Active on HAR. Last sold 2014 at $1.2M. Tax appraised ~$1.34M.
Pending on HAR. Collegeview Sec 1, Harris County. Highest $/sqft in this set ($513/sqft).
Custom build. Brazilian teak floors, chef's kitchen w/ 2 dishwashers, office + loft + media room.
Custom by Georgetown Capital. Pecan hardwoods, new generator (2026), gated driveway, dead-end street. Blocks from West U Elementary + Whole Foods.
Derived from the 4 properties above. This defines Thode + Cannon's target profile for inner-loop Houston.
| Rank | Area | ZIP | Subdivision(s) | Their Preference |
|---|---|---|---|---|
| 1 | West University Place | 77005 | Collegeview, West University Place | 2 of their 4 picks are here (strongest preference) |
| 2 | Bellaire | 77401 | Post Oak Court | 1 of their 4 picks — prestigious inner-loop enclave |
| 3 | Houston Heights | 77008 | Houston Heights Addition | 1 of their 4 picks — highest recent appreciation |
All three are premier inner-loop Houston markets with strong school districts, walkability, and long-term demand. West U and Bellaire are independent incorporated cities within the Houston metro.
All three target areas are among Houston's most desirable inner-loop neighborhoods:
HAR.com is the Houston MLS (Multiple Listing Service) — the authoritative source for real sale data. Click any link below to see live median prices, $/sqft, days on market, and sales history direct from the source.
30 homes for sale • Median home values among highest in Houston • Limited supply: <1 sq mile, ~3,600 total homes
HAR blocks automated data pulls (403). Open the HAR Trend link above for live median sale price, $/sqft, DOM, and 1-year appreciation figures.
Open HAR Trend for Live Figures105 homes for sale in Bellaire area • Average list price ~$974K • Avg 3,462 sqft • Post Oak Court: 2 homes for sale
HAR blocks automated data pulls (403). Open the HAR Trend links above for live median sale price, $/sqft, DOM, and appreciation.
Open HAR Trend — Bellaire Open HAR Trend — Post Oak CourtAverage home price ~$778K (77008) • ~$318/sqft • Properties purchased 10 years ago have nearly doubled in value • Limited land = natural scarcity
HAR blocks automated data pulls (403). Open the HAR Trend link above for live median sale price, $/sqft, DOM, and appreciation.
Open HAR Trend for Live FiguresHAR.com (Houston Association of Realtors) is the Houston MLS — the definitive source for real transaction data. Appreciation rates and price data in the ROI section below are sourced from NeighborhoodScout and BestPlaces. For ground-truth numbers, always reference HAR via the links above.
Can Thode + Cannon break even on resale in 5–7 years? Here's the data.
| Area | 10-Year Annualized | 1-Year (Latest) | Latest Quarter (Annualized) | Source |
|---|---|---|---|---|
| Bellaire 77401 | 3.50% | 4.78% | 8.91% | NeighborhoodScout |
| West U 77005 | 2.75% | 2.97% | -4.19% * | NeighborhoodScout |
| Heights 77008 | ~5.4% (Houston avg) | 11.28% | N/A | BestPlaces / NeighborhoodScout |
* West U's negative latest quarter is a short-term fluctuation in a limited-supply luxury market. Long-term trajectory remains positive. Heights shows the strongest recent momentum.
| Cost | Percentage | Notes |
|---|---|---|
| Buyer Closing Costs (purchase) | ~2.5% | Title, escrow, lender fees, insurance, survey |
| Seller Commission (resale) | 6% – 8% | Listing agent + buyer agent — the largest single cost at resale |
| Seller Closing / Title Costs (resale) | ~1% – 2% | Title policy, escrow, prorations, transfer fees |
| Total Round-Trip Cost | ~9.5% – 12.5% | Buy-side 2.5% + sell-side 7%–10% (commission 6–8% + closing 1–2%) |
Texas has no state income tax. Property taxes in these areas average 2.0-2.3% annually (factored into ownership cost, not into break-even on equity).
Representative purchase price: $1,500,000 (midpoint of the buy box). Break-even = the year total appreciation exceeds the round-trip transaction cost (~9.5%–12.5%, driven primarily by the 6–8% seller commission). Projections below use a midpoint of ~11% total round-trip cost (7% seller commission + 1.5% seller closing + 2.5% buyer closing).
| Scenario | Annual Apprec. | Break-Even Year | Equity at 5 Yrs | Equity at 7 Yrs | ROI at 7 Yrs |
|---|---|---|---|---|---|
| Conservative West U long-term |
2.75% | ~4.0 years | $+32K ($1.71M → net $1.53M) |
$+119K ($1.81M → net $1.62M) |
+7.9% |
| Moderate Bellaire 10yr avg |
3.50% | ~3.1 years | $+93K ($1.78M → net $1.59M) |
$+209K ($1.91M → net $1.71M) |
+13.9% |
| Optimistic Heights recent / Bellaire recent |
5.00% | ~2.3 years | $+214K ($1.91M → net $1.71M) |
$+393K ($2.11M → net $1.89M) |
+26.2% |
Equity figures are NET of ~11% round-trip transaction cost (midpoint). Calculations: Future Value = $1.5M × (1 + rate)^years. Net at sale = FV − (FV × 8.5% seller costs [7% commission + 1.5% closing]) − ($1.5M × 2.5% buyer costs paid at purchase). ROI = net gain / $1.5M purchase price. Seller commission assumed at 7% midpoint of the 6–8% range.
| Year | Home Value | Cumulative Gain | Net After Sell Costs (8.5%) | Net Gain (minus $37.5K buy costs) |
|---|---|---|---|---|
| 1 | $1,552,500 | $52,500 | $1,420,538 | -$116,963 |
| 2 | $1,606,838 | $106,838 | $1,470,256 | -$67,244 |
| 3 | $1,663,077 | $163,077 | $1,521,715 | -$15,785 |
| 4 | $1,721,284 | $221,284 | $1,574,975 | +$37,475 |
| 5 | $1,781,529 | $281,529 | $1,630,099 | +$92,599 |
| 6 | $1,843,882 | $343,882 | $1,687,152 | +$149,652 |
| 7 | $1,908,418 | $408,418 | $1,746,202 | +$208,702 |
Break-even occurs between year 3 and 4 (~month 38). By year 5, net profit is ~$93K. By year 7, ~$209K. Buy costs = $37,500 (2.5% of $1.5M at purchase). Sell costs = 8.5% of sale price at exit (7% seller commission + 1.5% closing/title).
| Property | Price Source | Details Source | Confidence |
|---|---|---|---|
| 802 Anderson (Bellaire) | Listed $1,499,000 | HAR MLS #89913345 | Confirmed Active listing on HAR |
| 3803 Marquette (West U) | Tax Appraisal $1,529,853 — see HAR for list price | HAR MLS (Pending) | Pending Under contract; list price on HAR |
| 2219 Columbia (Heights) | Listed $1,800,000 | HAR MLS, agent sites | Confirmed Active listing |
| 3805 Swarthmore (West U) | Listed $2,100,000 (Pending) | HAR MLS #10098612, Redfin, Trulia | Confirmed Pending / under contract |
All four properties confirmed on HAR (Houston MLS). 802 Anderson is actively listed; 3803 Marquette and 3805 Swarthmore are pending/under contract; 2219 Columbia is actively listed. Appreciation data from NeighborhoodScout and BestPlaces. Transaction cost assumptions based on standard Texas closing practices with 6–8% seller commission.