Tanglewood
Selling Your Home in Tanglewood, Houston?
Pricing, preparation and marketing for Tanglewood 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: RickyCourtney, CC BY-SA 4.0, via Wikimedia Commons. Illustrative photo of the area.
The short answer
Selling a home in Tanglewood
Tanglewood is a deed-restricted Galleria-area subdivision of about 1,220 lots in 23 sections, inside the City of Houston and Houston ISD, developed from 1949. HAR’s 2025 facts show a median market value of $2,437,657, a median home of 5,547 sq ft on a 16,500 sq ft lot, and a median year built of 1990, which reflects decades of rebuilding. Sellers should order the association’s resale certificate early and be ready for questions about plan approvals and the section’s restrictions.
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
Tanglewood home values and market activity
Tanglewood, 77056 and 77057
- 13Homes for sale
- $3,415,077Average list price
- $600Average list price / sq ft
- 257Homes sold, last 5 years
- $2,768,635Average list price of those sold
- $465Their average list price / sq ft
Source: HAR.com · checked Oct. 25, 2026
HAR 2025 neighborhood facts
| Tanglewood | |
|---|---|
| Median market value | $2,437,657 |
| Median price / sq ft | $481.03 |
| Median home size (sq ft) | 5,547 |
| Median lot (sq ft) | 16,500 |
| Median year built | 1990 |
| Single-family properties | 1,181 |
Source: Tanglewood (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 (Tanglewood sales of similar size, age, lot and condition), which is what a pricing review is built on.
Get My Tanglewood Pricing ReviewNeighborhood overview
Tanglewood at a glance
- About 1,220 lots in 23 sections
The Tanglewood Homes Association describes Tanglewood as a Galleria-area subdivision of about 1,220 lots in 23 sections (Sections 1-19 plus 4A, 11A, 11B and 17A).
Source: Tanglewood Homes Association · checked Oct. 21, 2026
- Development began in 1949
The Tanglewood Homes Association says development began in 1949 under William Giddings Farrington, on land that was mostly prairie.
Source: Tanglewood Homes Association · checked Oct. 21, 2026
- Typical home and lot size
HAR's 2025 Facts list a median home size of 5,547 sq ft on a median lot of 16,500 sq ft, with an average of 4.42 bedrooms and 5.56 baths.
Source: HAR.com · checked Oct. 21, 2026
- Median year built 1990
Although Tanglewood dates to 1949, HAR's 2025 Facts show a median year built of 1990, which reflects the many homes rebuilt since the original development.
Source: HAR.com · checked Oct. 21, 2026
- Neighborhood patrol
The association runs a 24-hour patrol for residents staffed by off-duty Houston police officers (713-628-9191), with escorts and out-of-town home checks on request.
Source: Tanglewood Homes Association · checked Oct. 21, 2026
- Private trash and recycling
The association contracts GFL for back-door household trash (Tanglewood South Monday/Thursday, the rest Tuesday/Friday), curbside heavy trash on the second weekly day, and back-door recycling included with dues.
Source: Tanglewood Homes Association · checked Oct. 21, 2026
Seller preparation
What Tanglewood buyers will ask, and what to have ready
Order the resale certificate early
What to have ready: The association charges for the resale certificate and a transfer fee; order it at listing so dues and violations are settled before closing.
- The association charges a $100 transfer fee on a sale or refinance, usually collected by the title company, and $250 for a resale certificate. (Tanglewood Homes Association)
- Request the association's resale certificate ($250) to confirm dues are paid and no violations are open; budget the $100 transfer fee. (Tanglewood Homes Association)
- The 2026 maintenance fee is $3,150 per lot, billed around December 1 and delinquent after January 31 (late charge 10% a year). (Tanglewood Homes Association)
Association approvals for past work
What to have ready: Exterior work generally needs association approval; have approval letters for additions, pools, fences and roofing.
- Generally any work outside the house needs association approval. Quick one-page approvals cover HVAC, generators, fencing, driveways, paint and roofing; pools need a scaled site plan. (Tanglewood Homes Association)
- New homes and additions need association approval; review can take up to ten days and requires a scaled site plan, floor plans, elevations of all sides and exterior materials and colors. Variances are generally not granted. (Tanglewood Homes Association)
Know your section’s restrictions
What to have ready: Buyers planning to rebuild read the section’s restrictions, the 2002 and 2018 amendments and the Policy Manual.
- Find which of the 23 sections the lot is in and read its restrictions, the 2002 and 2018 amendments and the Policy Manual on the association's site before planning changes. (Tanglewood Homes Association)
- The association amended the deed restrictions in December 2002 (over 75% of voting residents) to add plan-approval and construction guidelines in response to new home building, and again in 2018. (Tanglewood Homes Association)
- A Builders Deposit Agreement and deposit are required for exterior construction over $25,000 and for all pools; deviations from approved plans can be charged against the deposit. (Tanglewood Homes Association)
Disclosures and due diligence
Flood, taxes, restrictions and insurance
- Check official flood maps
Look up the address on FEMA's Map Service Center and HCFCD's mapping tool, review MAAPnext drafts, and ask for an elevation certificate and flood insurance history.
Source: Harris County Flood Control District · checked Oct. 21, 2026
- Buffalo Bayou watershed
Tanglewood lies in the Buffalo Bayou watershed. HCFCD lists it at 102 square miles with 106 miles of open streams and a Harris County population of 506,362 (2020), and lists its studies and projects by name.
Source: Harris County Flood Control District · checked Oct. 21, 2026
- HCFCD flood mapping tool
HCFCD's Flood Education Mapping Tool shows mapped floodways, 1% and 0.2% floodplains, watersheds, channels and street ponding by address, for areas inside Harris County.
Source: Harris County Flood Control District · checked Oct. 21, 2026
- MAAPnext draft maps
MAAPnext is HCFCD's updated flood mapping that FEMA is using to draft new maps. The drafts cannot be used for insurance or regulatory decisions; preliminary FIRMs and a formal appeal period come later.
Source: Harris County Flood Control District (MAAPnext) · checked Oct. 21, 2026
- City of Houston 2025 rate
The City of Houston's 2025 rate is $0.519190 per $100 of value, as listed in the city's 2025 tax rate notice and HCAD's taxing unit table.
Source: City of Houston · checked Oct. 21, 2026
- Houston ISD 2026 rate
HISD says its board adopted a 2026 total rate of $0.8421 per $100 (M&O $0.6754, debt $0.1667) on October 8, 2026.
Source: Houston ISD · checked Oct. 21, 2026
- Check the HCAD account
Each HCAD account lists its value, exemptions and taxing units. Buyers file their own homestead exemption online after closing, and protests can be filed through iFile.
Source: Harris Central Appraisal District · checked Oct. 21, 2026
- City deed restriction enforcement
Houston has no zoning, but the City Legal Department can enforce deed restrictions on use, setbacks, lot size, number and type of structures and orientation. Hotline: 832-393-6333.
Source: City of Houston Legal Department · checked Oct. 21, 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 Tanglewood
Your next step
Get your Tanglewood 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 Tanglewood: common questions
How much is my Tanglewood home worth?
HAR's 2025 facts list a median market value of $2,437,657 and a value range of $1,319K to $3,949K in Tanglewood; those are appraisal-district values, not sale prices. Lot, age and condition drive a specific home's value, so a pricing review compares yours with recent MLS sales of similar homes and lots.
Sources: HAR.com Checked Oct. 21, 2026
How long does it take to sell a house in Tanglewood?
HAR's public Tanglewood page does not publish an average days on market. It showed 13 homes for sale and 257 sold over five years when we checked on Oct. 25, 2026. A pricing review pulls the MLS days on market for comparable Tanglewood sales.
Sources: HAR September 2026 Housing Market Update · HAR.com Checked Oct. 25, 2026
What does the Tanglewood Homes Association charge when you sell?
The association lists a $250 resale certificate and a $100 transfer fee on a sale, usually collected by the title company. The 2026 maintenance fee is $3,150 per lot; the certificate confirms whether dues are paid and any violations are open.
Sources: Tanglewood Homes Association Checked Oct. 21, 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.