In an effort to help our buyers identify interesting investment opportunities, we’ve analyzed which neighborhoods experienced the best land value appreciation.

For a custom home value report to see how your neighborhood is trending or for interesting Houston homes for sale, contact Paige Martin, ranked as the #1 Individual Agent with Keller Williams in the city of Houston and #10 in the United States.

DISCLAIMER: Real estate is local. The following data covers median sales prices of single family, townhomes and condos. If you’re looking to buy or sell: Get a custom report for your home or request trends on the area where you’re looking to buy.

DISCLAIMER: Real estate is local. The following data covers median sales prices of single family, townhomes and condos. If you’re looking to buy or sell: Get a custom report for your home or request trends on the area where you’re looking to buy.

A few notable highlights on the most recent market trends

• Sellers are always not publicizing their “bottom line” prices.
• This means that they’re publicly listing one value in the HAR MLS, but “willing to discount off this price by a material amount” (usually in the range of 5-12%).
• This “willingness to discount off list price” is usually conveyed in an agent-to-agent conversation after a showing.
• While this is a horrible strategy for sellers (because they’re not getting the broadest distribution of a “fair price” and they usually end up getting much less than they would have if they just priced it lower), it’s worked out very well for a number of our buyers recently.
• The best strategy for sellers if their home isn’t selling is to engage in a consistent series of reasonable price reductions on the public market, as opposed to having one-off “deal” conversations with buyers.

Most commonly the following types of sellers are offering these “one-off deals”

• Builders who built on spec and have been sitting on a vacant house for a long period of time.
• Vacant homes
• Forced sellers (either due to people losing their job, being relocated, or having some kind of emergency come up)

For a custom home value report to see how your neighborhood is trending or for interesting investment opportunities, contact Paige Martin, ranked as the #1 Individual Agent with Keller Williams in the city of Houston.

5-year land value appreciation: 68%
10-year land value appreciation: 108%

Cottage Grove is centrally located within the Inner Loop, near entertainment, dining, and retail hubs, as well as job centers and cultural hotspots.

Conveniently located along the Katy Freeway, the neighborhood is about 10 minutes away from the Galleria and Downtown Houston.

There are plenty of housing options in the neighborhood, ranging from vintage cottages and townhomes. Increased demand for Cottage Grove homes has sparked a surge of new development in the area.

Cottage Grove is one of Houston’s burgeoning neighborhoods. With new construction custom-built homes, townhomes in gated communities, and old single-family homes, homebuyers have a bevy of options.

5-year land value appreciation: 50%
10-year land value appreciation: 100%

One of the first “master-planned” communities in the city, Houston Heights is an exciting neighborhood of 3,700 homes located north of I-10 highway, south of Loop 610 and west of Highway 45.

Homes for sale in the Heights appreciated by 14% last year. Homes sold in 2004 have risen by more than half of its value in just 10 years.

Ranked #4 in CNN Money’s Top 10 Big City Neighborhoods, The Heights offers charm and a small-town feel; along with a fantastic collection of restaurants, coffee bars, antique shops, parks, and running trails.

The Hike & Bike Trail in the Heights recently opened with several new bridges. It connects the north side of Houston’s Inner Loop with soon-to-be over hundred miles of city trails.

5-year land value appreciation: 13%
10-year land value appreciation: 89%

Made up of more than 5,500 homes, Oak Forest is a quaint neighborhood located just outside the Loop.

Oak Forest real estate has remained popular over the years due to several factors, including the neighborhood’s location, large lots, and relatively affordable home prices.

Homes in the area enjoy convenient access to schools, stores, restaurants, entertainment centers, and parks.

Business and employment hubs in the Galleria and Downtown Houston are easily accessible from the neighborhood.

Apart from relatively easy commutes and the neighborhood’s quiet suburban feel, Oak Forest’s schools are also a great draw for homebuyers.

5-year land value appreciation: 89%
10-year land value appreciation: 76%

Nestled within the Inner Loop, River Oaks is one of the United States’ most exclusive neighborhoods.

Forbes, Fortune, and The Wall Street Journal have featured River Oaks in their rankings: “Best Places To Live,” “Top Places to Live Well,” “The (Multi) Millionaire’s Haven.”

With a median home price of over $2.5M (and estates $10M+), River Oaks is one of Houston’s Most Expensive Neighborhoods.

River Oaks Elementary is one of the best schools in Houston (or anywhere in Texas).  The area also boasts great access to premier private schools.

River Oaks is also one of the Hottest Neighborhoods in the Inner Loop. Centrally located, residents have easy access to all major job centers including Downtown, The Medical Center, and Galleria.

5-year land value appreciation: 59%
10-year land value appreciation: 75%

West University is the 5th most expensive neighborhood in Houston. Homes for sale in the area are mostly luxurious single family homes with 3 or more bedrooms.

West University offers easy access to Downtown Houston, The Medical Center, The Galleria and the rest of main districts within Houston’s Inner Loop.

West U offers some of the best public schools in the State of Texas, a private police and fire department, and the Rice Village Shopping Center with over 300 establishments.

The entire area is also divided into 26 blocks or sections (some offering a fantastic small-town vibe), making it one of the most organized neighborhoods in Houston.

5-year land value appreciation: -28%
10-year land value appreciation: 72%

Located a few miles southwest of Downtown Houston, Upper Kirby is a vibrant mixed-use neighborhood.

Much like its next door neighbor Montrose, Upper Kirby projects a bohemian flavor, with its mix of restaurants, townhomes, condos, single-family homes, boutiques, and bars.

Located near and along main roads, Upper Kirby is among the most accessible neighborhoods in Houston. Homes in the area have convenient access to the Buffalo Speedway, the Southwest Freeway, Westheimer Road, and Shepherd Drive.

Upper Kirby is nestled next to the Greenway Plaza, while the River Oaks Shopping Center and the Galleria are within a short drive from the neighborhood.

5-year land value appreciation: 47%
10-year land value appreciation: 65%

“Eccentric and eclectic” aptly describe the mixed-use, but largely residential neighborhood of Montrose.

A diverse and colorful community, Montrose was once in the American Planning Association’s list of top 10 great neighborhoods in America.

Located in the heart of Houston’s Inner Loop, Montrose is a diverse neighborhood known for its elegantly restored mansions, contemporary condos, craftsman bungalows, and fantastic restaurants and bars.

Montrose is just minutes from Downtown Houston and The Medical Center and offers one of the best commutes of any Houston neighborhood to these major employment hubs.

Montrose boasts over 50 restaurants and bars, including nine restaurants that consistently make the list of “Top Restaurants in the State of Texas,” according to Texas Monthly.

5-year land value appreciation: 55%
10-year land value appreciation: 63%

Garden Oaks is a neighborhood of approximately 1400 homes located north of the North Loop (610), and bordered by Ella Blvd. to the west and Yale St. to the east.

Nestled among towering pines and grand magnolias, Garden Oaks feature cottages, bungalows, ranch, and traditional-style homes.

Garden Oaks is near enough to main districts making daily commutes a breeze, and yet far enough for the residents to enjoy a private and quiet neighborhood.

Despite being close to main commercial districts, Garden Oaks has kept its “naturesy” identity. Oak, pecan, and pine trees tower over homes in Garden Oaks. Massive lots (median lot size is 12,000 square feet) with lush yards compliment the tree-roofed neighborhood.

5-year land value appreciation: 46%
10-year land value appreciation: 54%

Known locally as the “City of Homes”, Bellaire TX is a Houston neighborhood of mostly luxury 3-bedroom single-family homes priced between $400,000 to over $1,000,000.

Bordered by the cities of Houston and West University, Bellaire enjoys a central location within the Houston-The Woodlands-Sugar Land Metropolitan area.

The name “Bellaire” originated from “good air” or “good breeze”, attributed to the neighborhoods small-town, family-friendly community.

Bellaire is also neighbors with West University, Braeswood, and Linkwood.

Texas Medical Center, Galleria, and Museum District are approximately 10 minutes away from Bellaire.

5-year land value appreciation: 33%
10-year land value appreciation: 53%

The Memorial Villages is a collection of six independent villages: Hunters Creek,Piney Point, Hedwig, Bunker Hill, Spring Valley, and Hilshire.

Memorial Villages, or simply the “Villages,” is located along Katy Freeway, west of Greater Houston.

Memorial Villages residents enjoy easy access to major roads leading to Downtown and Medical Center. Another major employment center, the Energy Corridor, is a short drive away.

With deed restrictions and its own governing bodies in place, the Memorial Villages maintain a quiet and private ambience. Each city also operates its own police and fire departments.

5-year land value appreciation: 10%
10-year land value appreciation: 50%

Timbergrove is a quaint neighborhood that features rolling terrains, large lots and tree-lined winding streets.

The residential area lies west of the Houston Heights and along the wooded banks of White Oak Bayou.

Timbergrove homes for sale are mostly mid-century, one-story ranch style brick homes.

It is also among the approximately 60 Houston neighborhoods carrying the “Super Neighborhood” recognition.

Timbergrove is flanked by Katy Freeway, giving residents easy access to main Inner Loop hubs such as Memorial Park, Galleria, and Downtown Houston.

5-year land value appreciation: 36%
10-year land value appreciation: 45%

Made up of more than 5,000 homes, Rice Military is a quaint neighborhood located just outside the Loop.

Rice Military real estate has remained popular over the years due to several factors, including the neighborhood’s location, large lots, and relatively affordable home prices.

The neighborhood is just north of Loop 610 and east of US 290. Rice Military homes have convenient access to main arteries like TC Jester Blvd, N Shepherd Dr, Katy Fwy, and North Fwy.

Rice Military is one of Houston’s older neighborhoods. It features updated and renovated ranch-style homes from the 1940s and 1950s, as well as new construction homes.

5-year land value appreciation: 63%
10-year land value appreciation: 38%

Royden Oaks Houston is a peaceful enclave of over 200 homes. It is also one of the 20 most expensive neighborhoods in Houston.

The subdivision enjoys the same location benefits of its neighbor, River Oaks. While it has its own collection luxury homes for sale, Royden Oaks real estate is still less expensive compared to homes for sale in River Oaks.

Aside from often being mistaken as part of River Oaks, Royden Oaks homes also have back-door trash pick up, 24-hour security, and an active civic club protecting the integrity of the neighborhood.

It has excellent access to the best shopping districts in Houston; Highland Village Shopping Center, River Oaks Shopping Center, and the world-famous The Galleria. The area also offers excellent commute to the major job centers of Houston such as Downtown Houston, Uptown, Greenway Plaza, and Texas Medical Center.

5-year land value appreciation: 18%
10-year land value appreciation: 20%

Highland Village is a deed-restricted residential enclave located about 6 miles west of Downtown Houston.

Located along Westheimer and a stone’s throw away from Southwest Freeway and Loop 610, Highland Village has convenient access to key Houston areas like the Galleria, Museum District, Downtown, and the Medical Center.

The neighborhood has plenty of shopping options nearby: the Highland Village Shopping Center, Central Market, Galleria, Uptown Village, and Rice Village.

From vintage single-family homes from the early 50s to new construction custom-built homes, Highland Village offers a great selection. Surrounded by some of the most expensive neighborhoods in Houston, Highland real estate are slightly more affordable than those in River Oaks and Afton Oaks.

5-year land value appreciation: 20%
10-year land value appreciation: 16%

Houston’s Museum District is 2nd in the country (only to Manhattan, NY) with the largest number of museums in a contiguous area.

Within a 1.5 mile radius, the Museum District includes 19 museums that offers educational, artistic, and scientific resources. A dozen of the member museums have free admission each day.

The district also features Rice University, Houston Zoo, Hermann Park Golf Course, three running trails, Miller Outdoor Theatre and MetroRAIL access to The Medical Center and Downtown Houston.

There are multiple property types throughout the area, and Museum District condos and townhomes are certainly a popular choice.

Much of the newer construction is architecturally-inspired, allowing these Museum District homes to compliment the vibrant feel of the area.

5-year land value appreciation: 70%
10-year land value appreciation: 12%

A re-emerging, mixed-use neighborhood directly south of Downtown, Midtown resides near Houston’s best retail, entertainment, business and employment hotspots.

One of Houston’s Most Accessible Neighborhoods, Midtown sits along major freeways (Gulf and Southwest) and near major roads (Main Street, Alabama Street, and Fannin Street). The Red Line runs through the neighborhood, providing easy METRORail access to key neighborhoods north and south of Midtown.

Midtown is home to over 340 Yelp-rated establishments including top ranked restaurants, gyms, bars, diners, and shops.

Luxury loft living is a popular option within Midtown. The Edge, Rise Lofts, Midtown Vistas, and 2016 Main are all located within the neighborhood. Building amenities often include rooftop decks with views of downtown’s skyline, swimming pools, fitness centers, and reserved parking for residents. (Guide to All Houston Condos Along The MetroRail.)

Midtown is one of the most affordable areas of Houston’s Inner Loop. View the Salary Requirements to Live Comfortably In 52 Top Ranked Houston Neighborhoods.

Land value was calculated by looking at the median sold price per square foot of Lots and Single family homes sold at lot value.

Data is provided by the Houston Association of Realtors (HAR) multiple listing service.

Data deemed reliable, but is not guaranteed and should be independently verified.

The Average Value of a 10,000 Square Foot lot is shown for illustration purposes and was calculated by multiplying the median sale price for square foot of land value in each respective geo market area for 2008 and comparing that with the respective value for 2017.