Bellaire Homebuyer Due-Diligence Checklist

At a glance

• City Hall address Bellaire City Hall is at 7008 S. Rice Avenue, Bellaire, TX 77401; the main number is 713-662-8222. City of Bellaire
• Population, 2020 Census The 2020 Census counted 17,202 residents in the City of Bellaire. U.S. Census Bureau QuickFacts
• Population estimate, July 1, 2025 The Census Bureau's Vintage 2025 estimate puts Bellaire's population at 17,434 as of July 1, 2025. U.S. Census Bureau QuickFacts
• Land area Census QuickFacts lists Bellaire's 2020 land area as 3.60 square miles. U.S. Census Bureau QuickFacts
• City police department Bellaire has its own police department at 5110 Jessamine Street; the non-emergency number is 713-668-0487. City of Bellaire
• City fire department and EMS The Bellaire Fire Department is at 5101 Jessamine and runs the city's ambulance service, staffed by firefighters cross-trained as paramedics. City of Bellaire
• Public Works Bellaire Public Works runs water production and distribution, wastewater collection and treatment, streets and drainage, and solid waste; its office is at 5808 S. Rice Avenue (713-662-8170). City of Bellaire
• City library The Bellaire City Library is a city department at 5111 Jessamine, open Monday-Thursday 10-7, Friday 1-5 and Saturday 9-5, closed Sunday. City of Bellaire
• Parks, Recreation and Facilities The city's Parks, Recreation and Facilities department lists 14 parks (including a dog park) plus a recreation center, pools, tennis and pickleball, and a civic center and community center. City of Bellaire

Rules that shape what you can build

Bellaire is its own city, so its zoning ordinance, permit desk, tree rules and boards apply to every home in it. Read these before you plan a remodel, a pool or a new home.

• Bellaire has zoning The city states plainly that Bellaire is a zoned community. Its FAQ gives R-1 (single-family detached homes only) and UV-D (mixed commercial, office, civic and entertainment) as example districts. City of Bellaire Development Services FAQ
• Zoning map and setbacks The city publishes a 2026 zoning map. To find setbacks, look up the lot's zoning district on that map, then check the setback sheet or Chapter 24 of the Code of Ordinances. City of Bellaire
• City does not enforce deed restrictions Bellaire does not enforce deed restrictions. Copies come from the Harris County Clerk, and the property's legal description is on HCAD. City of Bellaire Development Services FAQ
• Planning & Zoning Commission and Board of Adjustment The Planning and Zoning Commission meets on the 2nd Thursday at 6 p.m. The Board of Adjustment meets on the 3rd Thursday at 7 p.m. and the Building and Standards Commission on the 4th Thursday at 6 p.m. All three meet in the Council Chamber at 7008 S. Rice. City of Bellaire
• Permit needed before work starts The city requires a permit before work begins. Its FAQ says even painting needs a floodplain development permit. Applications and inspection requests go through the SmartGov portal. City of Bellaire Development Services FAQ
• Fence repair or replacement Repairing or replacing a fence needs only a floodplain development permit, applied for through SmartGov with a property survey. Fence regulations are in Sec. 24-512. City of Bellaire Development Services FAQ
• Window replacement needs a permit Replacing windows or window frames requires a permit in Bellaire. City of Bellaire Development Services FAQ
• Homeowner building permit Work you do yourself still needs a permit. A Homeowners Building Permit for roof repair or remodeling is available only if HCAD lists the home as your homestead, and you must show your homeowner's insurance declarations page. City of Bellaire Development Services FAQ
• Contractor insurance minimum Companies need at least $300,000 in general liability insurance to do any work in the city. City of Bellaire Development Services FAQ
• Adopted building codes Bellaire uses the 2024 International codes (including the IRC, IBC, IECC, Swimming Pool and Spa Code, Fuel Gas Code) and the 2023 National Electrical Code. City of Bellaire Development Services FAQ
• Fire sprinklers in new homes New residences with living space above the second story need an automatic fire sprinkler system. Some homes also need one when the driveway-to-rear distance exceeds 150 feet, as decided by the Fire Marshal. City of Bellaire Development Services FAQ
• Limit on fill to raise a lot A city ordinance limits fill brought onto a lot: no more than a 1% slope from the back of the curb or 8 inches of dirt. City of Bellaire Development Services FAQ
• Residential construction site standards Residential construction sites must keep perimeter and silt fencing, a metal roll-off trash container, and one builder sign of no more than 8 square feet. Construction hours are 7 a.m. to 7 p.m. daily. City of Bellaire Development Services FAQ
• Certificate of Occupancy for new or leased homes A Certificate of Occupancy is required before anyone occupies a newly built house or a house being leased; it is applied for through SmartGov. City of Bellaire Development Services FAQ
• Combining lots needs an amended plat Combining two lots, or building a structure or pool across an adjacent lot you buy, requires an amended plat. Plat submittal rules are in Chapter 23.5, Article II. City of Bellaire Development Services FAQ
• Home office rule A house in a residential district cannot be used only as a business or office. A room or garage may serve as an office if the business owner lives in the home. City of Bellaire Development Services FAQ
• Tree ordinance (Chapter 9, Article XI) City Council adopted the current tree ordinance on May 6, 2024. It covers construction situations that need a tree disposition permit and also protected trees where no construction is underway; see Chapter 9, Article XI. City of Bellaire
• Tree permit for protected trees Removing or damaging a protected tree needs a permit. Protected trees include any significant tree (12 inches or more in diameter) anywhere in the city. They also include large trees (6 inches or more, excluding low-value trees) in front yards, corner street-side yards or rights-of-way, and all large trees on a site with an active development or pre-development permit. City of Bellaire Development Services FAQ
• Short-term rentals prohibited in residential districts Ordinance No. 25-108, adopted November 17, 2025 and effective March 17, 2026, prohibits short-term rentals (30 days or less) in residential districts. Permitted STRs are allowed in nonresidential districts. Leasebacks to a prior owner as part of a sale are excluded from the definition. City of Bellaire

Exact setbacks and zoning-district rules are in the current zoning ordinance and map; confirm them with the city for a specific lot before you plan to build.

Researching flood risk for a specific address

No guide can tell you whether a particular house has flooded or will flood. These are the official tools and city records to research an address, and the city projects that affect drainage.

• City-posted FIRM map The city's City Maps page posts a Bellaire FIRM (Flood Insurance Rate Map) along with the zoning, street and benchmark maps. City of Bellaire
• FEMA Map Service Center FEMA's Map Service Center is the official public source for flood hazard information and can be searched by address, place or coordinates. FEMA Flood Map Service Center
• How the city says to check a flood zone The city points owners to an elevation certificate, FEMA's National Flood Hazard Layer viewer, Development Services (713-662-8230) or Harris County Flood Control (713-684-4000) to identify a property's flood zone. City of Bellaire Development Services FAQ
• HCFCD MAAPnext draft maps MAAPnext is Harris County Flood Control District's flood mapping project. Its maps are drafts for information only and cannot be used for insurance or regulatory decisions. FEMA has not yet released preliminary FIRMs from it. Harris County Flood Control District (MAAPnext)
• Elevation certificates from the city On request, the city can provide finished-construction elevation certificates for insurable buildings in the 100- and 500-year flood hazard areas completed since April 2022. Available certificates are listed on Forerunner. Older ones may be requested from the City Clerk through a public information request. City of Bellaire
• Floodplain development rules All development needs city permits. Bellaire's higher standard requires construction at or above the Design Flood Elevation. Improvements over a 365-day period that reach 50% of the structure's market value trigger new-construction requirements. City of Bellaire
• Substantial damage rule Damage is substantial when restoring the building would cost 50% or more of its pre-damage market value, regardless of the repair work actually done. City of Bellaire
• Community Rating System class Bellaire states it holds a Class 7 CRS rating. The city re-entered the CRS program on April 1, 2022. City of Bellaire
• Cypress Ditch Regional Flood Mitigation Program Bellaire voters approved 2024 Bond Proposition A ($40 million for drainage) on November 5, 2024. On June 23, 2025 the state announced $54 million toward the $110 million Cypress Ditch program. The city page gives no construction schedule. City of Bellaire
• Bonds for Better Bellaire 2016 All three propositions passed in the November 8, 2016 bond election: $24.00 million for streets, drainage and sidewalks, $5.60 million for municipal buildings, and $24.38 million for water and wastewater. City of Bellaire

Property taxes

A property in Bellaire is taxed by several units. These are the 2025 adopted rates, per $100 of taxable value, from each official source. Check the HCAD account for the exact units on a property.

• Bellaire 2025 rate components Bellaire's 2025 rate of $0.4174 breaks down to $0.3036 for maintenance and operations and $0.1138 for debt. The 2025 no-new-revenue rate was $0.4177. Harris County Tax Office, Truth in Taxation Summary
• 2025 Bellaire tax notice The city's 2025 notice listed a proposed rate of $0.4174 (the prior year was $0.4333) and an average homestead taxable value of $835,403. The hearing was October 6, 2025. City of Bellaire
• Houston ISD 2026 adopted rate HISD says its Board adopted a tax year 2026 rate of $0.8421 per $100 ($0.6754 M&O, $0.1667 debt) on October 8, 2026. Houston ISD
• Harris County 2026 adopted rate The Harris County Tax Office lists Harris County's adopted rate for tax year 2026 as $0.4175 per $100. Harris County Tax Office, Truth in Taxation Summary
• Harris County Flood Control District 2026 adopted rate The Harris County Tax Office lists Harris County Flood Control District's adopted rate for tax year 2026 as $0.05266 per $100. Harris County Tax Office, Truth in Taxation Summary
• Port of Houston Authority 2026 adopted rate The Harris County Tax Office lists Port of Houston Authority's adopted rate for tax year 2026 as $0.00603 per $100. Harris County Tax Office, Truth in Taxation Summary
• Harris County Hospital District 2026 adopted rate The Harris County Tax Office lists Harris County Hospital District's adopted rate for tax year 2026 as $0.19528 per $100. Harris County Tax Office, Truth in Taxation Summary
• HISD homestead exemptions HISD lists a homestead exemption of $140,000 plus 20 percent of appraised value. Owners 65 or older or disabled get an additional $60,000, plus $5,000 local option. The page does not state the tax year. Houston ISD
• Who collects Bellaire taxes Bellaire's city property taxes are collected by Harris County. Values and exemptions are handled by HCAD. City of Bellaire

City services and utilities

• Priority waterline replacement (WA2205) This $5,000,000 project to replace aging water mains is under construction, starting on South Rice between Jessamine and Pine. The city lists completion as Q3 2027, subject to change. City of Bellaire
• City water supply The city supplies water from 3 city wells blended 50/50 with surface water at the Central and Feld Park water plants. City of Bellaire
• City wastewater treatment Bellaire operates its own wastewater treatment plant and lift stations under EPA and TCEQ permits. City of Bellaire
• Utility billing The city bills water, sewer, garbage and recycling service. Payments are due the 2nd Friday of each month. Utility Billing is on the first floor of City Hall (713-662-8253). City of Bellaire
• Garbage collection rules Garbage is collected twice a week, Monday/Thursday or Tuesday/Friday by route. It goes out in bags only (plastic of at least 1.5 mil), up to 6 bags of no more than 25 lbs each, set out no earlier than 6 p.m. the night before and by 7 a.m. City of Bellaire
• Curbside recycling The city collects curbside recycling every Wednesday except holidays. Broken-down cardboard goes out with recycling. City of Bellaire
• Brush and heavy trash Owner-cut brush must be cut to 4-foot lengths and bundled, or stacked for larger limbs, within the weight limits in Chapter 16. Commercial landscapers must haul their own trimmings out of the city. Heavy trash (over 50 lbs) is usually taken on the regular limb/brush day; call Public Works. City of Bellaire
• Electricity: retail choice Texas electric-choice customers compare and pick a retail electric plan on Power to Choose, the Public Utility Commission's official electric choice site. Enter the property ZIP code there to see the plans offered for that address. Public Utility Commission of Texas (Power to Choose)
• Starting CenterPoint service CenterPoint asks new customers to request service seven business days before move-in, with a payment method for the initial deposit. CenterPoint Energy

Schools

• School district Houston ISD is the school district for a typical Bellaire address; HISD's rate is jurisdiction 001 on the Harris County tax roll. Check the HCAD account for the specific property, and confirm assigned schools directly with HISD. Harris County Tax Office, Truth in Taxation Summary
• HISD school locator and boundaries HISD's Demographics & Zoning page links an address-based School Locator and 2026-2027 elementary, middle and high school attendance boundary maps. Boundaries can change, so confirm the assignment with HISD before buying. Houston ISD

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

Parks and amenities

• Evelyn's Park Evelyn's Park is at 4400 Bellaire Blvd, with a natural surface trail, green space, pavilion and playground. The city lists curfew hours under Sec. 27-95, and Evelyn's Park Conservancy has its own site. City of Bellaire
• Bellaire-Zindler Park (Town Square) Bellaire-Zindler Park at 7008 S. Rice has a Little League field, neighborhood pool, tennis/pickleball court, gazebo and pavilion. The city's 2016 bond describes it as Bellaire Town Square. City of Bellaire
• Paseo Park Paseo Park runs along the 4800-5000 block of Bellaire Blvd with an improved surface trail and open green space. Curfew is 11 p.m. to 5 a.m. City of Bellaire
• Bellaire Town Square Family Aquatic Center The Family Aquatic Center is at 7001 Fifth St. The city also runs Evergreen Pool and the Elaine Wood Therapy Pool at 4500 Evergreen St. Pricing is on the city's aquatics membership page. City of Bellaire
• Bellaire Recreation Center The Recreation Center at 7008 Fifth Street sells annual memberships. 2026 resident rates start at $108/year for an individual, and non-residents pay $332/year. Proof of residency is required for resident pricing. City of Bellaire
• Library card rules A Bellaire City Library card is free for residents (renew every three years with proof of residency) and $30 a year for non-residents. Applications are made in person. City of Bellaire

Market snapshot

Values exactly as HAR.com shows them (2025 data), checked Oct. 21, 2026. A neighborhood figure is not the value of any one home; request a property-specific pricing review.

Buyer’s due-diligence checklist

Tick items as you go; your ticks stay on this device. Print the checklist.

1. Check zoning and setbacks Look up the lot's district on the 2026 zoning map and check setbacks in Chapter 24 before planning additions or a rebuild. City of Bellaire
2. Pull the flood map and any elevation certificate Search the address on FEMA's Map Service Center. Ask the city for any elevation certificate it holds (Forerunner list or public information request). City of Bellaire
3. Check permit history and plan permits Use the SmartGov portal for permit records and applications. Most work, even fences and painting, needs at least a floodplain development permit. City of Bellaire SmartGov
4. Check trees before you clear or build Note significant trees (12 inches or more) and large front-yard trees. Removing a protected tree needs a city permit. City of Bellaire Development Services FAQ
5. Don't plan on short-term rental income Short-term rentals are prohibited in residential districts as of March 17, 2026. City of Bellaire
6. Confirm the taxing units on HCAD Pull the HCAD account to see every taxing unit and exemption on the property, then compare rates on the Harris County Tax Office table. Harris Central Appraisal District
7. Confirm school assignment with HISD Run the address through HISD's School Locator and confirm with the district. Houston ISD
8. Get deed restrictions from the County Clerk The city does not enforce deed restrictions, so pull any recorded restrictions from the Harris County Clerk. City of Bellaire Development Services FAQ
9. Certificate of Occupancy if you will lease Buyers planning to lease the home need a Certificate of Occupancy before a tenant moves in. City of Bellaire Development Services FAQ

What we could not verify

• Bellaire's 2026 city tax rate (not yet on the county's table; confirm with the city or the Harris County Tax Office).
• The city's homestead, over-65 and disabled exemption amounts (no official source found; check the HCAD account).
• Specific school assignments (confirm with Houston ISD for the exact address).
• Pool and generator permit specifics (ask the city permit office).