Rice Village
Selling Your Home in Rice Village?
Pricing, preparation and marketing for Rice Village 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 Rice Village
Selling a home in Rice Village starts with pricing against recent sales of comparable homes nearby, not a neighborhood average. HAR’s 2025 facts put the median market value at $1,058,910 for Median Market Value, an appraisal-district value rather than a sale price. Buyers here tend to ask about property taxes, deed restrictions and local rules and flood history and insurance, 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
Rice Village home values and market activity
HAR 2025 neighborhood facts
| Fact | Value |
|---|---|
| Single Family Properties | 587 |
| Median Sqft | 2,696 |
| Median Lot SqFt | 6,825 |
| Median Year Built | 1941 |
| Average Bed/Bath | 3.56 / 3.46 |
| Median Appraised Value | $1,052,042 |
| Median Market Value | $1,058,910 |
| Median Appraised / Sqft | $390.22 |
| Median Sold Price / Sqft | $464.27 |
| Neighborhood Value Range | $775K - $1.82M |
| Single Family Properties | 187 |
| Median Sqft | 2,516 |
| Median Lot SqFt | 6,000 |
| Median Year Built | 1940 |
| Average Bed/Bath | 3.56 / 3.37 |
| Median Appraised Value | $956,597 |
| Median Market Value | $956,597 |
| Median Appraised / Sqft | $380.21 |
| Median Sold Price / Sqft | $412.77 |
| Neighborhood Value Range | $676K - $1.70M |
| Single Family Properties | 126 |
| Median Sqft | 2,866 |
| Median Lot SqFt | 6,050 |
| Median Year Built | 1940 |
| Average Bed/Bath | 3.49 / 3.40 |
| Median Appraised Value | $1,068,827 |
| Median Market Value | $1,068,827 |
| Median Appraised / Sqft | $372.93 |
| Median Sold Price / Sqft | $455.86 |
| Neighborhood Value Range | $692K - $1.76M |
| Single Family Properties | 103 |
| Median Sqft | 2,688 |
| Median Lot SqFt | 7,200 |
| Median Year Built | 1940 |
| Average Bed/Bath | 3.58 / 3.51 |
| Median Appraised Value | $1,132,324 |
| Median Market Value | $1,132,324 |
| Median Appraised / Sqft | $421.25 |
| Median Sold Price / Sqft | $472.80 |
| Neighborhood Value Range | $846K - $1.87M |
| Single Family Properties | 25 |
| Median Sqft | 3,204 |
| Median Lot SqFt | 6,110 |
| Median Year Built | 1998 |
| Average Bed/Bath | 3.56 / 3.68 |
| Median Appraised Value | $1,228,975 |
| Median Market Value | $1,228,975 |
| Median Appraised / Sqft | $383.58 |
| Median Sold Price / Sqft | $253.26 |
| Neighborhood Value Range | $738K - $1.73M |
| Single Family Properties | 35 |
| Median Sqft | 2,834 |
| Median Lot SqFt | 3,750 |
| Median Year Built | 1998 |
| Average Bed/Bath | 3.26 / 3.37 |
| Median Appraised Value | $721,866 |
| Median Market Value | $721,866 |
| Median Appraised / Sqft | $254.72 |
| Neighborhood Value Range | $580K - $1.25M |
Source: HAR.com · 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 Rice Village guide.
Get My Rice Village Pricing ReviewYour selling points
What buyers like about Rice Village
These are the sourced facts we lead with in your listing and marketing.
- Shops and restaurants within walking distance
Houston First counts more than 300,000 sq ft of retail and more than 60 merchants in Rice Village, and the district's directories list 39 shops and 16 places to eat around University Blvd., Times Blvd., Amherst, Kelvin and Morningside.
Source: Houston First (Aug. 2026) · Rice Village District: shop · Rice Village District: dine
- Next to Rice University and Hermann Park
Rice's 300-acre campus sits just east of the Village, and Hermann Park, with McGovern Centennial Gardens, the Japanese Garden and McGovern Lake, is across Main Street.
Source: Rice University · Hermann Park Conservancy
- Rail and bus service
METRO's Route 41 lists a Rice Village stop, Route 27 stops along Greenbriar, and the Red Line's Hermann Park/Rice U station runs about every 6 minutes on weekdays.
Source: METRO Route 41 · METRO Route 27 · METRO Red Line
- Deed-restricted streets nearby
Southgate's restrictions date to 1938-1945 and the civic club reviews new construction and remodeling plans before the city issues a permit; club dues are $95 a year per address.
Source: Southgate Civic Club: architectural review · Southgate Civic Club: dues · Southgate 2025 ballot summary
- Farmers market and free garage time
The Rice Village Farmers Market runs on the first and third Sundays, and the main garage off Kelvin Drive offers two hours of free parking.
Source: Rice Village District · Rice Village District: directions
What buyers weigh
- Two cities share one ZIP code
Rice Village and the streets east of Kirby are in Houston, but homes a few blocks west geocode to West University Place, with different tax rates, zoning and services. A 77005 address alone does not tell you which.
Source: Census geocoder: 2445 Times Blvd. · Census geocoder: 2919 Georgetown St.
- Older homes and frequent rebuilding
HAR's 2025 Facts put the median year built at 1940 in Windermere, Brantwood and Wessex and 1941 in South Gate, so many houses are original 1940s stock or recent replacements.
Source: HAR.com South Gate 2025 Facts · HAR.com Windermere 2025 Facts
- No zoning on the Houston side
Houston has no zoning, so what can be built next door depends on recorded deed restrictions; Southgate's 2025 update, including a 50-foot height cap, depends on owner signatures and its outcome is not posted.
Source: City of Houston Legal: deed restrictions · Southgate 2025 ballot summary
- Commercial change at the edges
Village Corner at 2400 Times Blvd. broke ground in 2026, the district is pursuing a management district, and West U is studying land use along its boundary next to the Village.
Source: Houston First (Aug. 2026) · Rice Village District: about · Community Impact (Sept. 2026)
- Street rebuild planned on University Blvd.
The city's 2027-2031 CIP includes $6.12 million for University Blvd. paving and drainage from Kirby Drive to Main Street.
Seller preparation
What Rice Village buyers will ask, and what to have ready
Houston or West U: the city line changes the tax bill
A Houston-side home here is taxed by the City of Houston ($0.519190 per $100 in its 2025 rate notice), Houston ISD ($0.8421, adopted 2026), Harris County ($0.41750, 2026), Flood Control ($0.05266, 2026), the Hospital District ($0.19528, 2026), the Port ($0.00603, 2026) and the Department of Education ($0.0048, 2025); confirm whether Houston Community College ($0.098802, 2026) applies. Houston's homestead exemption is 20% of appraised value and HISD's is $140,000 plus 20%. A home just west of Kirby in West University Place pays that city's rate instead ($0.22222 for 2026) and gets no general city homestead exemption. Either way, the seller's bill reflects the seller's value and exemptions, not yours.
- Check the taxing units on the HCAD account; a 'Houston, TX 77005' mailing address can be in West U.
- File your own homestead exemption with HCAD after closing.
What buyers will do: Pull the HCAD account to confirm the city and taxing units, then estimate taxes at your purchase price before you set a 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 · West U taxes
Deed restrictions, plan review and a changing commercial edge
Without zoning, the Houston-side streets rely on recorded deed restrictions. Southgate has four sections with their own plats and restrictions (1938, 1941, 1945 and the Annex); its civic club must approve new construction and remodeling plans before the city issues a permit, and in 2025 it circulated an update with a 50-foot height cap, a 6,000 sq ft minimum lot and a ban on renting individual rooms. Next door, Village Corner is under construction at 2400 Times Blvd. and the district is pursuing a management district.
- Southgate dues: $95 a year per address (civic club).
- Houston's short-term rental registration ($275 a year) started Jan. 1, 2026; restrictions may be stricter.
- The City Legal Department enforces some deed restrictions: 832-393-6333.
What buyers will do: Get the recorded restrictions for the lot's exact section, ask the civic club whether the 2025 update was recorded, and plan for its review before any rebuild.
What to have ready: The recorded deed restrictions for your section and the permits or approvals for past additions, pools, fences and remodels.
Sources: Southgate Civic Club: architectural review · Southgate 2025 ballot summary · City of Houston Legal: deed restrictions · City of Houston short-term rental ordinance
Flood history and drainage near Brays Bayou
HCFCD's Poor Farm Ditch carries stormwater from parts of West U, Southside Place, Houston and Bellaire to Brays Bayou, and HCFCD lists Project Brays as a $480 million partnership with the Army Corps. Tropical Storm Allison (June 2001) damaged 73,000 residences across Harris County, though HCFCD gives no neighborhood breakdown. The city plans a University Blvd. paving and drainage rebuild. Mapped floodplain and street ponding vary by address, so the home's own history matters.
- Building in a mapped floodplain inside Houston needs a city floodplain development permit.
- MAAPnext draft maps cannot be used for insurance decisions yet.
- Price flood insurance even outside mapped high-risk zones.
What buyers will do: Check the address on FEMA and HCFCD maps, ask for the elevation certificate and flood claim history, and get a flood insurance quote during the option period.
What to have ready: Your seller’s disclosure flood answers, any elevation certificate, your flood insurance declarations page and records of any claim, repair or mitigation work.
Sources: FEMA Flood Map Service Center · HCFCD Flood Education Mapping Tool · HCFCD Brays Bayou watershed · HCFCD Tropical Storm Allison
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 Rice Village
Your next step
Get your Rice 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 Rice Village: common questions
How much is my Rice Village home worth?
HAR's 2025 facts list a median market value of $1,058,910 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 Rice Village?
HAR's public neighborhood pages do not publish an average days on market for Rice Village. 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 Rice Village?
Buyers in Rice Village most often ask about property taxes, deed restrictions and local rules and flood history and insurance. 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. The recorded deed restrictions for your section and the permits or approvals for past additions, pools, fences and remodels. Your seller’s disclosure flood answers, any elevation certificate, your flood insurance declarations page and records of any claim, repair or mitigation work.
Sources: HCAD · Harris County Tax Office rates · Houston ISD tax information · West U taxes 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.