Southdale
Southdale Neighborhood Guide
Southdale is a subdivision in the east part of the City of Bellaire (ZIP 77401), first built right after World War II as small houses for veterans. It sits in a city where teardowns and new homes have been common for more than a decade.
- Type
- Subdivision
- City or county
- City of Bellaire
- County
- Harris
- School district
- Houston ISD
- ZIP code
- 77401
- Median market value (HAR 2025)
- $941,131
- Median year built (HAR 2025)
- 2000
Southdale at a Glance
East Bellaire, ZIP 77401. HAR lists Southdale among the subdivisions in Bellaire's 77401 ZIP code, and its legal descriptions read Southdale with lot and block numbers. A Southdale home on Wendell Street geocodes about half a straight-line mile south of Evelyn's Park on Bellaire Boulevard. HAR: neighborhoods in 77401 HAR sold listing, Southdale Census geocoder: 4326 Wendell St
Built for veterans after World War II. The University of Houston System's history of developer William G. Farrington says that right after World War II he developed a 25-acre tract in Bellaire he named Southdale, with inexpensive houses marked For Veterans Only that sold for under $6,000 each. UH System: William Giddings Farrington
Same developer as Tanglewood. Farrington also laid out the first section of Braeswood for San Jacinto Trust and later developed Tanglewood, starting in 1948, according to the same history. UH System: William Giddings Farrington
Part of Bellaire's postwar boom. Bellaire grew from 1,124 residents in 1940 to 10,173 in 1950 during a late-1940s and early-1950s building boom, and Houston annexed the land around it in 1948. City of Bellaire: Guide to Bellaire
Many homes rebuilt. Citywide, Community Impact reported 926 demolition and 789 new-construction permits in Bellaire from 2013 to 2021. Community Impact (2021)
A zoned city with its own services. Bellaire is zoned, with single-family districts on a 2026 zoning map, and runs its own police, fire and ambulance service, water and wastewater, and library. City of Bellaire FAQ Bellaire Departments Bellaire EMS
Evelyn's Park and Paseo Park. Evelyn's Park at 4400 Bellaire Blvd. has a trail, playground, pavilion and Betsy's cafe, and Paseo Park runs along the 4800 to 5000 blocks of Bellaire Blvd. with a trail and open green space. Bellaire: Evelyn's Park Evelyn's Park Conservancy Bellaire: Paseo Park
Bellaire Boulevard and Loop 610. Bellaire Boulevard is the city's main east-west road, carrying METRO Route 2 to the Texas Medical Center, and Loop 610 runs along the city's east side, where TxDOT finished the I-69 interchange rebuild in 2024. City of Bellaire: Guide to Bellaire METRO Route 2 TxDOT 610 at 69
Homes and the Southdale Market
| HAR neighborhood | Single-family homes | Median size | Median lot | Median year built | Median market value | Value range |
|---|---|---|---|---|---|---|
| Southdale | 766 | 3,422 sq ft | 5,125 sq ft | 2000 | $941,131 | $475K - $1.24M |
HAR.com 2025 neighborhood facts. Market value is the appraisal district’s figure, not a sale price, and a median is not the value of any one home.
Median closed price, recent closed sales, price per square foot, days on market and active inventory for Southdale are MLS figures that HAR’s public pages do not publish by neighborhood. Ask for a current MLS report for the sections you are considering.
Live HAR.com search for Southdale; if it shows no homes, none are listed under that name right now. Widen the search or ask us.
Property Taxes, HOA and MUD in Southdale
| Taxing unit | Adopted rate | Year | Source |
|---|---|---|---|
| City of Bellaire | $0.4174 per $100 | 2025 | Source |
| Houston ISD | $0.8421 per $100 | 2026 | Source |
| Harris County | $0.4175 per $100 | 2026 | Source |
| Harris County Flood Control District | $0.05266 per $100 | 2026 | Source |
| Harris County Hospital District | $0.19528 per $100 | 2026 | Source |
| Port of Houston Authority | $0.00603 per $100 | 2026 | Source |
| Harris County Department of Education | $0.0048 per $100 | 2025 | Source |
| Houston City College | $0.0988 per $100 | 2025 | Source |
Community Impact reported that Bellaire adopted a 2026 rate of $0.4174 per $100 on Oct. 5, 2026, unchanged from 2025, after proposing $0.4268; the official 2026 figure was not yet on the tax office table when checked. There is no MUD; the city runs its own water and wastewater. Community Impact (Oct. 2026) Bellaire Wastewater Treatment
City water, sewer, garbage and recycling are billed monthly by Bellaire, with twice-weekly garbage pickup and weekly recycling. Bellaire Utility Billing Bellaire solid waste tips
HOA and deed restrictions
No assessment amount is published by an official source, so we do not show one. The resale certificate for the address shows what it owes.
No homeowners association for Southdale was found. Bellaire does not enforce deed restrictions; recorded restrictions come from the Harris County Clerk using the legal description on HCAD. City of Bellaire FAQ
Rates are per $100 of taxable value; a tax bill also depends on the appraised value, exemptions and which units cover the address. Look an address up: Harris Central Appraisal District property search, Harris County Tax Office, True Cost of Homeownership calculator.
Schools Serving Southdale
- Houston ISD HISD School Locator (by address)
Bellaire joined Houston ISD in 1928, and Bellaire addresses are taxed by HISD. Use HISD's School Locator and 2026-2027 boundary maps and confirm the assignment with the district. Bellaire Centennial History Walk Houston ISD Demographics and Zoning
School assignments and attendance boundaries can change. Confirm the assigned schools directly with the district before making a housing decision.
Flood and Drainage Research for Southdale
Bellaire's 2018 floodplain overview counts more than 1,400 structures flooded citywide 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. Bellaire Floodplain Management Overview (2018)
Poor Farm Ditch, the HCFCD channel that carries stormwater from parts of Bellaire, West University Place, Southside Place and Houston to Brays Bayou, is being rebuilt starting in 2026. HCFCD: C-12 Poor Farm Ditch City of Southside Place: Poor Farm Ditch reconstruction
Bellaire requires construction at or above the Design Flood Elevation and can provide elevation certificates for buildings in mapped flood areas finished since April 2022. Voters approved $40 million for drainage in 2024. Bellaire: Development in the Floodplain Bellaire drainage projects
Search the address on FEMA's Map Service Center and HCFCD's Flood Education Mapping Tool, and ask for the elevation certificate and flood disclosure. FEMA Flood Map Service Center HCFCD Flood Education Mapping Tool
- FEMA Flood Map Service Center
- Harris County Flood Control District - Harris County Flood Education Mapping Tool
- How to read Houston flood maps
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, and price flood insurance before your option period ends.
Everyday Places Near Southdale
Groceries
- Bellaire Market H-E-B (with pharmacy) 5106 Bissonnet in Bellaire
- Buffalo Market H-E-B 5225 Buffalo Speedway, east of Bellaire
Restaurants
- Paul's Wine Pix 5424 Bissonnet, in the Bellaire Triangle
- Bistro Mistral 5313 Bellaire Blvd.
Shopping
- Rice Village Kirby Drive at University Blvd., northeast of Bellaire
Hospitals and urgent care
- Houston Methodist Hospital (emergency department) Texas Medical Center, 6565 Fannin
Fitness
- Weekley Family YMCA 7101 Stella Link, southeast of Bellaire
Parks and trails
- Evelyn's Park and Betsy's cafe 4400 Bellaire Blvd., north of Southdale
- Paseo Park 4800 to 5000 blocks of Bellaire Blvd.
- Bellaire Family Aquatic Center 7001 Fifth St.
Libraries
- Bellaire City Library 5111 Jessamine
Each place links to its own site and was confirmed operating on Oct. 28, 2026. Listed by location, not a ranking or a recommendation.
Getting Around from Southdale
METRO Route 2 runs along Bellaire Boulevard and Holcombe to the Texas Medical Center Transit Center with a Red Line transfer; Route 65 runs along Bissonnet to the Wheeler Transit Center. METRO Route 2 METRO Route 65
Loop 610 runs along Bellaire's east side with high-rise offices along it, and the I-69 Southwest Freeway interchange was rebuilt by TxDOT in 2024. City of Bellaire: Guide to Bellaire TxDOT 610 at 69
We name routes rather than quote drive times, which change with the hour and the exact address. Straight-line miles to both airports are on the fact sheet below.
Southdale Questions Buyers Ask
What are the pros and cons of buying in Southdale?
Southdale puts you in east Bellaire near Evelyn's Park, Paseo Park, the H-E-B on Bissonnet and the Route 2 bus to the Medical Center, inside a zoned city with its own services. The cons are Bellaire's steady teardowns and new construction, Bellaire's citywide flood record and permits for most work.
Sources: Bellaire: Evelyn's Park Bellaire Floodplain Management Overview (2018) Checked Oct. 28, 2026
What do homes in Southdale sell for?
HAR's 2025 Facts for Southdale list 766 homes, a median market value of $941,131 (range $475K, $1.24M), a median size of 3,422 sq ft, a median lot of 5,125 sq ft and a median year built of 2000. Market value is HAR's figure from appraisal data, not a sale price, and HAR does not publish closed prices by neighborhood, so ask for an MLS report of recent closed sales on the streets you like. For context, HAR's 2025 Facts for Bellaire as a whole list a median market value of $1,029,086.
Sources: HAR.com 2025 Facts: Southdale HAR.com Bellaire 2025 Facts Checked Oct. 28, 2026
Who built Southdale and when?
According to the University of Houston System's history, William G. Farrington developed Southdale as a 25-acre tract right after World War II, building inexpensive houses for veterans that sold for under $6,000. He later developed Tanglewood.
Sources: UH System: William Giddings Farrington Checked Oct. 28, 2026
What are property taxes in Southdale, and is there a MUD?
Southdale is in the City of Bellaire ($0.4174 per $100 in 2025, reported unchanged for 2026) and Houston ISD ($0.8421 adopted for 2026), plus the Harris County units. There is no MUD; check the HCAD account for exemptions and units.
Sources: Harris County Tax Office Houston ISD tax information Community Impact (Oct. 2026) Checked Oct. 28, 2026
Does Southdale have HOA fees?
We found no homeowners association or dues for Southdale. Bellaire's zoning sets land use, the city does not enforce deed restrictions, and recorded restrictions are at the Harris County Clerk.
Sources: City of Bellaire FAQ Checked Oct. 28, 2026
Where are the nearest groceries and restaurants to Southdale?
Bellaire's H-E-B with a pharmacy is at 5106 Bissonnet, and Bellaire Boulevard and the Bissonnet corridor have places such as Bistro Mistral and Paul's Wine Pix. The Buffalo Speedway H-E-B and Rice Village are east of the city.
Sources: H-E-B Bellaire Market Paul's Wine Pix Rice Village Checked Oct. 28, 2026
How do you get to the Medical Center or Uptown from Southdale?
METRO Route 2 runs on Bellaire Boulevard to the Texas Medical Center Transit Center, and Route 65 runs on Bissonnet. Loop 610 runs along Bellaire's east side to the I-69 interchange TxDOT rebuilt in 2024.
Sources: METRO Route 2 METRO Route 65 TxDOT 610 at 69 Checked Oct. 28, 2026
Are original postwar houses still standing in Southdale?
Some may be, but Bellaire has rebuilt heavily: the city counted 47 demolition permits in 2024 and 44 in 2025, and a 2021 estimate put the share of Bellaire's original 1910s to 1930s homes still standing at 10% to 20%. Check the HCAD year built and the permit history of each house.
Sources: Bellaire State of the City 2026 Community Impact (2021) Checked Oct. 28, 2026
What should I check before making an offer in Southdale?
Look up the lot's zoning district and setbacks on Bellaire's 2026 map, note trees 12 inches or larger that need a removal permit, and review permits in SmartGov. Get the elevation certificate and flood history, check FEMA's map, and confirm taxing units on HCAD.
Sources: Bellaire City Maps City of Bellaire FAQ Bellaire: Development in the Floodplain Checked Oct. 28, 2026
Keeping It Real with Michael O’Neal
Why Live in Southdale? The Good, The Bad & The Reality
Want Bellaire's zoning and city services about half a mile from Evelyn's Park? Southdale, in east Bellaire, gives you that. Just know these began as inexpensive postwar houses, so you are buying into a block of rebuilds, and Bellaire's flood history means every house needs its own homework.
Neighborhood Reality Check
Why You’ll Love It
- Evelyn's Park up the street
- A city that runs its own services
- Groceries and dinner in the same city
What Might Surprise You
- New houses next door
- Bellaire's flood record
- Permits for painting, fences and trees
Everyday Convenience
- Nearest H-E-B: Meyerland Market H-E-B, 1.2 mi
- ER: Texas Children's Hospital - Texas Medical Center, 2.9 mi
- Shopping: Rice Village, 2.3 mi
- Park: Evelyn's Park, 0.5 mi
Straight-line miles.
Michael’s Take
Southdale is about location inside Bellaire, near the parks and the Bissonnet stores.
Compare nearby:
Five Reasons People Love Living in Southdale
- 1Evelyn's Park up the street
A Southdale home on Wendell geocodes about half a straight-line mile south of Evelyn's Park at 4400 Bellaire Blvd., which has a trail, playground, pavilion and Betsy's cafe; Paseo Park's trail continues along the 4800 to 5000 blocks.
Census geocoder: 4326 Wendell St Bellaire: Evelyn's Park Evelyn's Park Conservancy
- 2A city that runs its own services
Bellaire has its own police, a fire department running the ambulance service, city wells and a wastewater plant, twice-weekly garbage pickup and a library free to residents.
- 3Groceries and dinner in the same city
The H-E-B with a pharmacy is at 5106 Bissonnet, and Bellaire Boulevard and Bissonnet have Bistro Mistral and Paul's Wine Pix.
H-E-B Bellaire Market Bistro Mistral (OpenTable) Paul's Wine Pix
- 4Two bus lines
Route 2 runs on Bellaire Boulevard to the Texas Medical Center Transit Center, and Route 65 runs on Bissonnet to the Wheeler Transit Center.
- 5A piece of Houston building history
The UH System's history of William G. Farrington says he built Southdale right after World War II as houses for veterans under $6,000, before going on to develop Tanglewood.
Five Things You Should Know Before Moving to Southdale
- 1New houses next door
Bellaire counted 44 demolition and 55 new-home permits in 2025, so construction near any given house is common.
- 2Bellaire's flood record
The city's 2018 overview counts more than 1,400 structures flooded in 2001, more than 200 in 2015 and more than 2,000 in 2017 citywide, with 98% of the Harvey-flooded structures not built to the current elevation standard.
- 3Permits for painting, fences and trees
Even painting and fence repair need a floodplain development permit, window replacement needs a permit, and any tree 12 inches or more in diameter needs one to remove.
- 4Southdale values sit below Bellaire's citywide median
HAR's 2025 Facts list a median market value of $941,131 for Southdale's 766 homes (median year built 2000), against $1,029,086 for Bellaire as a whole. Market value is not a sale price, so ask for an MLS report of recent Southdale sales.
- 5No association, no short-term rentals
We found no HOA, Bellaire does not enforce deed restrictions, and since March 17, 2026 rentals of 30 days or less are banned in residential districts.
Who Might Love Southdale?
- Buyers who want a park and trail close to home
- Buyers who want a zoned city with its own police, fire and library
- Buyers shopping new construction inside Bellaire
- Buyers who want bus lines on Bellaire Boulevard and Bissonnet
Who Might Prefer Somewhere Else?
- If you want a big yard in Bellaire, look at Braeburn Country Club Estates, with a HAR median lot of 19,500 sq ft.
- If you want a lower city tax rate and are prepared for a higher price, compare West University Place.
- If you want an original postwar house kept as built, check each listing's permit history, since much of Bellaire has been rebuilt.
Everyday Convenience in Southdale
- Parks on Bellaire Boulevard Evelyn's Park and Paseo Park line Bellaire Boulevard north of the neighborhood, with trails and Betsy's cafe hosting music on weekend evenings. Evelyn's Park Conservancy Bellaire: Paseo Park
- Bissonnet is changing Council raised lot coverage to 80% in the Corridor Mixed Use district along Bissonnet in October 2026, and an Ace Hardware is slated for the former CVS in the Bellaire Triangle. Community Impact (Oct. 2026) Community Impact (Sept. 2026)
Main routes: Bellaire Boulevard and Bissonnet east to west, Loop 610 along Bellaire's east side, and the rebuilt I-69/I-610 interchange. City of Bellaire: Guide to Bellaire TxDOT 610 at 69
| Nearest H-E-B | Meyerland Market H-E-B 1.2 mi |
|---|---|
| Nearest H-E-B | Bellaire Market H-E-B 1.4 mi |
| Pharmacy | In-store pharmacy at Meyerland Market H-E-B 1.2 mi |
| Hospital with an ER | Texas Children's Hospital - Texas Medical Center 2.9 mi |
| Major shopping | Rice Village 2.3 mi |
| Parks and nature | Evelyn's Park 0.5 mi |
| Golf | Wildcat Golf Club 3.3 mi |
| Airport | George Bush Intercontinental Airport (IAH) 21 mi |
| Airport | William P. Hobby Airport (HOU) 11 mi |
Distances are straight-line from the approximate center of Southdale, 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.
The Real Estate Reality
| Median market value | $941,131 | HAR 2025 facts (Southdale) |
|---|---|---|
| Value range | $475K - $1.24M | HAR 2025 facts (Southdale) |
| Median home size | 3,422 sq ft | HAR 2025 facts (Southdale) |
| Median lot | 5,125 sq ft | HAR 2025 facts (Southdale) |
| Median year built | 2000 | HAR 2025 facts (Southdale) |
| Single-family homes | 766 | HAR 2025 facts (Southdale) |
| Tax rate: City of Bellaire | $0.4174 per $100 (2025) | official rate; not a tax bill |
| Tax rate: Houston ISD | $0.8421 per $100 (2026) | official rate; not a tax bill |
| Tax rate: Harris County | $0.4175 per $100 (2026) | official rate; not a tax bill |
Median closed sale price, recent closed sales, price per square foot, days on market and inventory for Southdale 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 Southdale Fact Sheet.
Michael’s Take Broker opinion, based on the sourced facts above
My take: Southdale is about location inside Bellaire, near the parks and the Bissonnet stores. Compare the house with the rebuilds around it, and ask the seller for the elevation certificate and flood claim history. I would also order an MLS report, because HAR's $941,131 median is a market value, not a sale price.
Southdale vs. Nearby Neighborhoods
Southdale vs. Braeburn Country Club Estates
Choose Braeburn Country Club Estates and you gain: A HAR median lot of 19,500 sq ft and a median home of 5,281 sq ft in the same city.
You give up: A HAR median market value of $1,747,614 and a location in west Bellaire, farther from Evelyn's Park.
Southdale vs. West University Place
Choose West University Place and you gain: A lower 2025 city rate ($0.229441 per $100) and Rice Village at the city's edge.
You give up: A HAR 2025 median market value of $2,108,596, and no general city homestead exemption.
Southdale vs. Southside Place
Choose Southside Place and you gain: An even smaller city with its own pool and a lower 2025 city rate ($0.340896).
You give up: A HAR 2025 median market value of $2,261,359 and its own utility and $40 monthly sanitation fees.
Questions buyers ask about Southdale
Is Southdale a good place to live?
It suits buyers who want to be in east Bellaire near Evelyn's Park, the Bissonnet H-E-B and two METRO bus lines, inside a zoned city with its own services. Check the flood history and elevation of each house, the permit rules, and recent sales with an MLS report.
Sources: Census geocoder: 4326 Wendell St Bellaire: Evelyn's Park Evelyn's Park Conservancy Checked Oct 28, 2026
What are the downsides of living in Southdale?
The original houses were inexpensive postwar builds, and Bellaire's teardowns mean construction next door is common. The city's flood record includes 2001, 2015 and 2017, most work needs a permit, and there is no association to enforce any deed restrictions.
Sources: Census geocoder: 4326 Wendell St Bellaire: Evelyn's Park Evelyn's Park Conservancy Checked Oct 28, 2026
Researched and checked Oct 28, 2026. Facts link to their sources; Michael’s take is his opinion.
Every neighborhood has its advantages and tradeoffs. Before you buy, let’s talk about what actually matters to you.
Michael O’Neal
Broker | REALTOR® · The Michael O’Neal Group
Keller Williams Realty Northeast
Call or text: 832-797-3780 · themichaelonealgroup.com
Neighborhood fact sheet
Southdale Fact Sheet
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 |
|---|---|---|---|---|
| Southdale | 766 | 3,422 sq ft | 2000 | $941,131 |
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.
Checked Oct 28, 2026
Property taxes
| Taxing unit | Adopted rate | Year | Source |
|---|---|---|---|
| City of Bellaire | $0.4174 per $100 | 2025 | Source |
| Houston ISD | $0.8421 per $100 | 2026 | Source |
| Harris County | $0.4175 per $100 | 2026 | Source |
| Harris County Flood Control District | $0.05266 per $100 | 2026 | Source |
| Harris County Hospital District | $0.19528 per $100 | 2026 | Source |
| Port of Houston Authority | $0.00603 per $100 | 2026 | Source |
| Harris County Department of Education | $0.0048 per $100 | 2025 | Source |
| Houston City College | $0.0988 per $100 | 2025 | Source |
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.
- Harris Central Appraisal District property search
- Harris County Tax Office
- True Cost of Homeownership calculator
Checked Oct 28, 2026
HOA dues
Associations and deed restrictions differ by subdivision here. Ask the seller for the resale certificate and the recorded restrictions for the specific address.
Schools
- Houston ISD HISD School Locator (by 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 research
- FEMA Flood Map Service Center
- Harris County Flood Control District - Harris County Flood Education Mapping Tool
- How to read Houston flood maps
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.
Nearby essentials
Hospitals with an emergency room
Shopping
- Rice Village 2.3 mi
- River Oaks District 3.0 mi
- The Galleria 3.0 mi
Parks and nature
- Evelyn's Park 0.5 mi
- Levy Park 2.7 mi
- Gerald D. Hines Waterwall Park 2.8 mi
Golf clubs and courses
- Wildcat Golf Club 3.3 mi
- Hermann Park Golf Course 3.9 mi
Straight-line distance from the approximate center of Southdale, not driving distance or time. Each name links to its official site. A list is not a recommendation or a ranking.
Checked Oct 28, 2026
Thinking About Buying or Selling in Southdale?
Every neighborhood has its advantages and tradeoffs. Let me help you understand the market, the costs and what to look for before making a decision.
Michael O’Neal
Broker | REALTOR® · The Michael O’Neal Group
Keller Williams Realty Northeast
Call or text: 832-797-3780
Personal help
Questions about Southdale?
Everything on this page is free to read. When you want help with a specific home, a shortlist or your own home’s value, tell us what you need.
832-797-3780
Researched and checked Oct. 28, 2026. Every fact links to its source. Related: Bellaire · All Houston communities · Area map