Nottingham Forest
Nottingham Forest
A Memorial-area neighborhood inside the City of Houston. A civic association founded in 1964, with 931 single-family properties in HAR's 2025 Facts and resident membership in the Nottingham Forest Club on Kickerillo Drive included in the assessment.
Last reviewed October 22, 2026 · Researched by Michael O’Neal, Broker · REALTOR®
Keeping It Real with Michael O’Neal
Why Live in Nottingham Forest? The Good, The Bad & The Reality
Want a large, established Memorial neighborhood where the pools, lighted courts and a 5 acre park come with your assessment? Nottingham Forest is built around its club. But the association's approvals run on a clock, and the restrictions on file do not answer every question, leasing included.
Neighborhood Reality Check
Why You’ll Love It
- The club comes with the house
- Back door trash pickup
- Patrols the association pays for
What Might Surprise You
- Approvals expire
- Leasing is an open question
- Mandatory assessment, amount unpublished
Everyday Convenience
- ER: HCA Houston Healthcare West, 2.2 mi
- Shopping: Town & Country Village, 2.3 mi
- Park: Terry Hershey Park, 1.8 mi
Straight-line miles.
Michael’s Take
If you want the pool, courts and park without writing a second check, Nottingham Forest is set up for that.
Compare nearby:
Five Reasons People Love Living in Nottingham Forest
- 1The club comes with the house
Resident membership dues for the Nottingham Forest Club are included in the HOA assessment. The club sits on 10.5 wooded acres with a 2,880 square foot clubhouse, a three section pool with a six lane lap pool, a diving well, five lighted hard courts, a basketball court and a 5 acre park.
- 2Back door trash pickup
The association contracts trash collection on Mondays and Thursdays with back door pickup (curbside only above six bags), plus recycling and large items on Thursdays.
- 3Patrols the association pays for
The association employs Harris County Precinct 5 constables to patrol day and night, with a security and vacation watch line at 281-463-6666.
- 4A big, established neighborhood
The civic association dates to 1964 and covers seven restricted sections. HAR's 2025 Facts count 931 homes with a median of 2,898 square feet on a 9,085 square foot lot, median year built 1967.
Nottingham Forest Civic Association Nottingham Forest deed restrictions HAR.com Nottingham Forest 2025 Facts
- 5Room to build up
Houses may be up to 36 feet tall on lots under 15,000 square feet and 38 feet on larger lots, and fences of wood or wrought iron can reach 8 feet behind the front wall of the house.
Five Things You Should Know Before Moving to Nottingham Forest
- 1Approvals expire
ACC approval lasts six months to get permits, and work must be finished within 18 months of permits. The association asks for submittals 30 days ahead, or about 90 days ahead for a new home.
- 2Leasing is an open question
The deed restriction text on file does not address leasing or short-term rentals. Houston has required a city registration for rentals under 30 days since Jan. 1, 2026, so ask the association before you count on rental income.
Nottingham Forest deed restrictions City of Houston STR ordinance
- 3Mandatory assessment, amount unpublished
The annual assessment is set from a budget, due January 1 and a lien on the lot; owners cannot opt out. The amount is not on the association's public pages, so get it on the resale certificate through Crest Management.
Nottingham Forest deed restrictions Nottingham Forest Civic Association
- 4Garage and attic limits
Garages must hold at least two cars in at least 450 square feet and cannot be converted to living space unless plans include a new garage. On two story homes, livable attic space above the second floor is capped at 35% of the second floor.
- 5Buffalo Bayou is close by
The club handbook places neighboring Ashford Forest north of the bayou, and in 2017 Addicks and Barker releases into Buffalo Bayou rose to a combined 13,000 cubic feet per second. Since 2018 Houston requires new homes in the 100 year or 500 year floodplain to sit 2 feet above the floodplain level, so check each lot's maps.
Nottingham Forest Club Community Impact (2017 reservoir releases) Texas Tribune (2018 floodplain rules)
Who Might Love Nottingham Forest?
- Buyers who want pools, courts and a park included rather than a separate club bill
- Buyers who want back door trash pickup and an association that handles the details
- Buyers who want a large established neighborhood from the 1960s
- Buyers who may want to build taller, with height limits of 36 to 38 feet
Who Might Prefer Somewhere Else?
- If you want a written ban on short-term rentals, Memorial Bend requires leases of at least 180 days.
- If you want a newer and larger median home, compare Memorial Thicket, with a 1982 median year built.
- If you want a separate village with its own police and tree rules, look at Piney Point Village.
Everyday Convenience in Nottingham Forest
- Trash timing Trash may not go to the curb before 6 p.m. the evening before pickup. Nottingham Forest important info
- Shared club Club access covers Nottingham Forest and Ashford Forest residents plus paid non-resident members, and the NF Sharks swim team competes in the Memorial Spring Branch Swim Conference. Nottingham Forest Club
- Storage pods and signs A storage container may sit on the driveway up to 14 days, twice a year, and one for sale sign of up to 5 square feet is allowed. Nottingham Forest deed restrictions
- Civic meetings at the club Memorial Super Neighborhood 16 holds its monthly meetings at the Nottingham Forest Club on the fourth Monday at 6:30 p.m. City of Houston Super Neighborhood 16
Main routes: Memorial Drive, Kirkwood Road and Dairy Ashford Road; the club is at 325 Kickerillo Drive, south of Memorial Drive between Kirkwood and Dairy Ashford. Nottingham Forest Club
| Hospital with an ER | HCA Houston Healthcare West 2.2 mi |
|---|---|
| Major shopping | Town & Country Village 2.3 mi |
| Parks and nature | Terry Hershey Park 1.8 mi |
| Golf | Sharpstown Park Golf Course 5.3 mi |
| Airport | George Bush Intercontinental Airport (IAH) 22 mi |
| Airport | William P. Hobby Airport (HOU) 20 mi |
Distances are straight-line from the approximate center of Nottingham Forest, 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 | $920,000 | HAR 2025 facts (Nottingham Forest) |
|---|---|---|
| Value range | $620 - $1247 K | HAR 2025 facts (Nottingham Forest) |
| Median home size | 2,898 sq ft | HAR 2025 facts (Nottingham Forest) |
| Median lot | 9,085 sq ft | HAR 2025 facts (Nottingham Forest) |
| Median year built | 1967 | HAR 2025 facts (Nottingham Forest) |
| Single-family homes | 931 | HAR 2025 facts (Nottingham Forest) |
Median closed sale price, recent closed sales, price per square foot, days on market and inventory for Nottingham Forest 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 Nottingham Forest Fact Sheet.
Michael’s Take Broker opinion, based on the sourced facts above
My take: If you want the pool, courts and park without writing a second check, Nottingham Forest is set up for that. Ask for the resale certificate early so the assessment is a real number, and ask the association directly about leasing, since the restrictions I can point to are silent on it. If you are planning a remodel, line up your ACC submittal before closing so the six month and 18 month clocks work for you.
Nottingham Forest vs. Nearby Neighborhoods
Nottingham Forest vs. Wilchester
Choose Wilchester and you gain: Wilchester's HAR 2025 median lot is 9,605 square feet against 9,085, and its homeowners share three pools, three tennis courts and a park.
You give up: Two separate HOAs cover Wilchester and Wilchester West, and the Wilchester association does not review drainage on projects.
Nottingham Forest vs. Memorial Bend
Choose Memorial Bend and you gain: Memorial Bend bans short-term rentals in writing and requires 180 day leases, with about 353 homes instead of 931 (HAR 2025).
You give up: Memorial Bend's club costs extra on top of civic fees, and the neighborhood borders Buffalo Bayou.
Nottingham Forest vs. Memorial Thicket
Choose Memorial Thicket and you gain: The Thicket's HAR 2025 median home was built in 1982 with 3,733 square feet, and a 24 hour guard is in its assessment.
You give up: There is no neighborhood club, and its homes split between Houston ISD and Katy ISD.
Questions buyers ask about Nottingham Forest
Is Nottingham Forest a good place to live?
It suits buyers who want a large established 1960s neighborhood with club membership, pools, lighted courts and a park included in the assessment, plus back door trash pickup and association patrols. Check the current assessment, the leasing rules and the flood maps for the address.
Sources: Nottingham Forest Club handbook Nottingham Forest important info Nottingham Forest deed restrictions Checked Oct 28, 2026
What are the downsides of living in Nottingham Forest?
ACC approvals expire after six months and work must finish within 18 months of permits. The restrictions on file do not address leasing, the assessment amount is not public, garages cannot be converted, and Buffalo Bayou is close enough that every lot needs flood research.
Sources: Nottingham Forest Club handbook Nottingham Forest important info Nottingham Forest deed restrictions 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
Nottingham Forest 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 |
|---|---|---|---|---|
| Nottingham Forest | 931 | 2,898 sq ft | 1967 | $920,000 |
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 22, 2026
Property taxes
We have not confirmed an official rate list for Nottingham Forest. Every address has its own set of taxing units; the appraisal district account lists them.
HOA dues
Nottingham Forest Civic Association. No assessment amount is published by an official source, so we do not show one. Association details.
Schools
- Spring Branch ISD Find My Zoned School (by address)
School assignments and attendance boundaries can change. Confirm the assigned schools directly with the district before making a housing decision.
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
- Town & Country Village 2.3 mi
- CITYCENTRE 2.5 mi
- The Galleria 8.2 mi
Parks and nature
- Terry Hershey Park 1.8 mi
- George Bush Park 5.8 mi
- Tanglewood Park 6.9 mi
Golf clubs and courses
- Sharpstown Park Golf Course 5.3 mi
- Memorial Park Golf Course 9.6 mi
Straight-line distance from the approximate center of Nottingham Forest, not driving distance or time. Each name links to its official site. A list is not a recommendation or a ranking.
See Nottingham Forest on the area map
Checked Oct 28, 2026
Overview and location
| City | City of Houston |
|---|---|
| County | Harris |
| School district | Spring Branch ISD |
| Police | Houston Police Department, plus association-employed Harris County Constable Precinct 5 patrols |
| Fire and EMS | Houston Fire Department |
| Building permits | Houston Permitting Center / Houston Public Works |
Source: official site.
Where it is. No official boundary map was readable. The club page places the neighborhood club at 325 Kickerillo Drive, south of Memorial Drive between Kirkwood and Dairy Ashford, and the club handbook places neighboring Ashford Forest north of the bayou. Source
- Inside the City of Houston Nottingham Forest is in the City of Houston and Spring Branch ISD; the Census geocoder places 325 Kickerillo Drive (the neighborhood club) in Houston. U.S. Census Bureau Geocoder
- Super Neighborhood 16 meets here Memorial Super Neighborhood 16 (Council District G) holds its monthly meetings at the Nottingham Forest Club, 325 Kickerillo Drive, on the fourth Monday at 6:30 p.m. City of Houston Department of Neighborhoods
- Civic association founded 1964 The Nottingham Forest Civic Association was founded in 1964 as a non-profit Texas corporation run by a board of resident trustees; it enforces deed restrictions and handles trash, security and the entrances and common areas. Nottingham Forest Civic Association
- Seven restricted sections The association's deed restrictions cover Nottingham Forest Sections One through Seven. Nottingham Forest Civic Association (Deed Restrictions, 1.05)
Homes and lots
- HAR 2025 snapshot HAR's 2025 Facts for Nottingham Forest show 931 single-family properties with a median of 2,898 sq ft, a median lot of 9,085 sq ft and a median year built of 1967 (ZIP 77079). HAR.com
Prices and market conditions
Nottingham Forest 2025 Facts, values exactly as HAR.com shows them (appraisal-district data, not sale prices), checked Oct. 22, 2026: HAR.com. Neighborhood figures are not the value of any one home.
- HAR 2025 values HAR lists a median appraised value of $871,853, a median market value of $920,000 and a Median Price / Sqft. of $349.19 for Nottingham Forest (2025 Facts). HAR.com
HAR’s neighborhood figures come from appraisal-district records. Asking prices and closed sales are different measures; for a specific home, request a pricing review.
Associations and deed restrictions
- Nottingham Forest Civic Association Deed-restricted association: owners are bound by its restrictions and assessments. Dues: not published on the association’s public site; ask for the resale certificate. Deed restrictions. Association site
Order the resale certificate during your option period; it shows every association that bills the home, current assessments and transfer fees.
Building, renovation and tree rules
Rules below are summaries of the city’s or the association’s own pages and documents. Before you buy a home to remodel or rebuild, confirm the current rules and fees with the permit office named above.
Lots, setbacks, height and coverage
- Height and attic space Houses may be up to 36 feet tall on lots under 15,000 sq ft and 38 feet on larger lots (chimneys excluded), measured from the average natural grade; on two-story homes, livable attic space above the second floor may not exceed 35% of the second floor's area. Nottingham Forest Civic Association (Deed Restrictions, 5.02-5.03)
- Side setbacks Side setbacks are 5 feet for houses and auxiliary structures and 3 feet for detached garages; front and side-street lines follow the recorded plat, and front-facing garage doors must be 20 feet behind the front corner of the house. Nottingham Forest Civic Association (Deed Restrictions, 5.12-5.14)
- Minimum size and garage One-story homes need at least 2,000 sq ft of ground-floor living area, and garages must hold at least two cars with at least 450 sq ft; the garage ground floor cannot be converted to living space unless plans include a new garage. Nottingham Forest Civic Association (Deed Restrictions, 5.12, 5.15)
- 2018 elevation rule Houston City Council voted 9-7 on April 4, 2018 to raise building standards in the 100-year and 500-year floodplains; CBS News (AP) reported the new standard as 2 feet above the ground or above the projected 500-year flood level, up from 1 foot above the 100-year level. Ask the city or a surveyor how the current rule applies to a specific lot. CBS News (AP), April 4, 2018
- Residential site development permit Preparing a lot for a new single-family home inside Houston requires a Residential Site Development Permit from Houston Public Works covering driveways, sidewalks and utility connections; it needs plan review and inspection, is valid six months and lists 15 business days processing. Houston Permitting Center
Trees
- Fences Fences may not sit closer to the street than the front wall of the house, must be wood or wrought iron (brick or stone pilasters allowed) and may be up to 8 feet tall; driveway gates must be open-design wrought iron. Nottingham Forest Civic Association (Deed Restrictions, 5.19-5.20)
- Trees in the right-of-way Removing or trimming a tree in the city right-of-way, a median or other city property needs a Parks and Recreation permit; the permit must be posted 20 days before work, and unpermitted street-tree removal can be reported to the Urban Park Rangers at 832-395-7100. Houston Permitting Center (Parks and Recreation permit)
- Chapter 33 tree and shrub ordinance Houston's Tree and Shrub Ordinance (Code Chapter 33) sets minimum street-tree and shrub planting based on property size; the Planning and Development Department (832-393-6600) answers questions for a specific lot. City of Houston Planning and Development
Permits, demolition and construction
- ACC review timing A three-member ACC must approve construction and exterior changes in writing; plans not rejected within 30 days are deemed approved except for express violations, approvals last six months to get permits, and work must finish within 18 months of permits. The association asks for submittals 30 days ahead, or about 90 days ahead for new homes. Nottingham Forest Civic Association (Deed Restrictions, Art. III)
- City floodplain development permit Because the neighborhood is inside Houston, any construction in the 500-year floodplain, 100-year floodplain or floodway needs a floodplain development permit from the city's Floodplain Management Office (1002 Washington Ave., 3rd floor; 832-394-8854), which also inspects the work. Houston Permitting Center, Floodplain Management Office
- 30-day residential permit program The Houston Permitting Center runs a 30-Day Residential Permitting Program that aims to issue eligible single-family permits within 30 business days when the applicant submits complete plans and answers comments on schedule. Houston Permitting Center (presentation, Nov. 19, 2025)
Pools, fences, rentals and other rules
- Mandatory assessment The annual maintenance assessment is set from a budget, due January 1 and delinquent after January 31; owners cannot opt out, and it is a personal obligation and lien on the lot, subordinate to purchase-money mortgages. Nottingham Forest Civic Association (Deed Restrictions, Art. VII)
- Management company Crest Management (281-579-0761) handles conveyances (resale and transfer requests) for the association. Nottingham Forest Civic Association
- Storage containers and signs A storage container may sit on the driveway up to 14 days, twice a year; one for-sale sign up to 5 sq ft and 4 feet tall is allowed. Nottingham Forest Civic Association (Deed Restrictions, 5.18-C, 5.24)
- City short-term rental registration Houston requires hosts renting a home for fewer than 30 consecutive days to register with the city and show the registration number on listings; from Jan. 1, 2027 the city will ask platforms to remove unregistered listings. Neighborhood deed restrictions can be stricter than the city rule. City of Houston Administration and Regulatory Affairs
- City help with deed restrictions The City of Houston Legal Department can seek an injunction over deed restriction violations that began after August 1965; filing a complaint is free (by mail, through a Council Member or the Deed Restriction Hotline), and the Harris County Clerk (713-755-6405) provides copies of recorded restrictions. City of Houston Legal Department
Flood and drainage research
- Check the address on official maps Look up the exact address on FEMA's Map Service Center (effective maps), HCFCD's Flood Education Mapping Tool (floodway, 1% and 0.2% floodplains, ponding) and the MAAPnext draft maps; maapnext.org says FEMA is using MAAPnext data for new Harris County maps and the drafts are for information only. Harris County Flood Control District; MAAPnext
- Buffalo Bayou linear detention upstream HCFCD has been adding linear stormwater detention along Buffalo Bayou between State Highway 6 and the Sam Houston Tollway; Phase 1 on the south bank inside Terry Hershey Park, between Eldridge Parkway and Dairy Ashford, was scheduled to start construction in April 2019. Harris County Flood Control District press release
- Buffalo Bayou watershed project list HCFCD's Buffalo Bayou project list includes a study of bridges and high-flow bypasses (CI-016), floodplain storage along the bayou (CI-017), Spring Branch rehabilitation (CI-018), a micro-detention feasibility study (CI-024) and a feasibility study of tributaries W151 and W153 (F-81). Check each page for current status. Harris County Flood Control District
A neighborhood name never tells you a home’s flood risk. Check the address on the FEMA map and the Harris County tools, read the seller’s disclosure, ask for any elevation certificate and get a flood insurance quote during your option period.
Parks, shopping and amenities
- Club membership included in assessment Resident membership dues for the Nottingham Forest Club are included in the homeowners association assessment; residents are in good standing once the full assessment is paid, and outside residents can buy non-resident memberships. Nottingham Forest Club Member Handbook (rev. Jan. 2024)
- Club facilities The club at 325 Kickerillo Drive sits on 10.5 forested acres with a 2,880 sq ft clubhouse, a three-section pool with a six-lane 25-yard lap pool, a diving well, a slide and a baby pool, five fenced and lighted outdoor hard courts, a basketball court and a 5-acre park. Nottingham Forest Club Member Handbook
- Shared with Ashford Forest Club access is for Nottingham Forest and Ashford Forest residents (Ashford Forest north of the bayou), plus paid non-resident members; the NF Sharks swim team competes in the Memorial Spring Branch Swim Conference. Nottingham Forest Civic Association
- Terry Hershey Park Terry Hershey Park, 15200 Memorial Drive, is a 496-acre Harris County Precinct 4 park with 11.05 miles of trail along Buffalo Bayou, open 7 a.m. to 9 p.m. Harris County Precinct 4
Getting around
- Constable patrols The association employs Harris County Precinct 5 constables to patrol day and night; the security and vacation-watch number is 281-463-6666. Nottingham Forest Civic Association
- Back-door trash pickup The association contracts trash collection on Mondays and Thursdays with back-door pickup (curbside only above six bags), large items on Thursday and recycling each Thursday; trash may not go to the curb before 6 p.m. the evening before. Nottingham Forest Civic Association
Before you buy: the three things to check
- Flood research
Look the address up on FEMA MSC, HCFCD's mapping tool and MAAPnext, and ask for an elevation certificate and claims history.
- Get the assessment and club terms in writing
Ask Crest Management for the resale certificate showing the current assessment and confirm club membership status for the address.
- Check rebuild limits before buying a teardown
Confirm the plat building line, the 36/38-foot height rule and the 5-foot side setbacks, and plan the ACC and city permit timelines.
Questions buyers ask
Does Nottingham Forest have a pool and tennis club?
Yes. The Nottingham Forest Club at 325 Kickerillo Drive has a pool complex, five lighted outdoor hard courts, a basketball court and a 5-acre park. Resident membership dues are included in the HOA assessment.
Sources: nottinghamforesthouston.com · nottinghamforesthouston.com Checked Oct. 22, 2026
Are Nottingham Forest HOA dues mandatory?
Yes. Owners cannot opt out of the annual assessment, which is due January 1 and secured by a lien on the lot. The amount is set each year from the budget; ask Crest Management for the current figure.
Sources: nottinghamforesthouston.com · nottinghamforesthouston.com Checked Oct. 22, 2026
How tall can a new house be in Nottingham Forest?
Up to 36 feet on lots under 15,000 sq ft and 38 feet on larger lots, chimneys excluded. Side setbacks are 5 feet for the house, and fences cannot sit closer to the street than the house's front wall.
Sources: nottinghamforesthouston.com Checked Oct. 22, 2026
Is there security patrol in Nottingham Forest?
Yes. The association employs Harris County Precinct 5 constables to patrol day and night, in addition to Houston police. Call 281-463-6666 for security or vacation watch.
Sources: nottinghamforesthouston.com Checked Oct. 22, 2026
How long does architectural approval take?
The ACC has 30 days to act on plans; the association asks for submittals 30 days before a project and about 90 days ahead for new homes or major additions. City of Houston permits are separate.
Sources: nottinghamforesthouston.com · nottinghamforesthouston.com Checked Oct. 22, 2026
Which school district serves Nottingham Forest?
Spring Branch ISD. Use the district's school finder with the exact address to see the current and future zoned campuses.
Sources: geocoding.geo.census.gov · springbranchisd.com Checked Oct. 22, 2026
Available homes
This search uses the MLS subdivision name "NOTTINGHAM FOREST (filter to ZIP 77079)" in ZIP code 77079, so it can include similarly named sections or miss homes recorded under another plat name; ask us for an exact list.
Listings provided through HAR.com (Houston Association of REALTORS® Information Service); information believed accurate but not guaranteed. Open this search in a new window.
Ask Michael
Questions about Nottingham Forest?
Call or text Michael O’Neal at 832-797-3780, or send a note. Michael is a licensed real estate broker, not an attorney, engineer, surveyor, insurance agent or tax adviser; for those questions he will point you to the right professional.
Compare with: Bunker Hill Village · Piney Point Village · Hunters Creek Village · Hedwig Village · Spring Valley Village · Hilshire Village · Fleetwood · Frostwood · All of Memorial
How we researched this page: city, county, school-district, flood-control and association sources, plus HAR.com neighborhood data. Every fact links to the source we opened on Oct. 22, 2026.
For homeowners
Selling a home in Nottingham Forest?
Our Nottingham Forest seller guide covers HAR market data, what buyers will ask about and what to have ready, plus a free, no-obligation pricing review.
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