Wellness Officials said the business’s acupuncture services can be used to treat ailments such as anxiety, arthritis, back pain, neck pain, headaches, digestive issues and stress. It is moving into a different building near its old location, which is also on El Camino Real. • Relocated June 25 • 17625 El Camino Real, Ste. 200, Houston • www.returntowellnesstx.com CaseBakes Cookies The business moved from Webster to Seabrook. It sells decorated sugar cookies for various themes and events, including holidays, birthdays and custom events. • Relocated in June • Address available when order is made • www.casebakes.com

17 Barge 295 Nearly a year after closing down part of its business due to damage from Hurricane Beryl, the business’s bar has been restored. It reopened June 20. The bar offers an assortment of drinks including local craft beers as well as seafood, including oysters, tuna, lobster rolls, shrimp and po-boys, among other items. • 2613½ E. NASA Parkway, Seabrook • www.thebarge295.com

• 3410 Gulf Freeway, Dickinson • www.amircoproperties.com

15 Sweet Spot Audio and Records In addition to vinyl, the store carries new and used audio equipment, including receivers, amps, turntables and speakers. • 16960 Hwy. 3, Webster • www.sweetspotaudiorecords.com 16 Tookie’s Hamburgers & More The restaurant declined a $600,000 incentive to return to Seabrook from its current spot in Kemah. The incentive was awarded by the Seabrook Economic Development Corporation in June. Reader’s Digest added it to its “Best Burgers in the U.S. by State” list in 2022.

• 2520 Airline Drive, Building A, Ste. 100, Houston • www.dropshotshtx.com

Closings

• 406 Texas Ave., Kemah • www.tookiesburgers.com

18 Graeson Bee Boutique The children’s clothing boutique was owned by the family behind TLC show “Outdaughtered,” after opening in 2022. • Closed June 13 • 3020 Marina Bay Drive, Ste. A, League City • www.graesonbee.com

Expansions

Worth the trip

12 Interstellar Wellness Group The business, which offers massages for relaxation and therapy, will offer a number of new services at its

Drop Shots HTX The business offers pickleball, a full bar, indoor courts, a scratch kitchen, a second-floor lounge with arcade games, lounge seating and a 9-screen sports wall that could be used for private events or birthday parties. • Opened June 21

expanded location. • Opened June 27

• 2045 Space Park Drive, Ste. 100, Houston • Facebook: Interstellar Wellness Group

BAY AREA EDITION

Clear Creek ISD Challenger Columbia Stadium

528

131 acres

Government

BY DIEGO COLLAZO & RACHEL LELAND

League City annexes more than 200 acres

Clear Creek ISD Challenger Columbia Stadium

528

THE BALLPARK AT LEAGUE CITY B

131 acres

League City has annexed 211 acres of land, split across both its north and south sides. What you need to know League City City Council voted 7-1 at its June 10 meeting to annex 131 acres of land located in Galveston County within League City’s extrater- ritorial jurisdiction and 80 acres of land located near FM 517. Council member Andy Mann voted against the annexation but did not provide a comment at the meeting on his decision. The details The 131 acres, located near Clear Creek ISD Challenger Columbia Stadium, are set to be part of the new Midline housing development, which will add 2,800 single-family homes across 1,000 total acres in the area near Baybrook Mall.

League City approves $2.3M food contract League City City Council approved $2.3 million in funding for food supply services at The Ballpark at League City at its June 24 meeting. The overview The funding will support future contracts to provide food services for the city-operated facility, which hosts events and recreational activities throughout the year. Vendors under consideration include Sysco, Gordon Food Service and Ben. E. Keith, according to city documents.

80 acres

517

LAKEVIEW BLVD.

Officials have said it is the last lot of land in that area left to be developed, Community Impact previously reported. City documents from the June 10 meeting do not specify what the 80 acres will be used for. The backstory City Council voted 7-1 to approve the first reading of two motions at its May 27 meeting, Community Impact previously reported. 517 80 acres

League City increases speed limit along Hobbs Road League City City Council increased the speed limit along a stretch of Hobbs Road at its June 24 meeting. The full story documents show. The daily traffic volume for the road is around 4,700 vehicles. Remember this?

In May, City Council approved another speed increase along Bay Area Boulevard, Community Impact previously reported. That increase went from 30 mph to 40 mph, documents show.

The new speed limit is now 35 mph and runs along Hobbs Road between Ervin Street and Patagonia Street—a stretch approximately 1.78 miles long, according to city documents. Previously, the speed limit posted was 30 mph,

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Education

BY JAMES T. NORMAN

CCISD exceeds state averages in spring 2025 STAAR scores

CCISD passing rate for STAAR vs. state averages Clear Creek ISD outperformed the state in every grade level and subject for the STAAR test in spring 2025.

Clear Creek ISD had another year of exceeding the state averages in the State of Texas Academic Assessment of Readiness, or STAAR, tests. As was the case in spring 2024, the district saw a higher passage rate in all subjects for grades three through eight compared to the state, according to results released by the Texas Education Agency on June 17. The overview Across each grade level in reading and math scores for grades three through eight, CCISD saw a higher rate of students who approached grade level, which is considered passing, compared to state averages, according to the data. This was also the case for science and social studies, TEA data shows. Meanwhile, results for the state show reading scores improved across nearly every grade level, while performance varied in mathematics, accord- ing to a June 17 news release from the TEA.

Diving in deeper Many of the district’s grade levels saw no change from 2024 to 2025. Areas that saw changes included sixth-grade math and third-grade reading, which increased by 3 and 4 percentage points, respectively. The largest decline for the district was in its fifth-grade math scores, which, along with the state, saw a decline of 3 percentage points. In science, CCISD saw improvements in both fifth and eighth grade, data shows. The rate of passage for eighth-grade social studies in CCISD declined by

Clear Creek ISD

Statewide

3rd grade 4th grade 5th grade 6th grade 7th grade 8th grade 3rd grade 4th grade 5th grade 6th grade 7th grade 8th grade

4 percentage points. What they’re saying CCISD Chief Communications Officer

Elaina Polsen said in a June 18 email the district was “pleased with the progress our students are making.” Polsen said it will be some time before the district receives the final reports and the A-F accountability ratings for the 2024-25 school year.

0% 20% 40% 60% 80% 100%

Percent of students who approached grade level (passed)

SOURCE: TEXAS EDUCATION AGENCY/ COMMUNITY IMPACT

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BAY AREA EDITION

Education

Clear Creek ISD projects $12.1M budget shortfall Clear Creek ISD officials are anticipating a $12.1 million shortfall for fiscal year 2025-26. The gist While the state agreed to provide teachers with salary increases during its 2025 legislative session, it gave “very little” flexibility for funding within school districts, CCISD’s Chief Financial Officer Alice Benzaia said at a June 10 work session. CCISD is projected to have $424.3 million in expenses—a $21.1 million increase compared to the previous fiscal year—and $410.1 million in revenues—a $15.4 million increase. An additional $2.1 million in other sources lands the district in an anticipated $12.1 million shortfall, according to budget documents. Looking ahead The board will meet to consider the district’s

District discusses use for $16M in grants Clear Creek ISD is planning to apply for more than $16 million in grants for the 2025- 26 school year, according to a presentation at the board’s June 23 meeting. Long story short The largest allocations included $6.1 million for low-income campuses, $1.1 million for teacher development and $7 million in special education grants to help fund student services. Additional grants are being sought to help fund additional student programs. “With supplemental funding, the highest prioritization is going to go toward direct student support and improving teaching strategies,” said Amber Patrick, director of state and federal programs for CCISD, during the meeting.

Clear Creek ISD projected budget

Projected expenses

$424.3M

Projected revenue

$412.2M

Projected shortfall: $12.1M

SOURCE: CLEAR CREEK ISD/COMMUNITY IMPACT

compensation plan at its July 14 workshop and meet on the following dates to discuss the budget further: • July 28: board meeting to schedule public hearing on budget and tax rate • Aug. 11: board workshop to provide budget update • Aug. 25: board meeting, public hearing and adoption of budget • Sept. 22: board meeting to adopt 2025 tax rate

CCISD discusses transfers amid declining enrollment Clear Creek ISD staff at a June workshop shared plans for out-of-district transfers and housing development projects in the area that officials hope could translate to higher enrollment within the district. The overview As of June 9, over 1,500 transfer students have been approved for the 2025-26 school year, accord- ing to a presentation from the district. Those come from the district’s expanded enrollment programs, which widened the scope of eligibility for students who live outside CCISD boundaries.

Clear Creek ISD's enrollment Current enrollment

2029-30 projected enrollment

20,000 5,000 10,000 15,000 0

CCISD out of its neighboring districts has the lowest percentage of students transferring in as a percentage of overall enrollment, TEA data shows.

Elementary school

Intermediate school

High school

The district is projecting an enrollment decline of nearly 6%—or about 2,300 students—by 2029.

SOURCE: CLEAR CREEK ISD/COMMUNITY IMPACT

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BY DIEGO COLLAZO & HALEY VELASCO

College of the Mainland, San Jacinto College receive $400K in total academic health care grants

ACC receives nearly $500K in grants Alvin Community College ocials said the school has enhanced various programs with the help of a pair of grants totaling $500,000, according to multiple news releases from the college. The gist One grant, totaling $350,000, comes from the Texas Workforce Commission to fund the purchase and installation of a Pignat OTPDC Distillation Unit. This is used to help students in programs such as engineering, chemistry and environmental science gain hands-on experience, ocials said June 26. ACC’s board of regents also approved a $150,000 grant from the Texas Higher Education Coordinating Board to purchase equipment and supplies for the nursing pro- gram, according to a June 30 news release.

Students studying nursing at College of the Mainland, or radiologic technology at San Jacinto College, may be able to take part in new grants aimed at enhancing education for both colleges. The overview For the COM, the college received a jobs and education for Texas, or JET, grant from the Texas Workforce Commission, or TWC, according to a news release from the college. The grant will fund advanced simulation equip- ment, including 25 hospital beds with built-in scales and alarms, and manikins for maternal and birthing simulation. San Jacinto College also received more than $100,000 in a JET grant from the TWC to pur- chase equipment needed to train 20 students in radiologic technology, according to a news release from the college.

Community college grants in grants through JET program for Texas colleges grant for nursing program at

$15M $325K $109K

College of the Mainland for radiologic technology program at San Jacinto College

“As Texas’ economy continues to grow, it is critical that we invest in our future workforce.

This $15 million in career training grants will support career and technical training programs for thousands of Texas students across our great state.” GREG ABBOTT, TEXAS GOVERNOR

BAY AREA EDITION

Transportation

Upcoming projects

ARMAND BAYOU NATURE CENTER

1 Package 8 asphalt work Project: This package will include Boden Street, Bern Street, Seventh Street and part of Austin Street. Update: The project is currently in its design phase. Bidding is expected in September and funding could come in October. • Timeline: bid and construction coming in 2026 • Cost: estimated to cost around $1 million • Funding source: city’s reinvestment fund 2 League City Parkway and Walker Street intersection Project: includes a redesign of the intersection to add additional lanes and adjust drainage. Update: permitting from Texas Department of Transpor- tation almost approved with bid expected in 2025 • Timeline: biddingto come in the fall with construction set for first quarter of 2026 • Cost: $2.1 million • Funding source: Galveston County’s 2018 bond 3 Main Street and Bay Area Boulevard intersection Project: This project includes adding and extending turn lanes and is meant to help with capacity.

LEAGUE CITY PKWY.

Seabrook

W. WALKER ST.

2351

CLEAR LAKE

146

GALVESTON BAY

646

LAKESIDE DR.

BAYBROOK MALL DR.

Nassau Bay

Webster

270

COLUMBIA MEMORIAL PKWY.

518

528

SOUTH SHORE BLVD.

646

ST. CHRISTOPHER AVE.

TURNER ST.

BERNST.

ABILENE ST.

W. LEAGUE CITY PKWY.

517

MAP NOT TO SCALE N

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BY JAMES T. NORMAN

Update: City Council approved the project’s design con- tract in February, with the plan 30% reviewed as of May. • Timeline: bidding to come in 2026 and construction to start in 2027 • Cost: $500,000 • Funding source: city’s capital project funds 4 TxDOT intersection improvements Project: Intersections on the docket include A Hwy. 96 and FM 270, B Hwy. 96 and Columbia Memorial Parkway. The project will include work to extend turn lanes and rebuild traffic signals. Update: design contract approved in May • Timeline: bidding to come in 2026 and construction to start in 2027 • Cost: $2.68 million • Funding source: city funds design, TxDOT funds construction 5 Hwy. 3 and FM 518 intersection Project: Work is aimed at improving mobility for future traffic. Update: Staff has reviewed a traffic study. The project’s design is completed and the city is waiting for approvals from TxDOT. • Timeline: funding should be available in fiscal year 2025-26 • Cost: $5.3 million • Funding source: League City’s 2019 bond program

asphalt overlay on seven roads. Update: The project was completed as of June. • Timeline: Work began in late 2024 and wrapped up in the spring • Cost: $1.9 million • Funding source: from the tax reinvestment fund that is part of the city’s capital improvement budget 9 Highway 3 and Highway 96 intersection Project: improvements to the intersection included additional left- and right-turn lanes to help with mobility Update: Work is done. Officials are currently cleaning up the site. • Timeline: Construction was completed in February. • Cost: $1.6 million • Funding source: Galveston County’s 2018 bond election 10 West Walker Street improvements Project: includes installing three new traffic signals along West Walker Street Update: Work was completed earlier this year. • Timeline: Completed in spring 2025 • Cost: $3.3 million • Funding source: almost all from tax increment reinvestment zone funding

Ongoing projects

6 Reconstruction of Butler Road and Turner Street

Project: The project is being carried out in two phases and involves roadway improvements and reconstructing the asphalt roadway, as well as waterline work. Update: Work is currently ongoing • Timeline: project expected to be done in July 2026 • Cost: $6.12 million • Funding source: city’s reinvestment fund 7 League City Parkway right-turn lane Project: includes adding an eastbound right-turn lane that stretches from around Butler Road to the I-45 frontage road Update: the bid for the project was awarded in April • Timeline: construction is set to be done in 2026 • Cost: $1.4 million • Funding source: Galveston County bonds

Completed projects

8 Package 7 asphalt work Project: This project took place in the northern part of the city on and around Lakeside Drive and included

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BAY AREA EDITION

Events

BY DIEGO COLLAZO

July

Music in the History District The League City Folk Association and League City Historical Society are hosting an acoustic music event at League Park. The event is free and family-friendly. Guests are welcome to bring food, drinks and a chair.

• July 25, 7-10 p.m. • Free (admission) • 512 Second St., League City • www.visitbayareahouston.com/event

The Bayside Bazaar market This evening market will offer live music, food trucks and more than 60 local vendors selling crafts and baked goods, among other items. The event is free and pet-friendly.

• July 26, 5-9 p.m. • Free (admission) • 5001 E. NASA Parkway, Seabrook • Facebook: Bayside Bazaar

Fireworks Cruise The Boardwalk FantaSea Fireworks Cruise includes a three-course meal, a DJ and fireworks. The yacht, named FantaSea, will take participants on a three- hour ride through Galveston Bay. A cash bar is available for drinks.

• July 25, 9:30 p.m. • $99 (admission) • 215 Kipp Ave., Kemah • www.kemahboardwalk.com/firework-fridays

Fill The Bus The city of Pasadena will collect school supplies and donations for the school districts in Pasadena. Residents can make donations at the Pasadena Convention Center and Fairgrounds. • July 28, 7:30 a.m.-4:30 p.m. • Free (admission) Live and Local Concert Series As a part of their free concert series, the Kemah Boardwalk is hosting a performance from Joey O’Leary in the Main Plaza. • July 30, 7:30-9 p.m. • Free (admission) • 215 Kipp Ave., Kemah • www.visitleaguecity.com/events • 7902 Fairmont Parkway, Pasadena • www.pasadenatx.gov/calendar.aspx

Advanced registration is required. • Aug. 9, 11 a.m.-2 p.m. • Free (admission) • 1125 Magnolia Ave., Webster • Eventbrite: National Bowling Day at Main Event Pasadena Gun Show Premier Gun Shows is hosting the Pasadena Gun Show at the Pasadena Convention Center. It will feature over 350 tables with guns, ammo, knives and shooting supplies. The public is invited to attend and buy, sell or trade. Parking is free. • Aug 16, 9 a.m.-5 p.m.; Aug 17, 10 a.m.-4 p.m. • $10 (admission) • 7902 Fairmont Parkway, Pasadena • www.premiergunshows.com/gun-show/pasadena- gun-show

August

Stain Glass with Chris Roper and Donna Fakes This beginner class at Helen Hall Library will teach participants 18 and older how to create a piece of stained glass. All supplies will be provided.

• Aug 2, 1-4 p.m. • Free (admission) • 100 W. Walker St., League City • www.leaguecitytx.gov/calendar.aspx

National Bowling Day at Main Event Attendees can participate in league play, open bowling, mini games and face painting, among other attractions.

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State

BY HANNAH NORTON

Gov. Abbott signs 1,000+ new laws, calls July special session Texas’ 140-day regular legislative session ended June 2. Gov. Greg Abbott signed 1,155 bills into law, set 140 to become law without his signature and vetoed 26 bills. All seven of the governor’s top legislative priorities passed, although he said June 23 that “there is more we can do” and called lawmakers back to Austin for a 30- day special session that will begin July 21. 1 Cellphones banned in public schools When Texas’ K-12 students return to campus this fall, they will be prohibited from using cellphones and other personal communication devices throughout the school day. School districts could:

• Purchase pouches to store devices during the school day • Ask students to keep devices in their lockers or backpacks Texas’ 2026-27 budget includes $20M in grants to help districts implement the law. SOURCE: TEXAS LEGISLATURE ONLINE, TEXAS EDUCATION AGENCY COMMUNITY IMPACT

Abbott signed House Bill 1481 into law on June 20, giving school districts 90 days to adopt new electronic device policies, including disciplinary measures for students who violate the ban.

During the special session, he asked lawmakers to reconsider a few bills he vetoed, including a proposed ban on consumable THC products and two criminal justice bills. Under the Texas Constitution, lawmakers can only pass legislation on topics selected by the governor during a special session.

2 Schools to see $8.5B funding boost Texas’ nearly 9,000 public schools will see an $8.5 billion funding boost over the next two years after Abbott signed House Bill 2 into law June 4. HB 2 seeks to rework the state’s school nance system by creating new funding allotments to raise educator salaries and help districts cover xed costs. The funding increase comes as some school Texas districts across Community Impact ’s coverage areas grapple with growing budget shortfalls, leading some districts to consider closing campuses, cutting sta and slashing elective courses.

3 Voters asked to approve additional property tax relief Texas voters will have the nal say Nov. 4 on three proposed constitutional amendments aimed at increasing property tax exemptions for homeowners and businesses. Senate Bill 4 would raise the statewide tax exemption for all homeowners from $100,000 to $140,000, while Senate Bill 23 would give homeowners who are over 65 years old or have a disability a $200,000 exemption. House Bill 9 would exempt up to $125,000 of businesses’ inventory from taxation, up from $2,500 today. Texas’ tax system The state of Texas does not charge property taxes. Homeowners are taxed by over 3,700 local governments, including:

4 Laws seek to strengthen grid, wa- ter infrastructure Senate Bill 6 tightens regulations on large electric consumers, such as data centers, with the goal of encouraging them to rely fully on backup power during emergencies. House Joint Resolution 7 , if approved by voters, will send $1 billion annually in sales and use tax revenue to the Texas Water Fund, a state account created in 2023 to help nance water projects.

“These laws will repair aging infrastructure, expand new water sources, and help ensure that our communities, families, and businesses have the resources they need to thrive for decades to come.” REP. GREG BONNEN, RFRIENDSWOOD

Funding increases in HB 2 include:

for raises for teachers and

support sta $4.2B

for health insurance, utilities

and other xed costs $1.3B for special education $850M

School districts

Cities and counties

for early literacy and numeracy $433M

for school safety $430M

Hospital districts

Junior college districts

5 Tighter bail rules on November ballot

for teacher preparation

and certication $200M

Senate Joint Resolution 5 , which will appear on the ballot in November, proposes amending the Texas Constitution to require judges to deny bail for certain felony oenses, keeping more defendants in jail as they await trial.

SOURCE: TEXAS COMPTROLLER OF PUBLIC ACCOUNTS COMMUNITY IMPACT

SOURCE: TEXAS LEGISLATURE ONLINE COMMUNITY IMPACT

Municipal utility districts

6 Texas teachers now have more disciplinary authority After nearly half of Texas public school teachers cited discipline issues as a top workplace challenge in recent years, House Bill 6 gives educators more discretion to remove from the classroom students who are repeatedly disruptive or threaten the safety of others. The law took eect immediately after Abbott signed it on June 20.

“Texas must enact a regulatory framework that protects public safety, aligns with federal law, has a fully funded enforcement structure and can take eect without delay.” GOV. GREG ABBOTT

7 Abbott vetoes proposed ban on THC sales Hemp retailers across Texas can remain open for now after Abbott vetoed Senate Bill 3 , a proposed ban on consumable THC products, on June 22. Citing “undeniable” legal issues with the bill, Abbott said tighter regulations on the hemp industry were needed in lieu of an outright ban.

BAY AREA EDITION

Development

BY JAMES T. NORMAN

Galveston Bay Park development to boost Gulf Coast protection plans

Road closed for drainage project in Heritage Park

Mixed use project awaits permits from League City A mixed-use development on League City’s east side has yet to see work start as ocials await permitting from the city. Long story short The project, being carried out by Alex- ander Grene Development, will sit near the border of Kemah and League City. It is a 25-acre development that will feature mixed use and retail space, Community Impact previously reported. Developer A.G. Gupt said in a June 16 email the project is still in the permitting phase. The project was originally announced in January with plans to break ground in the rst or second quarter of this year.

Looking ahead

The cost of the project is expected to be around $7 billion, which will come from various public and private sources. The project could be built within a decade of when construction starts, the release notes. SSPEED co-director Jim Blackburn said June 16 the next step is for the project to be accepted by the U.S. Army Corps of Engineers and to see how it could work as part of the larger Coastal Texas Project. A timeline on when that could be completed was not provided. Harris County Precinct 2 Commissioner Adrian Garcia said in the release it was “long past time to protect the Gulf Coast.” “Harris County needs this project to protect people and our economy,” Garcia said in the release.

League City is working on drainage improve- ments in the city’s Historic District, which ocials expect to be ongoing until 2026. The overview The work, which is taking place near Wisconsin Avenue and Coryell Street in Heritage Park, has been going on for around a month, Senior Project Manager Marcos Garcia said in a June 18 video posted by the city. As part of the city’s Capital Improvement Program, the project stems from a 2023 study that found an underground stormwater system was needed along Wisconsin Avenue. That work will consist of installing inlets, pipes and stormboxes underneath roadside ditches on Wisconsin Avenue, Third and Fourth streets, according to a June 18 news release. The impact Ocials said Wisconsin Avenue between Coryell

Lane closure

Drainage work

HERITAGE PARK

• Marina • Observation tower • Camping • Gate house • Fishing • Event/dining • Outdoor recreation • Events SOURCE: SSPEED CENTER COMMUNITY IMPACT Amenities include:

To address future hurricanes in the Gulf Coast region, ocials at Rice University unveiled a plan that will add to several ongoing projects in the area and help protect against more severe storms. Titled the Galveston Bay Park, the plan oers a number of protective structures meant to lessen the impact of storm surge, according to a May 27 news release from the Severe Storm Prediction, Education and Evacuation from Disaster Center, or SSPEED, out of Rice University. Among those improvements is 10,000 acres of park land and what ocials call the plan’s centerpiece: a midbay levee system that can extend up to 25 feet above sea level, according to the release.

Galveston Bay Park

146

GULF OF MEXICO

“This plan addresses both immediate and long- term needs, providing ood reduction, enhancing navigation and boosting economic vitality—all while embracing the cultural and environmental value of the bay.”

Street and Fourth Street is closed. The project in its totality will wrap up in spring 2026, ocials said. A bid posting from the city dated in February shows Lucas Construction Inc., which is carrying out the project, submitted a total bid for a little less than $1.8 million.

Jim Blackburn, co-director of SSPEED Center

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Real estate

BY JAMES T. NORMAN

Home Edition

2025

Readers, welcome to the annual CI Home Edition! This year’s edition features an explanation on what impact fees are and how they affect taxpayers. A report on housing affordability across the Bay Area and Houston in general is also included. An increase to the state’s homestead exemption for a school district’s portion of resident’s tax bills is set to appear on the ballot in November. Readers can learn more about it in this year’s edition. Our cover story for this year is a breakdown of the new Midline development that will bring nearly 3,000 homes to the Bay Area.

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What's inside

See how home prices in League City compare to income (Page 21)

Learn what services Texas James Plumbing offers (Page 25)

Read how the local real estate market faired in June (Page 27)

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

How impact fees affect local taxpayers

Water impact fees for single-family residential The amount a city charges for impact fees can depend on how recently they were approved, as well as how much ongoing development a city has. The fees below are based on 3/4” pipe size.

Diving in deeper League City has seen its property tax rate decrease every year for the past decade, city docu- ments show. While impact fees do help offset those cuts, it’s not a perfect replacement, Sims said. Sims said this is because impact fees have to go toward very specific projects, such as the expansion of a road tied directly to a develop- ment. As a result, impact fees also phase out as development slows down. Cities that issue impact fees must also revisit them at least every five years, Sims said. The impact Long acknowledged that high impact fees may drive away interested developers. However, both he and Sims said there isn’t any sign of that happening. “We don’t need to be desperate for development,” Long said. “We need to add homes that can pay their way.”

League City Mayor Nick Long said the city’s philosophy is simple: growth should pay for itself. To make sure it does, the city uses impact fees, which are added costs onto development projects for roads, water and wastewater. The city hasn’t been shy about raising them—Long said the city tries to have the highest legally allowed. “It still doesn’t cover the full amount,” he said. What readers need to know The city has had impact fees for water and wastewater since the 1990s, while road impact fees were first approved in 2019, Executive Director of Development Services Christopher Sims said. Impact fees are dues paid by developers for the cost their development has on the city’s water and road systems. Sims said the fee is essentially is the amount of money needed to offset the cost for an individual home. Without them, Long and Sims said those costs would fall on current residents.

League City $14,825 Tomball $14,687 Alvin $9,200 Webster $12,385 Baytown $6,258 College Station $5,450* Friendswood $5,396

SOURCES: VARIOUS CITIES/ COMMUNITY IMPACT *COLLEGE STATION IS BASED ON 5/8" PIPE SIZE. NOTE: COST IS PER UNIT, OR HOME, DEVELOPED.

Leaugue City road service area and fees

146

Service area 1: $1,172 Service area 2: $2,056 Service area 3: $1,671 Service area 4: $1,842

SOURCE: LEAGUE CITY/ COMMUNITY IMPACT

BAY AREA EDITION

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Real estate

BY JAMES T. NORMAN & LIZZY SPANGLER

During the first three months of 2025, 35% of Galveston County households could afford to buy a median-priced home in League City, according to the Houston Association of Realtors’ Q1 Housing and Rental Affordability Report released May 8. In the first quarter of 2025, the median price of a home in the League City area was $372,500, according to the report. This was down from $390,000 in the first quarter of 2024, data shows. Meanwhile, the minimum qualifying income to buy a median home in League City was $114,000 in the first quarter of 2025. Housing prices down in League City in past year

Zooming out

Housing affordability, Q1 2025

Median home price Minimum qualifying income Percent change from Q1 2024 to Q1 2025

In the Greater Houston area, 40% of Houston-area households could afford to buy a median-priced home in the first quarter of 2025, according to the report. The median price of a home in the Houston area was $337,400, and households needed to make $95,200 to be able to afford that. Statewide, 40% of households could afford a median-priced home, with households needing to make $94,400 a year to purchase a $334,900 house, according to the report. “What we’ve seen in the early part of 2025 shows a degree of stability in the Houston housing market, which is encouraging news for prospective homebuyers,” HAR Chair Shae Cottar said via news release. “However, with ongoing economic uncertainty, some people are exercising greater caution in their purchasing decisions, including when it comes to buying a home.”

Houston metro

+1.7% +0.98%

$337,400

$95,200

League City

-3.1% -4.49%

$372,500

$114,000

Friendswood

+18.6% +18.95%

$546,000

$160,800

Pearland

+1.8% +2.74%

$375,000

$116,000

Galveston County +0.74% +1.2%

$342,500

$104,000

SOURCE: HOUSTON ASSOCIATION OF REALTORS’ Q1 HOUSING AND RENTAL AFFORDABILITY REPORT/COMMUNITY IMPACT

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BAY AREA EDITION

Filling out space From the cover

What you need to know

Bringing Midline to the Baybrook area Located between Downtown Houston and Galveston, the project will include homes, hundreds of multifamily units and commercial development.

Around 2,800 homes are set to be developed on more than 1,000 acres near Baybrook Mall, which local officials say will fill a need in the area. The development, titled Midline, will be a residential project with multiple parks and more than a dozen miles of trails, said Matthew McCafferty, senior vice president of operations for Brookfield Residential, which is building out the project in partnership with CDC Houston. Brian Freedman, executive director for the Bay Area Houston Economic Partnership, said he believes the project is unique due to it being in an area already developed. McCafferty echoed this as well. “It’s not every day you have 1,000 acres where you can walk to a mall or a Perry’s Steakhouse,” McCafferty said. League City real estate agent Deborah Bly said the demand is there for homes, but it can be hard to find newer families moving into that area who can afford more than something in the $300,000s. McCafferty said Brookfield officials are cognizant of possible challenges with a large development, such as traffic and drainage—which some residents have said they’re concerned about. To alleviate those issues, the developers are making improvements, including extending roadways in the area.

Baybrook Mall

JASMINE AVE.

Parks & open space Future residential New commercial

Welcome center 1 Outdoor event space 2

Future road

Primary trails

528

610

GALVESTON BAY

Challenger Seven Memorial Park

Midline

E A R

SOURCE: BROOKFIELD RESIDENTIAL/COMMUNITY IMPACT

Growing pains

However, League City resident Sherese Wil- cutt-Ryan said she feels it’s “absurd” to add another neighborhood to the area, citing concerns about traffic and congestion. “It’s already overpopulated,” she said. “Adding another neighborhood is crazy.”

Freedman, a Friendswood resident who lives near the development, said he believes the project will be “good for the community long term.” “They’re thinking through some of the growing pains … and taking all the right steps to address that,” he said.

In town halls hosted by Brookfield, McCafferty claims the development hasn’t seen much pushback from residents. Concerns about traffic have been brought up, but officials believe the plans to extend various roadways in the area, such as Beamer Road, will help alleviate that.

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