Hello BBBB Friends:
Heads up! I’m switching BBBB to Saturdays. Do you like the change? Hit REPLY and let me know!
This week’s lineup brings a mix of character, creativity, and serious square footage. From a New Orleans-inspired home with wraparound porches to a modern rebuild that looks like it picked up a stylish plus-one, these listings each offer something unexpected. Whether you’re looking for historic charm, bold design, or a rare oversized lot, this week’s selection has something worth a closer look. Keep scrolling down to explore price reductions, new contracts, and final sales for homes that are Still on My List.
📊 HEIGHTS MARKET PULSE | JANUARY 2025
🔥 Heights Heats Up: Prices soar 22% YOY, with the median hitting $775K—still holding a 2.4x premium over Houston as a whole.
🔄 Market in Motion: Active listings rose 14% YOY, but with sales up 33%, inventory remains in check at 3.2 months—still firmly a seller’s market.
⏳ Pace Shifts, but Busy Season Ahead: Median Days on Market increased 57% YOY to 69 days. A peek into February sales suggests market times may already be decreasing as we head into the busy spring season.
🎯 Buyer Advantage Shrinking? The List-to-Sale ratio dips to 97.5%, but early February data shows it’s back on the rise—meaning buyers may have less negotiating power as the market picks up.
QUICK TAKE: The Heights starts 2025 strong with robust price growth, homes changing hands, and increased inventory. Whether buying or selling, the window of opportunity is wide open.
Have a good week and,
Let’s look at houses or talk about selling yours!
Becky Davis
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Information About Brokerage Services
TREC Consumer Protection Notice
Becky Davis
Compass Realty
832-628-8221
*Note: For purposes of BBBB, the “Heights” is defined as the area between I-10 and Loop 610 N and between Shepherd and I-45).
** Still On My List is a compilation of those homes I’ve reviewed previously that have yet to sell.
The Week’s Featured Properties
2014 Singleton: $995,000
- Sunset Heights
- Modern Queen Anne, c. 2007
- 3/2/1, 2,688 sq ft home on a 4,200 sq ft lot
- Double-gallery wrap-around porches with wrought iron railings and classic architectural details
- Renovated kitchen features oversized island, glass-front refrigerator, and floor-to-ceiling cabinetry
- All bedrooms up with access to balconies
- Covered back porch and brick patio with water feature
- Garage APT (480 sq ft, full kitchen, full bath)
- Driveway access to a 2-car detached garage with EV charger
- Field Elementary School
With its classic New Orleans-inspired design, this home is all about porches, balconies, and easy indoor-outdoor living. Got a craving for a breakfast taco? Chilosos is just around the corner on 20th Street.
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711 Tulane: $999,950
- Tulane Trails
- Greek Revival, c. 2017 by Sullivan Brothers Builders
- 3/2/1, 2,250 sq ft home on a 3,300 sq ft lot
- Double-gallery front porches
- Trim package includes reclaimed oak floors, wainscoting, and crown molding
- Primary suite with double closets and access to a private balcony
- Secondary bedrooms with shared bath
- Covered back porch and small yard with low-maintenance artificial turf
- Detached 2-car garage with alley access
- Gravel parking pad for additional parking in front
- Love Elementary School
Tulane Trails is a neighborhood of Creole-style homes built by Sullivan Brothers. The Hike and Bike trail runs immediately to the south of the development and provides easy access to M-K-T, Heights Mercantile, and Lawrence Park.
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701 Archer: $1,350,000
- Brooke Smith
- Bungalow, c. 1920
- 2024 Renovation/Expansion
- 4/4/1, 3,994 sq ft home on a 5,000 sq ft corner lot
- The original bungalow (928 sq ft) was taken to the studs and elevated
- Study/home office with storage
- Two primary suites — one on each floor
- Kitchen with large island, hidden butler’s pantry with secondary fridge
- Expansive game room
- Flex space could serve as 5th bedroom
- Laundry room with built-in mud area, and dog-washing station
- Oversized 24-foot-long 2-car garage with EV charging station
- Gravel parking pad for additional parking
- Browning Elementary School
This renovation/expansion takes an unexpected approach. The original 928 sq ft bungalow was taken to the studs, elevated, and given a new front elevation, while a two-story addition appears seamlessly attached to the side. The contrast between the crisp white bungalow and the dark gray extension makes it feel like the bungalow decided to bring along a much bigger plus-one.
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731 Arlington: $1,499,000
- Heights South Historic District
- Craftsman, c. 1920
- 4/4, 3,000 sq ft home on a 6,600 sq ft lot
- Expanded/ remodeled in 2023 with camel-back addition
- Formal living area
- Study/home office
- Family room with soaring ceilings and gas log fireplace
- First-floor primary suite with access to the backyard and private covered porch
- Upstairs secondary bedrooms, each with en-suite bath and custom closets
- Porte-cochere for covered parking and outdoor entertaining
- Gated driveway access to 2-car detached garage with alley access
- Harvard Elementary School
This Heights home may have started its life in 1920, but after a major rebuild, it’s now a mix of old soul and new bones. The original portion keeps its charm with reclaimed hardwoods and carefully chosen architectural salvage, including stunning accordion wood doors.
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205 E 25th St: $2,050,000
- Sunset Heights
- Contemporary/Modern, c. 2015
- 4/4/1, 3,138 sq ft home on an 11,872 sq ft double lot
- Expansive living space with 31′ ceilings and an industrial glass-and-steel staircase
- Bonus nook under the stairs features low windows with views of the pool
- Kitchen with 15+ ft quartz island, hidden walk-in pantry, Gaggenau built-in fridge
- Primary suite with cathedral ceiling and dual headed oversized shower
- First-floor guest suite with en-suite bath and wall of custom closets
- Upstairs game room
- Panoramic retractable glass door seamlessly connects indoor living to the backyard
- Heated pool/spa, wood deck, and lush landscaping with an grassy side yard
- Garage-front 2-car attached garage with EV charging outlet
- Helms Elementary School
Finding a lot this size in the Heights is rare—this one comes with a stunning modern home, a pool, and an entire second lot of open green space. Inside, a multitude of windows flood the home with natural light. The possibilities here are as big as the yard.
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This Week’s Price Reductions & Status Updates
PRICE REDUCED
815 Ridge: $1,489,000
- Woodland Terrace
- Craftsman Bungalow, c. 1920
- 4/4.5, 3,403 sq ft home on a 5,000 sq ft lot
- Previous List Price: $1,539,000
- Percent Decrease: 3%
- Days on Market: 360 (includes time under construction)
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PRICE REDUCED
720 Redan: $1,750,000
- Woodland Heights
- Modern farmhouse, c. 2024 by Renovative Thinking
- 5/4, 4,002 sq ft home on a 6,250 sq ft lot
- Previous List Price: $1,794,000
- Percent Decrease: 2%
- Days on Market: 237
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PRICE REDUCED
811 Allston: $2,100,000
- Houston Heights
- Traditional, c. 2024 by ALP Builders
- Wide-plank engineered white oak hardwood floors
- Previous List Price: $2,149,000
- Percent Decrease: 2%
- Days on Market: 108
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OPTION PENDING
4303 Watson: $749,900
- Parker (east of North Norhill)
- Gable front bungalow, c. 1927
- 3/2, 1600 sq ft on a 4540 sq ft lot
- Original List Price: $785,000
- Days on Market: 68
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OPTION PENDING
- Norhill Historic District
- Craftsman bungalow, c. 1920
- 3/2, 1,664 sq ft home on a 5,000 sq ft lot
- Original List Price: $780,000
- Days on Market: 63
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OPTION PENDING
624 W 22nd St: $775,000
- Houston Heights
- Modern Craftsman, c. 2018 by Ostlind Thomas Inc.
- 3/2/1, 2,274 sq ft home on a 3,275 sq ft lot
- Original List Price: $775,000
- Days on Market: 5
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OPTION PENDING
625 Oxford: $799,000
- Sunset Heights
- 6600 sq ft lot
- Not in a historic district
- Garage APT (625 sq ft, 2 bedrooms, full bath & kitchen)
- Original List Price: $799,000
- Days on Market: 1
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OPTION PENDING
1123 W Cottage: $875,000
- Norhill Historic District
- Craftsman Bungalow, c. 1930
- 3/2, 1,790 sq ft home on a 5,000 sq ft lot
- Original List Price: $875,000
- Days on Market: 4
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OPTION PENDING
105 Payne: $1,395,000
- Germantown Historic District
- Prairie Style Bungalow, c. 1920
- 4/4, 3175 sq ft on a 7700 sq ft lot
- Original List Price: $1,575,000
- Days on Market: 151
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OPTION PENDING
2206 Columbia: $1,475,000
- Sunset Heights
- French Traditional c. 2013
- 4/4/1, 3280 sq ft on a 3750 sq ft lot
- Original List Price: $1,475,000
- Days on Market: 55
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OPTION PENDING
- Milroy Place
- Traditional, c. 2015 by Smith Family Homes
- 3/3/1, 4,113 sq ft home on a 5,300 sq ft lot
- Original List Price: $1,645,000
- Days on Market: 64
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Going, Going, Gone!
SOLD
1417 Rutland: $600,000
- Houston Heights West Historic District
- Colonial Cottage, c. 1950
- 2/1, 1,261 sq ft home on a 6,600 sq ft lot
- List Price at Time of Contract: $595,000
- List to Sales Price Ratio: 101%
- Original List Price: $595,000
- Days on Market: 5
- Title Paid By: Seller
- Seller Repairs: $2,615
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SOLD
1128 E 16th St: $755,000
- North Norhill Historic District
- Craftsman Bungalow, c. 1925
- 2/2, 1,352 sq ft home on a 5,000 sq ft lot
- List Price at Time of Contract: $740,000
- List to Sales Price Ratio: 102%
- Original List Price: $740,000
- Days on Market: 4
- Title Paid By: Seller
- Seller Repairs: $200
******
SOLD
1005 Nicholson: $885,000
- Houston Heights
- Traditional c. 2005
- 3/2/1, 2293 sq ft on a 3300 sq ft lot
- List Price at Time of Contract: $875,000
- List to Sales Price Ratio: 101%
- Original List Price: $875,000
- Days on Market: 3
- Title Paid By: Seller
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SOLD
1230 Allston: $1,229,000
- Heights West Historic District
- Queen Anne, c. 1913
- 3/3, 2508 sq ft on a 6600 sq ft lot
- List Price at Time of Contract: $1,225,000
- List to Sales Price Ratio: 100%
- Original List Price: $1,225,000
- Days on Market: 5
- Title Paid By: Seller
- Seller Contribution to Buyer Closing Costs: $15,000
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But wait, there’s more…
This is just the latest and greatest; however, there are still lots more on my list that you can check out here:
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