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BELLAIRE MEYERLAND WEST UNIVERSITY EDITION
VOLUME 4, ISSUE 3 JULY 1 AUG. 3, 2022
ONLINE AT
Straining a ordability
Property values have been on the rise throughout the Bellaire, Meyerland and West University areas, but they have been rising faster in areas that are typically more a ordable.
2021
2022
1 Bellaire/West University/ Rice University/Southampton
$1,054,932
8%
$1,152,582
2 NRG Park/Texas Medical Center
Harris County look: Percent increase in average property values from 2021 to 2022 12%-15.9% 22%+ <12% 16%-21.9%
Local look
IMPACTS
6
$409,349 $438,256
6%
Harris County puts toll money into trails
3 Linkwood/Knollwood Village/Willow Meadows
1
$345,255 $391,636
12%
4
2
610
4 Sharpstown
59
3
$195,382 $234,221
20%
5
BUFFALO SPEEDWAY
90
288
5 Meyerland/Maplewood/ Westbury
TRANSPORTATION
8
SOURCE: HARRIS COUNTY APPRAISAL DISTRICT COMMUNITY IMPACT NEWSPAPER
N
$293,793 $340,350
16%
N
Houston adopts budget
Rising rents, costs put strain on a ordable housing
BY SHAWN ARRAJJ
nonpro t a ordable housing builder Avenue CDC, said the city’s reputation for a ordability is becoming less of a reality for more and more people. In fact, that storyline has been something
of a myth for a while, she said. “I think the city of Houston for a long time was considered an a ordable city—seen as being low compared to
As housing demand soars in Hous- ton, Mary Lawler and her team are doing their best to keep up. Lawler, CEO of the Houston-based
CITY & COUNTY
9
SPONSORED BY 2022 REAL
CONTINUED ON 16
ESTATE EDITION
Houstonians turning to solar power as electricity prices soar
• Belmont Village Senior Living
MARKET DATA
11
BY GEORGE WIEBE
HOME IMPROVEMENT GUIDE
As electricity costs rise in Texas and Houston, more residents are turning to solar power. Solar power is the fastest-growing source of energy in Texas, having increased 70% year over year in May, according to data from the Elec- tric Reliability Council of Texas, which supplies power to 90% of the state. “By 2050, the world’s population will consume 20% more energy than we do today, and we need more, not fewer, sources of energy to meet that demand with lower emissions,” according to CONTINUED ON 19
Average price of electricity in Texas
13
March 2021
$0.115*
March 2022
$0.128*
*CENTS PER KILOWATT HOUR
SOURCE: U.S. ENERGY COMMUNITY IMPACT NEWSPAPER
Solar panels have become increasingly popular across Houston.
DINING FEATURE
20
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COMMUNITY IMPACT NEWSPAPER • COMMUNITYIMPACT.COM
THIS ISSUE
ABOUT US
Owners John and Jennifer Garrett launched the rst edition of Community Impact Newspaper in 2005 with three full-time employees covering Round Rock and P ugerville, Texas. Now in 2022, CI is still locally owned. We have expanded to include hundreds of employees, our own software platform and printing facility, and over 30 hyperlocal editions across the state with a circulation to more than 2.4 million residential mailboxes.
HIGHLIGHTS FROM THIS MONTH
FROM JAY: Electricity prices continue to soar here in Texas, but what is also soaring is the adoption of solar power, which is now the fastest-growing source of energy in the state. We look at the impact of solar energy as well as how the state’s power grid has become more diverse in the way electricity is generated. Jay McMahon, GENERAL MANAGER
Community Impact Newspaper teams include general managers, editors, reporters, graphic designers, sales account executives and sales support, all immersed and invested in the communities they serve. Our mission is to build communities of informed citizens and thriving businesses through the collaboration of a passionate team. Our core values are Faith, Passion, Quality, Innovation and Integrity.
FROM SHAWN: We’ve heard a lot about the rising cost of homes in the Houston area over the past few years, which has put a strain on people across a wide range of income levels. Our front-page story this month looks speci cally at what the fallout has been for those who work in our city and with local nonpro ts to provide and preserve a ordable housing, a resource that is becoming increasingly crucial as more people move to Houston. Shawn Arrajj, SENIOR EDITOR
Our purpose is to be a light for our readers, customers, partners and each other.
WHAT WE COVER
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WE’VE TEAMED UP TO BRING YOU MORE OF THE STORIES YOU CARE ABOUT
WOMACK TRIAL LAWYERS Sydney M. Womack • Attorney • Meyerland Resident 2022 Super Lawyer Rising Star • 2021 Top Lawyer Car Accidents • Trucking Accident • Work Injury Wills & Estate • Probate www.WomackTrialLawyers.com Se Habla Español (713) 322-9993
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BELLAIRE MEYERLAND WEST UNIVERSITY EDITION • JULY 2022
IMPACTS
Businesses that have recently opened or are coming soon or renovating
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BISSONNET ST.
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Vuori
610
HERMANN PARK DR.
COURTESY VUORI
GULFTON ST.
HERMANN PARK
UNIVERSITY BLVD.
6 O cials with Vuori , a West Coast tness apparel brand, are opening its rst Houston brick-and-mortar location in the fall in Rice Village. Located in the Village Arcade at 5515 Kelvin Drive, Ste. 90, Hous- ton, the store will o er high-end, active living clothing for men and women. www.vuoriclothing.com 7 The rst Houston location of national baking goods chain Insomnia Cookies will open in Rice Village later this year. Known for its late-night cookie delivery service, the bakery will be located at 2528 Rice Blvd. next to the Boardroom Salon. www.insomniacookies.com 8 Japanese-inspired restaurant Money Cat is slated to open in August at 2925 Richmond Ave., Ste. 140, Houston, just north of Levy Park in the Upper Kirby area. Money Cat owner Sherman Yeung told Community Impact Newspaper that after taking over ownership of his rst restaurant, Tobiuo Sushi & Bar in Katy, and seeing it succeed, he decided he wanted to open a “polished concept” inside Houston’s Inner Loop. This will be Yeung’s rst time building a restau- rant from scratch, he said. Although the restaurant has yet to establish menu plans, Yeung said the restaurant will focus on sushi, elevated kitchen dishes, pastries and hospitality. www.moneycathtx.com 9 Lafayette 148 New York , a New York-based fashion house, will open this summer in the Galleria mall, 5085 West- heimer Road, Houston. It will be the brand’s rst Texas location. The boutique o ers women’s clothing designed with New York style. The new location will
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13
FANNIN ST.
W. HOLCOMBE BLVD.
BELLAIRE BLVD.
288
10
12
7
3
RICEBLVD.
BERTNER AVE.
BELLAIRE
90
TIMES BLVD.
PINE ST.
1
6
BRAYS BAYOU
N. BRAESWOOD BLVD.
5
AMHERST ST.
BEECHNUT ST. MEYERLAND
S. BRAESWOOD BLVD.
UNIVERSITY BLVD.
ENDICOTT LN.
KIRBY DR.
MAP NOT TO SCALE
N TM; © 2022 COMMUNITY IMPACT NEWSPAPER CO. ALL RIGHTS RESERVED.
owned franchised agencies—provides a variety of home care services, such as personal care, transitional care, Alzhei- mer’s and dementia care, and child care. The o ce is co-owned by Seun Solesi and Ruth Martinez. Both said they are looking forward to serving the Houston community, according to the release. 713-393-7520. www.brightstarcare.com/ downtown-houston 3 Dunya Boutique , a sustainable fash- ion retailer, opened at 2368 Rice Blvd., Houston, on May 1. The store sells high- end women’s clothing from environmen- tally conscious vendors. 713-485-4350. www.shopdunya.com 4 Capital One Café opened in mid- June on Level 2 of the Galleria mall at 5085 Westheimer Road, Houston, near
the mall’s Apple store. The more than 6,300-square-foot space o ers a one- stop shop to bank, get answers to nan- cial questions, recharge personal devices and connect to free Wi-Fi. Services and amenities are available to guests who do not bank with Capital One as well. The cafe also serves co ees, teas and pastries from Peet’s Co ee. 713-346-0335. www.capitalone.com COMING SOON 5 Bluestone Lane , an Australian-in- spired cafe, will move into Rice Village next to CB2 and West Elm at 2412 Univer- sity Blvd., Houston. The lifestyle brand and co ee shop will open in October, and it will be the store’s second Houston location. www.bluestonelane.com
WILLOWBEND BLVD. interior design company Jill Egan Interiors is now open in Rice Village at 2532 Am- herst St., Houston. The rm o ers custom home furnishing and accessories as well as interior design, construction and remodel- NOW OPEN 1 A new showroom for furnishing and 2 BrightStar Care opened a new home care agency May 2 at 2990 Richmond Ave., Ste. 525, Houston. The new location will cater to those in the Texas Medical Center, River Oaks, Greater Heights, Spring Branch, West University, Shady Acres, Memorial and downtown areas, according to a news release. BrightStar Care—which operates over 365 locally ing services. 713-505-1608. www.jilleganinteriors.com
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COMPILED BY SHAWN ARRAJJ & GEORGE WIEBE
10
113
Amerant Bank
Bellaire Broiler Burger
Renovations are underway at the Evelyn Rubenstein Jewish Community Center.
RENDERING COURTESY AMERANT BANK
GEORGE WIEBE COMMUNITY IMPACT NEWSPAPER
RENDERING COURTESY EVELYN RUBENSTEIN JEWISH COMMUNITY CENTER
FEATURED IMPACT RENOVATIONS As work continues on a $50 million renovation project at the Evelyn Rubenstein Jewish Community Center in Meyerland, o cials opened a new swimming pool at the site May 25 at 5601 S. Braeswood Blvd., Houston. The pool—which is called the Pauline Sterne Wol Memorial Foundation Indoor Pool Complex—is part of the rst phase of renovations. It includes ve lap lanes, a splash pad and a designated area for warm-water exercise, according to a May 12 announcement from ERJCC CEO Joel Dinkin. Private swim lessons are available at the new pool throughout the summer. Locker rooms are not yet available but will be accessible to guests once work nishes on a new community pavilion, Dinkin said. The pavilion is on schedule average. The adopted $2.2 billion budget is expected to result in a $30 million shortfall in the 2022-23 school year. About $100 million in one-time federal coronavirus relief funds are being used to plug holes, including $50 million that will be allocated as discretionary money at the district’s highest-need campuses. The increase in teacher pay will be seen across all levels with the starting salary for new teachers increasing to $61,500, up from $56,869 in the previous school year. www.hisd.org
open on level one near Neiman Marcus. www.lafayette148ny.com RELOCATIONS 10 Amerant Bank is relocating its central Houston location from Mon- trose—3200 Shepard Drive, Houston—to a new location at 2555 Holcombe Blvd., Houston, Amerant Chief Financial O cer Carlos Ia gliola said. The new location just west of the Texas Medical Center will serve retail, business and commercial customers and is slated to open later this year. www.amerantbank.com 11 Copy Doctor , a print and graphics store located on the corner of Bissonnet and Law streets, relocated June 27 to 2419 Sunset Blvd., Houston. The shop has two locations in the Houston area, one north of West University Place and a sec- ond in Friendswood. The company o ers a variety of graphics, signage and printing services, including books, business cards, envelopes, letterhead and posters. 713-661-9100. www.copydr.com ANNIVERSARIES 12 The one-year anniversary of the entertainment concept Palace Social will take place July 12 at 4191 Bellaire Blvd., Ste. 150, Houston. The venue features eight bowling lanes, a 159-seat restau- rant and a 3,900-square-foot arcade, among other o erings. In addition, Palace Social also features a 600-square-foot esports lounge, virtual reality games, two multisport simulators and three event rooms equipped with oversized at-screen
TVs that can also be equipped with kara- oke systems. 713-913-4955. www.palacesocial.com NEW OWNERSHIP 13 After closing its doors in summer 2020, Bellaire Broiler Burger reopened in April under new ownership. Located on 5216 Bellaire Blvd., Bellaire, the building and intellectual property was purchased by restaurateur Jason Scheinthal. The restaurant has a Facebook page but does not have a website. 713-668-8171 IN THE NEWS Shell announced the launch of its resi- dential power brand, Shell Energy , in a June 7 news release. The company will o er a variety of traditional and renew- able energy options, such as wind and solar. Glenn Wright, who serves as vice president of renewables and energy solu- tions for Shell in the Americas, said plans are to provide a suite of 100% renewable electricity plans to customers across the state. Shell Energy will o er electricity plans to residents across Texas, serving areas covered by the electrical grid man- aged by the Electric Reliability Council of Texas. www.shellenergy.com SCHOOL NOTES The Houston ISD board of trustees unanimously approved a budget June 9 from Superintendent Millard House II that included raises for district teachers that come out to a roughly 11% bump on
to open in late November. Meanwhile, a new outdoor lap pool and family recreational pools are scheduled to open in late summer or early fall. The overall renovation project includes the construction of a three-story, 126,000-square-foot community center with work running through the end of 2022. The project, which kicked o in January 2021, also includes a new building for the Jewish Federation of Greater Houston. 713-729-3200. www.erjcchouston.org
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CLOSINGS 14 Opened in 1983, the family diner Brisket Bar-B-Q permanently closed June 5 after 39 years of operating in Bel- laire. Owner Sion Saghian told Community Impact Newspaper he plans to spend more time with his family and travel. Located at 5208 Bissonnet St., Bellaire, the restaurant is three blocks down from Sion Saghian’s son Michael Saghian’s New York Eatery, to which some of Brisket Bar-B-Q’s employ- ees and dishes will make the move.
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BELLAIRE MEYERLAND WEST UNIVERSITY EDITION • JULY 2022
TRANSPORTATION UPDATES
COMPILED BY SHAWN ARRAJJ & EMILY LINCKE
Harris County commissioners approve $53M for trailway projects Harris County commissioners
ONGOING PROJECTS
Ramsey said he voted against the item because he believes the project has “too many unknowns.” “Safety is my No. 1 concern, and I’ve not seen enough of the concept to con dently say it’s properly being addressed in these projects,” Ramsey said in an email May 17. Meanwhile, Cagle said he would have preferred additional trails be funded by the county’s parks budget. “While Commissioner [Cagle] is a major proponent of hike and bike trails and has considerably expanded their availability throughout Precinct 4, he voted against this measure because he believes it sets a bad precedent of diverting toll road money to projects not originally envisioned when toll roads were rst pitched to Harris County voters,” said Joe Stinebaker, Precinct 4 director of communications, in an email May 17. The HCTRA identi ed 22 priority projects that were ranked as having the highest community bene t and were given a prioritized timeline. These projects would cover 65 miles
69
New ways to commute The Tollways to Trailways project will bring biking and walking paths to Harris County for local commuters to utilize daily.
approved $53 million on May 10 for the Harris County Toll Road Author- ity’s new Tollways to Trailways initiative, which will add 236 miles of new recreational trails across each of the county’s four precincts. According to the HCTRA’s planning documents, most of the trails will be placed adjacent to existing toll roads, providing access to existing parks, public transit hubs, schools and neighborhoods. A timeline for the work has not yet been announced, but the cost estimate for all 63 proj- ects totals more than $601 million. “Tollways to Trailways make the county healthier and more resilient by expanding healthy mobility choices, creating more local green spaces, and giving people transporta- tion options that reduce greenhouse gas emissions and improve regional air quality,” HCTRA’s plan reads. The request was approved in a 3-2 vote with Precinct 3 Commissioner Tom Ramsey and Precinct 4 Commis- sioner Jack Cagle dissenting.
WROXTON RD.
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BUFFALO SPEEDWAY
CARNEGIE ST.
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236 miles of trails will be added across Harris County. 63 projects are envisioned for the Tollways to Trailways plan across Harris County’s 4 precincts. $601 million in funding will be needed to cover the plan’s trailways.
N
GRAMERCY ST.
Bu alo Speedway paving and drainage improvements
As work continues on a project to make improvements to Bu alo Speedway, construction crews closed the west side intersection of Carnegie Street at Buf- falo Speedway on June 6 while crews excavate and install storm sewer boxes. The closure was pegged at 4-5 weeks, putting it on track to reopen around early or mid-July. The overall project in- volves making improvements between Wroxton Road and Gramercy Street. Timeline: October 2018-early 2023 Cost: $23 million Funding sources: West University Place, federal grants ALL INFORMATION ON THIS PAGE WAS UPDATED AS OF JUNE 27. NEWS OR QUESTIONS ABOUT THESE OR OTHER LOCAL TRANSPORTATION PROJECTS? EMAIL US AT BMWNEWS COMMUNITYIMPACT.COM.
$53 million in funding was approved for the project by Harris County commissioners on May 10. SOURCE: HARRIS COUNTY TOLL ROAD AUTHORITY COMMUNITY IMPACT NEWSPAPER and cost $131 million. Local projects include the Brays-Bu alo Connector Trail, an $8.3 million project that involves building a north-south trail from San Felipe Street near River Oaks to Braes Bayou between Newcastle and Weslayan streets.
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COMMUNITY IMPACT NEWSPAPER • COMMUNITYIMPACT.COM
CITY & COUNTY
News from Bellaire, West University Place & Houston
Bellaire City Council will meet at 6 p.m. July 11 at 7008 S. Rice Ave., Bellaire. Meetings are streamed at www.bellairetx.gov. West University Place City Council will meet at 6:30 p.m. July 11 at 3800 University Blvd., Houston. Meetings are available via teleconference. Find details at www.westutx.gov. Houston City Council will meet at 1:30 p.m. July 5 for public comment and 9 a.m. July 6 for regular business at 901 Bagby St., Houston. MEETINGS WE COVER CITY HIGHLIGHTS BELLAIRE The Bellaire City Council voted June 20 to reset fee increases that were adopted along with Bellaire’s 2021-22 scal year budget in September for residents to obtain permits to host garage sales. The move was brought to the council by Council Members Brian Witt, Catherine Lewis and Jim Hotze, who cited resident complaints. Fees for garage sale permits were raised to $61 in the 2021-22 budget, up from $15 the previous year. The action June 20 reset those fees back to $15.
Houston adopts scal year 2022 23 budget
Design contract approved for water line replacement
BY GEORGE WIEBE
BY SOFIA GONZALEZ
installed prior to 1939, will be lled in and abandoned, according to an IDS over- view provided to the city. The design process is expected to last 6.5 months as engineering services will begin a topographical survey of the area. The city has budgeted an additional $1.42 million for construction, which o cials said is planned to begin in 2023.
HOUSTON A $5.7 billion budget was approved by Houston City Council on June 1 for scal year 2022-23, an increase of $487 million in expenditures from the previous year. Roughly $160 million in American Rescue Plan Act funds will be used for revenue replacement. During the vote, District C Council Member Abbie Kamin said the city is under nancial constraints that are not sustainable. She said city departments, such as re, police and solid waste, need more money all around. “Without those ARPA dollars, we would continue to be in big trouble,” Kamin said. The budget included a 6% raise for re ghters, 4% for police and 3% for municipal employees. Raises have been approved for the next three years of 18% for re ghters, 10.5% for police and 9% for municipal employees.
WEST UNIVERSITY PLACE A $244,525 construction design contract was approved by the West University Place City Council May 23 for the Milton Waterline project. IDS Engineering will take on the project. Plans for the project include replacing existing cast iron water lines with approximately 4,650 linear feet of new polyvinyl chloride—or PVC—water lines along Milton Street; Goode Street; Amherst Street; Edloe Street; and Rice Boulevard, around West University Elemen- tary School, which is part of Houston ISD. Much of the existing cast iron lines, which were rst
BUDGET BASICS
Expenses
Revenue
$3B $4B $5B $6B 0
AMHERST ST.
Revenue rose since the 2021-22 budget, but not as fast as expenditures. SOURCE: CITY OF HOUSTON COMMUNITY IMPACT NEWSPAPER 2021-22
GOODE ST.
MILTON ST.
Meetings are streamed at www.houstontx.gov/htv.
2022-23
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BELLAIRE MEYERLAND WEST UNIVERSITY EDITION • JULY 2022
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COMMUNITY IMPACT NEWSPAPER • COMMUNITYIMPACT.COM
2022
REAL ESTATE EDITION
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2021-22 Bellaire | Meyerland | West University Real estate market at a glance
59
77005 77025 77030 77096 77401
The total number of homes sold rose in four of ve area ZIP codes during the 12-month period from June 2021-May 2022 when compared to the previous 12 months. The median price of homes sold also rose across the board during that time.
610
288
90
SOURCES: KIRSTEN ABNEY, BETTER HOMES AND GARDENS REAL ESTATE GARY GREENE COMMUNITY IMPACT NEWSPAPER
N
Number of homes sold
Median home sales price
June 2020-May 2021
June 2021-May 2022
June 2020-May 2021
June 2021-May 2022
77005
77096
$1,395,996 $1,330,000
$410,000 $356,500
+4.96%
+15.01%
77025
77401
$465,000 $451,250
$944,750 $921,500
+3.05%
+2.52%
77030
$942,500 $890,000
+5.9%
77005
77030
77096
77401
77025
11
BELLAIRE MEYERLAND WEST UNIVERSITY EDITION • JULY 2022
RENTAL MARKET Local rental rates continue climb
Market snapshot Apartment rents are rising locally, though not as fast as they were in 2021.
Texas Medical Center/Brays Bayou
Greater Houston area
Highland Village/ Upper Kirby/West U
ROOM REPORT BREAKDOWN
BY SHAWN ARRAJJ
to $1,414 in November of that year, they have increased to $1,466 since then. “We all knew this was going to slow down, temper itself back to more normal times,” McClenny said. McClenny said the Houston metro area is still more a ordable than Dallas and Austin. Houston’s average rent hit $1,233 in May, which compares to $1,475 in Dallas and $1,648 in Austin. San Antonio has the cheapest average rent of the four cities at $1,193, accord- ing to ApartmentData.com. “That’s, in a relative sense, more positive for people that live here and want to live here,” McClenny said. Moving forward, McClenny said prices are likely to continue to rise. If rental rates were to drop, it likely would not be for desirable reasons, he said, giving job losses as an example. McClenny said Texas generally does a good job of adding apartment supply, but it still is not adding supply fast enough to bring rents down. “I don’t think it could add supply
Recently completed: 403 Under construction: 257 Proposed: 1,088
Recently completed: 326 Under construction: 631 Proposed: 1,680
Recently completed: 22,340 Under construction: 14,498 Proposed: 33,996
Rents have continued to rise in Houston in the rst half of 2022, driven by an in ux of new residents to the area and a single-family home market that is pushing more people to consider renting. Those trends can be seen in the Bel- laire, Meyerland and West University areas, according to survey data from ApartmentData.com. Between February and May, average monthly rent prices rose 3.3% and 3.7% in two local submarkets tracked by the agency—Highland Village/ Upper Kirby/West U and Texas Medical Center/Brays Bayou, respectively. That compares to an average rent price increase of 2.7% across the Greater Houston area over that time. However, the rate at which rents have been increasing so far in 2022 has been slower than the pace seen in 2021, ApartmentData.com President Bruce McClenny said. Although rents in the Texas Medical Center submarket jumped from $1,201 in February 2021
$1,954
$1,877
$1,891
$1,853 $1,414
$2,000 $1,500 $1,000 $500 $0
$1,757
$1,466
$1,422
$1,414
$1,293
$1,233
$1,201
$1,179
$1,155
$1,092
MAY 2021
AUG. 2021
NOV. 2021
FEB. 2022 MAY 2022
100% 96% 92% 88% 84% 80% 0%
93.4% 91.7%
92.8% 91.4%
92.1% 90.1%
92.5% 91.5%
92.1% 91.7%
91.3%
91.1%
90.2%
89.9%
86%
SOURCE: APARTMENTDATA.COM COMMUNITY IMPACT NEWSPAPER
fast enough to make a di erence this year and next,” he said. Moving forward, McClenny said the six-month trends are generally a good
predictor of what the next six months might bring. He said the market will probably settle down to some degree in 2023.
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COMMUNITY IMPACT NEWSPAPER • COMMUNITYIMPACT.COM
GUIDE
Local businesses o er home improvement tips
2022 REAL ESTATE EDITION
HOME IMPROVEMENT AND MAINTENANCE
ASK AN INTERIOR DESIGNER
Missy Stewart has more than 25 years of experience in designing homes and other spaces. She spoke on trends and the overall interior design process.
COMPILED BY SOFIA GONZALEZ
HOW WOULD YOU ADVISE SOMEONE ON THE BEST WAY TO FIND AN INTERIOR DESIGNER THAT SUITS THEIR PARTICULAR INTERESTS? I would suggest looking at websites; Google it and look at di erent designers’ websites. And I think a good designer’s portfolio should not have everything look identical. They should have a portfolio that is a little bit di erent. For example, mine’s fairly modern. But I have a midcentury modern job that looks very much like it has its own personality in hopes that the designer needs to listen to the client and design for them and for their house. Find a portfolio that speaks to you and that also shows a lot of experience if they have a large portfolio. We don’t just want pretty pictures; we want to make sure it was not painful getting there.
WHAT SHOULD HOMEOWNERS DO TO PREPARE FOR WORKING WITH AN INTERIOR DESIGNER? I think [it would help] if they would spend a little time looking at photos on the internet, either on Pinterest or even Google Images. [They] can just say whatever they’re looking for, like a modern living room, and show a few photos that you like. A picture really is worth 1,000 words in this industry. If a client can show me a few things that they like, it’s very helpful. They may or may not know their style, but an interior designer can decipher their style through a few photos. WHAT CAN SOMEONE EXPECT WHEN HIRING AN INTERIOR DESIGNER? They should rst of all expect a beautiful design and a complete design. They might also be pushed a little bit outside of their comfort zone. It should be very tactfully done by the designer, but ... if you’ve hired a professional, it should look a little more grand. Sometimes it’s hard for people to go that extra mile—maybe that little edgy pink color or rug—and so they should expect to be pushed a little outside their comfort zone and basically just expect it to look very professional.
ASK A REALTOR
From his o ce on West Gray Street in Montrose, Realtor LeeRoy Smith provides his thoughts on what homebuyers and home sellers should know about the market.
on the market. Property values are still very high and, though buyer interest is starting to taper o a bit, people are still buying homes. WHAT IS UNIQUE ABOUT THE INNER LOOP OF HOUSTON’S REAL ESTATE MARKET? The Inner Loop is unique because of property diversity. You’ll see a newly constructed townhome next to a historic bungalow. Homebuyers in the Inner Loop have very diverse options as far as property type, lot size and neighborhood features.
WHAT ADVICE WOULD YOU GIVE TO SOMEONE LOOKING TO BUY A HOUSE? The advice I would give to someone looking to buy a home right now is to make sure it is the right nancial decision for them currently. Rising interest rates impact buyers by limiting their purchase power, but the higher rates could also help curb in ation. WHAT ADVICE WOULD YOU GIVE TO SELLERS? My advice to sellers would be that this is still a great time to put their home
Missy Stewart Interior designer Missy Stewart Designs 713-936-4265 www.missystewart designs.com
LeeRoy Smith Licensed Realtor Better Homes and Gardens Real Estate Gary Greene 1705 W. Gray St., Ste. 200, Houston 832-221-7628 www.leeroysmith.garygreene.com
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BELLAIRE MEYERLAND WEST UNIVERSITY EDITION • JULY 2022
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14
COMMUNITY IMPACT NEWSPAPER • COMMUNITYIMPACT.COM
INSIDE INFORMATION
2022 REAL ESTATE EDITION
THE SCOOP ON HOMESTEAD EXEMPTIONS
WHAT IS A HOMESTEAD EXEMPTION? Exemptions allow homeowners to save on property tax bills. An exemption includes withheld value and a homestead cap.
WITHHELD VALUE
HOMESTEAD CAP
With exemption Appraised value
A homestead exemption removes some or all of a home’s value from being taxed. School districts must o er a $40,000 exemption, and other entities may exempt up to 20% of a home’s value.
In addition, a homestead exemption limits the increase of your appraised property value to 10% annually, so long as no additional improvements or extensive renovations are made to the property.
$300,000
COMPILED BY SHAWN ARRAJJ & JAKE MAGEE
– $100,000* School district exemption *INCLUDES A $40,000 FLAT EXEMPTION PLUS 20% OF THE HOME'S VALUE
Homestead exemptions are a way for Texas homeowners to save money on their property tax bills. There are several di erent types of homestead exemptions available, and they o er varying bene ts. To apply, contact the Harris County Appraisal District at 713-957-7800 or www.hcad.org.
Without exemption Appraised value Houston ISD 2021-22 tax rate
Appraised home value 2021: $300,000 2022: $360,000
20%
$300,000
$200,000
Houston ISD 2021-22 tax rate
$0.010944**
$0.010944**
X
X
**TAX RATE IS THE DISTRICT RATE DIVIDED BY 100.
Taxable value without exemption 2022: $360,000
Total owed to HISD
Total owed to HISD
$2,188.80
$3,283.20
SOURCES: TEXAS COMPTROLLER, HOUSTON PROPERTIES, HARRIS COUNTY APPRAISAL DISTRICT, HOUSTON ISD COMMUNITY IMPACT NEWSPAPER
Taxable value with exemption 2022: $330,000
$3,283.20
= $2,188.80
$1,094.40
–
Savings with exemption
TYPES OF
LOCAL EXEMPTIONS The following general exemptions exist for Bellaire, West University Place, Southside Place and Houston homeowners.
Various homestead exemptions are available to Texan homeowners. General residence , the most common and easiest exemption to get, is for a homeowner’s primary residence. Age 65 or older exemption gives an additional $10,000 o for school districts in addition to the $40,000 general residence exemption. This exemption also exemptions vary but can equal up to 100% of a home’s value from all taxing entities. Spouses of persons killed in line of duty exemptions can withhold 100% of a home’s value from taxation, so long as the surviving spouse has not remarried. freezes school district taxes. Disabled persons and veterans HOMESTEAD EXEMPTIONS
CITY EXEMPTIONS
COUNTY EXEMPTIONS
Bellaire
West University Place Southside Place
Houston
Harris County
20% o home’s value
20% o home’s value
20% o home’s value
The cities of West University Place and Southside Place o er exemptions for homeowners who are disabled and over the age of 65, but do not o er general exemptions.
“HOMESTEAD EXEMPTIONS CAN BE CRUCIAL FOR SOME PEOPLE.
SCHOOL DISTRICT EXEMPTIONS
Houston ISD
IT HELPS SAVE MONEY.” ASHLEY TILTON, HOUSTON PROPERTIES REALTOR
20% o home’s value
o home’s value $40,000 +
TEXAS LAW CHANGES Two recent law changes bene t new and longtime bills by allowing homeowners to acquire exemptions earlier and increasing how much value is withheld. homeowners’ property tax
As of Jan. 1, 2022, a quali ed homeowner can claim a homestead exemption as of the date they own and occupy the property so long as the previous owner did not claim a homestead exemption in the same year. The change allows homeowners to bene t from a homestead exemption, including the cap, earlier. Texas Tax Code change Homeowners had to wait until Jan. 1 of the following year they purchased the home to claim a homestead exemption. They would not see a cap on their property appraisal until Jan. 1 after the year they bought their home.
If residents who purchased a home in 2021 have been granted a homestead exemption this year, they will see withheld value from various taxing entities in 2022, but their homestead value will not be capped at 10% growth until 2023.
State propositions 1 & 2 The homestead exemption for each school district across the state was $25,000 .
Texas residents voted in May in favor of a proposition upping the school district exemption to $40,000 . Texas voters also approved a separate proposition to potentially reduce tax rates for school maintenance and operations for homeowners with a 65 or older or veteran exemption.
15
BELLAIRE MEYERLAND WEST UNIVERSITY EDITION • JULY 2022
CONTINUED FROM 1 Inventory overview
generally divided into two overarching categories. The rst category includes subsidized housing, or housing that is supported by public entities. This type of housing makes up about 15% of a ordable units in Harris County, or 55,000, according to Kinder. The second category is known as naturally occurring a ordable hous- ing—or NOAH—and refers to housing that is not subsidized, is privately owned and falls below a certain rent threshold. The local chapter of the community development support organization, LISC Houston, de nes NOAH as housing where rents are $999 maximum for a one-bedroom unit or $1,199 for a two-bedroom unit. The vast majority of a ordable housing in Harris County falls into this category at roughly 315,000 units. Houston is far more reliant on NOAH than almost every other large U.S. city, Fulton said. Although that trend has reversed in more recent years, its e ects can still be felt in that the city’s supply is more vulnerable to market trends, he said. With the recent increases in land values, rent prices have followed. For NOAH, no guardrails are in place to stop landlords from raising rents as high as the market will allow or from selling their properties to another developer that wants to tear it down and replace it with something more pro table, Ful- ton said. “Although this is a problem all over the country, it is especially in Houston because we are unusually dependent on these older, privately owned, low- priced apartments,” Fulton said. Subsidized housing in Houston is at risk too, Fulton said. Of the 55,000 subsidized units in Harris County, 16% of them will have their housing assistance expire by 2030 and 42% by 2040, at which point landlords of those units can decide to either renew their agreements or raise rents, according to Kinder research. The Houston-based nonpro t New Hope Housing has been working for 28 years to provide a ordable hous- ing with eight of their nine properties speci cally built to support homeless individuals and those at risk of home- lessness, CEO Joy Horak-Brown said. The group has ambitions to build three new projects per year, including a proj- ect in Sharpstown called Savoy, set to open in 2023 with 120 units for working families and seniors. Openings at existing properties do
Project status:
Subsidized a ordable housing in southwest Houston can be found around Gulfton, Bellfort and the Third Ward. This list is not comprehensive.
45
Under construction
Proposed
Built
TC Law Herrington Senior Living
PH Ewing apartments
Project type:
TC South Rice Apartments
59
PH Public housing: A ordable housing is provided by public housing agencies. Many projects are set aside for seniors, veterans or people with disabilities. MI Mixed-income: Housing is provided at di erent levels of a ordability, including market rate, low-income and middle-income. TC Tax credit: An indirect federal subsidy is provided to private developers and investors to construct and rehabilitate housing where a certain share of units must stay a ordable for 15 or 30 years.
BISSONNET ST.
MI Connect South
TC Savoy
TC Gala at McGregor
TC Regency Loft apartments
TC St. Cloud
BELLAIRE BLVD.
TC The Grove at Renwick
TC Parks at Yellowstone
610
BEECHNUT ST.
90
TC Parkside Point
MI Unnamed Stella Link project
TC Bellfort Park Apartments
288
B E L L F O R T
TC Cypress Gardens
SOURCES: CITY OF HOUSTON, TEXAS DEPARTMENT OF HOUSING AND COMMUNITY AFFAIRS, NEW HOPE HOUSING COMMUNITY IMPACT NEWSPAPER
MAP NOT TO SCALE N
other cities,” Lawler said. “That’s not the case and has not been the case for a long time.” Lawler’s perspective is one echoed by housing experts who have been studying the city for the past decade, a time during which apartment rents and rising property values have been putting a strain on a wide range of res- idents. With median home sales prices in Harris County jumping by 15.4% between 2020 and 2021, one market area in particular is facing greater chal- lenges than ever, experts said: a ord- able housing. In the 2022 State of Housing in Hous- ton and Harris County report, released June 22, researchers with Rice Uni- versity’s Kinder Institute for Urban Research said the convergence of many factors—the city’s lack of zoning, rising costs of construction materials and the general lack of units that are restricted from raising rents—has put a strain on the county’s already-dwindling a ord- able housing stock, which researchers said totals about 370,000 units. Kinder Institute Director Bill Fulton said there are several groups in Hous- ton like Avenue CDC that are doing good work to tackle the issue. How- ever, what needs to happen next, he said, is more organizing. “I think Houston probably has the money because Houston has strong philanthropies, but Houston has not organized around this issue in the past, and the talent pool in Houston is much
smaller than it is anywhere else,” Ful- ton said. Fighting against the grain Several local projects that are under construction or have been recently completed have bene ted from funding supplied through the U.S. Department of Housing and Urban Development’s Hurricane Harvey Community Development Block Grant
Disaster Recovery program. The 115-unit South Rice Apartments on South Rice Avenue made use of $12.4 million in grants and opened May 16. The project features units for 42 households at or below 60% of the area median income, while another 35 units are for 50% AMI households and nine units are for 30% AMI households. A ordable housing can refer to both single-family and multifamily and is
Analyzing the problem
Houston’s challenges with a ordable housing can be tied to a number of factors, including rising rents and a larger share of units that are more at risk of becoming una ordable.
Problem No. 1: Rising costs
20,000
The city lost about multifamily units with less than $800 monthly rent between 2018 and 2019.
12.9%
Amount average rent increased from May 2021 to May 2022 in Houston ($1,092 to $1,233)
Problem No. 2: A ordable housing stock
85%
of a ordable housing in Harris County falls under the de nition of naturally occurring a ordable housing at roughly 315,000 units.
Housing stock
1 BED $999 maximum rent
2 BEDS $1,199 maximum rent
3 BEDS $1,399 maximum rent
15%
is federally subsidized housing:
Low-income housing tax credit programs: 36,352 units*
Section 8: 10,343 units*
Federal housing: 10,365 units*
Other: 8,113 units*
SOURCES: APARTMENTDATA.COM, KINDER INSTITUTE FOR URBAN RESEARCH, LISC HOUSTON COMMUNITY IMPACT NEWSPAPER
*SOME UNITS FALL INTO MULTIPLE CATEGORIES.
16
COMMUNITY IMPACT NEWSPAPER • COMMUNITYIMPACT.COM
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