A separate city inside Houston with its own police, fire, water and trash service, a zoning ordinance and a tree ordinance, and Houston ISD schools.
Your Bellaire Real Estate Specialist
Bellaire, Texas: Homes, Rules and Real Answers
Bellaire is one of the areas Michael O’Neal specializes in, and he previously lived in this part of Houston. It is its own city inside Houston, with its own zoning, permits, tree ordinance and flood rules, so buying or selling here takes more than a price search. Everything we have researched on Bellaire is on this page, with a source on every fact.
A neighborhood median is not the value of any one home. Taxes, flood zone and schools are set by address; check the address in the official tools on the fact sheet.
Why Live in Bellaire? The Good, The Bad & The Reality
Want a zoned small city with its own police, fire and library, an H-E-B inside the city limits and roughly half West U's median value? Bellaire deserves a close look. Just go in clear-eyed on flooding, because the city's own 2018 overview counts thousands of structures flooded in past storms.
Neighborhood Reality Check
Why You’ll Love It
City police, fire, ambulance, water and library
A zoned city that kept its single-family core
Groceries and restaurants inside the city
What Might Surprise You
Flooding is documented here
Permits for almost any work, trees included
Teardowns on nearby lots
Everyday Convenience
ER: Texas Children's Hospital - Texas Medical Center, 3.7 mi
Shopping: The Galleria, 2.5 mi
Park: Evelyn's Park, 0.8 mi
Straight-line miles.
Michael’s Take
Bellaire gives you the small zoned city at a lower median value than West U, and the tradeoff is homework.
Bellaire has its own police department, a fire department that runs the city's ambulance service with firefighter-paramedics, its own wells and wastewater plant, and a city library that is free for residents.
Bellaire states it is a zoned community, with districts such as R-1 for single-family detached homes only and a 2026 zoning map. The comprehensive plan amended in April 2024 added a townhome option in some residential areas and removed references to multiunit attached housing.
H-E-B runs a store with a pharmacy at 5106 Bissonnet, the city lists Trader Joe's as coming to 5130 Bellaire Blvd. (no opening date announced), and Bellaire Blvd. has restaurants such as Bistro Mistral and Mia's Table.
The city lists 14 parks plus pools, tennis and pickleball. Evelyn's Park on Bellaire Blvd. has a trail, playground and Betsy's cafe, and Recreation Center memberships start at $108 a year for residents (2026).
HAR's 2025 Facts show a Bellaire median market value of $1,029,086 on a median lot of 7,500 sq ft, against $2,108,596 on the same 7,500 sq ft median lot in West University Place.
Five Things You Should Know Before Moving to Bellaire
1
Flooding is documented here
The city's 2018 floodplain overview counts more than 1,400 structures flooded in Tropical Storm Allison (2001), more than 200 in the Memorial Day storm (2015) and more than 2,000 in Hurricane Harvey (2017), and says 98% of the structures flooded in Harvey were not built to the current elevation standard. Voters approved $40 million for drainage in 2024 and the state committed $54 million toward the $110 million Cypress Ditch program in 2025, with no construction schedule posted. The city can provide elevation certificates for buildings in mapped flood areas completed since April 2022.
The city's FAQ says even painting and fence repair need a floodplain development permit and window replacement needs a permit. Removing or damaging any tree 12 inches or more in diameter needs a permit anywhere in the city, under the tree ordinance adopted May 6, 2024.
The city counted 47 demolition permits in 2024 and 44 in 2025, and 55 new-home permits in 2025. Residential construction hours are 7 a.m. to 7 p.m. every day of the week.
Ordinance 25-108, effective March 17, 2026, prohibits rentals of 30 days or less in residential districts, and a leased house needs a Certificate of Occupancy before a tenant moves in.
Bellaire's 2025 city rate is $0.4174 per $100, compared with $0.229441 in West University Place, and HCAD lists Houston Community College ($0.0988, 2025) among the units to confirm on the account.
Buyers who want a zoned city with its own police, fire, ambulance and library
Buyers who want a grocery store, restaurants and parks inside the city limits
Buyers who want frequent bus service along Bellaire Boulevard toward the Texas Medical Center
Buyers shopping newer rebuilt homes who will verify elevation and flood history house by house
Who Might Prefer Somewhere Else?
If you want to run a short-term rental, Bellaire's residential districts are off the table, so look at City of Houston neighborhoods and read their deed restrictions.
If you want a lower city tax rate and Rice Village next door, compare West University Place.
If you want the small-city model with Spring Branch ISD schools, look at Memorial.
Everyday Convenience in Bellaire
Buses every 10 to 15 minutes METRO's Route 2 runs on Bellaire Blvd. every 15 minutes for most hours to the Texas Medical Center, and Route 65 runs on Bissonnet about every 10 minutes on weekdays, both stopping at the Bellaire Transit Center at Bellaire Blvd. and South Rice. METRO Route 2METRO Route 65
Bissonnet is changing On Oct. 19, 2026, council amended the Corridor Mixed Use district along Bissonnet from North First St. to Chimney Rock, raising lot coverage to 80%, and an Ace Hardware is slated for the former CVS in the Bellaire Triangle. Community Impact (Oct. 2026)Community Impact (Sept. 2026)
Trails along Bellaire Blvd. Paseo Park runs along the 4800 to 5000 block of Bellaire Blvd. with an improved trail, and Evelyn's Park at 4400 Bellaire Blvd. adds a natural surface trail and pavilion. Bellaire Paseo ParkBellaire Evelyn's Park
Main routes: Bellaire Boulevard east to west, Bissonnet, South Rice Avenue and Chimney Rock Road, with Loop 610 along the east side and the rebuilt I-69/I-610 interchange nearby (finished 2024). Guide to BellaireMETRO Route 49TxDOT 610 at 69
Distances are straight-line from the approximate center of Bellaire, not driving distance or time; your street and route change the real trip. Each place links to its official site; a list is not a recommendation.
Median closed sale price, recent closed sales, price per square foot, days on market and inventory for Bellaire come from the MLS, and HAR’s public pages do not publish them by neighborhood, so we do not show them here. Ask for a current MLS report for the streets you are considering. Full sources are on the Bellaire Fact Sheet.
Michael’s Take Broker opinion, based on the sourced facts above
My take: Bellaire gives you the small zoned city at a lower median value than West U, and the tradeoff is homework. Get the elevation certificate and flood claim history on every house, ask whether a rebuild was built to the current standard, and read the permit history before you plan even small projects. A house built since April 2022 in a mapped flood area may already have a certificate on file with the city.
Choose West University Place and you gain: A lower 2025 city rate ($0.229441 per $100) and Rice Village just east of the city.
You give up: HAR's 2025 median market value roughly doubles to $2,108,596 on the same 7,500 sq ft median lot, and West U lists no general city homestead exemption.
Choose Montrose and you gain: The Menil Collection, Westheimer restaurants and a HAR 2025 median market value of $615,610 for Montrose (77006).
You give up: City zoning, plus much smaller lots (3,925 sq ft median) and historic district review in parts of the area.
Questions buyers ask about Bellaire
Is Bellaire a good place to live?
Bellaire suits buyers who want a zoned city with its own police, fire, ambulance and library, groceries and parks inside the city, and a lower HAR median value than West U on the same median lot. The big things to check are flood history and elevation, the permit and tree rules, and the city's higher tax rate.
The city's 2018 overview documents more than 1,400 structures flooded in Allison (2001), more than 200 in 2015 and more than 2,000 in Harvey (2017). Almost any work needs a permit, teardowns on nearby lots are common, and short-term rentals are banned in residential districts since March 2026.
The key facts on one sheet. Every figure links to its source, and each card shows the date it was last checked (sheet updated Oct 28, 2026).
Check the address. Property taxes, flood zone, HOA dues and school assignments are set for each address and can differ between homes in the same neighborhood. Before relying on anything on this sheet, look the address up in the official tools linked here.
Homes
HAR neighborhood
Single-family homes
Median size
Median year built
Median market value
Bellaire
600
3,502 sq ft
1995
$1,029,086
HAR.com 2025 neighborhood facts (market value is the appraisal district’s figure, not a sale price). A neighborhood median is not the value of any one home. Full market snapshot.
Official rates we could confirm, per $100 of taxable value. A tax bill also depends on which units cover the address, its appraised value and its exemptions. All tax details on this page.
Associations and deed restrictions differ by subdivision here. Ask the seller for the resale certificate and the recorded restrictions for the specific address.
School assignments and attendance boundaries can change. Confirm the assigned schools directly with the district before making a housing decision. School notes on this page.
Flood zones are mapped parcel by parcel, and no guide can tell you whether a particular house has flooded or will flood. Ask the seller for the flood disclosure and any elevation certificate. Flood notes on this page.
Straight-line distance from the approximate center of Bellaire, not driving distance or time. Each name links to its official site. A list is not a recommendation or a ranking.
Every Houston neighborhood has important details that buyers should understand before purchasing. Here are three key things to investigate before making an offer in Bellaire.
01
Flood history, Brays Bayou and Cypress Ditch
Bellaire's 2018 floodplain overview counts more than 1,400 structures flooded in Allison (2001), more than 200 in the Memorial Day storm (2015) and more than 2,000 in Harvey (2017), and says 98% of the structures flooded in Harvey were not built to the current elevation standard. The same overview said Brays Bayou improvements would remove almost all of Bellaire from the 100-year floodplain as then mapped, and Community Impact reported in 2021 that a FEMA conditional map revision pointed the same way. Voters approved $40 million for drainage in 2024, and the state committed $54 million toward the $110 million Cypress Ditch program in 2025.
New construction must be built at or above the city's design flood elevation; improvements reaching 50% of market value in 365 days trigger the same rules.
The city can provide elevation certificates for buildings completed since April 2022 in mapped flood areas.
Bellaire holds a Class 7 Community Rating System rating.
A city ordinance limits fill used to raise a lot to 8 inches or a 1% slope from the curb.
Before you make an offer: Ask the seller whether the house flooded in 2001, 2015 or 2017 and for the elevation certificate and claim history, check the address on FEMA's map, and get a flood insurance quote before your option period ends.
Bellaire zones every lot, and single-family homes fall in residential districts set by lot dimensions; setbacks come from the zoning map and Chapter 24 of the code. Most work needs a permit through SmartGov, a homeowner permit is available only on an HCAD homestead, and new homes with living space above the second story need fire sprinklers. Combining two lots needs an amended plat, protected trees need a permit, and short-term rentals are banned in residential districts.
Construction hours are 7 a.m. to 7 p.m. daily.
Contractors need at least $300,000 in general liability insurance.
The city does not enforce deed restrictions; get any recorded restrictions from the Harris County Clerk or the title commitment.
Before you make an offer: Before you offer on a house you plan to remodel, rebuild or lease, check its zoning district and setbacks, pull permit history in SmartGov and confirm the rental rules for your plans.
A Bellaire home is taxed by the City of Bellaire ($0.4174 per $100 adopted for 2025), Houston ISD ($0.8421, adopted 2026), Harris County ($0.4175, 2026), Flood Control ($0.05266, 2026), the Hospital District ($0.19528, 2026), the Port ($0.00603, 2026) and the Department of Education ($0.0048, 2025); confirm on the HCAD account whether Houston Community College applies. HISD's homestead exemption is $140,000 plus 20% of appraised value. The seller's bill is not your bill: HCAD values the home after the sale and you file your own homestead exemption.
Bellaire's 2025 rate was $0.3036 for operations and $0.1138 for debt.
Check the Harris County Tax Office for the city's 2026 adopted rate.
Before you make an offer: Use the HCAD account to list the taxing units and estimate taxes at your purchase price without the seller's exemptions.
Michael O’Neal and The Michael O’Neal Group can help you compare neighborhoods, evaluate property-specific considerations, and make informed real estate decisions.
Michael O’Neal | Broker | REALTOR® The Michael O’Neal Group Keller Williams Realty Northeast Call or Text: 832-797-3780
Buyers point to the city's own police, fire, water and library, 14 parks and a resident recreation center, zoning, frequent bus service on Bellaire Blvd and groceries inside the city. The trade-offs are a documented flood history, permits for almost any work, a ban on short-term rentals in residential districts, frequent teardowns nearby and protected-tree rules.
What should buyers know before buying a home in Bellaire?
Ask about the house's own flood history and elevation, check the zoning district, permits and tree rules before planning changes, confirm rental rules if you may lease the home, and estimate taxes from the HCAD account at your own purchase price. Confirm zoned schools with Houston ISD.
How many homes flooded in Bellaire in past storms?
The city's 2018 floodplain overview counts more than 1,400 structures flooded in Tropical Storm Allison (2001), more than 200 in the Memorial Day storm (2015) and more than 2,000 in Hurricane Harvey (2017). Risk differs by house and elevation, so ask the seller about the specific property's history.
Researched by Michael O’Neal, Broker · REALTOR® (TREC #624124), and The Michael O’Neal Group from official city, county, school-district, flood-control and HAR.com sources. Every fact links to its source and was checked Oct. 21, 2026. Michael is a licensed real estate broker, not an attorney, engineer, surveyor, insurance agent or tax adviser. Michael previously lived in this part of Houston.
City Hall address Bellaire City Hall is at 7008 S. Rice Avenue, Bellaire, TX 77401; the main number is 713-662-8222. City of Bellaire
Population, 2020 Census The 2020 Census counted 17,202 residents in the City of Bellaire. U.S. Census Bureau QuickFacts
Population estimate, July 1, 2025 The Census Bureau's Vintage 2025 estimate puts Bellaire's population at 17,434 as of July 1, 2025. U.S. Census Bureau QuickFacts
City police department Bellaire has its own police department at 5110 Jessamine Street; the non-emergency number is 713-668-0487. City of Bellaire
City fire department and EMS The Bellaire Fire Department is at 5101 Jessamine and runs the city's ambulance service, staffed by firefighters cross-trained as paramedics. City of Bellaire
Public Works Bellaire Public Works runs water production and distribution, wastewater collection and treatment, streets and drainage, and solid waste; its office is at 5808 S. Rice Avenue (713-662-8170). City of Bellaire
City library The Bellaire City Library is a city department at 5111 Jessamine, open Monday-Thursday 10-7, Friday 1-5 and Saturday 9-5, closed Sunday. City of Bellaire
Parks, Recreation and Facilities The city's Parks, Recreation and Facilities department lists 14 parks (including a dog park) plus a recreation center, pools, tennis and pickleball, and a civic center and community center. City of Bellaire
History and development
Founded by William Wright Baldwin (1908) William Wright Baldwin, president of the South End Land Company, bought the 9,449-acre Rice Ranch in 1908 and founded Bellaire, dividing about 1,000 acres into small truck farms called Westmoreland Farms. Texas Historical Commission (Marker 10614)
Where the name came from Company ads aimed at Midwestern farmers said "Bellaire" meant good air from the Gulf breezes. The Handbook of Texas notes Baldwin may have borrowed the name from Bellaire, Ohio. Texas State Historical Association, Handbook of Texas
Original townsite The state marker at City Hall says the original townsite was bounded by Palmetto, First, Jessamine and Sixth (now Ferris) streets. Texas Historical Commission (Marker 10614)
Incorporated June 24, 1918 Bellaire received a general-law city charter on June 24, 1918, when it had about 200 residents. City of Bellaire (Guide to Bellaire)
The "Toonerville Trolley" (1910-1927) An electric streetcar ran down the Bellaire Boulevard esplanade to connect with Houston's line; the state marker gives Dec. 28, 1910 for the start of service, and buses replaced it on Sept. 26, 1927. Texas Historical Commission (Marker 10616)
Streetcar marker at Bellaire Blvd. and 3rd St. The Bellaire Streetcar Line marker (No. 10616, 1991) stands at Bellaire Blvd. and 3rd St., where the line ended at a waiting pavilion and turnaround loop. Texas Historical Commission
Teas Nursery Company (1910) Horticulturist Edward Teas Sr. moved to Bellaire in 1910 and opened Teas Nursery Company after Baldwin hired him to design plantings for Bellaire Boulevard. A 1993 state marker stands at Evelyn's Park, 4400 Bellaire Blvd. Texas Historical Commission (Marker 10788)
Houston annexation ended growth (1948) Houston annexed the land around Bellaire on Dec. 31, 1948, which ended the city's geographic growth; Bellaire kept its own government and adopted a home-rule charter with a council-manager government in April 1949. City of Bellaire (Guide to Bellaire)
Postwar building boom Bellaire grew from 1,124 residents in 1940 to 10,173 in 1950 during a late-1940s and early-1950s building boom. City of Bellaire (Guide to Bellaire)
"The City of Homes" (1947) The city's 2010 Centennial History Walk guide says Mayor Madison Rayburn named Bellaire "The City of Homes" in 1947. City of Bellaire Centennial History Walk (2010)
Henshaw House and Russ Pitman Park The Henshaw home was built in 1925, per the city's history walk. Friends of Bellaire Parks bought the estate for the city in the 1980s; Russ Pitman Park was dedicated in 1985 and the house opened as the Nature Discovery Center in 1989. Nature Discovery Center
Homes and architecture
Planned as a residential town The city's guide says Bellaire was platted as a residential neighborhood and agricultural trading center; today it is largely residential, with commercial and light industrial zones and high-rise offices along Loop 610. City of Bellaire (Guide to Bellaire)
Few original homes remain (2021 estimate) In 2021 the president of the Bellaire Historical Society estimated that 10% to 20% of Bellaire's original 1910s-1930s homes remain, Community Impact reported. Community Impact (July 2, 2021)
New-home construction since the late 1980s The Handbook of Texas says new residential construction picked up in the late 1980s after the city loosened its traditionally strict zoning rules. Texas State Historical Association, Handbook of Texas
Teardown and rebuild activity (2013-2021) Community Impact reported in 2021 that city permit data showed 926 demolition permits and 789 new construction permits in Bellaire since 2013. Community Impact (July 2, 2021)
Lot size sets the residential district Bellaire's development services director said in 2021 that single-family homes are restricted to one of four residential zoning districts based on lot dimensions. Community Impact (July 2, 2021)
2024 comprehensive plan: townhomes yes, apartments no Council adopted an amended comprehensive plan on April 1, 2024. Amendments added a planned-development option for townhomes in some residential categories and removed references to multiunit attached residential; the Pont Alba Apartments site is the one property zoned multifamily. Community Impact (April 2, 2024)
Comprehensive plan page The city posts the comprehensive plan adopted April 1, 2024, along with its public engagement schedule and consultant presentations. City of Bellaire
Values exactly as HAR.com shows them for each neighborhood (2025 data), checked Oct. 21, 2026. Neighborhood figures are not the value of any one home: request a property-specific pricing review.
Live listings in Bellaire
Every active listing from every brokerage, through our HAR.com MLS search. This search covers listings with a Bellaire address.
Tax bills depend on the exact taxing units on a property. These are the official rates we could confirm, with the year; check the appraisal district account for the units on any address.
Bellaire 2025 rate components Bellaire's 2025 rate of $0.4174 breaks down to $0.3036 for maintenance and operations and $0.1138 for debt. The 2025 no-new-revenue rate was $0.4177. Harris County Tax Office, Truth in Taxation Summary
2025 Bellaire tax notice The city's 2025 notice listed a proposed rate of $0.4174 (the prior year was $0.4333) and an average homestead taxable value of $835,403. The hearing was October 6, 2025. City of Bellaire
HISD homestead exemptions HISD lists a homestead exemption of $140,000 plus 20 percent of appraised value. Owners 65 or older or disabled get an additional $60,000, plus $5,000 local option. The page does not state the tax year. Houston ISD
Who collects Bellaire taxes Bellaire's city property taxes are collected by Harris County. Values and exemptions are handled by HCAD. City of Bellaire
Schools
School district Houston ISD is the school district for a typical Bellaire address; HISD's rate is jurisdiction 001 on the Harris County tax roll. Check the HCAD account for the specific property, and confirm assigned schools directly with HISD. Harris County Tax Office, Truth in Taxation Summary
HISD school locator and boundaries HISD's Demographics & Zoning page links an address-based School Locator and 2026-2027 elementary, middle and high school attendance boundary maps. Boundaries can change, so confirm the assignment with HISD before buying. Houston ISD
School assignments and attendance boundaries can change. Confirm the assigned schools directly with the district before making a housing decision.
Flood maps and drainage research
No guide can tell you whether a particular house has flooded or will flood. These are the official tools and records to research an address, and the public projects that affect drainage.
City-posted FIRM map The city's City Maps page posts a Bellaire FIRM (Flood Insurance Rate Map) along with the zoning, street and benchmark maps. City of Bellaire
FEMA Map Service Center FEMA's Map Service Center is the official public source for flood hazard information and can be searched by address, place or coordinates. FEMA Flood Map Service Center
How the city says to check a flood zone The city points owners to an elevation certificate, FEMA's National Flood Hazard Layer viewer, Development Services (713-662-8230) or Harris County Flood Control (713-684-4000) to identify a property's flood zone. City of Bellaire Development Services FAQ
HCFCD MAAPnext draft maps MAAPnext is Harris County Flood Control District's flood mapping project. Its maps are drafts for information only and cannot be used for insurance or regulatory decisions. FEMA has not yet released preliminary FIRMs from it. Harris County Flood Control District (MAAPnext)
Elevation certificates from the city On request, the city can provide finished-construction elevation certificates for insurable buildings in the 100- and 500-year flood hazard areas completed since April 2022. Available certificates are listed on Forerunner. Older ones may be requested from the City Clerk through a public information request. City of Bellaire
Floodplain development rules All development needs city permits. Bellaire's higher standard requires construction at or above the Design Flood Elevation. Improvements over a 365-day period that reach 50% of the structure's market value trigger new-construction requirements. City of Bellaire
Substantial damage rule Damage is substantial when restoring the building would cost 50% or more of its pre-damage market value, regardless of the repair work actually done. City of Bellaire
Community Rating System class Bellaire states it holds a Class 7 CRS rating. The city re-entered the CRS program on April 1, 2022. City of Bellaire
Cypress Ditch Regional Flood Mitigation Program Bellaire voters approved 2024 Bond Proposition A ($40 million for drainage) on November 5, 2024. On June 23, 2025 the state announced $54 million toward the $110 million Cypress Ditch program. The city page gives no construction schedule. City of Bellaire
Bonds for Better Bellaire 2016 All three propositions passed in the November 8, 2016 bond election: $24.00 million for streets, drainage and sidewalks, $5.60 million for municipal buildings, and $24.38 million for water and wastewater. City of Bellaire
Evelyn's Park Evelyn's Park is at 4400 Bellaire Blvd, with a natural surface trail, green space, pavilion and playground. The city lists curfew hours under Sec. 27-95, and Evelyn's Park Conservancy has its own site. City of Bellaire
Bellaire-Zindler Park (Town Square) Bellaire-Zindler Park at 7008 S. Rice has a Little League field, neighborhood pool, tennis/pickleball court, gazebo and pavilion. The city's 2016 bond describes it as Bellaire Town Square. City of Bellaire
Paseo Park Paseo Park runs along the 4800-5000 block of Bellaire Blvd with an improved surface trail and open green space. Curfew is 11 p.m. to 5 a.m. City of Bellaire
Bellaire Town Square Family Aquatic Center The Family Aquatic Center is at 7001 Fifth St. The city also runs Evergreen Pool and the Elaine Wood Therapy Pool at 4500 Evergreen St. Pricing is on the city's aquatics membership page. City of Bellaire
Bellaire Recreation Center The Recreation Center at 7008 Fifth Street sells annual memberships. 2026 resident rates start at $108/year for an individual, and non-residents pay $332/year. Proof of residency is required for resident pricing. City of Bellaire
Library card rules A Bellaire City Library card is free for residents (renew every three years with proof of residency) and $30 a year for non-residents. Applications are made in person. City of Bellaire
Listed because the business’s own site, current social account or a recent news report confirms it is open. Not a review or a ranking.
Trader Joe's coming to 5130 Bellaire Blvd. The city's 2026 State of the City lists Trader Joe's as coming to 5130 Bellaire Blvd., the former Randall's site; no opening date had been announced. City of Bellaire (State of the City, Feb. 2, 2026)
H-E-B Bellaire Market Grocery store at 5106 Bissonnet, Bellaire, TX 77401, open daily 6 a.m. to 11 p.m. with a pharmacy, per H-E-B's store page. H-E-B
Mia's Table Southern comfort food restaurant at 5413 Bellaire Blvd., Bellaire, TX 77401, open daily 11 a.m. to 9 p.m. per its site. Mia's Table
Bistro Mistral French bistro at 5313 Bellaire Blvd., Suite A, Bellaire, TX 77401, taking reservations for lunch and dinner Tuesday through Saturday on OpenTable. Bistro Mistral (OpenTable)
Paul's Wine Pix (Bellaire Triangle) Wine bar and shop at 5424 Bissonnet St., Bellaire, TX 77401, in the Bellaire Triangle; its site lists Tuesday-Sunday hours and a 21+ policy. Paul's Wine Pix
Candente Tex-Mex restaurant that opened its second location on Dec. 22, 2025, at 5101 Bellaire Blvd.; the city's 2026 State of the City named it among new businesses. CultureMap Houston (Dec. 22, 2025)
Betsy's at Evelyn's Park Evelyn's Park, 4400 Bellaire Blvd., run by the Evelyn's Park Conservancy, has a cafe, Betsy's, which hosts live music on weekend evenings. Evelyn's Park Conservancy
Ace Hardware planned on Bissonnet An Ace Hardware is slated for the former CVS at 5430 Bissonnet St. in the Bellaire Triangle, Community Impact reported Sept. 4, 2026. Community Impact (Sept. 4, 2026)
New construction and builders
New-home permits: 40 in 2024, 55 in 2025 The city's 2026 State of the City reported 40 new home construction permits (about $41.7 million in value) in 2024 and 55 (about $47.6 million) in 2025. City of Bellaire (State of the City, Feb. 2, 2026)
Demolition and remodel permits The same report counted 47 demolition permits in 2024 and 44 in 2025, plus 140 and 75 home remodel permits; the city notes some remodel and demolition permits are minor. City of Bellaire (State of the City, Feb. 2, 2026)
Commercial construction permits Bellaire issued 2 new commercial permits (about $30.1 million) in 2024 and none in 2025, with 37 and 30 commercial remodel permits. City of Bellaire (State of the City, Feb. 2, 2026)
Zoning and building code updates The 2026 State of the City says the city updated zoning ordinances to match the comprehensive plan, adopted the 2024 ICC and electrical codes, and passed a short-term rental ordinance. City of Bellaire (State of the City, Feb. 2, 2026)
Corridor Mixed Use district on Bissonnet On Oct. 19, 2026, council adopted amendments to the Corridor Mixed Use district, which runs along Bissonnet St. from North First St. to Chimney Rock Rd.; lot coverage rose to 80% from 75%. Community Impact
We name the roads and transit options; we do not quote drive times, because they change with the hour and the exact address.
Bellaire Boulevard Baldwin built Bellaire Boulevard from the townsite to Houston's Main Street; today it is the city's main east-west road and carries METRO Route 2. City of Bellaire (Guide to Bellaire)
Loop 610 edge The city's guide notes high-rise office buildings along Loop 610, which runs along Bellaire's east side. City of Bellaire (Guide to Bellaire)
I-69/US 59 and I-610 interchange rebuilt TxDOT finished the $259 million rebuild of the I-69 Southwest Freeway / I-610 West Loop interchange in 2024, adding two-lane connectors and new ramps. Texas Department of Transportation
Bellaire Transit Center METRO lists the Bellaire Transit Center at Bellaire Blvd. and South Rice Ave. as a stop on Routes 2 Bellaire and 65 Bissonnet. METRO
METRO Route 2 Bellaire Route 2 runs along Bellaire Blvd. and Holcombe between Mission Bend Transit Center and the Texas Medical Center Transit Center, every 15 minutes for most hours, with transfers to the METRORail Red Line. METRO
METRO Route 65 Bissonnet Route 65 runs along Bissonnet St. from Wheeler Transit Center (Fannin) to Synott Rd., with stops at the Bellaire Transit Center and H-E-B (South Rice at Bissonnet); METRO lists about 10-minute weekday service. METRO
METRO Route 49 Chimney Rock/S. Post Oak Route 49 runs north-south with Bellaire stops on Bellaire Blvd. (Chimney Rock, Ferris, Mapleridge) and along South Rice Ave. near City Hall and Bellaire High School, every 30 minutes. METRO
Chimney Rock Road reconstruction (planned) H-GAC included an $11.31 million Chimney Rock Road reconstruction from Evergreen St. to Maple St. in its 2050 Regional Transportation Plan; Community Impact listed the timeline as 2035 or later. Community Impact (Oct. 20, 2025)
City services, utilities and rules
Bellaire has zoning The city states plainly that Bellaire is a zoned community. Its FAQ gives R-1 (single-family detached homes only) and UV-D (mixed commercial, office, civic and entertainment) as example districts. City of Bellaire Development Services FAQ
Zoning map and setbacks The city publishes a 2026 zoning map. To find setbacks, look up the lot's zoning district on that map, then check the setback sheet or Chapter 24 of the Code of Ordinances. City of Bellaire
City does not enforce deed restrictions Bellaire does not enforce deed restrictions. Copies come from the Harris County Clerk, and the property's legal description is on HCAD. City of Bellaire Development Services FAQ
Planning & Zoning Commission and Board of Adjustment The Planning and Zoning Commission meets on the 2nd Thursday at 6 p.m. The Board of Adjustment meets on the 3rd Thursday at 7 p.m. and the Building and Standards Commission on the 4th Thursday at 6 p.m. All three meet in the Council Chamber at 7008 S. Rice. City of Bellaire
Permit needed before work starts The city requires a permit before work begins. Its FAQ says even painting needs a floodplain development permit. Applications and inspection requests go through the SmartGov portal. City of Bellaire Development Services FAQ
Fence repair or replacement Repairing or replacing a fence needs only a floodplain development permit, applied for through SmartGov with a property survey. Fence regulations are in Sec. 24-512. City of Bellaire Development Services FAQ
Homeowner building permit Work you do yourself still needs a permit. A Homeowners Building Permit for roof repair or remodeling is available only if HCAD lists the home as your homestead, and you must show your homeowner's insurance declarations page. City of Bellaire Development Services FAQ
Adopted building codes Bellaire uses the 2024 International codes (including the IRC, IBC, IECC, Swimming Pool and Spa Code, Fuel Gas Code) and the 2023 National Electrical Code. City of Bellaire Development Services FAQ
Fire sprinklers in new homes New residences with living space above the second story need an automatic fire sprinkler system. Some homes also need one when the driveway-to-rear distance exceeds 150 feet, as decided by the Fire Marshal. City of Bellaire Development Services FAQ
Limit on fill to raise a lot A city ordinance limits fill brought onto a lot: no more than a 1% slope from the back of the curb or 8 inches of dirt. City of Bellaire Development Services FAQ
Residential construction site standards Residential construction sites must keep perimeter and silt fencing, a metal roll-off trash container, and one builder sign of no more than 8 square feet. Construction hours are 7 a.m. to 7 p.m. daily. City of Bellaire Development Services FAQ
Certificate of Occupancy for new or leased homes A Certificate of Occupancy is required before anyone occupies a newly built house or a house being leased; it is applied for through SmartGov. City of Bellaire Development Services FAQ
Combining lots needs an amended plat Combining two lots, or building a structure or pool across an adjacent lot you buy, requires an amended plat. Plat submittal rules are in Chapter 23.5, Article II. City of Bellaire Development Services FAQ
Home office rule A house in a residential district cannot be used only as a business or office. A room or garage may serve as an office if the business owner lives in the home. City of Bellaire Development Services FAQ
Tree ordinance (Chapter 9, Article XI) City Council adopted the current tree ordinance on May 6, 2024. It covers construction situations that need a tree disposition permit and also protected trees where no construction is underway; see Chapter 9, Article XI. City of Bellaire
Tree permit for protected trees Removing or damaging a protected tree needs a permit. Protected trees include any significant tree (12 inches or more in diameter) anywhere in the city. They also include large trees (6 inches or more, excluding low-value trees) in front yards, corner street-side yards or rights-of-way, and all large trees on a site with an active development or pre-development permit. City of Bellaire Development Services FAQ
Short-term rentals prohibited in residential districts Ordinance No. 25-108, adopted November 17, 2025 and effective March 17, 2026, prohibits short-term rentals (30 days or less) in residential districts. Permitted STRs are allowed in nonresidential districts. Leasebacks to a prior owner as part of a sale are excluded from the definition. City of Bellaire
Priority waterline replacement (WA2205) This $5,000,000 project to replace aging water mains is under construction, starting on South Rice between Jessamine and Pine. The city lists completion as Q3 2027, subject to change. City of Bellaire
City water supply The city supplies water from 3 city wells blended 50/50 with surface water at the Central and Feld Park water plants. City of Bellaire
City wastewater treatment Bellaire operates its own wastewater treatment plant and lift stations under EPA and TCEQ permits. City of Bellaire
Utility billing The city bills water, sewer, garbage and recycling service. Payments are due the 2nd Friday of each month. Utility Billing is on the first floor of City Hall (713-662-8253). City of Bellaire
Garbage collection rules Garbage is collected twice a week, Monday/Thursday or Tuesday/Friday by route. It goes out in bags only (plastic of at least 1.5 mil), up to 6 bags of no more than 25 lbs each, set out no earlier than 6 p.m. the night before and by 7 a.m. City of Bellaire
Curbside recycling The city collects curbside recycling every Wednesday except holidays. Broken-down cardboard goes out with recycling. City of Bellaire
Brush and heavy trash Owner-cut brush must be cut to 4-foot lengths and bundled, or stacked for larger limbs, within the weight limits in Chapter 16. Commercial landscapers must haul their own trimmings out of the city. Heavy trash (over 50 lbs) is usually taken on the regular limb/brush day; call Public Works. City of Bellaire
Electricity: retail choice Texas electric-choice customers compare and pick a retail electric plan on Power to Choose, the Public Utility Commission's official electric choice site. Enter the property ZIP code there to see the plans offered for that address. Public Utility Commission of Texas (Power to Choose)
Starting CenterPoint service CenterPoint asks new customers to request service seven business days before move-in, with a payment method for the initial deposit. CenterPoint Energy
Tell us what matters to you and we will build a shortlist of streets and current homes, or prepare a pricing review for a specific property. Your request goes to Michael’s team, and someone contacts you by the method you choose.
Yes. Bellaire is a separate, incorporated city with its own police department, its own fire and EMS service, and city water and sewer service. The 2020 Census counted 17,202 residents in the City of Bellaire.
Bellaire is served by Houston ISD. Houston ISD is the school district for a typical Bellaire address; HISD's rate is jurisdiction 001 on the Harris County tax roll. Check the HCAD account for the specific property, and confirm assigned schools directly with HISD. School assignments and attendance boundaries can change. Confirm the assigned schools directly with the district before making a housing decision.
Adopted rates per $100 of taxable value, latest year published: City of Bellaire $0.4174 (2025); Houston ISD $0.8421 (2026); Harris County $0.4175 (2026); Harris County Flood Control District $0.05266 (2026); Port of Houston Authority $0.00603 (2026); Harris County Hospital District $0.19528 (2026); Harris County Department of Education $0.0048 (2025); Houston City College $0.0988 (2025). Which units apply, including any utility district, and the exemptions for an address are on its appraisal district account.
Look the address up in the official tools: City-posted FIRM map, FEMA Map Service Center, How the city says to check a flood zone. No neighborhood guide can tell you whether a particular house has flooded or will flood; ask the seller for the flood disclosure and any elevation certificate.
Removing or damaging a protected tree needs a permit. Protected trees include any significant tree (12 inches or more in diameter) anywhere in the city. They also include large trees (6 inches or more, excluding low-value trees) in front yards, corner street-side yards or rights-of-way, and all large trees on a site with an active development or pre-development permit.
The city requires a permit before work begins. Its FAQ says even painting needs a floodplain development permit. Applications and inspection requests go through the SmartGov portal.
Ordinance No. 25-108, adopted November 17, 2025 and effective March 17, 2026, prohibits short-term rentals (30 days or less) in residential districts. Permitted STRs are allowed in nonresidential districts. Leasebacks to a prior owner as part of a sale are excluded from the definition.
This $5,000,000 project to replace aging water mains is under construction, starting on South Rice between Jessamine and Pine. The city lists completion as Q3 2027, subject to change.
HAR.com lists a median market value of $1,029,086 and a median of $317.75 per square foot for Bellaire (Bellaire 2025 Facts, based on appraisal district records). That is a neighborhood median, not the value of any one home.
Ask for a neighborhood shortlist, a market analysis for a street you like, or a pricing review for your home. Your request goes to Michael’s team, and someone contacts you by the method you give.
