Piney Point Village
Selling Your Home in Piney Point Village?
Pricing, preparation and marketing for Piney Point Village homeowners, with the local rules buyers will ask about.
Michael O’NealBroker · REALTOR® | The Michael O’Neal GroupKeller Williams Realty NortheastCall or text: 832-797-3780
Photo: WhisperToMe, public domain, via Wikimedia Commons. Illustrative photo of the area.
The short answer
Selling a home in Piney Point Village
Piney Point Village is an incorporated city of about 3,100 residents along the Memorial Drive corridor, west of downtown Houston near I-10 and Beltway 8. HAR’s 2025 facts show median lots from about 15,500 to 35,900 sq ft in its neighborhoods. Sellers should be ready to explain the city’s coverage limits, the separate deed restrictions the city does not enforce, and the Memorial Villages Water Authority approvals that new work needs.
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
Piney Point Village home values and market activity
Piney Point Village (city listings)
- 4Homes for sale
- $4,860,000Average list price
- $665Average list price / sq ft
- 7,324Average size of homes for sale (sq ft)
- 75Homes sold, last 5 years
Source: HAR.com · checked Oct. 25, 2026
HAR 2025 neighborhood facts
| Piney Point Manor | Piney Point Shadows | Memorial Terrace | |
|---|---|---|---|
| Median market value | $2,672,000 | $3,167,050 | $1,450,761 |
| Median price / sq ft | – | $673.87 | $564.40 |
| Median home size (sq ft) | 5,666 | 5,727 | 4,181 |
| Median lot (sq ft) | 22,400 | 35,910 | 15,479 |
| Median year built | 1999 | 1970 | 1991 |
| Single-family properties | 40 | 10 | 34 |
Source: Piney Point Manor · Piney Point Shadows · Memorial Terrace (HAR 2025 Facts). Market and appraised values come from the appraisal district and are not sale prices. “Median price / sq ft” is shown exactly as HAR labels it.
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 (Piney Point Village sales of similar size, age, lot and condition), which is what a pricing review is built on.
Get My Piney Point Village Pricing ReviewNeighborhood overview
Piney Point Village at a glance
- 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.
Source: City of Piney Point Village · checked Oct. 22, 2026
- 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.
Source: City of Piney Point Village · checked Oct. 22, 2026
- 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.
Source: HAR.com · checked Oct. 22, 2026
- Median year built
HAR's 2025 facts give median years built of 1999 (Piney Point Manor), 1970 (Piney Point Shadows) and 1991 (Memorial Terrace).
Source: HAR.com · checked Oct. 22, 2026
- 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.
Source: HAR.com · checked Oct. 22, 2026
Map loads here. Open the area on OpenStreetMap.
Pin marks the city’s approximate center; check the city’s official map for exact limits.
Seller preparation
What Piney Point Village buyers will ask, and what to have ready
Have the recorded deed restrictions
What to have ready: The city does not enforce private restrictions, so buyers need both the city rules and the recorded documents.
- 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)
- 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)
Know what a buyer can build
What to have ready: Coverage limits cap the house and total paving; have a current survey to show what is possible.
- 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)
- 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)
Water authority approvals
What to have ready: New homes, major renovations, pools and fences need Memorial Villages Water Authority sign-off before a permit.
- 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)
- 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)
Tree obligations transfer
What to have ready: Replacement-tree duties pass to the buyer, so document any open tree obligations.
- 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)
Disclosures and due diligence
Flood, taxes, restrictions and insurance
- 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.
Source: Harris County Flood Control District · checked Oct. 22, 2026
- 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.
Source: Harris County Flood Control District · checked Oct. 22, 2026
- 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.
Source: HAR.com · checked Oct. 22, 2026
- 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.
Source: Spring Branch ISD Tax Office · checked Oct. 22, 2026
- 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.
Source: Spring Branch ISD · checked Oct. 22, 2026
Insurance: 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 Piney Point Village
Your next step
Get your Piney Point Village 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 Piney Point Village: common questions
How much is my Piney Point Village home worth?
HAR's 2025 facts for village neighborhoods show median lots from about 15,500 sq ft (Memorial Terrace) to 35,900 sq ft (Piney Point Shadows), and the lot often drives value as much as the house. Appraisal-district values are not sale prices; a pricing review compares your home and lot with recent MLS sales in the village.
Sources: HAR.com Checked Oct. 22, 2026
How long does it take to sell a house in Piney Point Village?
Few homes sell in the village in any month, so HAR does not publish a meaningful average days on market for it. HAR's city page showed 4 homes for sale and 75 homes sold over five years when we checked on Oct. 25, 2026. A pricing review pulls the MLS days on market for comparable sales.
Sources: HAR September 2026 Housing Market Update · HAR.com Checked Oct. 25, 2026
Is Piney Point Estates part of Piney Point Village?
No. HAR's Piney Point Estates neighborhood (ZIP 77063) is in the City of Houston and Houston ISD, not the village. Pricing a village home against Piney Point Estates sales would compare different cities, tax bills and rules.
Sources: HAR.com Checked Oct. 22, 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.