If you ask urban professionals the difference between high-rise living in Houston and in other large U.S. cities, right away they mention the value – larger space and more amenities for the price. Similar to reasonable single-home prices in the region, high-rise properties come in many varieties – lofts, condos, high-rises – that are typically located close to employment centers, major freeways, shopping and cultural venues. With the cost of fuel increasing, many are opting to live closer to work and spend less time commuting. In this section, we’ll highlight various areas of the region attractive to vertical living and the amenities you can expect.
Vertical living options can be found throughout the city, including downtown, the Museum District, Galleria/Post Oak, Uptown, Montrose, the Historic District, Midtown, Upper Kirby, Inner Loop and River Oaks.
“Houston is maturing and has settled into a more sophisticated, international city,” said Dovie Morgan, sales manager, Martha Turner Properties and past chair of the board of the Houston Association of Realtors®. “With that, more people have come to Houston from across the world. For example, in large cities, like Mexico City, people are accustomed to high-rise living and like the convenience,” Morgan said.
Downtown and Historic District
Thanks to a major revitalization effort in recent years and new development activity, including the Downtown Pavilions project that combines high-end retail and office space, many are interested in a downtown setting. For those accustomed to Manhattan, Chicago or other major world cities, the proximity of the Theater District, Bayou Place with its complex of restaurants, clubs and movie theaters, major sports venues and access to MetroRAIL, make this location an easy choice. Speaking of choice, there are great spaces in this area, including historic and renovated loft spaces, such as Bayou Lofts, Franklin Lofts, Hermann Lofts and Rice Lofts. One Park Place, the first new construction of a residential building downtown in 40 years, welcomed residents last spring. Conveniently located across the street from the 12-acre park Discovery Green, the 37-story, 346-unit luxury high-rise rental residence defines luxury high-rise living in Houston. As a long-established luxury brand in hotels, The Four Seasons Place consists of 64 newly redesigned, fully-furnished apartments, available for both sort- and long-term leasing options. The residences are on the top five floors of the Four Seasons Hotel downtown. Area price range: $130s to $1 million plus.
Museum District
This attractive area can be reached via METRORail, which travels from downtown in minutes. The Museum District is anchored near world-class museums, the Houston Zoo, Rice University and the Texas Medical Center, the city’s largest employer. Price range: $170s to $1 million plus.
Uptown/Galleria Area
As the city’s No. 1 attraction, The Galleria is a natural draw for those with discerning taste who also want to live in a sophisticated and international setting. It’s no surprise that many high-rise living options are located in this district. Prices range from the $100s to more than $8 million.
CITYCENTER
Offering a city within a city is the new multi-million dollar premier development called CityCentre. Self described as "Houston's hip new Mecca for hot retail, upscale dining, luxurious living and so much more!" Located in West Houston at I-10W and Beltway 8, CityCentre offers two vertical living options. Three-story brownstones called the Brownstones at CityCentre are priced started at $700,000 and have a classic exterior that leave a lasting impression. The Vista Maravilla at CityCentre are just 22 ultra exclusive penthouse residents located on top of the Hotel Sorella. The privileged occupants will enjoy all the amenities that only a world-class hotel can offer.
Midtown
Probably no area has benefitted more from the improvements to downtown than the Midtown district. Several large developers purchased large tracts of land and building has continued. Townhome prices range from high $100's for a resale townhome to the high $500,000s. One of the luxury high rise rental buildings in Midtown has converted to condos where units are available from the $200,000s and up. The lifestyle appeals to working professionals, who live above and can shop and dine below. The developers have succeeded in creating a neighborhood attractive to many.
Montrose
Probably the most bohemian of all Houston neighborhoods, the Montrose area attracts established as well as up-and-coming artists. Along Montrose, you’ll find charming cafes, unique boutiques and more of an alternative lifestyle. Prices range from $125,000 to more than $3 million.
Upper Kirby
Located adjacent to River Oaks, the most exclusive section of Houston, Upper Kirby is experiencing a building boom, including 2727 Kirby from Randall Davis. The 32-story condo tower has 90 units all with dynamic views and spacious layouts. West Ave. is a new urban environment mixed-use project taking shape at Kirby and Westheimer streets. The project includes 390 high-end apartments averaging 1,070 square feet with access to a dramatic rooftop pool and health facility. Approximately 45,000 square feet of the development is being allocated to food and beverage. Confirmed tenants include Rome, a day spa and salon; Zaika, an Indian café; Cru, a wine bar and cafe; Eddie V's, an Austin-based seafood, steak, and live music concept; and Tootsies, an upscale clothing store. When Tootsies opens in its new digs a year from now, it will be leaving Highland Village, a prominent outdoor shopping center that runs along both sides of Westheimer near Weslayan.
River Oaks
A high-rise home in this prestigious location provides peace-of-mind and cachet for selective buyers and makes the choice worth it. Expect luxury and ample amenities in the selection of mid-rise, loft and high-rise properties available. Prices range from $500's to more than $3 million.
The Woodlands
Within The Woodlands, one of the most successful master-planned communities 27 miles north of Houston, you’ll find residential lofts, stylish brownstones and condominiums in several locations, including Town Center along The Waterway and in East Shore’s Garden District. All of these locations are near fine dining, shopping and entertainment venues. Price range: $100s to $600,000.
What’s Your High Rise Style?
Before you go shopping, review the various styles of high-rise living available in Houston to determine what’s right for your lifestyle.
— Townhomes
According to the Houston Association of Realtors (HAR), nearly nine percent of all housing transactions in the Houston region involve townhomes and condominiums. In Houston, townhomes are usually two or three-story residences that are individually owned and interconnected. Townhomes are virtually maintenance free, conveniently located close to business centers and shopping. Prospective buyers will find an ample selection with affordable pricing, various styles and quality features. For many, townhomes provide more space and privacy as there is generally nobody living below or above you. Oftentimes, there is a small yard for pets and entertaining.
— Lofts
Traditionally, lofts were situated in low-rent downtown areas. While the neighborhoods were not great, the empty spaces above were appealing to artists who needed large studio space and great light. Times have changed, and these spaces are now desirable. These characteristics identify loft living today: Spaces are usually located in downtown areas or near it; spaces have high ceilings; exposed brick walls; pipes and ducts in the ceiling; few hard walls separating rooms; expansive windows; open kitchens; hardwood floors and contemporary design accents. Examples abound in Houston, especially downtown. Learn more about lofts located in the downtown area, visit www.downtownhouston.org.
There are also many examples of newly constructed lofts in the Houston region, including the Woodlands Waterway Lofts (waterwaylofts.com), that provide homeowners with modern amenities and large spaces in a new community with plenty of urban feel.
— High-Rise Living
Where Houston’s lofts are open and airy, Houston’s high-rises are sophisticated and worldly. Chances are that while waiting for your elevator, you can hear several different languages being spoken as the city is a hub for international business. One delightful surprise for many is discovering the views from upper story highrises. Despite what many may think, Houston is a very green city with lush green spaces and trees.
One trend that is driving the move to vertical living is interest among empty-nesters to select a more maintenance-free lifestyle. With children out of the house, there is no need to do yard work, pool maintenance or gardening, leaving more time for hobbies and travel within easy access to airports. Amenities also appeal, including media rooms, concierge service, spas and lifestyle programs.
— Mid-Rise Developments
Mid-rise properties are defined as consisting of buildings that are of moderate height, about five to ten stories. Locally, mid-rise properties are enjoying great success and are located and being built throughout Houston, including the Texas Medical Center, Post Oak area and other Inner Loop areas. According to real estate experts, this is due to a combination of factors, including excellent locations, smaller buildings (from 70 to 100 units) and efficient floor plans. Additionally, limited amenities help keep the expenses down and overall pricing affordable.
Amenities
As with any important investment, ask yourself what’s important and prioritize your needs. What amenities do you really need and which ones would be nice but are not critical? Once you’ve determined your list, you’ll be in a better position to tour properties and not be influenced by extras that can add up. In today’s competitive market, amenities can include a grocery store in the building or nearby, delivery service, valet service, a 24-hour concierge service, roof-top pool, a fitness center, special education and training activities, wine rooms and guest suites.
Fees and Costs
According to HAR, the average price of a townhouse/condominium in the greater Houston area increased to $169,045, which represented a 6 percent increase from August of last year. In general, though, pricing can run from the $100,000s to more than $6 million depending on the neighborhood, amenities and features. What distinguishes the Houston market is the ample supply of properties in all styles and price ranges, especially compared to other U.S. and international cities.
All lofts, high-rises, townhomes and mid-rises are subject to homeowners’ association (HOA) fee, which covers most amenities, depending on the property and also may include homeowners insurance (the building and common elements), waste disposal, garbage pick up, water, cable, exterior maintenance, lawn maintenance, pool and security costs.
Before embarking on a search for your new home with a view, use the help of a professional by visiting har.com and searching for a Realtor. Look for Realtors in the Houston region who cater specifically to the vertical living market. When looking for a rental, newcomers can visit the Houston Apartment Association at haaonline.org to look for a leasing agent.
