Boulevard Oaks
Selling Your Home in Boulevard Oaks?
Pricing, preparation and marketing for Boulevard Oaks homeowners, with the questions buyers will ask.
Michael O’NealBroker · REALTOR® | The Michael O’Neal GroupKeller Williams Realty NortheastCall or text: 832-797-3780
The short answer
Selling a home in Boulevard Oaks
Selling a home in Boulevard Oaks starts with pricing against recent sales of comparable homes nearby, not a neighborhood average. HAR’s 2025 facts put the median market value at $3,000,000 for Median Market Value, an appraisal-district value rather than a sale price. Buyers here tend to ask about deed restrictions and local rules, the age and upkeep of the homes and property taxes, so the preparation below is built around those questions, each with the source we used.
Michael O’Neal holds Texas broker license #624124 (TREC record). The Michael O’Neal Group has helped 2,035 families over 13 years across Greater Houston.
Market data
Boulevard Oaks home values and market activity
HAR 2025 neighborhood facts
| Fact | Value |
|---|---|
| County | Harris |
| Zip Code | 77005,77006 |
| Single Family Properties | 45 |
| Average Bedrooms | 4.69 |
| Average Baths | 5.36 |
| Median Sqft. | 4,559 |
| Median Lot SqFt. | 15,000 |
| Median Year Built | 1926 |
| Median Appraised Value | $3,000,000 |
| Median Market Value | $3,000,000 |
| Neighborhood Value Range | $654 - $5443 K |
| Median Appraised Value / Sqft. | $658.04 |
| Median Price / Sqft. | $729.45 |
| County | Harris |
| Zip Code | 77098 |
| Single Family Properties | 41 |
| Average Bedrooms | 4.22 |
| Average Baths | 4.37 |
| Median Sqft. | 3,293 |
| Median Lot SqFt. | 7,185 |
| Median Year Built | 1931 |
| Median Appraised Value | $1,320,000 |
| Median Market Value | $1,340,834 |
| Neighborhood Value Range | $765 - $2871 K |
| Median Appraised Value / Sqft. | $400.85 |
| Median Price / Sqft. | $441.95 |
| County | Harris |
| Zip Code | 77098,77005 |
| Single Family Properties | 92 |
| Average Bedrooms | 4.05 |
| Average Baths | 4.43 |
| Median Sqft. | 3,629 |
| Median Lot SqFt. | 7,500 |
| Median Year Built | 1957 |
| Median Appraised Value | $1,632,696 |
| Median Market Value | $1,632,696 |
| Neighborhood Value Range | $728 - $3183 K |
| Median Appraised Value / Sqft. | $449.90 |
| Median Price / Sqft. | $471.13 |
| County | Harris |
| Zip Code | 77098 |
| Single Family Properties | 12 |
| Average Bedrooms | 4.25 |
| Average Baths | 4.25 |
| Median Sqft. | 3,240 |
| Median Lot SqFt. | 7,680 |
| Median Year Built | 1937 |
| Median Appraised Value | $1,465,947 |
| Median Market Value | $1,465,947 |
| Neighborhood Value Range | $1213 - $1521 K |
| Median Appraised Value / Sqft. | $452.45 |
| Median Price / Sqft. | $445.51 |
| County | Harris |
| Zip Code | 77006 |
| Single Family Properties | 27 |
| Average Bedrooms | 5.88 |
| Average Baths | 7.50 |
| Median Sqft. | 6,352 |
| Median Lot SqFt. | 40,460 |
| Median Year Built | 1926 |
| Median Appraised Value | $5,107,418 |
| Median Market Value | $5,107,418 |
| Neighborhood Value Range | $3400 - $8083 K |
| Median Appraised Value / Sqft. | $804.06 |
Source: HAR.com · HAR.com · HAR.com · HAR.com · HAR.com (HAR 2025 Facts, based on appraisal district records). Market and appraised values are not sale prices. HAR’s neighborhood boundary may not match the subdivision exactly.
What these numbers do not tell you: what a home like yours would sell for today. That comes from an MLS report on recent sales comparable to your home (similar size, age, lot and condition), which is what a pricing review is built on. To see what you would compete with now, open the live listings on our Boulevard Oaks guide.
Get My Boulevard Oaks Pricing ReviewYour selling points
What buyers like about Boulevard Oaks
These are the sourced facts we lead with in your listing and marketing.
- Oak-lined boulevards
North and South Boulevard have grass esplanades with continuous rows of live oaks, first planted by Edgemont's developers in the 1920s, and the civic association reports more than 2,500 street trees planted over 38 years.
Source: City of Houston: Boulevard Oaks Historic District · BOCA newsletter, Summer 2026
- Protected 1920s and 1930s houses
The city's Boulevard Oaks Historic District (designated Dec. 29, 2009) covers 107 properties on the 1500-1900 blocks of the boulevards, mostly two-story revival-style homes by architects such as Joseph Finger, Birdsall P. Briscoe and William Ward Watkin.
Source: City of Houston: Boulevard Oaks inventory · City of Houston: Boulevard Oaks history
- Active civic association
The Boulevard Oaks Civic Association, founded in 1980, runs a tree program, a historic districts committee that monitors construction and grants to help its 25 subdivisions strengthen deed restrictions. Membership starts at $100 a year (2026-27).
Source: Boulevard Oaks Civic Association · BOCA newsletter, Summer 2026
- Subscription patrol
The Southampton/Boulevard Oaks Patrol, a nonprofit staffed by off-duty HPD officers, operates 24 hours a day; subscriptions are $125 a quarter or $500 a year.
Source: Boulevard Oaks Civic Association · BOCA newsletter, Summer 2026
- Near Rice, the museums and Hermann Park
The association places the neighborhood near Rice University about four miles southwest of downtown, with the city-listed Cullen Sculpture Garden at 1000 Bissonnet and Hermann Park to the east.
Source: Boulevard Oaks Civic Association · City of Houston District C parks · Hermann Park Conservancy
What buyers weigh
- Historic district review
Inside the Boulevard Oaks and Broadacres districts, additions, exterior changes and new construction need a city Certificate of Appropriateness, and contributing houses need one for demolition. District guidance favors 40-50 foot setbacks, two-story massing and detached rear garages.
Source: City of Houston: Certificate of Appropriateness · City of Houston: Boulevard Oaks setting
- Patchwork of deed restrictions
The area is 25 subdivisions with their own recorded restrictions; the association says it cannot interpret them and tells owners to get a title search before hiring an architect or builder.
- High entry price
HAR's 2025 Facts list median market values of $3,000,000 in Edgemont, $1,632,696 in Ormond Place and $5,107,418 in Broadacres.
Source: HAR.com Edgemont 2025 Facts · HAR.com Ormond Place 2025 Facts · HAR.com Broadacres 2025 Facts
- Freeway edge and a new high-rise
The Southwest Freeway forms the north edge of the area, and The Langley high-rise at 1717 Bissonnet began leasing after a long dispute; the association reports delivery and move-in traffic issues.
Source: Boulevard Oaks Civic Association · BOCA newsletter, Summer 2026 · CultureMap Houston (March 2012)
- Patrol and dues are extra
Association dues are voluntary and do not fund the patrol, which needs its own subscription; the association says falling resident support puts the patrol at risk.
Source: Boulevard Oaks Civic Association
Seller preparation
What Boulevard Oaks buyers will ask, and what to have ready
Two historic districts and 25 sets of deed restrictions
The city's Boulevard Oaks Historic District covers 107 properties on the 1500-1900 blocks of North and South Boulevard (57 contributing in our tally of the city inventory), and the separate Broadacres district covers 26 large lots between Mandell and Graustark. In either district, exterior alterations, additions and new houses need a Certificate of Appropriateness, filed online 22 days before the monthly commission meeting. Outside the districts, each of the association's 25 subdivisions has its own recorded restrictions.
- District guidance favors two to two-and-a-half stories, 40-50 foot front setbacks and detached garages in the rear half of the lot.
- Approved COA projects get a 50% city permit fee discount and may qualify for a city tax exemption.
- The association's historic districts committee reports its construction assessments to the city.
What buyers will do: Check the city inventory for the address and its contributing status, and get the subdivision's recorded restrictions in the title commitment before you plan any change.
What to have ready: The recorded deed restrictions for your section and the permits or approvals for past additions, pools, fences and remodels.
Sources: City of Houston: Boulevard Oaks inventory · City of Houston: Certificate of Appropriateness · City of Houston: Broadacres boundaries · Boulevard Oaks Civic Association: deed restrictions
Houses from the 1920s and 1930s
The city dates the district's subdivisions to 1923-1940, and HAR's 2025 Facts show median years built of 1926 in Edgemont and 1931 in West Edgemont. The design guidance treats wood or wood-clad windows, lapped wood siding, brick and stucco as compatible and aluminum windows and metal roofs as not, so window, siding and roof work on a contributing house has to fit those rules. A 2024 city staff report shows what a typical review covers: a c. 1927 Colonial Revival house at 1802 North Boulevard on a 21,000 sq ft corner lot.
- Budget for inspections of the foundation, drainage, roof, windows, plumbing and electrical systems.
- Ask the seller for permits and COAs on past additions and renovations.
What buyers will do: Hire an inspector experienced with pre-1940 houses and, for planned work, ask city preservation staff (832-393-6556) for a pre-application review during the option period.
What to have ready: Dates and receipts for the roof, HVAC, water heater, plumbing, foundation and other major work, plus any inspection reports you already have.
Sources: City of Houston: Boulevard Oaks features · HAR.com Edgemont 2025 Facts · HAR.com West Edgemont 2025 Facts · City of Houston HAHC staff report, 1802 North Blvd (Jan. 2024)
City of Houston and HISD taxes
Boulevard Oaks is 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) and the Port ($0.00603, 2026); confirm on the HCAD account whether Houston Community College ($0.098802) applies. HISD's homestead exemption is $140,000 plus 20% of appraised value, and the city's is 20%. The seller's bill reflects the seller's value and exemptions, not yours.
- File your own homestead exemption with HCAD after closing.
- Add voluntary association dues ($100 regular, 2026-27) and the optional patrol ($500 a year) to carrying costs.
What buyers will do: Pull the HCAD account, list the taxing units and estimate taxes at your purchase price before you set your budget.
What to have ready: Your latest tax statement with its list of taxing units and your exemptions. Buyers know their own bill will be figured on their own value and exemptions, so a clear breakdown helps.
Sources: HCAD · Harris County Tax Office rates · Houston ISD tax information
Insurance and disclosures: buyers will price homeowners and flood insurance before they commit. Have your current declarations pages, any elevation certificate and any flood-claim history ready; Texas sellers also answer flooding questions on the seller’s disclosure notice (Texas Property Code §5.008). See our Houston flood map guide.
Seller tools
Plan your sale in Boulevard Oaks
Your next step
Get your Boulevard Oaks home value review
Tell us about the home. We compare it with recent MLS sales of similar homes, explain the pricing range and the preparation that matters, and lay out a selling plan. Free and no obligation.
- A one-year home warranty, on us, when you list with us.
- The right to end our agreement if you are disappointed with our service; the terms are in writing before you sign.
Clients rate us 4.90 out of 5 on HAR.com from 90 surveys (checked Oct. 20, 2026). Read their reviews.
Seller questions
Selling in Boulevard Oaks: common questions
How much is my Boulevard Oaks home worth?
HAR's 2025 facts list a median market value of $3,000,000 for Median Market Value; that is an appraisal-district value, not a sale price. What a specific home sells for depends on its size, lot, age, condition and the competing listings, so a pricing review compares yours with recent MLS sales of similar homes nearby.
Sources: HAR.com: Median Market Value Checked Oct. 25, 2026
How long does it take to sell a house in Boulevard Oaks?
HAR's public neighborhood pages do not publish an average days on market for Boulevard Oaks. Across Greater Houston, single-family homes averaged 58 days on the market in September 2026, according to HAR. Your home's timeline depends on its price position, condition and the competing listings; a pricing review pulls the MLS days on market for comparable sales nearby.
Sources: HAR September 2026 Housing Market Update Checked Oct. 25, 2026
What should I have ready before selling a house in Boulevard Oaks?
Buyers in Boulevard Oaks most often ask about deed restrictions and local rules, the age and upkeep of the homes and property taxes. Have ready: The recorded deed restrictions for your section and the permits or approvals for past additions, pools, fences and remodels. Dates and receipts for the roof, HVAC, water heater, plumbing, foundation and other major work, plus any inspection reports you already have. Your latest tax statement with its list of taxing units and your exemptions. Buyers know their own bill will be figured on their own value and exemptions, so a clear breakdown helps.
Sources: City of Houston: Boulevard Oaks inventory · City of Houston: Certificate of Appropriateness · City of Houston: Broadacres boundaries · Boulevard Oaks Civic Association: deed restrictions Checked Oct. 25, 2026
Nearby
No one can guarantee a sale, a price or a timeline. If your home is listed with another brokerage, this is not a solicitation of that listing.