Piney Point Village

Overview and location

Source: official site.

Where it is. An incorporated city west of downtown Houston along the Memorial Drive corridor, near I-10 and Beltway 8, with drainage corridors running to Buffalo Bayou. It borders Bunker Hill Village (shown on Bunker Hill's city limit map) and other Memorial Villages. The city gives no written boundary description; use the city's GIS map for exact limits. Source

• Mayor and five aldermen Piney Point Village is governed by a mayor and five aldermen, all volunteers serving two-year terms, with a city administrator. Council meets the fourth Monday of each month; notices are posted online, at City Hall and outside Memorial Drive Elementary (11202 Smithdale). City of Piney Point Village
• Census land area The Census Bureau's TIGERweb record for Piney Point Village city lists 5,500,895 square meters of land (about 2.12 square miles), with an internal point near 29.7559 N, 95.5156 W. U.S. Census Bureau TIGERweb
• Population over time The city's history page shows 1,790 residents in 1960, 3,257 in 1990, 3,380 in 2000, 3,125 in 2010 and 3,128 in 2020. City of Piney Point Village
• Early community By 1966 the village had a public school and several churches, according to the city's history. City of Piney Point Village
• Where it sits The city describes itself as west of downtown Houston along the Memorial Drive corridor, near I-10 and Beltway 8, with natural drainage corridors that connect to Buffalo Bayou. City of Piney Point Village
• City Hall City Hall is in an office building at 7660 Woodway, Suite 460, Houston, TX 77063 (713-782-0271), open Monday-Thursday 7:30 a.m.-noon and 1-4:30 p.m. and Friday 7:30 a.m.-noon. City of Piney Point Village

Homes and lots

• Median year built HAR's 2025 facts give median years built of 1999 (Piney Point Manor), 1970 (Piney Point Shadows) and 1991 (Memorial Terrace). HAR.com

Prices and market conditions

Piney Point Manor 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.

Piney Point Shadows 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.

Memorial Terrace 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.

• Lot sizes in HAR data HAR's 2025 facts show median lots of 22,400 sq ft in Piney Point Manor, 35,910 sq ft in Piney Point Shadows and 15,479 sq ft in Memorial Terrace. HAR.com
• Piney Point Estates is not the village HAR's 'Piney Point Estates' neighborhood (ZIP 77063) is in the City of Houston and Houston ISD, not Piney Point Village; HAR's tax table there shows the City of Houston. 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.

Property taxes

Every home pays several taxing units. The rates below are the latest adopted rates we could verify; your bill depends on the appraised value, your exemptions and the exact units on the account. Look up the address on HCAD before you budget.

• Village exemptions For 2025 the SBISD tax office lists Piney Point Village's local exemptions as $100,000 for over-65 and $21,000 for disabled owners; the village lists no general homestead percentage. Spring Branch ISD Tax Office
• MVWA tax exemptions The Memorial Villages Water Authority, a separate taxing unit on Piney Point bills, offers a 20% homestead exemption and $100,000 over-65 and disabled exemptions (2025). Spring Branch ISD Tax Office
• Taxing units on a Piney Point bill HAR's tax tables for Piney Point Manor, Piney Point Shadows and Memorial Terrace list Piney Point Village, Memorial Villages WA, Spring Branch ISD, Harris County, the Flood Control District, Hospital District, Department of Education and Port of Houston. Confirm units for a specific account on HCAD. HAR.com
• Where to pay City property taxes appear on the Spring Branch ISD statement; contact the SBISD Tax Office at 713-251-7960. City of Piney Point Village

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

• Lot coverage 30% / 50% Under Chapter 74, Section 244(g), the main house may cover at most 30% of the lot and all coverage combined (house, accessory buildings, driveways, walks, pool and decking) at most 50%. Every permit uses the city's Area Calculations Form. City of Piney Point Village
• 35-foot height limit New homes may not exceed 35 ft, measured from average natural grade, and builders must file a height certificate before the frame cover inspection. City of Piney Point Village
• Front setbacks A 2020 setback ordinance the city posts (its number and date are blank) sets a 50 ft front yard in most of the village, 40 ft on Gingham Drive and Jan Kelly Lane, and 25 ft on Surrey Oaks Lane, Dana Lane, listed Lanecrest Lane addresses and the part of a lot on a cul-de-sac turnaround. Confirm the adopted version with the city. City of Piney Point Village
• Side yards scale with lot width The same posted 2020 ordinance sets each side yard at 15% of the lot width at the building line, never less than 15 ft and never required to exceed 30 ft (10 ft on the Surrey Oaks, Dana and listed Lanecrest addresses). The April 2022 Planning and Zoning minutes show the 15% rule applied. City of Piney Point Village
• City rules vs. deed restrictions At an April 2022 Planning and Zoning meeting, the city attorney explained that the city reviews plats against its own rules and cannot enforce private deed restrictions, such as a 60 ft setback on Stillforest Street. Buyers need to check both. City of Piney Point Village
• Accessory buildings Accessory buildings must be one story, no taller than 20 ft and without kitchen facilities. They may sit inside the building lines, or in the rear third of the lot at least 10 ft from the property line. City of Piney Point Village
• Minimum tree density The Tree Criteria Manual requires at least one tree of 3 inches or more per 2,000 sq ft of lot, with 25% of required replacement trees within 20 ft of the property line. Replacements are at least 3-inch caliper and must be planted before the certificate of occupancy. City of Piney Point Village

Trees

• Tree duties pass to buyers Replacement trees must survive one year from the certificate of occupancy, and the replacement obligation transfers with a change in ownership. City of Piney Point Village
• Tree disposition plan Applications for demolitions, new homes, pools, fences and additions need a tree disposition plan, with a survey signed by a certified forester of all trees over 3 inches, even if none will be removed. Any later removal needs a revised plan and city approval. City of Piney Point Village
• Tree protection Protected trees get chain-link fencing at least 4 ft tall with posts no more than 6 ft apart; the critical root zone radius in feet equals trunk diameter in inches, and no more than 25% of it may be paved. The city's tree protection sign warns of fines up to $500. City of Piney Point Village
• Urban forester The city's part-time contract urban forester reviews tree plans and is available Tuesdays and Thursdays by appointment. City of Piney Point Village

Permits, demolition and construction

• MVWA sign-off on projects MVWA must approve new homes, major renovations, demolitions, pools and fences before the city issues a permit; for new homes it reviews and signs the plan set to confirm manhole elevations. City of Piney Point Village
• HOA approval with permits Permits for pools and fences require a notarized homeowner affidavit, and in a neighborhood with an active HOA the city also requires the HOA's approval. City of Piney Point Village
• Construction hours Section 10-1 allows building work 7 a.m.-7 p.m. Monday-Friday and 8 a.m.-6 p.m. Saturday, with none on Sundays or on Memorial Day, Independence Day, Labor Day, Thanksgiving, Christmas or New Year's Day. Each day of a violation is a separate offense. The 2026 builder checklist wording on Saturdays is unclear, so confirm with the city. City of Piney Point Village
• Fire sprinkler review New-home fire sprinkler plans are submitted separately and approved by the Memorial Villages fire marshal. City of Piney Point Village
• Construction fencing City ordinance requires 6 ft chain-link temporary construction fencing with green mesh around new-home sites. City of Piney Point Village
• Major renovation rules Major renovations need a pre-submittal meeting by appointment, MVWA approval before the permit, engineer-stamped structural plans, tree protection fencing and temporary drainage; interior demolition cannot start until the permit is issued. Plan review can take up to two weeks. City of Piney Point Village
• Demolition permit A house demolition needs MVWA approval, proof of ownership, a survey, a plumbing permit for the sewer disconnect, a tree disposition plan and stamped letters to everyone on the street, and the City Forester must authorize the permit before work starts. City of Piney Point Village
• Pool permits Every new pool needs an engineer's drainage plan with pool, coping, deck and perimeter elevations, MVWA approval, a tree disposition plan and neighbor letters, and pools count toward lot coverage. Doors to the backyard and gates must meet the 2018 IRC pool barrier code. City of Piney Point Village
• Fence permits A permit is required for any new or existing fence work, with MVWA approval, a survey marking shared and non-shared fences and a tree disposition plan. Corner lots fall under a separate corner-lot fence ordinance requiring approved, irrigated landscaping (Ordinance 2021.04.13.A; Section 74-245). City of Piney Point Village
• Drainage details Driveways, patios and walks must be at least 3 ft from the side property line; swales must be at least 6 inches deep with no landscaping in them; culverts are at least 24 inches; and topographic surveys older than 24 months are not accepted. City of Piney Point Village

Pools, fences, rentals and other rules

• Payment fraud warning The city warns it only uses email addresses ending in @pineypt.org and will never ask for payment by ACH or wire transfer. City of Piney Point Village
• Alarm registration Residents register alarm systems each year through the Memorial Villages Police website; a fee applies after more than six false alarms in a calendar year. City of Piney Point Village
• Vehicle ID stickers Residents get vehicle identification stickers at City Hall and must show a driver license on request. City of Piney Point Village
• New-home submittal Incomplete new-home packets are not accepted. A packet needs CenterPoint approval first, MVWA approval, a tree disposition plan, neighbor letters, a notarized homeowner affidavit and the area calculation; drainage plans go in separately through the city's online portal. City of Piney Point Village
• Building codes The city builds to the 2018 IRC, IPC, IMC, IECC and Fire Code and the 2023 National Electrical Code. City of Piney Point Village
• Contractor registration Contractors register annually ($75 for 2026); electrical, plumbing, mechanical and fire sprinkler contractors pay no fee. Work started before a permit or inspection costs double the permit fee or at least $300. City of Piney Point Village
• 200-foot neighbor letters Additions and major renovations require stamped letters to residents within 200 ft of the construction site, including those at the front, back and sides of the property. City of Piney Point Village
• No black-bottom pools The city's pool packet states black-bottom pools are not allowed and that pool backwash must go to the sanitary sewer. City of Piney Point Village
• Variances Any variance must have board approval before a building permit is issued. City of Piney Point Village

Schools

• Schools shown on HAR listings A HAR listing page for a Piney Point Village home on W. Dana Lane shows Memorial Drive Elementary, Spring Branch Middle and Memorial High. HAR notes its school data is computer generated; confirm with the district. HAR.com
• Check the district first Because the city lists both Spring Branch ISD and Houston ISD as school districts, check which district appears on the property's tax account before using that district's zoned-school lookup. Spring Branch ISD

School assignments and attendance boundaries can change. Confirm the assigned schools directly with the district before making a housing decision.

Flood and drainage research

• Soldiers Creek drainage study HCFCD's Buffalo Bayou project list includes F-80, a Soldiers Creek subwatershed drainage improvements study. At an April 2022 Piney Point Planning and Zoning meeting, residents raised drainage toward Soldiers Creek during a replat review, and the city said drainage is reviewed at the building permit stage. Harris County Flood Control District
• Drainage design standard Drainage plans use the Harris County Region 2, 2-year storm with Atlas 14 rainfall. City of Piney Point Village
• Floor height and fill limits A new home's finished floor must be at least 12 inches above the nearest sanitary sewer manhole lid. No more than 12 inches of fill is allowed on a lot (outside the foundation and qualifying driveway), and plans must show no net fill below the 500-year flood elevation. City of Piney Point Village
• Drainage plan portal Drainage, plat and right-of-way plans are uploaded on the city website, where review status can be tracked; the city also publishes an online benchmark map and GIS city map. City of Piney Point Village
• Check flood maps by address Check each address on FEMA's Map Service Center and HCFCD's Flood Education Mapping Tool; the city's drainage criteria also require 100- and 500-year flood elevations on plans where they apply. 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.

More: Houston flood maps and flood questions.

Parks, shopping and amenities

• Tree City USA The city says it has been a Tree City USA for 14 years and has received the Tree City USA Growth Award. City of Piney Point Village

Getting around

• Water from MVWA The Memorial Villages Water Authority (8955 Gaylord, 713-465-8318) serves Hedwig, Hunters Creek and Piney Point villages. It draws groundwater from five Evangeline Aquifer wells and has bought blended City of Houston water since August 1998. Memorial Villages Water Authority
• Backdoor trash and recycling GFL (Green For Life) collects garbage twice a week at the back door (Monday/Thursday or Tuesday/Friday by area) and recycling at the back door every Wednesday; keep carts outside locked gates. Heavy trash goes curbside on the second pickup day. City of Piney Point Village
• Other utility contacts The city lists CenterPoint for gas, AT&T and Comcast for phone and cable, and the Spring Branch Memorial library at 930 Corbindale (713-464-1633). The Village Fire Department handles ambulance service (713-468-7941). City of Piney Point Village
• Police Memorial Villages Police (11981 Memorial Drive, 713-365-3700, 24/7) serves Piney Point with Bunker Hill and Hunters Creek and runs a House Watch program and V-LINC alerts. Memorial Villages Police Department
• Fire and EMS The Village Fire Department serves the six Memorial Villages, more than 20,000 residents over nine square miles, and holds an ISO Class 1 rating. Village Fire Department

Before you buy: the three things to check

1. Confirm the school district and city for the exact lot

   The village has both SBISD and HISD addresses, and nearby 'Piney Point' neighborhoods such as Piney Point Estates are in Houston. Check the HCAD account's taxing units, then the district's school finder.

   Source · Source · Source

2. Read the deed restrictions alongside city rules

   City setbacks (a 50 ft front yard and 15% side yards in the city's posted 2020 ordinance; confirm with the city) and coverage caps are the minimum; recorded restrictions can be stricter and only private parties enforce them. Get the restrictions and any HOA rules early.

   Source · Source

3. Plan for trees, drainage and MVWA before buying to rebuild

   A forester-signed tree plan, the 2-year Atlas 14 drainage design, the 12-inch fill limit and MVWA approval all shape what can be built. Order a tree survey and topographic survey and talk with the building official before closing.

   Source · Source · Source

Full checklist

1. Read deed restrictions too Get the recorded restrictions for the subdivision; the city does not enforce private setbacks, and some permits need HOA approval. City of Piney Point Village
2. Plan for MVWA approvals Factor MVWA approval into any rebuild, pool or fence timeline, since the city will not issue those permits without it. City of Piney Point Village

Questions buyers ask

Available homes