Cypress Edition | September 2023

The e-edition is an exact replica of the newspaper with interactive and searchable articles from all your favorite sections.

Cypress Edition VOLUME 15, ISSUE 1 SEPT. 1OCT. 5, 2023

Property value increases from 2019 23

+29.2%

+31.2%

+40%

Homeowners in Bridgeland have seen substantial property appraisal increases over the past ve years along with the majority of Harris County residents. In response to this statewide trend, the Texas Legislature has approved a plan to ease the burden on homeowners statewide.

SOURCE: HARRIS CENTRAL APPRAISAL DISTRICTCOMMUNITY IMPACT

COURTESY BART BENTONTHE LIPPINCOTT TEAM

State’s $18B plan to trim Cy-Fair property tax bills

ago, but higher property appraisals mean more burdensome tax bills. “The big concern now is, ‘Am I going to live longer than my money will last?’” he said. The overview Hurt is among thousands of Cy-Fair residents facing property tax spikes due to rising home values

as more than 95% of homeowners countywide saw sizable property value increases in 2022 and 2023. But relief is on the way as Texas lawmakers approved a plan this summer that Lt. Gov. Dan Patrick said would save the average homeowner $1,250-$1,450 on their 2023 tax bill.

BY DANICA LLOYD & HANNAH NORTON

Over the past ve years, 85-year-old Cypress resident Don Hurt has seen a 37.4% increase in his property value, according to Harris Central Appraisal District documents. Hurt said he is primarily living o his Social Security income after losing his wife a decade

CONTINUED ON 24

Also in this issue

Impacts: Carmelita’s Kitchen & Tequila opening soon (Page 6)

Government: Land purchased for new re station (Page 11)

Transportation: Amtrak looks to advance high-speed rail (Page 16)

Dining: Rita’s Cantina serves up fajitas, margaritas (Page 30)

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Cadence Creek is an equal housing opportunity. Models do not reflect racial preference. Amenities and services vary by location. Pricing and availability subject to change. Please contact our team for full details.

COMMUNITYIMPACT.COM

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CYPRESS EDITION

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COMMUNITYIMPACT.COM

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. And 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

Readers, your newspaper has a

this month.

Market leaders & metro team

What is CI Simple? • Our Design & Editorial leaders have planned a complete overhaul of our content, and we've named the transformation CI Simple. • Each page has been re-envisioned to ensure information is presented in a concise and easily digestible format. Why? • In an age of ever-shortening attention spans and new information accessible at the swipe of a thumb, CI Simple addresses the demands of modern readers. • There’s nothing quite like reading local news straight from your mailbox, and with this change we’re making every word and image count even more. Exciting changes • Revamped front covers with eye-catching imagery alongside a story that truly matters, plus new features like CI Foodie and CI Texas

Reporters Jovanna Aguilar Asia Armour Joe Edwards Melissa Enaje Leah Foreman Wesley Gardner Cassandra Jenkins Shaheryar Khan Rachel Leland Emily Lincke Dave Manning James T. Norman Jessica Shorten Lizzy Spangler Graphic Designers Martha Ambrose Jatziri Garcia Chad Inmon Ellen Jackson La’Toya Smith Jesus Verastegui Taylor White

Kathie Snyder General Manager ksnyder@ communityimpact.com

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• More subheads (called Impactisms) and bullet points to easily consume news • Strategic use of design layouts, labels, colors and more to guide your experience

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HOUSE, NEIGHBORS, SCHOOL, FRIENDS?

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CYPRESS EDITION

Impacts

• Opened Aug. 12 • 8620 Barker Cypress Road, Ste. A, Houston • www.ohmmmgyros.com

CHAMPION FOREST DR.

P R I N G C Y

5 Maika’i Hawaiian BBQ Hawaiian specialties including kalua pork, chicken katsu, kalbi short ribs, and spam and eggs are on the menu. • Opened June 1 • 10311 N. Eldridge Parkway, Ste. B1, Houston • https://maikaihawaiianbbqtexas.com 6 Shiba Cafe The bubble tea shop oers Asian treats, such as milk teas, lattes, coee and desserts. • Opened Aug. 7 • 12634 Grant Road, Ste. A1, Cypress • www.ordershibacafe.com 7 Taylor’s Coee Bar The coee shop serves several traditional and unique coee drink options such as the butter pecan frappe. • Opened July 8 • 20151 FM 529, Ste. 200, Cypress • https://taylorscoffeebar.bigcartel.com 8 Hand & Stone Massage and Facial Spa Services at the spa include Swedish, Himalayan salt, hot stone, sports and prenatal massages as well as facial and hair removal treatments. • Opened mid-July • 17333 Spring Cypress Road, Ste. F, Cypress • www.handandstone.com/locations/tx-cypress 9 Presbyterian Children’s Home & Services The agency prepares and supports families fostering or adopting children in the foster care system, and licensed clinical social workers provide therapy. • Opened spring 2023 • 10242 Greenhouse Road, Ste. 501, Cypress • www.pchas.org 10 Longwing Landing The 4.5-acre recreational area features amenities for residents, such as an event hall, open lawn space, pools, rentable event pavilions, and a picnic area with grills.

L O U E T T

249

SKINNER RD.

MONARCH BUTTERFLY DR.

FLOWER NECTAR COURT

WILLOWBROOK MALL

MIL

99 TOLL

290

HOUSE & HAHL RD.

1960

GREENHOUSE RD.

FRY RD.

11 4

PACIFICA SHORES DR.

CROSSROADS PARK DR.

L O

529

MAP NOT TO SCALE

• Opened June 15 • 12149 FM 1960, Houston • www.twohandsus.com

Now open

1 Tacos Y Tortas Adrian Miguel Jimenez has opened a second location of the authentic Mexican street food eatery. • Opened July 25

3 Osaka Sushi & Hibachi The Japanese restaurant serves appetizers, soups, salads, sushi, sashimi, calamari, nigiri, ramen and hibachi dishes. • Opened July 7 • 20521 FM 529, Ste. 101, Cypress • www.osakacypress.com

• 20323 FM 529, Cypress • www.tacosadrian.com

2 Two Hands Fresh Corn Dogs The menu features traditional and specialty Korean- style corn dogs; fries; and specialty beverages.

4 Oh Mmm Gyros The menu touts gyros, wraps, quesadillas and fries.

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COMMUNITYIMPACT.COM

BY JOVANNA AGUILAR, DANICA LLOYD & DAVE MANNING

• Opened June 30 • 21212 Caterpillar Lake Drive, Cypress • www.bridgeland.com

COMING SOON

11 West Canyon Dental Care Drs. Christian Tria and Tariq Khalid oer routine cleanings, llings, cosmetic dentistry, crowns, endodontics, dentures, Invisalign and oral surgery. • Opened Aug. 18

• 8610 Barker Cypress Road, Cypress • www.westcanyondentalcare.com

12 The Blend Studio Samantha Laney, a longtime Houston-area hair stylist, specializes in hair color, hair extensions and cosmetology services. • Opened in early June • 16718 House & Hahl Road, Ste. B2, Cypress • www.theblendbysam.com 13 Glitz Floors & More The business oers ¦ooring installations, interior painting and other remodeling services. • Opened Aug. 1 • 16726 Huffmeister Road, Ste. D400, Cypress • www.glitzfloorsandmore.com

16 Carmelita’s Kitchen & Tequila Chayane Heredia is opening a new location of the family-owned restaurant, which will feature a menu of traditional family recipes, such as slow-roasted pork carnitas, red pozole made with guajillo chiles and Mexico City-style tacos. The business was established in 1962 by Alberto and Carmen Heredia, and it has several locations in California. • Opening this fall • 12904 Fry Road, Ste. 100, Cypress • www.carmelitastx.com

19 The Island Master-planned community Marvida’s new 180,000-square-foot amenity village features a splash pad, pool, dog park, communal repit, lazy river, and tennis, bocce, basketball and volleyball courts. The community is expected to have a total of 2,500 homes upon completion. • Opening in September • 21133 Paciica Shores Drive, Cypress • www.marvidahouston.com

Coming soon

14 Tandoori Hut The restaurant will oer Indian cuisine. The original location is at 7610 Cherry Park Drive, Ste. A, Houston. • Opening this fall • Cypress Village Station, Hwy. 290 and Skinner Road in Cypress • www.tandoorihuttx.com 15 IWG HQ A new hybrid working option will have private o¨ces, meeting rooms, coworking spaces and creative spaces for businesses of varying sizes.

17 Pigtails & Crewcuts The children’s hair salon will also oer ear piercings, hair care products, accessories, toys and gifts. • Opening in late October • 25813 Hwy. 290, Ste. 27, Cypress • www.pigtailsandcrewcuts.com/cypresstx

• Relocating in summer 2024 • 6702 Gessner Road, Houston • www.carrollins.com

Expansions

20 Brookside Funeral Home A new chapel will seat 125 and feature tables, television sets and updated audio-visual systems. A more traditional chapel with pews will still be available.

Relocations

18 Carroll Insurance Construction began in August on a new o¨ce space for the local insurance company. Owners David B. Carroll and Jason Knecht plan to relocate from 14906 FM 529, Houston.

• Expanding in early October • 9149 Hwy. 6 N., Houston • www.dignitymemorial.com

• Opening in the fourth quarter of 2023 • 12650 Crossroads Park Drive, Houston • www.iwgplc.com

13902 Spring Cypress Rd. Cypress, TX 77429

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GET BACK IN THE GAME

CYPRESS EDITION

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Cy-Fair Educational Foundation

Hyatt Regency Houston West • October 21, 2023 HCA Houston Healthcare North Cypress Missing Man Underwriter

e Howard Hughes Corporation | Bridgeland 1st Lt. Jeremy Ray Fallen Soldier Sponsor

SPONSORSHIP OPPORTUNITIES AVAILABLE Veteran Tickets - $75 • Individual Tickets - $125

Guest Speaker U.S. Army (Ret) Sta Sergeant Shilo Harris Sta Sergeant Shilo Harris' Humvee hit an IED while on patrol in Iraq in February of 2007. In that blast he lost his ears, part of his nose, some ngers and over a third of the skin on his body. He also lost three of his best friends. What followed was an agonizing road to recovery, which began with nearly two months in a medically induced coma. During that time, he experienced a version of hell so terrifying, the memories still haunt him today.

Contact Marie Holmes at 281.370.0144 • eCFEF.org

COMMUNITYIMPACT.COM

Government

BY MELISSA ENAJE

Harris County’s burn ban in eect until October A burn ban is in eect until at least October in unincorporated Harris County after commissioners approved a measure Aug. 8 citing extreme tempera- tures and continuous dry conditions. Fire Marshal Laurie Christensen said excessive heat conditions and a lack of rain have elevated various environ- mental levels that could cause potential forest res. Quote of note “The burn ban is in place to reduce the potential of a devastating wildre happening in our commu- nity,” Christensen said. Zooming out As of Aug. 22, Harris County’s average drought scale was 755, according to the Keetch-Byram Drought Index, which measures drought condi- tions on a scale from 0-800. Conditions between 600-800 have the potential to lead to intense, prolonged res.

Commissioners raise vet sta salaries Harris County commissioners approved adjusting the base salary for key positions within the county’s Veterinary Public Health Division on Aug. 8, which includes animal control ocers, technicians and veterinarians. The additional funding of more than $563,000 for the market-rate salary adjust- ments will be absorbed within Harris County Public Health’s current budget, Executive Director Barbie Robinson said. Going forward Commissioners will also consider adding three veterinarians to the county payroll, according to the proposed scal year 2023-24 budget that is up for adoption in September. Ocials from the county’s public health services department recommended the addi- tional positions to improve shelter operations.

What’s allowed:

Approved ceremonial res

Noncommercial cooking, such as backyard cookouts and barbecues

Welding performed under county re code requirements

Sale or use of reworks, but re marshal’s oce discourages using reworks during the ban

What’s not:

No outdoor, open burning is allowed except in outdoor burning activities authorized by the Texas Commission on Environmental Quality. Those actions found in violation of the burn ban will be considered a Class C misdemeanor punishable by a ne up to $500.

SOURCE: HARRIS COUNTYCOMMUNITY IMPACT

For nearly sixty years we’ve provided essential care for the place we call home. Saving lives in the middle of the night at a nationally renowned trauma center. Delivering at-risk babies against all odds, from all across the county.

You might not know our name. And that’s okay.

YOU’LL KNOW US BY THE WORK WE DO.

CYPRESS EDITION

CYFAIR FIRE DEPARTMENT FIRE FEST 2023 Join us for us for our annual Fire Festival that provides education and life-saving tips to all members of the community with live demonstrations and family fun!

• Meet Firefighters • See Fire Trucks & Equipment Up-Close • Kidz Zone & Smoke House • Local Vendors & Food Trucks

Live Fire Demonstration Schedule *

» 10:30 AM /12:00 PM » 11:00 AM » 11:30 AM » 12:30 PM » 1:00 PM

— Kitchen Fire Demo — Rappelling — Life Flight On-Site — Vehicle Rescue Demo — Car Fire Demo

*SCHEDULE SUBJECT TO CHANGE

Cy-Fair Station 11 - 18132 West Road, Cypress

COMMUNITYIMPACT.COM

Government

BY DAVE MANNING

Greenhouse Road extension, new re station moves forward

The Harris County Emergency Services District No. 9 board unanimously approved a $3.05 million agreement with Caldwell Cos. at its July 27 meeting to move forward with an underpass at Greenhouse Road and Hwy. 290. Additionally, the deal included the purchase of 2.5 acres for a new re station for $450,000. The cost The underpass project will be funded by the following sources: • $48.08 million in federal funds • $12 million in local funds from Harris County Municipal Utility District No. 500, ESD 9 and Harris County • $2.5 million from the Harris County Toll Road Authority for enhanced pedestrian lighting and trails in the area • $10 million from MUD 500 for design and utility relocations

The timeline Peter Barnhart, president and chief devel- opment ocer at Caldwell Cos., presented the following underpass schedule: • Design plans are about 95% complete, and nal plans should be submitted by December. • Construction is slated to begin by September 2024, and the anticipated completion date is March 2026. How we got here Preliminary engineering began in 2019 on the project to connect Greenhouse and Skinner roads in Cypress with an underpass beneath Hwy. 290 and the Union Pacic Corp. railroad, Community Impact previously reported. MUD 500, the Texas Department of Transportation and Union Pacic are carrying out the project.

Improving accessibility Residents can expect to see road, hospital and re station construction over the next couple of years.

1 Houston Methodist Cypress Hospital (opening Q1 2025)

290

JARVISRD.

2 Future Cy-Fair Fire Department station

Road extension

GREENHOUSE RD.

and underpass

Funding Greenhouse Road extension

Federal funding: $48.08M MUD No. 500: $5.92M ESD No. 9: $3.05M Harris County: $3.05M

SOURCE: CALDWELL COS.COMMUNITY IMPACT

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CYPRESS EDITION

COMMUNITYIMPACT.COM

Education

BY DAVE MANNING

Cy-Fair ISD ties misconduct to mental health

psychologist with CFISD’s mental health interven- tion team. A recent analysis of the district’s discipline data for the last ve years showed while there was a spike in misbehavior, it was also a long-term problem coming to fruition. “When we take a look at behavioral trends and mental health trends of the preceding 20 years before COVID[-19], we can see that we’ve been staring at a looming mental and behavioral health crisis for the better part of two decades. And that’s just been exacerbated by COVID[-19],” Baker said. Baker said while students nationwide reported an increase in anxiety and depression following the start of the pandemic, historical data shows a parallel between the advent of social media and youth behavioral issues—particularly as cyberbul- lying and social aggression through social media become more prevalent. What parents should know In its latest report, Mental Health America ranked Texas as the worst state for access to men- tal health care. However, virtual mental health

Discipline overview Cy-Fair ISD has seen an uptick in behavior issues since students fully returned to campuses in 2021- 22 following COVID-19 hitting in 2020.

In-school suspensions

Out-of-school suspensions

Other actions

Number of disciplinary incidents

60,000 45,000 30,000 0 15,000

Student discipline and mental health trends have been moving in the wrong direction for years, Cy-Fair ISD ocials said at an Aug. 3 board work session. According to district data, there was a 70% increase in disciplinary incidents from 2019- 20 to 2022-23. Community Impact previously reported mental health experts cited the stress, trauma and isola- tion students faced during the COVID-19 pandemic as potential sources of behavior issues. What the experts say COVID-19 was identi ed as a proverbial “truck” that hit faculty, sta and students upon the return to in-person learning, said Wes Baker, a

2018-19 2019-20 2020-21 2021-22 2022-23

SOURCE: CYFAIR ISDCOMMUNITY IMPACT

services are available to students through the Texas Child Health Access Through Telemedicine. CFISD’s student services department monitors all classroom incidents that result in a student’s removal, and the district’s counseling and psycho- logical services department studies student behav- ior to better support students’ mental health.

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CYPRESS EDITION

LOVE THIS! Your family is going to

September 2023 The weather forecast calls for blissful days ahead as you float along our lazy river opening this September. The lazy river is a signature feature of The Island Amenity Village, which will also include a lap pool, splash pad, dog park, sports courts, workout facility and clubhouse. So many ways to play—that’s life in Marvida! Visit our builders today so you’ll be floating the stress away on our lazy river this September. Lazy River Coming to Marvida

290

FM 529

See our full list of available homes at MarvidaHouston.com New Homes HIGH $200s-$500s

Prices and availability subject to change without notice. Homes Ready for Move-In are in various stages of construction. 04/23

COMMUNITYIMPACT.COM

Education

BY DANICA LLOYD & DAVE MANNING

Cy-Fair ISD STAAR results show math gains, reading declines

After grades 3-8 had across-the-board standard- ized test score improvements from 2021 to 2022 in Cy-Fair ISD, the district did not see the same levels of academic growth from 2022 to 2023, according to State of Texas Assessments of Academic Readi- ness results released Aug. 16. Because the STAAR was redesigned in 2023, this year’s scores cannot be directly compared to those of previous years. House Bill 3906 in 2019 man- dated a redesign “to better align with classroom instruction,” Texas Education Agency ocials said. Assessments emphasized writing skills, and this was the rst year tests were administered almost exclusively online. Families can view their child’s individual exam scores at www.texasassessment.gov. Statewide, students have recovered from reading and language arts learning loss due to the pandemic, according to an Aug. 16 TEA news release. Meanwhile, Texas schools are struggling

to bring math scores to prepandemic levels. The breakdown • The percentage of CFISD students passing reading exams slightly declined in third, fourth, seventh and eighth grade but stayed the same or improved in grades ve and six. • Math passage rates improved in grades three through six and eight but dropped from 72% to 69% in seventh grade. • Science passage rates dropped for both grades tested—76% to 71% in fth and 83% to 81% in eighth. • Eighth-grade social studies passage rates dropped from 72% to 71%. • Passage rates in four of the ve high school end- of-course subjects—Algebra 1, English 1, biology and U.S. history—increased this spring compared to last year in CFISD. English 2 passage rates dropped from 83% to 82%.

STAAR passage rates Cy-Fair ISD math passage rates improved year over year while reading passage rates declined.

Spring 2022

Spring 2023

100% 20% 40% 60% 80%

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

SOURCE: TEXAS EDUCATION AGENCYCOMMUNITY IMPACT

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CYPRESS EDITION

Transportation

BY ANNA LOTZ

Texas Central, Amtrak exploring high-speed rail partnership

Texas Central and Amtrak ocials are exploring a partnership to potentially advance the 240-mile high-speed rail project proposed to connect Houston and Dallas, Amtrak ocials announced in an Aug. 9 news release. Texas Central announced the project in 2014, and ocials have delayed the anticipated timeline for operations many times from 2023 to 2026, according to prior reporting. However, construction has not yet begun on the route. Two-minute impact Amtrak’s announcement states the two entities are evaluating a partnership to further determine the project’s viability. “We believe many of the country’s biggest and fastest-growing metropolitan areas, like Houston and Dallas, deserve more high-quality high-speed, intercity rail service,” Andy Byford, Amtrak senior vice president of high-speed rail development programs, said in the release. Ocials said the project would: • Provide travelers a 90-minute route between Houston and Dallas spanning 240 miles • Reduce greenhouse gas emissions by 100,000 tons per year and save 65 million gallons of fuel • Remove 12,500 cars per day from I-45 Development of the project has been quiet since the Texas Supreme Court issued a 5-3 ruling upholding Texas Central’s right to use eminent domain to construct its planned high-speed railroad in June 2022. In addition to stations in Houston and Dallas, the proposed route is also slated to include a station in the Brazos Valley along Hwy. 30, just

Texas Central’s proposed high-speed passenger rail will be modeled after Japanese Shinkansen bullet trains.

COURTESY TEXAS CENTRAL

west of Hwy. 90, according to Texas Central. With Amtrak’s potential involvement, Travis County Judge Andy Brown said in an Aug. 9 statement he is advocating for the proposed high- speed rail to extend from College Station to Austin, San Antonio and beyond. Zooming out Ocials said Texas Central and Amtrak have submitted applications to federal programs for grant funds to study and design the project, including the Consolidated Rail Infrastructure Safety and Improvements grant program, the Corridor Identication and Development program, and the Federal-State Partnership for Intercity Passenger Rail grant program.

Texas Central hasn’t shared funding updates, but a 2018 memorandum of understanding with the Houston-Galveston Area Council stated Texas Central “will not seek federal or state funding for the deployment of their project.” “The potential partnership of these two companies will accelerate the planning and analysis necessary for the successful implementation of a modern, ecient and environmentally sustainable rail system connecting Houston and Dallas.” SYLVESTER TURNER, MAYOR OF HOUSTON

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COMMUNITYIMPACT.COM

Transportation

BY MELISSA ENAJE & DANICA LLOYD

Harris County approves changes for EZ TAG bills A lower minimum toll balance, lower EZ TAG sticker fee and paperless agreement statements are three changes drivers will soon notice with their Harris County Toll Road Authority accounts. What happened Harris County commissioners approved the agreement changes at a July 18 meeting. The changes are intended to provide more exibility for new and existing accounts, ocials with the agency said in a news release. In early 2023, commissioners began discussing ways EZ TAG participation could be more acces- sible for drivers countywide, Community Impact previously reported. • The minimum prepaid toll balance, or rebill amount, is now $10 for up to two vehicles. Before the changes, the rebill amount was $20. • The replenishment amount will not

TxDOT oers back-to- school safety tips With classes back in session, the Texas Department of Transportation is reminding drivers to be cautious in school zones and around school buses to help keep students safe. There are hundreds of trac incidents each year due to driver inattention, speeding and failure to yield the right of way, ocials said in a news release. Keep in mind • Be prepared for potential trac pattern changes around schools. • Drop o and pick up students in the school’s designated area. • Obey school zone speed limit signs. • Watch for kids getting on and o buses. • Stop for ashing lights or stop signs on school buses in either direction.

The details The minimum toll balances per account before replenishment are now as follows:

1 - 2 vehicles: $5 balance 3 - 4 vehicles: $10 balance

5 - 6 vehicles: $15 balance 7 - 8 vehicles: $20 balance

SOURCE: HARRIS COUNTY TOLL ROAD AUTHORITYCOMMUNITY IMPACT

automatically update for existing EZ TAG accounts. Users can make those changes online or in the EZ TAG app. • There are no charges for up to eight new EZ TAG stickers per account. Accounts with more than eight stickers will have to pay $2 per tag. • EZ TAG agreements will no longer be mailed to users and will be accessed via email and the website.

512-232-5000 EdServices@austin.utexas.edu highschool.utexas.edu

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Real estate

Number of homes sold

July 2022

July 2023

Residential market data

25 25 34 33 22 27 62 43

79 68

Home prices were down year over year in all but one Cy-Fair ZIP code this July. The amount of time homes were listed on the market increased in all seven ZIP codes compared to last July.

-13.92%

77040

77095

171 228 123 87

-2.94%

-29.27%

77064

77429

99 TOLL

249

+22.73%

+33.33%

77065

77433

290

1960

-30.65%

77070

529

Median home sales price

2022

2023

2022

2023

77040 77064 77429 77095

77065 77433

77070

77040

77095

-2.1%

-5.78%

$274,000

$325,000

$280,000

$344,950

Homes sold in Cy-Fair area by price point

77064

77429

-0.94%

-1.80%

$262,500

$387,900

$265,000

$395,000

77065

77433

+3.98%

-6.39%

$320,000

$439,950

$307,750

$470,000

July 2023

$1 million+

77070

-0.83%

$300,000

$302,500

$750,000-$999,999

Average days on market

$500,000-$749,999

+215.4%

+191.67%

+6.25%

+158.33%

+76.92%

+85%

+246.67%

$250,000-$499,999

346

<$249,999

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

77040

77064

77065

77070

77095

77429

77433

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Real estate

Occupancy vs. vacancy

Occupancy rate

Vacancy rate

Commercial market data

4.6%

4.4%

Commercial real estate construction has slowed in Cy-Fair’s o ce, retail and industrial sectors since the third quarter of 2022.

7.8%

11.1%

23.2%

18%

O ce

Retail

Industrial

Under construction in the Cy-Fair area

Square feet

Buildings

Q3 2022

As of 8/16/2023

Q3 2022

As of 8/16/2023

82%

76.8%

95.4%

95.6%

92.2%

88.9%

525,569

498,700

As of 8/16/2023

Q3 2022

As of 8/16/2023

Q3 2022

422,513

144,759

Rental rates (per square foot)

2,190,827

1,220,886

Featured project

Q3 2020

$19.23

$23.25

$8.39

O ce

Q3 2021

$17.34

$22.38

$8.83

Q3 2022

$17.14

$21.96

$10.80

As of 8/16/2023

$15.33

$21.90

$11.20

Medical oce building 14930 Mueschke Road, Cypress • Timeline: December completion • Square feet: 27,000 • Percent leased: 61.5%

E T T ARD.

SOURCE: CALDWELL COMPANIES’ ANALYSIS OF COSTAR GROUP INC. DATA 9955 BARKER CYPRESS, SUITE 250, CYPRESS, TEXAS 77433 COLLEGE STATION HOUSTON THE WOODLANDS ALTHOUGH EVERY EFFORT HAS BEEN MADE TO ENSURE THE TIMELINESS AND ACCURACY OF THIS REAL ESTATE DATA, COMMUNITY IMPACT AND CALDWELL COS. ASSUMES NO LIABILITY FOR ERRORS OR OMISSIONS.

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Real estate

Environment

BY SHAHERYAR KHAN

BY DANICA LLOYD

‘The rent eats rst’: Most Houston renters face cost burdens

Contaminated well water found near Jones Road Superfund use private wells that could expose them to contaminated groundwater. In 2008, half the

As rent prices in Harris County have outpaced median household income, the majority of renters are nding themselves burdened by housing costs, according to a July 25 report from Rice University’s Kinder Institute for Urban Research. The specics As of 2021, a majority of renter households were spending over 30% of their household income on housing, which researchers said indicates they faced housing cost burdens. When factoring in household size and essential costs, more than 60% of renters experienced housing cost burdens. Additionally, Harris Central Appraisal District’s grading system that assesses the physical condi- tion of rental structures relative to age found that housing conditions were worrisome as of 2021. Nearly 1 in 5 rental structures in Harris County received a “below average” grade, per the report. Approximately 25% of single-family homes in Harris County were rentals in 2021. Among the

On Aug. 8, the Texas Health and Environment Alliance shared the results of private well water testing near the Jones Road Superfund site where ocials in the early 2000s discovered improperly dumped dry cleaning chemicals contaminated the soil, indoor air and groundwater. Contaminants were found in two of the 13 wells the THEA independently tested and in two of the 55 wells tested by The University of Texas Medical Branch, ocials said. How we got here The shopping center at 11600 Jones Road, Houston, was declared a Superfund site in 2003 after Bell Dry Cleaners operated there from 1988- 2002. Superfund sites are polluted sites the federal government has authority to clean up. A ve-year review from the U.S. Environmental Protection Agency in September 2022 concluded

Cost-burdened breakdown Researchers found the majority of Hispanic and Black renters in Harris County, as well as renter households with children, spend more than 30% of their household income on housing.

PERCENTAGE OF RENTER HOUSEHOLDS THAT ARE COSTBURDENED By race/ethnicity By household type

Accessing clean water U.S. Environmental Protection Agency o cials continue to urge residents near the Superfund site to connect to the public water supply.

property owners in the aected area opted to plug their wells and connect to the public water supply. “We are willing to give you the [water] connections to protect you. ... We have a solution to protect you. Groundwater cleanup can take hundreds of years,” Raji Josiam, a remedial project manager for the EPA, said at the meeting. Some context Despite many attempts to convince residents to connect to the water line over the years, Josiam said only two or three have agreed to do so in the next round of connections this fall. The aected neighborhoods are not within a municipal utility district, so the White Oak Bend MUD serves those who opt for the water line. This MUD charges 1.5 times more for water to oset the tax revenue it does not receive from these residents, which Josiam said can be a hindrance.

Hispanic

Single-parent household

Two-parent household

Single-person household

74.7%

Black

66.2%

Asian

82.2%

72.9% 55.4%

38%

Shopping center Edgewood Estates

Evergreen Woods Water line service area

White

36.2%

SOURCE: KINDER INSTITUTE OF URBAN RESEARCHCOMMUNITY IMPACT

C Y P RESS N. HOUSTON RD.

1.1 million single-family rental homes, 10,385 were owned by a small group of multistate corporate investors, and 38,703 were owned by other corpo- rate entities, the report states. Diving in deeper Stating in the report that “the rent eats rst,” researchers said rental aordability is not only a factor of the monthly rent costs but also the living costs for the people in that household.

The data shows rent burdens impact households with children more signicantly. About 82% of single-parent households and 73% of two-parent households with children are cost-burdened. Increases in rent often result in reduced spending on essential needs, such as healthy food, medical care and child care. Additionally, in car-dependent cities such as Houston, transporta- tion costs can be comparable to housing expenses, researchers said.

1960

cleanup eorts were insucient because neighborhoods to the west of the site still

SOURCE: U.S. ENVIRONMENTAL PROTECTION AGENCYCOMMUNITY IMPACT

CYPRESS ROSEHILL 14315 Cypress Rosehill (281) 373-2999

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HUFFMEISTER 8945 Hwy 6 N (281) 859-5879

From the cover

State’s $18B plan to trim Cy-Fair property tax bills

What else?

What you need to know

If Proposition 4 passes, the homestead exemp- tion will be raised, and homeowners will pay reduced taxes to their local school districts . • ISD tax rates will decrease by 10.7 cents. • The state will distribute $12.7 billion to schools. • For a $300,000 home, decreasing the school dis- trict tax rate by 10.7 cents would cut an average tax bill by $321. The plan also includes a nonhomestead appraisal cap , which would limit annual value increases for certain properties if Proposition 4 passes. • The value of property worth $5 million or less cannot increase by more than 20% year over year. • This applies to all nonhomestead property, such as second homes and commercial property. • Approximately 13 million properties will qualify. As part of the new law, SB 3 also amends the state business franchise tax , which all businesses currently pay based on individual circumstances. • Businesses that make less than $2.47 million annually will no longer have to pay the tax. • Roughly 67,000 small and midsize businesses will be exempt from the tax. • Collectively, qualifying business owners will save around $300,000 each year. While lawmakers widely supported the legis- lation, some in opposition fought for relief for renters . State Sen. Paul Bettencourt, RHouston, argued that landlords who receive tax relief would pass the savings on to renters, but Dick Lavine, a senior scal analyst for the progressive advocacy group Every Texan, said the legislation does “nothing for [renters] at all.”

news release after signing o on the plan. The $18 billion package includes two bills— Senate Bills 2 and 3—and a constitutional amendment. For the tax cuts to show up on this year’s tax bill, Texans must approve the constitutional amendment, Proposition 4, in November. Homeowners would also need to apply to receive the homestead exemption. This tax relief comes after back-to-back years of what Harris Central Appraisal District ocials called “unprecedented” property value increases. The average homeowner saw 23.3% and 17.3% market value increases in 2022 and 2023 , respectively, following 8.9% and 10.4% increases in 2020 and 2021, respectively.

Despite entities such as Cy-Fair ISD lowering property tax rates in recent years, property appraisal increases have resulted in higher tax bills for local homeowners. State legislators approved a plan to address property tax increases in mid-July, closing out the second special session of the year. “If passed by voters this fall, Texas homestead exemptions [for school district taxes] will rise to $100,000, senior homeowners will be protected from being priced out of their home, the small-business exemption for the franchise tax will double and Texas small businesses will be protected from excessive appraisal increases,” Gov. Greg Abbott said in an Aug. 9

Calculating tax bills

Taxable value The value of a property that can be taxed

Local tax rate Includes school district, county, utility district, etc.

Property tax bill

Current taxable value

Tax exemption (Value that cannot be taxed)

Average home value in Texas

Taxable value

New taxable value (pending voter approval) $331,000 $40,000

$291,000

Tax exemption (Value that cannot be taxed)

Average home value in Texas

Taxable value

$331,000

$100,000

$231,000

SOURCES: TEXAS COMPTROLLER OF PUBLIC ACCOUNTS, TEXAS LEGISLATURE ONLINE COMMUNITY IMPACT

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BY DANICA LLOYD & HANNAH NORTON

Home value increases across Cy-Fair, 201923

Why it matters

1 Year built: 1967 Value increase: +63.4% 2 Year built: 1976 Value increase: +45.2% 3 Year built: 1983 Value increase: +30.1% 4 Year built: 2002 Value increase: +36.2% 5 Year built: 2005 Value increase: +50.7% 6 Year built: 2007 Value increase: +20.2% 7 Year built: 2018 Value increase: +50.4%

Ravensway

Property values are continuing to spike due to pandemic-era economic conditions. Stephen Mulin, who has lived in his Towne Lake home for about 11 years, said his property value has jumped from the mid-$300,000s to the low-$500,000s in the last few years. While he said he’s had success protesting his market value in recent years, he said the HCAD did not lower his appraised value—the taxable amount that deter- mines his tax bill. This has been a trend across homes in Cy-Fair.

N. ELDRIDGE PKWY.

290

Bridgeland

HUFFMEISTER RD.

Tower Oaks

99 TOLL

1960

Towne Lake

FALLBROOK DR.

QUEENSTON BLVD.

SOURCE: HARRIS CENTRAL APPRAISAL DISTRICT COMMUNITY IMPACT

What they’re saying

“The signing of this Texas- sized tax cut, the biggest property tax cut in history, is a massive victory for all 5.7 million Texas homeowners.” LIEUTENANT GOVERNOR DAN PATRICK

“Forty percent of [Texans] rent. ... They often live month to month on their salaries. … We are specically leaving out 40% of this state.” STATE REP. GENE WU, D HOUSTON

“We must balance the needs of government with the limits of a taxpayer’s wallet.” STATE SEN. LOIS KOLKHORST, R BRENHAM

What’s next

While school districts will receive state funds to oset lower property tax revenue, overall school funding will not change. Lawmakers are expected to return to the Capitol this fall to dis- cuss school funding, Lt. Gov. Dan Patrick said.

“Texas Democrats fought hard for the millions of Texans who rent, who are teachers or who send their children to public schools, but they were entirely neglected in the process by Republican leadership,” the statement says.

After the legislation was approved, three Democratic state representatives, including Ron Reynolds, DMissouri City, of the Houston area, released a statement condemning Republicans for providing more tax relief to certain groups.

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