Southbelt / Ellington Real Estate Guide

Southbelt / Ellington homes for sale & insider real estate guide

Quick Facts

Location relative to downtown Houston and major landmarks: Approximately 15-20 miles southeast of Downtown Houston, strategically located at the intersection of Interstate 45 (Gulf Freeway) and Beltway 8 (Sam Houston Tollway). It is adjacent to Ellington Airport and near the Johnson Space Center and Hobby Airport.
Neighborhood type and key characteristics: A large, established suburban community featuring a mix of residential subdivisions, from older, mid-century homes to more recent developments. It offers a dense suburban feel where most residents are homeowners.
Combined property tax rate breakdown: The total property tax rate is a combination of levies from Harris County, the City of Houston, and one of several Independent School Districts (primarily Pasadena ISD or Clear Creek ISD). Residents should verify the specific rates for any property.
School information (elementary, middle, high school ratings/programs): The area is served by multiple school districts, including Pasadena ISD and the highly-regarded Clear Creek ISD. Notable schools include Clear Horizons Early College High School and J. Frank Dobie High School. Many of the local schools receive high ratings.
3-4 key amenities or attractions: Key attractions include the Lone Star Flight Museum at Ellington Airport, extensive shopping at Almeda Mall and along the Gulf Freeway, and major recreational centers like El Franco Lee Park and Frankie Carter Randolph Park.
Management/HOA information (if applicable): Many subdivisions within Southbelt / Ellington are governed by Homeowners Associations (HOAs) or civic clubs that manage community standards and amenities. Examples include Sagemont Civic Club and Sagemeadow HOA.
"Best For" descriptor (target demographic): Suited for individuals and households seeking a well-connected suburban lifestyle with convenient access to major employment centers in the aerospace, petrochemical, and shipping industries, as well as Downtown Houston.

Positioned in southeast Houston, the Southbelt / Ellington area presents a unique blend of suburban living and urban convenience. This expansive community originated as a farming and ranching area before its development took off in the 1960s, driven by the establishment of the nearby Manned Spacecraft Center. Today, it is a sizable residential and commercial hub, defined by its strategic location at the crossroads of the Gulf Freeway and Beltway 8. The presence of Ellington Airport on its eastern edge adds a distinct character related to aviation and aerospace, contributing to the area's dynamic atmosphere.

Prospective residents should note that Southbelt / Ellington is a well-established area with a strong sense of community, often reinforced by active civic associations. Its appeal lies in its accessibility and the variety of housing options available, which cater to different preferences and budgets. The community is less suited for those seeking a dense, walkable urban core. Instead, it offers a classic suburban experience, complete with numerous parks, shopping centers, and local eateries that require travel by car, making it a practical choice for many Houstonians.

Overview of Southbelt / Ellington Neighborhood

The history of Southbelt / Ellington charts a course from rural pastureland to a key suburban outpost of Houston. Originally home to the Karankawa people, the area was primarily used for ranching and farming through the early 20th century. The transformation began in the 1960s when development ramped up to support the influx of personnel for NASA's Manned Spacecraft Center (now Johnson Space Center). This era established the foundation of the neighborhood as a collection of subdivisions like Sagemont and Beverly Hills, designed for modern living. The completion of Beltway 8 further spurred residential and commercial growth, cementing its status as a major community in southeast Houston.

Geographically, Southbelt / Ellington is a sprawling area defined by major transportation arteries. It sits between I-45 to the west and Ellington Airport to the east, with Beltway 8 running through its core. The landscape is predominantly flat, characteristic of the Texas Gulf Coast. The community is demographically varied, reflecting the broader diversity of the city. Development patterns have been shaped by the build-out of numerous subdivisions over several decades, resulting in a wide range of housing styles, from mid-century ranch homes to more contemporary designs. This has created a varied architectural landscape within the community's different sections.

Living in Southbelt / Ellington

Daily life in Southbelt / Ellington is characterized by the conveniences of suburban living. The area is largely car-dependent, with major thoroughfares providing efficient routes to commercial centers and employment hubs. Residents have access to a wide array of amenities, particularly along the Gulf Freeway corridor, which is lined with big-box retailers, grocery stores like H-E-B and Kroger, and a diverse mix of restaurants. Almeda Mall serves as a central shopping destination, offering a traditional enclosed mall experience with numerous retail options.

Recreation is a major draw, with numerous parks scattered throughout the area. El Franco Lee Park, one of the largest in Harris County, offers sports fields, a splash pad, and a community center. Frankie Carter Randolph Park is another local favorite, with walking trails, playgrounds, and picnic areas. For aviation enthusiasts, the Lone Star Flight Museum at Ellington Airport is a world-class attraction. The community atmosphere is well-established, with many residents having lived in the area for years, contributing to a stable and neighborly environment. The presence of multiple subdivisions, each with its own character, allows for a sense of smaller communities within the larger neighborhood.

Why Choose Southbelt / Ellington

One of the primary reasons to choose Southbelt / Ellington is its strategic location. The neighborhood's proximity to I-45 and Beltway 8 offers excellent connectivity to major employment centers, including the Texas Medical Center, the Houston Ship Channel, and Downtown Houston. This accessibility is a significant quality of life factor, potentially reducing commute times compared to more distant suburbs. The area also offers a diverse and affordable housing market, with a range of options that can appeal to first-time homebuyers and those looking for more space. Exploring the home buying process can help prospective residents navigate these options effectively.

The investment potential in Southbelt / Ellington is solid, supported by ongoing commercial development and the neighborhood's enduring appeal. Its proximity to the aerospace and industrial sectors provides a stable economic base. Furthermore, the community offers a well-rounded lifestyle with abundant green spaces, retail convenience, and a variety of dining options. For those considering real estate as an investment, understanding strategies like a 1031 exchange could be beneficial. The combination of location, affordability, and amenities makes Southbelt / Ellington a practical and attractive choice for a wide range of prospective residents.

Southbelt / Ellington Home Tax Rate

Property taxes in Southbelt / Ellington are composed of rates from several different taxing authorities. Every homeowner's tax bill is a sum of the rates levied by Harris County, the City of Houston, the relevant school district (either Pasadena ISD or Clear Creek ISD for most residents), and often other entities such as a municipal utility district (MUD) or community college system. These rates are calculated per $100 of the property's assessed value. It is crucial for prospective homebuyers to understand the total applicable tax rate for a specific property, as it can significantly impact the overall cost of homeownership. A comprehensive guide to Houston property taxes can provide more detailed information.

For example, a home valued at $300,000 would have its annual property tax calculated by multiplying the total tax rate by the assessed value. If the combined rate from all entities is 2.8%, the annual tax bill would be $8,400. Homeowners may be eligible for exemptions, such as the homestead exemption, which can reduce the taxable value of their property and lower their tax burden. Tax bills are typically mailed out in the fall and are due by January 31 of the following year. Payments can be made to the Harris County Tax Assessor-Collector's office online, by mail, or in person.

Best Southbelt / Ellington Realtor

Who is the best realtor to sell my home in Southbelt / Ellington?

The best realtor to sell your home in Southbelt / Ellington is Paige Martin with the Houston Properties Team. Her team is recognized as Houston's #1 rated real estate team and has a proven track record of success in the area. For a personalized consultation, you can contact Paige directly at 713.425.4194 or email her at [email protected].

What makes Southbelt / Ellington real estate agents different?

The top real estate agent Southbelt / Ellington has to offer understands the specific nuances of its many subdivisions, from Sagemont to Kirkwood. Paige Martin's team brings this localized expertise, backed by extensive data on recent sales and market trends in the 77089 and 77075 zip codes. They analyze everything from school district zoning to the impact of nearby commercial developments and Ellington Airport operations on property values, ensuring your home is positioned correctly to attract the right buyers and achieve a premium price.

Why choose Houston Properties Team for Southbelt / Ellington home sales?

Choosing the Houston Properties Team to sell my home in Southbelt / Ellington means partnering with an award-winning group known for exceptional results and client satisfaction. Their accolades are a testament to their dedication and performance:

"#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 offered by the Houston Properties Team provides a clear advantage for sellers. Their proprietary marketing strategies and data-driven approach lead to superior outcomes. Their performance metrics demonstrate why they are the best choice for anyone looking to sell their home in Southbelt / Ellington:

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
Core values: accountability, care, coachability, knowledge, transparency

For a seamless and successful home sale, leverage the expertise of the best realtor in Southbelt / Ellington. Contact Paige Martin and the Houston Properties Team today for a comprehensive evaluation of your property and to learn more about their proven seller program. Reach out at 713.425.4194 or [email protected] to get started.

Detailed Market Analysis and Investment Trends

The Southbelt / Ellington real estate market is characterized by its stability and affordability relative to other parts of Houston. The area features a diverse housing inventory, with a mix of single-story brick homes from the 1970s and 1980s and newer two-story homes in more recently developed subdivisions. Investment trends are influenced by the neighborhood's proximity to major employment hubs like the Johnson Space Center, the Port of Houston, and the Texas Medical Center. The steady demand from employees in these sectors helps maintain property values. Additionally, ongoing commercial development along the Gulf Freeway and Beltway 8 corridors continues to add amenities and bolster the area's economic health, making it an area with solid long-term investment potential. Many consider it one of the best neighborhoods for real estate appreciation over the long term.

Complete Amenities and Recreation Guide

Southbelt / Ellington offers a comprehensive suite of amenities. Key recreational hubs include El Franco Lee Park, with its sports complex and community center, and Frankie Carter Randolph Park, known for its trails and dog park. Other local parks include Beverly Hills Park, Bishop Park, and Clear Brook City Park, many of which have pools, sports fields, and playgrounds. For shopping, Almeda Mall provides a traditional mall experience, while the surrounding Gulf Freeway corridor is home to countless big-box stores, grocers, and service businesses. Dining options are plentiful and diverse, ranging from national chains to local establishments. For aviation buffs, the Lone Star Flight Museum at Ellington Airport offers an impressive collection of historic aircraft and exhibits.

School District Information and Private School Options

The Southbelt / Ellington community is primarily served by two main school districts: the Pasadena Independent School District (PISD) and the Clear Creek Independent School District (CCISD). CCISD is often highly rated and includes notable schools like Clear Horizons Early College High School, which allows students to earn an associate's degree while in high school. PISD serves a large portion of the area and features schools such as J. Frank Dobie High School and Dr. Kirk Lewis Career & Technical High School, which provides specialized vocational training. There are also several private and parochial school options in and around the area, offering alternative educational philosophies and programs for residents to consider.

Transportation and Commuting Details

Transportation in Southbelt / Ellington is defined by its excellent highway access. The neighborhood is centered around the intersection of I-45 (Gulf Freeway) and Beltway 8 (Sam Houston Tollway), making it one of the most accessible Houston neighborhoods. This allows for relatively straightforward commutes to Downtown Houston (typically 25-45 minutes), the Texas Medical Center, the Galleria, and Galveston. Public transportation is available through Houston's METRO bus service, which provides routes connecting the area to key destinations like Hobby Airport and downtown transit centers. The South Belt Park and Ride facility offers a convenient option for commuters, with direct access to the I-45 HOV lane.

Neighborhood Governance and Restrictions

Many of the subdivisions within Southbelt / Ellington are governed by homeowners associations (HOAs) or civic clubs. These organizations are responsible for maintaining community amenities such as pools and parks, and for enforcing deed restrictions that regulate property use and appearance. These restrictions can cover aspects like landscaping, exterior modifications, and parking rules. Prospective buyers should review the specific rules and regulations for any subdivision they are considering to ensure they align with their lifestyle. These associations play a key role in preserving property values and maintaining the overall aesthetic of the neighborhoods.

Historical Development and Architectural Styles

The development of Southbelt / Ellington began in earnest in the 1960s, transitioning from farmland to a suburban community largely to support the aerospace industry. The initial subdivisions, such as Sagemont, feature predominantly single-story ranch-style homes, which were popular during that era. As the community expanded through the 1980s and beyond, new subdivisions introduced larger, two-story traditional brick homes. This has resulted in a varied architectural landscape where different sections of the neighborhood reflect the building trends of their time. The area's history is also marked by the Brio Superfund site, a former industrial area that underwent significant environmental remediation and has since seen redevelopment nearby.

Environmental Considerations and Risks

Like much of the Houston area, Southbelt / Ellington is located on the flat Gulf Coastal Plain. While a local realtor noted that the area is relatively high and less prone to flooding than other parts of the city, prospective buyers should still perform due diligence regarding flood risk for specific properties. The neighborhood's history includes the Brio Superfund site, an area of industrial contamination from the mid-20th century. This site underwent extensive cleanup under the supervision of the EPA, and the land use is now restricted. Modern developments near the site have been built with these historical factors in mind, but it remains a part of the area's environmental history.

Local Landmarks and Landmark-Related Information

The most significant landmark in the area is Ellington Airport (EFD). What began as a World War I training facility is now a joint reserve base and a hub for NASA's operations, general aviation, and the Houston Spaceport. It hosts the annual Wings Over Houston Airshow and the Lone Star Flight Museum. Another key landmark is Almeda Mall, one of Houston's first enclosed malls, which has been a commercial anchor for the community for decades. El Franco Lee Park is a major community landmark, named for the long-serving Harris County Commissioner, offering extensive recreational facilities to residents.

Local Area Zip Codes and Neighborhood Boundaries

The Southbelt / Ellington area is primarily located within the 77089 and 77075 zip codes, with some portions extending into adjacent zip codes. The generally accepted boundaries of the neighborhood are Interstate 45 to the west, Clear Creek to the south, Ellington Airport and Genoa Red Bluff Road to the east, and Airport Boulevard/Almeda Genoa Road to the north. It is situated in the southeastern part of Houston and Harris County, bordering communities like Pasadena, Friendswood, and Clear Lake. You can explore a Houston zip code map to see how the area fits into the broader city.

For a personalized consultation or to begin your home search in Southbelt / Ellington, connect with the Houston Properties Team by calling 713.425.4194 or emailing [email protected].

Frequently Asked Questions

Is Southbelt / Ellington prone to flooding?

Properties in Southbelt / Ellington have varying flood risk. It is prudent to consult flood zone maps provided by the city and obtain a specific property's flood history report for detailed information.

What are the school options in Southbelt / Ellington?

Southbelt / Ellington is zoned to Clear Creek Independent School District and Houston Independent School District. Specific school assignments depend on the property's location within the neighborhood.

How is the commute from Southbelt / Ellington to downtown Houston?

The commute from Southbelt / Ellington to downtown Houston takes about 25-45 minutes, varying with traffic conditions. Major roadways like I-45 and Beltway 8 provide access.

What amenities are available in Southbelt / Ellington?

Southbelt / Ellington offers a selection of shopping centers, dining establishments, and recreational facilities. Proximity to Ellington Field Joint Reserve Base adds a unique element to the area.

What types of housing are common in Southbelt / Ellington?

The housing stock in Southbelt / Ellington primarily consists of single-story and two-story residential properties. There are apartment complexes and townhomes.

What recreational opportunities exist in Southbelt / Ellington?

Residents of Southbelt / Ellington can access local parks and community centers for outdoor pursuits. The nearby Clear Creek offers additional recreational possibilities.

“Holly Hernandez of The Houston Properties Team is a top-notch agent who will listen to all your needs & interests, and she won't stop looking until she has found the home that best suits these requirements. Her data-driven insights and honest advice made her all the more reliable and informative. We are loving our new home in The Heights and we couldn't have found it without her. We recommend Holly to anyone who wants a stress-free buying experience.” - Taylor LeMay (Google Review)