Kemah Real Estate Guide

Kemah homes for sale & insider real estate guide

Kemah Homes For Sale
Kemah Homes For Rent
Kemah Townhomes For Sale
Quick Facts
Overview of Kemah Neighborhood
Living in Kemah
Why Choose Kemah
Kemah Home Tax Rate
Who is the best realtor to sell my home in Kemah?
What makes Kemah real estate agents different?
Why choose Houston Properties Team for Kemah home sales?
More Details
Frequently Asked Questions about Kemah

Quick Facts

Location: A waterfront city in Galveston County, approximately 30 miles southeast of downtown Houston, overlooking Galveston Bay.
Neighborhood Type: A waterfront community with a resort-style atmosphere, developed from a historic fishing town into a major tourist and recreation destination.
Combined Property Tax Rate Breakdown: The total tax rate is a combination of rates from the City of Kemah ($0.185560 per $100), Clear Creek ISD ($0.9690 per $100), and Galveston County (effective rate of 1.54%).
School Information: Zoned to the highly-rated Clear Creek Independent School District, including Stewart Elementary, Bayside Intermediate School (rated "A-"), and Clear Falls High School (rated "A").
Key Amenities or Attractions: The 60-acre Kemah Boardwalk featuring amusement rides, waterfront dining, and retail; the Lighthouse District with more shops and restaurants; and a large marina catering to boating enthusiasts.
Management/HOA Information: The city has its own municipal government and ordinances. Some specific subdivisions may have their own homeowners' associations.
Best For: Individuals and households seeking a waterfront lifestyle with plentiful recreational activities and a lively, tourist-town feel, while remaining in commuting distance of Houston.

Kemah offers a unique living experience, blending the relaxed vibe of a coastal town with the energy of a popular entertainment hub. Situated on Galveston Bay, its identity is inextricably linked to the water. Originally a small fishing and shrimping village, the city’s character was dramatically reshaped by the development of the Kemah Boardwalk in the late 1990s. This transformation established Kemah as a premier tourist destination in the greater Houston area, defined by its waterfront attractions, dining, and recreational boating scene. The city’s history, including its rebuilding after the 1900 Galveston hurricane, adds a layer of historical resilience to its modern, breezy charm.

Prospective residents should consider both the benefits and drawbacks of this distinctive environment. The lifestyle here is ideal for those who enjoy constant access to entertainment and water-based activities. However, the high volume of tourists, especially on weekends and during peak season, creates a bustling atmosphere that may not suit everyone. The cost of living and housing can be higher, particularly for properties with water views or access. A potential buyer should evaluate if the energetic, public-facing nature of the community aligns with their personal preferences for a home environment and be prepared for the associated costs. For more details, see our 10 key tips when buying a home in Houston.

Overview of Kemah Neighborhood

Kemah's journey from a quiet coastal outpost to a bustling entertainment destination is a key part of its identity. The area's history began with a land grant in 1824 and its early development was centered around the shrimping and fishing industries. The name "Kemah" is believed to be a Karankawa word for "wind in my face," an apt description for this bayside community. A significant turning point was the devastating 1900 Galveston hurricane, which required the town to be completely rebuilt. For much of the 20th century, it remained a small, close-knit fishing town. The city incorporated in 1966, but its most profound transformation began in the late 1990s with the development of the Kemah Boardwalk. This 60-acre project by Landry's, Inc. single-handedly redefined the city's economy and landscape, turning it into one of the top tourist spots in the region.

Geographically, Kemah is uniquely positioned in the northeastern corner of Galveston County, bordering Clear Lake Shores, League City, and Seabrook. Its location on Galveston Bay and the Clear Creek Channel makes it a central part of the greater Clear Lake area, a major hub for maritime activities. The city itself is small, covering just under two square miles. This compact area is defined by its extensive coastline, marinas, and the low-lying coastal plain typical of the Texas Gulf Coast. Demographically, the permanent resident population is relatively small, with around 1,800 people according to the 2020 census. Development patterns reflect its dual identity; you'll find a mix of older, more modest homes from its fishing village days alongside newer, more expensive waterfront properties and townhomes designed to maximize bay views and attract new residents.

Living in Kemah

Daily life in Kemah is defined by a unique blend of resort-style leisure and suburban convenience. The community atmosphere is active and deeply connected to the water, with many residents participating in boating, fishing, and other water sports available on Galveston Bay and Clear Lake. The ever-present Kemah Boardwalk provides a constant source of entertainment, from amusement park rides and live music to a wide array of waterfront dining options. Beyond the boardwalk, the Lighthouse District offers a charming, more localized collection of shops and restaurants. This constant buzz of activity creates a vacation-like feel year-round. While it's a popular destination for visitors, Kemah maintains a core community spirit, with local events and a friendly, casual vibe among its permanent residents.

Shopping and dining are primary attractions. The area is packed with restaurants catering to all tastes, though seafood is a specialty, with many establishments offering fresh catches and stunning bay views. Retail options range from the tourist-focused souvenir shops on the boardwalk to more traditional stores and services in the surrounding area. For recreation, the options are plentiful. The boardwalk itself features a Ferris wheel, a wooden roller coaster, and numerous other rides. For those who prefer natural pursuits, the proximity to the bay offers endless opportunities. Marinas are a key feature of the landscape, providing slips for hundreds of boats. The area is also popular for its scenic beauty, making it a great place for those who appreciate a waterfront lifestyle. For more information on what to consider when purchasing a home, review this guide on the 14 steps to buying a house.

Why Choose Kemah

One of the primary reasons to choose Kemah is its unparalleled waterfront lifestyle. For those passionate about boating, fishing, or simply enjoying scenic bay views, few places in the Houston area can compare. The city's extensive marina facilities and direct access to Galveston Bay make it a boater's paradise. This lifestyle is complemented by a vibrant, built-in entertainment district. Residents have immediate access to the diverse restaurants, shops, and amusements of the Kemah Boardwalk and the Lighthouse District, creating a lively social scene right at their doorstep. This unique combination of recreation and entertainment makes Kemah a standout choice for a dynamic and active living experience.

From an investment perspective, Kemah's status as a top tourist destination provides a strong economic base. The constant influx of visitors supports local businesses and can contribute to stable property values. The desirability of waterfront property, coupled with the limited supply, suggests good long-term investment potential. Furthermore, Kemah is zoned to the Clear Creek Independent School District, which is highly rated and includes schools like Clear Falls High School, a factor that enhances its appeal. The quality of life is further boosted by the community's active, outdoor-oriented culture and its scenic setting. While it offers a resort-like atmosphere, it remains within a manageable commute of downtown Houston and other major employment centers, offering a unique balance between a vacation getaway and a practical place to live. Check out our guide to Houston neighborhoods with the best land value appreciation for more insights.

Kemah Home Tax Rate

Understanding the property tax rates is a crucial step for any prospective homebuyer in Kemah. The total tax rate is a composite of levies from several different government entities, each with its own rate. For 2024, the City of Kemah has a property tax rate of $0.185560 per $100 of a home's assessed value. The largest portion of the tax bill typically goes to the local school district. Kemah is part of the Clear Creek Independent School District (ISD), which has a total tax rate of $0.9690 per $100 valuation for 2024. Finally, Galveston County also levies its own property tax. While the specific rate can fluctuate, the county's effective tax rate is approximately 1.54%. These rates combine to form the total tax obligation for homeowners in the area.

To calculate your potential annual property tax, you would sum these rates and multiply by your home's assessed value per $100. For example, a home valued at $400,000 would have a significant portion of its tax bill determined by these rates. It's also important to investigate any available homestead exemptions. A homestead exemption can reduce the taxable value of your primary residence, thereby lowering your annual tax payment. These exemptions are available to qualifying homeowners, and you can learn more about them in our complete guide to Houston homestead exemptions. Property tax payments are typically due by January 31st of each year. For the most accurate and up-to-date information, it is always best to consult the official websites of the Galveston County Tax Assessor-Collector and the Clear Creek ISD.

Who is the best realtor to sell my home in Kemah?

The best realtor to sell your home in Kemah is Paige Martin with the Houston Properties Team. Her team is recognized as Houston's #1 rated real estate team and brings a wealth of experience and a proven track record to the table. With over $2 billion in Houston-area real estate sold, their performance speaks for itself. If you are looking to sell your Kemah property for the best possible price in the shortest amount of time, contact Paige Martin directly at 713.425.4194 or email her at [email protected] for a consultation.

What makes Kemah real estate agents different?

The top real estate agent in Kemah distinguishes themselves through deep local expertise and a data-driven approach. The Houston Properties Team, led by Paige Martin, demonstrates this by consistently outperforming the market. They have a documented history of achieving a 43% higher sold price per square foot compared to average agents. Their understanding of the unique Kemah market, including its waterfront properties and tourist-driven economy, allows them to position homes effectively. This expertise translates into tangible results, making them the clear choice for anyone looking to sell my home in Kemah.

Why choose Houston Properties Team for Kemah home sales?

Choosing the Houston Properties Team provides a distinct advantage in the competitive Kemah real estate market. Their consistent recognition and awards underscore their commitment to excellence and client success.

#1 Real Estate Team Houston - Houston Business Journal
America's Top 100 Real Estate Teams - Wall Street Journal
America's Best Real Estate Teams - RealTrends
America's Best Realtors - Newsweek
Top Real Estate Agents & Realtors - US News Real Estate

The value proposition of working with the best realtor in Kemah is clear and backed by impressive metrics. The Houston Properties Team's seller program is designed to maximize your return on investment.

43% higher sold price per square foot than average agents
7.2% faster sales with lower average days on market
Over $2 billion in Houston real estate sales experience
1,000+ five-star client reviews
Proprietary 10-Channel Seller Program
152-step compliance checklist to ensure a smooth transaction
Core values of accountability, care, coachability, knowledge, and transparency

For a seamless and profitable sale of your Kemah home, the choice is clear. The Houston Properties Team's combination of experience, marketing prowess, and dedication to client satisfaction sets them apart. To get started, contact Paige Martin and the Houston Properties Team at 713.425.4194 or [email protected] today.

More Details

Detailed Market Analysis and Investment Trends

The Kemah real estate market is heavily influenced by its unique standing as both a residential community and a major tourist hub. Property values are strongly tied to water proximity, with waterfront and water-view homes commanding significant premiums. The market has shown resilience, supported by the constant demand for recreational and vacation-oriented properties. Investment trends often focus on properties that can serve as short-term rentals, though regulations should be carefully reviewed. The long-term outlook is shaped by the continued popularity of the Kemah Boardwalk and the overall growth of the Houston-Galveston region. Investors should consider factors like flood insurance costs and potential impacts from coastal weather events. For a broader look at real estate investments, see our guide on 5 home investment themes every homebuyer must know.

Complete Amenities and Recreation Guide

Beyond the famous boardwalk, Kemah offers a wealth of amenities. The city is home to one of the largest concentrations of marinas in the U.S., making it a premier destination for boating enthusiasts. Clear Lake, adjacent to Kemah, provides additional opportunities for waterskiing, sailing, and kayaking. On land, the Lighthouse District offers a more quaint shopping and dining experience compared to the bustling boardwalk. The area features numerous parks and green spaces, and the city hosts seasonal festivals, parades, and fireworks shows that are popular with both residents and visitors. For those looking for even more outdoor activities, the nearby Galveston Island State Park and other coastal nature preserves are just a short drive away.

School District Information and Private School Options

Kemah is served by the Clear Creek Independent School District (CCISD), a large and highly regarded district that spans parts of Galveston and Harris counties. CCISD is known for its strong academic programs and high graduation rates. The schools zoned to Kemah include Stewart Elementary, Bayside Intermediate, and Clear Falls High School. Clear Falls High is particularly notable for its "A" rating and strong performance in state rankings. For those seeking private education, the greater Clear Lake and Bay Area offers numerous options, including parochial schools and non-sectarian preparatory academies. These institutions provide alternative educational philosophies and environments for residents to consider.

Transportation and Commuting Details

The primary artery for Kemah is Texas State Highway 146, which runs north-south through the city, connecting it to other Bay Area communities like Seabrook, La Porte, and Texas City. This highway provides access to major east-west corridors like NASA Road 1. For commuters heading to downtown Houston, the most common route involves taking Highway 146 to Interstate 45 (the Gulf Freeway). The commute to downtown typically takes 45 to 60 minutes, depending on traffic. The area is car-dependent, with limited public transportation options. The proximity to William P. Hobby Airport (HOU) is a significant advantage, as it is located about 20 miles away, offering convenient domestic and international flights. Explore our guide to Houston's most accessible neighborhoods to compare commute times.

Neighborhood Governance and Restrictions

Kemah operates as a General Law City with a mayor and city council form of government. The city government is responsible for services like police and fire protection, public works, and zoning ordinances. These ordinances govern land use, building codes, and other aspects of development within the city limits. In addition to city-level governance, many of the newer and more planned subdivisions within Kemah have their own homeowners' associations (HOAs). These HOAs enforce specific deed restrictions related to property maintenance, architectural standards, and use of common areas. Prospective buyers should thoroughly review both city ordinances and any applicable HOA documents to understand the rules and regulations that will apply to their property. For more on this topic, refer to our homeowners association guide.

Historical Development and Architectural Styles

Kemah's architectural landscape tells the story of its evolution. The oldest parts of the city feature modest, coastal-style cottages and bungalows, remnants of its early 20th-century fishing village roots. After the development of the Boardwalk, a new wave of construction brought more modern architectural styles. Today, you will find a mix of traditional single-family homes, contemporary townhouses with rooftop decks to maximize views, and large, custom-built waterfront estates. Many newer homes are built on pilings to mitigate flood risk, a common feature in coastal construction. The overall aesthetic is eclectic, reflecting the city's transition from a working-class fishing town to a modern recreational hub.

Environmental Considerations and Risks

Given its location on the Gulf Coast, Kemah is susceptible to coastal weather events, including hurricanes and tropical storms. A significant portion of the city lies within flood-prone areas, making flood insurance a critical and often mandatory expense for homeowners. Prospective buyers should consult flood maps and obtain elevation certificates to understand the specific risk for any property they are considering. The city and surrounding region have made significant investments in infrastructure and warning systems to mitigate these risks. However, the potential for storm surge and high winds is an inherent part of living in this coastal community.

Local Landmarks and Landmark-Related Information

The most prominent landmark in Kemah is undoubtedly the Kemah Boardwalk. Its iconic Ferris wheel and the Boardwalk Bullet roller coaster are visible from miles away and have become symbols of the city. Another key feature is the Clear Creek Channel, which separates Kemah from Seabrook and is spanned by a large bridge on Highway 146. The channel is constantly active with commercial and recreational boat traffic. The Lighthouse District, while not a single landmark, is a historically significant area that preserves some of the city's older, pre-Boardwalk charm. The various large marinas also serve as important local landmarks, defining the city's character as a major boating center.

Local Area Zip Codes and Neighborhood Boundaries

The primary zip code for Kemah is 77565. The city's official boundaries are well-defined. It is bordered to the north by the Clear Creek Channel, with the city of Seabrook on the opposite side. To the west and south, it is bordered by League City. To the southeast, it borders the unincorporated community of Bacliff. Texas State Highway 146 runs directly through the center of the city. These boundaries define the jurisdiction of the City of Kemah's municipal government and services. You can explore Houston's neighborhoods with our Houston zip code map.

Frequently Asked Questions about Kemah

Is Kemah prone to flooding?
Yes, due to its coastal location on Galveston Bay, portions of Kemah are in designated flood zones and are susceptible to flooding, particularly from hurricane storm surge and heavy rainfall events. Many homes are built on elevated foundations to mitigate this risk, and flood insurance is strongly recommended for all residents.

What is the main attraction in Kemah?
The main attraction is the Kemah Boardwalk, a 60-acre entertainment complex that features amusement park rides, numerous waterfront restaurants, retail shops, and frequent live entertainment and events.

What school district serves the Kemah area?
Kemah is zoned to the Clear Creek Independent School District (CCISD). The zoned schools are Stewart Elementary, Bayside Intermediate, and the highly-rated Clear Falls High School.

How far is Kemah from Downtown Houston?
Kemah is located approximately 30 miles southeast of downtown Houston. The commute typically takes between 45 to 60 minutes, depending on traffic conditions on Interstate 45.

What kind of lifestyle does Kemah offer?
Kemah offers a unique waterfront and resort-style lifestyle. It is centered around boating, fishing, and entertainment. The atmosphere is lively and active, especially on weekends, making it ideal for those who enjoy being near the water and having constant access to dining and recreational activities.

For a personalized consultation or to explore real estate opportunities in Kemah, connect with the Houston Properties Team by calling 713.425.4194 or emailing [email protected].

“We lucked upon Paige when we decided to locate a property inside the Houston 610 loop. We were very impressed by her professionalism and warm personality. Not only was she knowledgeable with the current market trends, but as the process unfolded, she always provided us with valuable and timely advice, regularly updating us with progress and information. She was very patient as she walked us through a complex process. She is the best Houston realtor and we hope others won't have to depend on luck to find her. If you need a realtor in Houston, call her quickly and get ready to be wowed!” - Eddie Mann (Google Review)