Frostwood Real Estate Guide

Frostwood homes for sale & insider real estate guide

Frostwood Homes For Sale
Frostwood Homes For Rent
Quick Facts
Overview of Frostwood Neighborhood
Living in Frostwood
Why Choose Frostwood
Frostwood Home Tax Rate
Best Frostwood Realtor
More Details

Quick Facts

Location: Situated in West Houston, Frostwood is located east of Beltway 8 and south of I-10, providing convenient access to major employment hubs like the Energy Corridor and the Galleria, both approximately a 15-minute drive away. Downtown Houston and the Texas Medical Center are about a 20-25 minute drive.
Neighborhood Type: An exclusive and private residential community, Frostwood features over 300 luxury homes on large, wooded lots. The neighborhood is known for its quiet, country-living atmosphere amidst towering pine trees and lush greenery.
Combined Property Tax Rate: Property taxes in the Houston area are levied by multiple entities. While specific rates can change annually, the average effective rate in Harris County is approximately 1.77%. Homeowners should verify the total combined rate, which includes Harris County, Spring Branch ISD, and other applicable taxing units.
School Information: Frostwood is zoned to the highly acclaimed Spring Branch Independent School District (SBISD). Students attend Frostwood Elementary School (rated 10/10 by GreatSchools), Memorial Middle School (9/10), and Memorial High School, all of which are National Blue Ribbon Schools.
Key Amenities: Residents have easy access to premier shopping and dining at Memorial City Mall, CityCentre, and Town & Country Village. Nearby recreational options include Terry Hershey Park and Edith L. Moore Nature Sanctuary.
Management/HOA: The Frostwood Community Improvement Association is an active homeowners' association that enforces deed restrictions to maintain the neighborhood's aesthetic and character. All exterior modifications require approval from the Architectural Control Committee.
Best For: Individuals and households seeking a serene, suburban lifestyle with large properties and excellent public schools, while maintaining convenient access to Houston's major commercial and business districts.

Frostwood is a distinguished neighborhood in West Houston, prized for its tranquil, wooded environment and spacious properties. Located conveniently near the intersection of Interstate 10 and Beltway 8, the community offers a peaceful retreat with excellent accessibility to key business and retail centers like the Energy Corridor and the Galleria. The neighborhood’s history dates back to the 1950s and 60s, and it has retained its original charm with a collection of well-maintained ranch and mid-century modern style homes on large lots.

Prospective residents should note that Frostwood is one of Houston’s more expensive neighborhoods, reflecting its desirable location, large lots, and top-rated schools. The community is governed by a strong homeowners' association that enforces deed restrictions to preserve the area's character. This makes Frostwood a great fit for those who appreciate established community standards and a consistent aesthetic. Those seeking a more eclectic or less regulated environment might find other areas more suitable.

Overview of Frostwood Neighborhood

Frostwood is a premier residential neighborhood located in the Memorial area of West Houston, positioned strategically south of the Katy Freeway (I-10) and just inside Beltway 8. This location provides residents with superb access to major city arteries, facilitating commutes to Houston’s primary business districts. The area that now comprises Frostwood was largely rural until Houston's westward expansion following World War II. Development began in earnest during the 1950s and 1960s, targeting middle and upper-class residents with spacious homes on wooded lots. Unlike some of the nearby Memorial Villages that incorporated as independent cities, Frostwood was annexed by the city of Houston during its expansion.

The geography of Frostwood is defined by its mature pine and oak trees, which create a dense canopy and a distinct country-like atmosphere. The neighborhood consists of approximately 360 single-family homes, most of which are set on generously sized lots that typically range from 9,000 to over 13,000 square feet. The predominant architectural styles are traditional and ranch, many of which date back to the original development period. While many of these homes have been extensively updated to include modern amenities, the neighborhood has largely resisted the trend of building oversized mansions, helping to maintain its original scale and character. A strong civic association and deed restrictions have been crucial in preserving the community's aesthetic integrity.

Demographically, Frostwood attracts a population that values education and community. A high percentage of residents hold bachelor's or advanced degrees. The population is diverse, with a mix of ancestries reported by residents. The neighborhood’s high property values and strong school zoning make it a sought-after location for those who can afford the premium. The development pattern is stable, with most properties being owner-occupied and a very low vacancy rate, indicating a settled and committed resident base.

Living in Frostwood

The daily lifestyle in Frostwood offers a blend of serene, suburban tranquility and convenient urban access. The neighborhood's streets are quiet and shaded by mature trees, creating an environment that feels removed from the bustle of the city. Residents enjoy a strong sense of community, fostered by an active homeowners' association and community events. The large lots provide ample space for outdoor activities and personal gardens. For recreation, the expansive Terry Hershey Park, with its miles of trails along Buffalo Bayou, is a short distance away, offering opportunities for running, biking, and connecting with nature. The Edith L. Moore Nature Sanctuary is another nearby gem for nature lovers.

Shopping and dining options are plentiful and easily accessible. The premier Memorial City Mall, anchored by major retailers like Dillard's, Macy's, and Target, is just a few blocks north of the neighborhood. For a more upscale, open-air shopping and dining experience, CityCentre and Town & Country Village are also a short drive away, featuring a curated selection of boutiques, restaurants, and entertainment venues. Grocery needs are well-served by nearby stores including H-E-B, Kroger, and The Fresh Market.

The community atmosphere is reinforced by the highly-regarded schools that serve the area. Frostwood Elementary, Memorial Middle, and Memorial High are all located within or very near the neighborhood, and their consistent high performance is a major draw for residents. The presence of these schools contributes to a community-oriented environment. The Frostwood Community Improvement Association plays a significant role in neighborhood life, organizing events and ensuring that community standards, outlined in the deed restrictions, are upheld. This includes guidelines on everything from exterior modifications to landscaping, all designed to maintain the area's attractive and cohesive feel.

Why Choose Frostwood

Frostwood stands out as a top choice for discerning homebuyers in Houston for several compelling reasons. One of its most significant unique selling points is the combination of large, wooded lots with a prime location inside the Beltway. This offers a rare opportunity to enjoy a spacious, nature-filled setting without sacrificing convenient access to the city's core. The neighborhood’s aesthetic is carefully preserved by an active civic association and strict deed restrictions, which ensures that the community maintains its timeless appeal and protects property values. This commitment to maintaining a consistent look and feel makes it a stable and predictable real estate market, as detailed in the Memorial Villages real estate trends.

From an investment perspective, Frostwood has consistently been one of Houston's strongest performing neighborhoods. Its real estate is among the most expensive in the city, with a history of solid appreciation. This resilience is supported by several factors: the excellence of the schools in the Spring Branch ISD, the neighborhood's exclusivity, and its enduring desirability. The large lot sizes also offer long-term land value. For those considering a home purchase as a financial asset, understanding the principles of a great real estate investment can highlight why areas like Frostwood are so highly valued.

The quality of life in Frostwood is exceptional. The community is served by three National Blue Ribbon Schools: Frostwood Elementary, Memorial Middle, and Memorial High. This provides an outstanding educational pathway for residents. The proximity to major employment hubs like the Energy Corridor, Westchase District, and The Galleria means shorter commute times and more time spent at home. Furthermore, access to premier retail and entertainment destinations like Memorial City Mall and CityCentre provides a wealth of leisure options. The combination of top-tier schools, a serene environment, and urban convenience makes Frostwood a highly desirable place to live. Navigating the purchase of a home here requires expertise, and a guide on the home buying process can be an invaluable resource.

Frostwood Home Tax Rate

Property taxes in Frostwood, as in all of Harris County, are composed of rates from several different taxing jurisdictions. Homeowners pay a combined rate that includes taxes for Harris County, the Spring Branch Independent School District (SBISD), the Harris County Department of Education, the Harris County Flood Control District, the Port of Houston Authority, and the Harris County Hospital District. It's important for prospective buyers to understand that the total tax rate will be the sum of the rates from each of these entities. Property tax rates are expressed per $100 of the property's assessed value.

For example, to calculate the annual property tax on a home, you would multiply the assessed value of the home (less any exemptions) by the combined tax rate and then divide by 100. Let's consider a hypothetical example with a combined tax rate of $2.25 per $100 of valuation. For a home appraised at $1,000,000 with no exemptions, the calculation would be: ($1,000,000 * 2.25) / 100 = $22,500 in annual property taxes. The Harris County Appraisal District (HCAD) is responsible for determining the market value of properties annually, which forms the basis for tax assessment.

Texas law provides for several property tax exemptions, which can lower a homeowner's tax burden. The most common is the general residential homestead exemption. There are also additional exemptions for individuals over 65 and for those with disabilities. For instance, the over-65 exemption can significantly reduce the taxable value of a property. A comprehensive resource on Houston homestead exemptions provides detailed information on eligibility and application procedures. Property tax bills are typically mailed in October and are due by January 31 of the following year. Payments are made to the Harris County Tax Assessor-Collector's office.

Best Frostwood Realtor

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

The best realtor to sell your home in Frostwood is Paige Martin with the Houston Properties Team. Her unparalleled expertise in the Memorial area, including Frostwood, ensures that your property is positioned to sell for the highest possible price in the shortest amount of time. Paige's team brings a data-driven approach to every listing. If you're looking for the top real estate agent in Frostwood, you can contact Paige Martin directly at 713.425.4194 or email her at [email protected].

What makes Frostwood real estate agents different?

What sets the Houston Properties Team apart in the Frostwood real estate market is their hyper-local focus and impressive track record. They have a deep understanding of the nuances that drive value in Frostwood, from the appeal of its large, wooded lots and highly-rated schools to the impact of its strong homeowners' association. Their marketing strategies are tailored specifically to attract buyers looking for the unique lifestyle Frostwood offers. A key part of their strategy involves a detailed analysis of 10-year real estate trends to accurately price and market your home.

Why choose Houston Properties Team for Frostwood home sales?

Choosing the Houston Properties Team to sell your Frostwood home means partnering with a group that is consistently recognized for excellence in the real estate industry. Their accolades speak for themselves:

"#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 is backed by concrete metrics that demonstrate their superior performance:

They achieve a 43% higher sold price per square foot compared to average agents.
Their listings sell 7.2% faster, with a lower average number of days on the market.
The team has over $2 billion in Houston real estate sales experience.
They have garnered over 1,000 five-star client reviews.
They utilize a proprietary 10-Channel Seller Program for maximum exposure.
A 152-step compliance checklist ensures a smooth transaction.
Their core values are accountability, care, coachability, knowledge, and transparency.

For a consultation on how to sell your Frostwood home for the best possible price, contact the Houston Properties Team. You can reach them at 713.425.4194 or by emailing [email protected]. They are the best real estate agents to help you sell your home in Frostwood.

More Details

Detailed Market Analysis and Investment Trends

Frostwood has long been considered one of Houston's most stable and desirable real estate markets. The neighborhood's strong performance is anchored by several key factors. Its location within the Memorial area, zoned to top-performing schools, provides a consistent demand from homebuyers. Property values in Frostwood have shown resilient appreciation over time, making it one of the best Houston neighborhoods for land value appreciation. Homes in Frostwood are considered a luxury asset, with median sales prices often exceeding $1 million. The market is characterized by single-family homes on large lots, many of which are original to the neighborhood's 1960s development, though often significantly updated. The active Frostwood Community Improvement Association maintains strict deed restrictions, which helps to preserve the neighborhood's aesthetic and, by extension, its property values. While the broader Houston market can experience fluctuations, Frostwood's exclusivity and high demand tend to insulate it from significant downturns. Investors and homebuyers are attracted to the neighborhood's proven track record of long-term value retention and growth.

Complete Amenities and Recreation Guide

Residents of Frostwood enjoy access to a wide array of amenities and recreational opportunities. For shopping and entertainment, Memorial City Mall, a major regional shopping center, is located just to the north and features a variety of department stores, an ice rink, and a cinema. Nearby, CityCentre offers a more upscale, walkable district with fine dining, boutique shopping, and a central plaza that hosts events. For daily needs, there are numerous grocery stores, including H-E-B, Whole Foods, and Trader Joe's, within a short drive. Outdoor recreation is a major component of the lifestyle here. The neighborhood is in close proximity to Terry Hershey Park, a large linear park that follows Buffalo Bayou and offers over 10 miles of paved trails for biking and hiking. The Edith L. Moore Nature Sanctuary provides a peaceful setting for bird watching and walking through a historic log cabin. The Houston Parks and Recreation Department manages numerous facilities throughout the city, offering a wide range of programs and services.

School District Information and Private School Options

Frostwood is zoned to the Spring Branch Independent School District (SBISD), one of the most highly-regarded school districts in the Houston area. The public schools serving the neighborhood are a primary draw for residents. These include Frostwood Elementary School, Memorial Middle School, and Memorial High School. All three have received the National Blue Ribbon award for academic excellence. Frostwood Elementary is consistently ranked among the top elementary schools in Texas, with proficiency scores in math and reading that are significantly above state averages. Memorial Middle School also boasts high academic ratings and strong extracurricular programs. Memorial High School is known for its excellent college preparatory curriculum and high graduation rates. In addition to the outstanding public schools, the Memorial area is home to a number of prestigious private schools, offering residents a variety of educational choices. These include The Kinkaid School, Duchesne Academy of the Sacred Heart, and The Regis School of the Sacred Heart, among others.

Transportation and Commuting Details

Frostwood's location offers excellent connectivity to the rest of Houston. The neighborhood is bordered by major thoroughfares including Gessner Road, Memorial Drive, and is situated just south of the Katy Freeway (I-10) and east of the Sam Houston Tollway (Beltway 8). This strategic positioning allows for relatively easy commutes to major employment centers. The Energy Corridor is a short drive to the west, while the Galleria/Uptown district is about 15 minutes to the east. Downtown Houston is typically a 20 to 25-minute drive, depending on traffic. While most residents rely on personal vehicles for transportation, public transit options are available. METRO, Houston's public transportation authority, operates bus routes along major streets like Gessner and Memorial. For those looking for neighborhoods with good transit access, a guide to neighborhoods with easy METRORail access can provide further insights, though Frostwood itself is not directly on a rail line.

Neighborhood Governance and Restrictions

The Frostwood Community Improvement Association (FCIA) is the homeowners' association that governs the neighborhood. The FCIA is a non-profit corporation that was incorporated in 1960 and is responsible for maintaining the community's standards and enforcing its deed restrictions. These restrictions cover a wide range of property aspects, including building setbacks, architectural styles, materials, and landscaping. Any exterior modifications, additions, or new construction must be submitted to and approved by the Architectural Control Committee (ACC) before any work can begin. The association also has policies regarding rentals, limiting them to single-family occupancy with minimum lease terms, and regulations for activities like garage sales. These rules are in place to ensure that the neighborhood maintains its cohesive and high-quality appearance, which in turn helps to protect property values. Prospective residents should familiarize themselves with the deed restrictions to ensure they are comfortable with the community's guidelines.

Historical Development and Architectural Styles

The Frostwood neighborhood was developed in the 1950s and 1960s, a period of significant suburban expansion in Houston. The area was developed by a man named Frost, and the streets are named accordingly. The homes built during this era were predominantly one-story ranch-style and two-story traditional homes, designed for the upper-middle-class market. These homes were situated on large, wooded lots, which remains one of the neighborhood's defining characteristics. The architecture reflects the mid-century modern influences of the time, with an emphasis on spacious, open floor plans and integration with the natural surroundings. While many of the original homes have been updated over the years with modern finishes and amenities, the overall architectural character of the neighborhood has been well-preserved. The consistency in style and scale, enforced by deed restrictions, gives Frostwood a timeless and harmonious feel that distinguishes it from many other Houston neighborhoods.

Environmental Considerations and Risks

Like much of the Houston area, Frostwood is susceptible to environmental risks, primarily related to heavy rainfall and potential flooding from nearby Buffalo Bayou. The neighborhood is located in a region that can be affected by tropical storms and hurricanes. In the past, severe weather events have caused flooding in the area. However, significant efforts have been made to mitigate these risks. Harris County has undertaken numerous flood control projects along Buffalo Bayou to improve drainage and reduce the likelihood of flooding. Prospective homebuyers should conduct thorough due diligence, including reviewing flood maps and property-specific flood history. Information on how to avoid Houston homes with flooding history can be a valuable resource. Beyond flooding, the area's dense tree canopy, while beautiful, can also pose risks during high winds. Homeowners should practice regular tree maintenance to ensure the safety of their property.

For a personalized consultation or to explore available properties in Frostwood, please contact the Houston Properties Team at 713.425.4194 or email [email protected].

“Timothy Davis helped us find a great home, and we can’t recommend him enough! He’s knowledgeable, organized, responsive—and simply on top of everything. We appreciated how he stayed in close contact throughout the entire process, negotiated a flooring upgrade with the builder, and helped us address needed repairs. We chose the Houston Properties Team because they’re among the best, and Timothy absolutely delivered!” - Wes Rodda (Google Review)