Highland Village is the 1940s shopping center on Westheimer just east of the West Loop, plus the subdivisions around it: Highland Village, Oak Estates, Lynn Park and Weslayan Plaza, all in ZIP 77027.
Keeping It Real with Michael O’Neal
Why Live in Highland Village? The Good, The Bad & The Reality
Want a house on the streets around the Highland Village shopping center, inside the Loop and next to the Galleria area? These four subdivisions put you there. But the retail strip is your neighbor, Westheimer is being rebuilt, and a new three-story RH building is going up at 4085 Westheimer.
Neighborhood Reality Check
Why You’ll Love It
Shops on Westheimer
Restaurants along the same corridor
A wide range of houses
What Might Surprise You
Construction on Westheimer
The commercial edge has no zoning
70-year-old houses beside rebuilds
Everyday Convenience
ER: Houston Methodist Hospital, 3.5 mi
Shopping: River Oaks District, 0.3 mi
Park: Gerald D. Hines Waterwall Park, 0.9 mi
Straight-line miles.
Michael’s Take
Here the question is less about the house and more about the block.
Five Reasons People Love Living in Highland Village
1
Shops on Westheimer
The Highland Village center has Apple, a 9,400 sq ft Lululemon that opened in December 2025 and Escalante's, and River Oaks District, just west, lists more than 60 brands.
River Oaks District restaurants include Steak 48 and Le Colonial, and Picos reopened in September 2026 at 3736 Westheimer, east of the shopping center.
HAR's 2025 Facts run from a $787,921 median market value in Weslayan Plaza (median home 1,846 sq ft) to $2,235,762 in Oak Estates (4,677 sq ft), with median lots of 7,200 to 9,120 sq ft.
Five Things You Should Know Before Moving to Highland Village
1
Construction on Westheimer
The city and METRO broke ground in May 2024 on rebuilding all lanes of Westheimer from Loop 610 to Bagby, and a 45,000 sq ft RH building at 4085 Westheimer is registered with work dates into January 2027. The RH plan removes head-in and street parking on Westheimer and Suffolk Drive.
Without zoning, commercial changes along Westheimer go through platting and variances; the 2025 RH setback variance hearing was deferred while staff asked about a nine-foot wall, and the site must keep a set distance from the railroad to its west.
Weslayan Plaza and Lynn Park have median years built of 1950 and 1955, while Highland Village (2000) and Oak Estates (1998) reflect many rebuilt homes. For a 1950s house, ask what elevation and repair records the seller has.
We found no public association site for these subdivisions, so rules come from the recorded deed restrictions in the title commitment and the city's enforcement program. Blocks can also adopt a Special Minimum Lot Size or Building Line for 40 years.
Lot by lot rebuilding New homes here are individual rebuilds rather than a builder community; one of the 12 HAR listings on Oct. 25, 2026, at 4026 Colquitt St., was marked new construction. HAR.com IDX search, Oct. 25, 2026
Streets by subdivision HAR listings place Oak Estates on lanes such as Piping Rock and Ella Lee, Highland Village on Suffolk Drive and W. Alabama, and Weslayan Plaza on Colquitt, Norfolk and Portsmouth. Exact lines come from the plat and HCAD legal description. HAR.com IDX search, Oct. 25, 2026
Distances are straight-line from the approximate center of Highland Village, 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 Highland Village 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 Highland Village Fact Sheet.
Michael’s Take Broker opinion, based on the sourced facts above
My take: Here the question is less about the house and more about the block. A home on Colquitt or Norfolk lives differently from one that backs up to the retail strip, so I'd look hard at what sits behind and beside the lot and get the recorded restrictions through the title company, since no association publishes them. With so few listings, have financing lined up before the right one appears.
Choose Afton Oaks and you gain: A civic club whose $1,090 dues (2026) cover a constable patrol, back-door garbage and an architectural review committee.
You give up: Mandatory dues, sale fees and approval for exterior work and tree removal.
Choose Upper Kirby and you gain: Levy Park in the middle of the district and METRO Route 82 about every 8 minutes on Westheimer.
You give up: Years of TIRZ street construction and some very small lots, such as 2,052 sq ft on Harold Street.
Questions buyers ask about Highland Village
Is Highland Village a good place to live?
It suits buyers who want to live inside the Loop next to the Galleria area with shops and restaurants on Westheimer close by, in either an original 1950s house or a rebuilt one. Check the Westheimer and RH construction, what borders the lot and the recorded deed restrictions, since no association publishes them online.
What are the downsides of living in Highland Village?
Westheimer is under reconstruction and a new RH building is registered with work into January 2027, with street parking removed on Westheimer and Suffolk. Commercial projects on the edge go through variances because Houston has no zoning, listings are few, and many houses date to the 1950s.
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
Highland Village (Houston)
81
3,538 sq ft
2000
$1,747,047
Lynn Park
161
2,688 sq ft
1955
$1,190,849
Oak Estates
139
4,677 sq ft
1998
$2,235,762
Weslayan Plaza
147
1,846 sq ft
1950
$787,921
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 Highland Village, 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 Highland Village.
01
Deed restrictions, lot size and the commercial edge
Houston has no zoning, so what can be built next to you depends on recorded deed restrictions and city rules. S.N. Adams developed the Highland Village and Oak Estates subdivisions alongside the shopping center, and each subdivision and section has its own recorded restrictions. Blocks can also carry a city Special Minimum Lot Size or Building Line designation for 40 years. Along Westheimer, commercial projects like the new RH building go through Planning Commission variances.
The City Legal Department can enforce restrictions on use, setbacks, lot size and structures (832-393-6333).
A Special Minimum Lot Size block bars new lots smaller than the set minimum.
We found no public civic association site for these subdivisions.
Before you make an offer: Read the recorded restrictions in the title commitment and ask Planning whether the block has a lot size or building line designation before you sign.
The Westheimer Improvement Project, which broke ground May 7, 2024, is rebuilding all lanes of Westheimer from Loop 610 to Bagby Street. At 4085 Westheimer, a state filing registers a new 45,000 sq ft RH building with a third-floor restaurant, estimated at $12.5 million, with dates from November 2025 to January 2027. The plan removes head-in and street parking on Westheimer and Suffolk Drive.
TxDOT's I-610 West Loop/I-69 interchange project included a southbound I-610 entrance from Westheimer near the Galleria.
Ask how the new building and street parking changes affect access to the block you are considering.
Before you make an offer: Drive the routes you would use at your usual hours and check the city and TDLR project pages before your option period ends.
These subdivisions are taxed by the City of Houston ($0.519190 per $100, 2025), Houston ISD ($0.8421, adopted 2026), Harris County ($0.41750, 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 ($0.098802) applies. HISD's homestead exemption is $140,000 plus 20% of appraised value. HAR's tax table shows older rates. The seller's bill reflects the seller's value and exemptions, not yours.
File your own homestead exemption with HCAD after closing.
A rebuilt house on a small lot can carry a much higher value than the 1950s house next door.
Before you make an offer: Pull the HCAD account, list the taxing units and estimate taxes at your purchase price before setting your budget.
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
What are the pros and cons of living in Highland Village?
Buyers point to the Westheimer shopping and dining at Highland Village and River Oaks District, a range of price points across four small subdivisions, the inside-the-Loop location next to the Galleria, and nearby Pumpkin Park and Levy Park. The trade-offs are Westheimer reconstruction and a new RH building under way, a busy commercial edge with no zoning, many 1950s houses next to rebuilds, and very few listings at any time.
What should buyers know before buying a home in Highland Village?
Confirm the subdivision and section from the HCAD legal description and read its recorded deed restrictions, ask Planning about any minimum lot size or building line on the block, check the address on FEMA and HCFCD flood maps, estimate taxes at your own price from the HCAD account, and confirm zoned schools with Houston ISD.
Which subdivisions are around the Highland Village shopping center?
HAR tracks Highland Village, Lynn Park, Oak Estates and Weslayan Plaza as separate neighborhoods in ZIP 77027. In HAR's 2025 Facts they range from 81 to 161 single-family properties, with median years built from 1950 (Weslayan Plaza) to 2000 (Highland Village).
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. 25, 2026. Michael is a licensed real estate broker, not an attorney, engineer, surveyor, insurance agent or tax adviser.
At a glance
City of Houston population The Highland Village area is inside the City of Houston. The Census Bureau estimates the city's population at 2,397,315 (July 1, 2025), up from 2,304,580 in the 2020 Census. U.S. Census Bureau QuickFacts
City of Houston land area The Census Bureau lists Houston's land area as 640.44 square miles (2020). U.S. Census Bureau QuickFacts
Super Neighborhood 23 The city's Afton Oaks / River Oaks super neighborhood (No. 23) names Highland Village as one of its large retail centers, along with the River Oaks Shopping Center, and says the area is immediately next to the Galleria. The city lists the super neighborhood in Council District G and its council as inactive. City of Houston
Super neighborhood land area The city's 2019 profile for Afton Oaks / River Oaks gives a land area of 2,311 acres (3.61 square miles) and lists Council Districts G and C. That area is much larger than the Highland Village subdivisions. City of Houston Planning & Development
Four HAR neighborhoods around the center HAR tracks the homes around the shopping center as separate neighborhoods, including Highland Village, Lynn Park, Oak Estates and Weslayan Plaza, all in ZIP 77027 in Harris County. HAR.com
Streets in each subdivision HAR listings on Oct. 25, 2026 place Oak Estates on streets such as Piping Rock, Meadow Lake and Ella Lee Lanes and part of Suffolk Drive; Highland Village on Suffolk Drive and W. Alabama; Lynn Park on Colquitt; and Weslayan Plaza on Colquitt, Norfolk and Portsmouth. Exact subdivision lines come from the plat and the HCAD legal description. HAR.com IDX search
History and development
S.N. Adams and the shopping center A Houston Chronicle history credits S.N. Adams as the founder of Highland Village, which opened in the mid-1940s; he also developed the neighboring Oak Estates and Highland Village subdivisions. Houston Chronicle
Early tenants The same Chronicle history lists early tenants such as Wyatt's Cafeteria, a Henke and Pilot supermarket, Highland Village Pharmacy and a Gulf service station. Houston Chronicle
Ownership changes Per the Chronicle, the Adams family sold the center to a New York investment firm in the early 1960s, four Houston investors bought it in the 1970s, and Haidar Barbouti later became the owner. Houston Chronicle
Owner named on 2025 state filing A 2025 state accessibility filing for a concierge lounge at 4080 Westheimer lists the owner as Highland Village Limited Partnership. Texas Department of Licensing and Regulation
Early Starbucks building Bisnow reported in March 2025 that a retail building at 4085 Westheimer, which once held one of Houston's first Starbucks (closed in 2023), would be demolished under the plan for a new RH building. Bisnow
Homes and architecture
Highland Village subdivision HAR's 2025 Facts count 81 single-family properties in Highland Village, with a median of 3,538 sq ft on a 7,700 sq ft lot and a median year built of 2000. HAR.com
Lynn Park HAR's 2025 Facts count 161 single-family properties in Lynn Park, with a median of 2,688 sq ft on a 7,700 sq ft lot and a median year built of 1955. HAR.com
Oak Estates HAR's 2025 Facts count 139 single-family properties in Oak Estates, with a median of 4,677 sq ft on a 9,120 sq ft lot and a median year built of 1998. HAR.com
Weslayan Plaza HAR's 2025 Facts count 147 single-family properties in Weslayan Plaza, with a median of 1,846 sq ft on a 7,200 sq ft lot and a median year built of 1950. HAR.com
Original ranch homes and rebuilds The medians show two housing stocks side by side: Weslayan Plaza and Lynn Park still have 1950s median build years, while Highland Village (2000) and Oak Estates (1998) reflect many rebuilt homes. Of 12 HAR IDX listings on Oct. 25, 2026, one (4026 Colquitt St.) was marked new construction. HAR.com
Values exactly as HAR.com shows them for each neighborhood (2025 data), checked Oct. 25, 2026. Neighborhood figures are not the value of any one home: request a property-specific pricing review.
Highland Village values HAR's 2025 Facts list a median market value of $1,747,047 for Highland Village, a value range of $839 - $2608 K, and a median price of $430.67 per sq ft. HAR.com
Lynn Park values HAR's 2025 Facts list a median market value of $1,190,849 for Lynn Park, a value range of $895 - $2542 K, and a median price of $511.34 per sq ft. HAR.com
Oak Estates values HAR's 2025 Facts list a median market value of $2,235,762 for Oak Estates, a value range of $1050 - $3410 K, and a median price of $584.48 per sq ft. HAR.com
Weslayan Plaza values HAR's 2025 Facts list a median market value of $787,921 for Weslayan Plaza, a value range of $618 - $1608 K, and a median price of $327.95 per sq ft. HAR.com
Live listings in Highland Village
Every active listing from every brokerage, through our HAR.com MLS search. Shows active listings HAR files under the Highland Village, Lynn Park, Oak Estates and Weslayan Plaza subdivisions in ZIP 77027; homes filed under section names HAR does not match, townhomes on other plats and Afton Oaks are not included.
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.
Houston Community College HCC's adopted rate is $0.098802 per $100 for 2025 and 2026. Confirm on the HCAD account that HCC is one of the property's taxing units. Houston Community College
HISD homestead exemptions HISD lists a homestead exemption of $140,000 plus 20% of appraised value, and an extra $60,000 plus a $5,000 local option for owners 65 or older or disabled. Houston ISD
City homestead exemption The City of Houston's local homestead exemption is 20% of appraised value; check HCAD for the over-65 or disabled amount on a given account. City of Houston Budget & Fiscal Affairs Committee
HAR's tax table uses older rates HAR's Highland Village page shows a tax table with older rates (for example Houston ISD 0.8683% and Harris County 0.3853%) and notes the tax type varies by property. Use the official rates and the HCAD account instead. HAR.com
Check the HCAD account Each HCAD account lists its appraised value, exemptions and every taxing unit. Buyers file their own homestead exemption after closing. Harris Central Appraisal District
Schools
How HISD assigns schools HISD places each address in a feeder pattern of one elementary, one middle and one high school. Use the School Zone Search tool or call Student Transfers at 713-556-6734 (Information Center 713-556-6005) to confirm. Houston ISD
Lamar High School HISD's Lamar High School is at 3325 Westheimer Rd., east of Highland Village, and offers an International Baccalaureate program and a Business Administration magnet. Zoning for any address must be confirmed with HISD. 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.
HCFCD flood mapping tool HCFCD's Flood Education Mapping Tool shows mapped floodways, 1% and 0.2% floodplains, watersheds, channels and street ponding by address, including which watershed a lot drains to. Harris County Flood Control District
MAAPnext draft maps MAAPnext is HCFCD's updated flood mapping that FEMA is using to draft new maps. The drafts cannot be used for insurance or regulatory decisions; preliminary FIRMs and an appeal period come later. Harris County Flood Control District (MAAPnext)
FEMA Flood Map Service Center FEMA's Map Service Center is the official source for effective flood maps and map changes; search by address. FEMA
Flood Warning System HCFCD's Flood Warning System shows rain gauges and bayou levels in real time and offers text or email alerts. Harris County Flood Control District
Rebuilt homes and elevation records Because many lots in Highland Village and Oak Estates have been rebuilt (HAR median years built 2000 and 1998), an elevation certificate from the newer construction may exist; for 1950s houses in Lynn Park and Weslayan Plaza, ask what records the seller has. HAR.com
Pumpkin Park The city lists Pumpkin Park, formerly River Oaks Park, at 3600 Locke Lane (77027), at 5.10 acres. It is the only city park in ZIP 77027 on the District G list. Houston Parks and Recreation Department
Levy Park Levy Park at 3801 Eastside St. (77098), whose site is run by the Levy Park Conservancy, has a children's park with a three-tiered water feature, a dog park with large and small dog sections, an activity lawn and a rain garden. Levy Park Conservancy
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.
Apple Highland Village Apple's store at 4012 Westheimer Rd. (77027) shows daily hours on its store page. Apple
Lululemon flagship and cafe A 9,400 sq ft Lululemon store with the brand's first in-store La La Land Kind Cafe opened Dec. 19, 2025 at 4007 Westheimer Rd., Suite 100, in space Smith and Wollensky used to occupy. CultureMap Houston
Escalante's Highland Village Tex-Mex restaurant at 4053 Westheimer Rd. (77027), open daily for lunch and dinner per its site. Escalante's
River Oaks District River Oaks District at 4444 Westheimer Rd. (77027), west of Highland Village, lists more than 60 brands, including restaurants such as Steak 48, Le Colonial, Toulouse and Bari Ristorante. River Oaks District
Steak 48 Steakhouse at 4444 Westheimer Rd. in River Oaks District, open nightly per its site. Steak 48
Le Colonial French-Vietnamese restaurant at 4444 Westheimer Rd., Suite G-140, in River Oaks District, open daily per its site. Le Colonial
Picos The longtime Mexican restaurant reopened in September 2026 at 3736 Westheimer Rd., east of the shopping center. Community Impact
New construction and builders
New RH building at 4085 Westheimer A state filing registers a new 45,000 sq ft RH building at 4085 Westheimer with two floors of furniture retail and a third-floor restaurant, estimated at $12.5 million, with listed dates of Nov. 10, 2025 to Jan. 11, 2027. Texas Department of Licensing and Regulation
Planning Commission variance Bisnow reported in March 2025 that the RH project needed a Planning Commission variance for reduced setbacks and would remove head-in parking on Westheimer and street parking on Westheimer and Suffolk Drive, adding new curbs, landscaping and sidewalks. Bisnow
Infill rebuilds New homes here are mostly lot-by-lot rebuilds rather than a builder community; a HAR listing on Oct. 25, 2026 at 4026 Colquitt St. in Lynn Park was marked new construction. HAR.com
We name the roads and transit options; we do not quote drive times, because they change with the hour and the exact address.
Westheimer reconstruction The City of Houston and METRO broke ground May 7, 2024 on the Westheimer Improvement Project, which repairs and rebuilds all lanes of Westheimer from Loop 610 to Bagby Street downtown, about 6 miles. City of Houston Mayor's Office of Communications
I-610 West Loop and I-69 TxDOT's I-610 West Loop/I-69 Southwest Freeway interchange project included the southbound I-610 entrance ramp from Westheimer near the Galleria, which TxDOT said opened earlier than planned. TxDOT
Railroad on the west side Bisnow reported that the RH site at 4085 Westheimer must keep a minimum distance from the railroad to its west. Bisnow
METRO trip planning METRO's trip planner and local bus schedules cover routes on Westheimer and nearby streets; customer service is 713-635-4000. METRO
City services, utilities and rules
City solid waste service The city's Solid Waste Management Department handles curbside garbage, yard waste, recycling and bulk pickup, with a schedule lookup by address. City of Houston Solid Waste Management
Heavy trash rules For city curbside addresses, heavy trash is collected every other month. Set items out from 6 p.m. the Friday before to 7 a.m. collection day, up to 8 cubic yards. City of Houston Solid Waste Management
Water and sewer Houston Public Works handles water and sewer accounts; start or transfer service through its utility billing page or 713-371-1400. Houston Public Works
Electric delivery CenterPoint Energy owns the poles, wires and substations in its Houston-area territory and delivers power for the retail electric provider you choose. CenterPoint Energy
Houston 311 Houston 311 takes service requests for garbage, streets, drainage, trees, water and more. City of Houston
City deed restriction enforcement Houston has no zoning, but the City Legal Department can sue to enforce certain deed restrictions (use, setbacks, lot size, number and type of structures). Its hotline is 832-393-6333. City of Houston Legal Department
Special minimum lot size blocks Owners can ask the city to set a Special Minimum Lot Size on one or two facing blockfaces where at least 60% of lots are single-family. If City Council approves, new lots there cannot be smaller than the set minimum, for 40 years. City of Houston Planning & Development
Special minimum building line blocks A similar Special Minimum Building Line designation sets how far new homes, additions and habitable porches must sit from the street on that block, for 40 years. Existing houses already closer are not penalized, and where a deed restriction also sets a line, the more restrictive one applies. City of Houston Planning & Development
City building permits The Houston Permitting Center's Project Planner lists the city permits a project needs. The Office of the City Engineer handles floodplain management. Houston Permitting Center
Commercial projects at the edge Because there is no zoning, commercial changes along Westheimer go through city platting and variance reviews; the 2025 RH variance hearing was deferred while staff sought details on a nine-foot wall in the site plan. Bisnow
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.
Highland Village: questions buyers and sellers ask
What are the property tax rates in Highland Village?
Adopted rates per $100 of taxable value, latest year published: City of Houston $0.519190 (2025); Houston ISD $0.8421 (2026); Dept. of Education $0.0048 (2025). Which units apply, including any utility district, and the exemptions for an address are on its appraisal district account.
How do I check flood risk for a home in Highland Village?
Look the address up in the official tools: HCFCD flood mapping tool, MAAPnext draft maps, FEMA Flood Map Service Center. 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.
HAR.com lists a median market value of $1,747,047 and a median of $430.67 per square foot for Highland Village (Highland Village (Houston) 2025 Facts, based on appraisal district records). That is a neighborhood median, not the value of any one home.
What are the main roads and transit options in Highland Village?
TxDOT's I-610 West Loop/I-69 Southwest Freeway interchange project included the southbound I-610 entrance ramp from Westheimer near the Galleria, which TxDOT said opened earlier than planned.
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.
Follow Highland Village week to week: news, openings and events in The O’Neal Insider.
For homeowners
Selling a home in Highland Village?
Our Highland Village seller guide covers HAR market data, what buyers will ask about and what to have ready, plus a free, no-obligation pricing review.
