SEPTEMBER 2026

I love this time of year because it brings us back to the place we love most – home. Whether your family is navigating elementary school, high school, college or even life with grown kids, September is a reminder that some of the best moments happen in the everyday rhythm at home.

As someone who spends a lot of time in our community, I enjoy seeing families settle back into their routines and watching schools become the heartbeat of our neighborhoods again. Our schools play such a big role in what makes a place feel like home.

So good luck to all the moms, dads, grandparents, teachers and especially the students as another year gets underway. Here’s to a great year ahead and making new memories at home along the way.

Your Neighbor,

BRAES HEIGHTS HOME PRICES

STILL CLIMBING, SIX YEARS RUNNING

What’s Been Happening

• The big picture: If you own a home in Braes Heights — or you’ve had your eye on one — the numbers tell a pretty clear story: values have climbed steadily since 2020, and they’re still climbing.
• Deep Houston roots: Braes Heights has had a very Houston-like existence, with deep ties to the city’s history.
• Resilience: The neighborhood has endured major storms like Allison and Harvey and has continued to improve after each setback.
• A name with history: In a city with little elevation, it’s interesting to note that the name “Braes” comes from a Scottish word meaning “hillside,” referring to the neighborhood’s elevation alongside Brays Bayou.
• Home values have surged:
  • In 2020, the median home sold for $907,450.
  • Today, that number is $1,449,536.
  • That’s an increase of almost 60% in five years, or roughly 10% annually when compounded.
• It’s not just bigger homes driving prices:
  • Price per square foot increased from $276 to $368.
  • The size of homes selling has remained relatively consistent, generally around 3,400–3,900 square feet.
  • In other words, buyers are paying more for the same amount of house — not simply paying more because they’re buying bigger homes.
• 2021 was the standout year: Prices jumped 24% in a single year as pandemic-era demand peaked.
• A healthier pace since then: Growth has settled into a steadier 5–8% annual increase in recent years.
• Homes are selling faster: Median days on market fell from 35 days in 2020 to roughly 13–14 days in a typical recent year.
• Still a seller’s market: The combination of rising values and faster sales shows that demand for Braes Heights remains strong.
• 2026 so far: Through late August, the median price is essentially flat compared with 2025.
• But demand remains strong:
  • Price per square foot is still inching upward.
  • Homes are moving faster than ever, with a median of just 8 days on market.
• Bottom line: Growth may be cooling slightly, but demand clearly hasn’t. Braes Heights continues to show strong long-term appreciation, resilience, and buyer demand.

A Quick Note on the Numbers

This look-back covers 532 closed sales across Braes Heights and its neighboring subdivisions — Ayrshire, Braes Oaks, Southern Oaks, Bradford Place, and a few others — from January 2020 through August 25, 2026. We used median prices rather than averages so a handful of high-end sales (a few topped $2M) don’t skew the picture, and kept 2026 broken out separately since the year isn’t finished yet.

Curious what your own home might be worth in today’s market? Our agents at New Leaf are happy to run the numbers for your specific home — just reach out.

MEET YOUR NEIGHBOR:

ANNA MCALLISTER

When I first met Anne, it was through Ginny Jackson, a fellow agent at New Leaf. Ginny helped Anne buy her home and was convinced she would be a great agent. Ginny was right. Anne is not only a great agent, she is also a great human being and brings a lot of energy and passion to our organization. She fit in perfectly with the rest of the team and consistently elevates our brand. She also knows her neighborhood, Braes Heights, better than anyone in the business. Read below to get to know more about your neighbor, Anne McCallister:

I grew up in Dallas and went to Highland Park High School before heading to UT. I made some great friends at UT, and most of them were moving back home to Houston. Instead of returning to Dallas, I decided to join them in Houston. I’m so grateful I did, because I’ve built a wonderful life here.

What made you stay and want to raise a family here?

I loved Houston as soon as I moved here. At first, it was the people who brought me here, but I quickly fell in love with the city itself. I enjoy the restaurants, the walking and jogging trails like Brays Bayou, Rice, Memorial Park, the museums, and I’m grateful for our medical center. I also met my husband, JB, who is a native Houstonian. He grew up walking to West U Elementary and playing in West U Little League, and then we got to watch our daughter do the same at Twain Elementary and West U Softball Association. I love how his childhood and our life now are so similar. I’ve always appreciated this community, but Hurricane Harvey was a turning point for me. I saw how strong and caring our community is. After our home flooded, strangers came to help us. They brought food, helped remove drywall, prayed with friends, and literally gave us shelter after the storm.

Where do you live now?

I live in Ayrshire, though most people know this area as Braes Heights or Braeswood Place.

What is your favorite way to spend a day in Houston?

Honestly, I love my work, so spending the day seeing homes or writing contracts is great for me. When I’m not working, I like to stay active. I enjoy walking our dog, Lucy, along Academy, playing tennis, or taking a class at F45. If I can add lunch at a new spot with my husband or friends, that’s even better. It might not sound exciting to everyone, but I really enjoy taking my daughter to her after-school activities. I know the days can feel long, but the years go by quickly, so I try to make the most of my time with her, especially now that she’s a teenager.

Where do you mainly sell homes?

About 80% of my business each year is in my own neighborhood, which I feel very lucky about. This year, I’ve also had some great transactions in Memorial, Spring Branch, Briarmeadow, and I have a fantastic listing coming soon in West U.

Why did you choose to work at New Leaf?

Ginny Jackson was my realtor. When she helped us sell our first home and buy our second, she jokingly offered me a job—or so I thought! She encouraged me to leave my job in non-profit development and try residential real estate. Ginny had just joined New Leaf, and I was excited to become part of the team. One thing I love about New Leaf is that David is always willing to support any cause I’ve brought to him. There’s a real passion at New Leaf for giving back to the communities where we live and work. As agents, we all support our local schools, little leagues, favorite non-profits, and other efforts that help strengthen Houston as a whole. David and the other agents in our office are very collaborative and supportive. Need help pricing a home? Looking for ideas for listing descriptions or photos? Have a pocket listing or something coming soon that might be perfect for a client? We work together to make sure our buyers and sellers get the best results.

WHAT I’M LOVING LATELY.

LATEST MOVES

HOME TIP OF THE MONTH.

AUGUST 2026

This month, I’m excited to focus on West University. We’ll take a deep dive into home prices over the last five years and what to expect moving forward. I’m also excited for you to get to know Michelle Rainwater, one of our newest agents, in her Q&A below.

No matter where you traveled this summer, I hope home continues to be your favorite place to come back to. Thank you for allowing me to be a small part of this wonderful community.

Warmly,

TIMING THE WEST U MARKET

WHEN TO BUY, WHEN TO SELL

The Data: West Galveston Island by the Numbers

If you’ve ever wondered whether it actually matters what month you list — or shop for — a home in West University Place, the short answer is yes. We pulled three years of closed MLS sales and found a pretty clear rhythm to the market. Here’s what the numbers say, in plain English.

The Seasonal Pattern

This chart shows average price per square foot by month (blending 2024 and 2025 so no single year skews the picture). The green bars are the strongest months to sell; the red bars are the friendliest months to buy.

Average sold price per square foot by month, West University Place (2024-2025)

Why Spring (and September) Win for Sellers

It’s not just about price — it’s about speed, too. Homes that close in the spring months typically spend far fewer days on market, and often sell at or above asking price. Buyers are out in force, school-year timing lines up, and competition among buyers works in the seller’s favor.

Why Winter (and Late Summer) Are a Buyer’s Best Friend

On the flip side, homes closing in January, February, and December tend to sit longer and sell for a bit less relative to list price. Fewer buyers are actively shopping, and sellers during these windows are often more motivated — which adds up to real negotiating leverage if you’re house hunting.

A Quick Note on the Bigger Picture

Zoom out, and West U has still been appreciating nicely year over year — average $/SqFt has climbed from roughly $498 in 2023 to $538+ in 2025. So even the “slow” months to buy are still in a market that’s trending up. Timing helps you optimize within the year, but the long-term direction has been consistently positive.

MEET YOUR NEIGHBOR:

MICHELLE RAINWATER

I met Michelle and knew immediately she would be a great addition to New Leaf. While Michelle is one of our only agents that did not grow up in Houston, you would never know it: she knows her own neighborhood, West University, inside and out and has an incredible understanding of the Houston market. Michelle and I learn a lot from each other and I’m happy to call her an associate and a friend.

Here is a Q&A with Michelle so you can get to know her better, too.

I grew up in Abilene, Texas, and went to Texas Tech University.

What brought you to Houston and why did you stay?

In 2020, I decided it was time for a change. I had been living in smaller cities for my entire life and was ready to challenge myself differently and embrace the next chapter. I met my husband in 2021, and while his job took him all over the world, we knew Houston would be our home base. We loved the small-town feel within the big city and all the opportunities it would afford us as a family. Houston has an amazing energy and a welcoming, inclusive vibe. We love it!

What is your favorite way to spend a day in Houston?

I enjoy playing Mahjong with friends and neighbors in West U and at Braeburn Country Club, and walking over to Tiny’s No. 5 for dinner and drinks with friends. I also spend a lot of time volunteering at West U Elementary and cheering on my girls at softball and dance.

Where do you mainly sell homes?

I mainly sell homes in The Heights, River Oaks, and West University.

Where do you live now?

We live in West University. From the moment I visited, I knew it was the perfect place to raise my two girls. We rented a home for a few years to see if we would like it and luckily this year, we closed on our dream home. We can walk everywhere as a family and it truly has that small-town feel. I enjoy watching my girls ride their bikes, swim at Colonial Park pool, and get cookies at Tiny’s No. 5. We’ve made many friends here, and the neighborhood is very welcoming. That’s why I enjoy helping others find homes in this area.

What inspired your transition into real estate?

I was an elementary school art teacher before I had my own children. When I left teaching to stay home with my daughters, a longtime family friend sparked my interest in real estate. The transition felt natural because it combined my sales experience with my love for design, décor, and homes. I’ve been working in real estate since 2017.

Why do you love working at New Leaf?

I joined New Leaf after working as an assistant to a top agent at another firm. David is well respected in the industry, and I knew we would make a great team. Everyone at New Leaf is hardworking, honest, creative, and collaborative. It’s the perfect place for someone running an independent business, with the bonus of strong networks and valuable industry insights when we work together as a team.

WHAT I’M LOVING LATELY.

AROUND HOUSTON IN AUGUST.

DAVID’S AUGUST PICK.

HOME TIP OF THE MONTH.

LATEST MOVES

JULY 2026

Here’s the thing we sometimes forget: one of the best escapes we have is practically in our backyard. Get closer to the water and the temperature drops — often five degrees or more once that Gulf breeze picks up. And Galveston, just about an hour from wherever you’re sitting right now, offers all of it: hotels if you want a quick weekend, Airbnbs if you want to test the waters, and — for those of us thinking longer-term — genuinely affordable and unaffordable homes for sale.

You’ve probably heard the narrative over the past year: Galveston has too much inventory, the market’s falling apart, investors are fleeing. That’s the story on the street. But I’d rather let the data tell the story than the rumor mill — so this month, we’re doing a deep dive into the island, from the Seawall all the way to San Luis Pass, covering both beach and bayfront properties, to see what’s actually happening down there. We were especially curious to pull back the lens and compare the market before, during, and after COVID — to see how much of what we’re seeing now is a return to normal versus something else entirely.

I hope you enjoy this look at Galveston’s numbers. And if you want to dig in further on any of it — happy to talk it through.

Regards,

HERE’S WHAT I’M TELLING MY CLIENTS

The Data: West Galveston Island by the Numbers

We pulled HAR/MLS sold data across three price bands — $300K–700K, $700K–$1.2M, and $1.2M+ — at four points in time: 2020 (pre-COVID baseline), 2022 (pandemic-era peak), 2024, and the trailing 12 months (today’s market).

Price Per Square Foot

Every band peaked in 2022 or 2024 and has since pulled back. The entry-level and mid bands topped out clearly in 2022, at the height of pandemic-era demand; the luxury ($1.2M+) band held up a bit longer, cresting in 2024 before also softening.

Average Sales Price

The luxury segment tells an interesting story here: average sales price actually hit a new high over the last 12 months, even as its $/sq ft eased — a sign that larger, higher-end properties are still finding buyers even as the broader market cools.

Properties Sold

Volume tells the clearest story of the cooling cycle. Entry-level sales fell from 383 in 2020 to 199 over the last 12 months — the sharpest pullback of the three bands — while the luxury band has stayed comparatively steady.

The Full Picture

What This Means

2022 was the valuation peak across West Galveston Island — not today, and not pre-COVID 2020. Days on market bottomed out that year (45–63 days depending on band) and sellers were getting 98%+ of list price.

Since then, homes are sitting 3–5x longer and sellers are conceding meaningfully more on price. But “falling apart” isn’t the right read either. Compared to 2020, most bands are still up on both $/sq ft and average price — this looks less like a collapse and more like a return toward a more normal, balanced market after an unsustainable pandemic-era run. For buyers, that means more room to negotiate than we’ve seen in years. For sellers, it means pricing realistically and expecting a longer runway to close — especially outside the luxury tier. Regardless, purchasing a second home is not all about the valuation and more about the pleasure it can bring your family. Maybe, Galveston is an opportunity to solve both at the same time now. If this read like a commercial for Galveston is not intended too. My family has always had a place on the water and it has been a huge addition to our lives over the years.

MEET YOUR NEIGHBOR:

GINNY JACKSON

Before Ginny came to work at New Leaf, we had done a couple of transactions together and I could tell we had the same work ethic and client-focused approach. We also grew up in the same neighborhoods and had a lot of shared experiences. It felt like I won the lottery when Ginny agreed to move over to New Leaf. She’s a true professional, and her clients love her.

Here is a Q&A with Ginny so you can get to know her better, too.

I grew up in River Oaks and went to St. Michaels and then St. Agnes Academy.

What is your favorite thing about growing up in Houston?

I loved rollerblading around with my brothers and friends, eating delicious Tex-Mex, art classes at Glassel, going to our museums, and being let loose in the Galleria! Massive-scale movie theaters started opening when I was in middle school, and they were the coolest. I got my driver’s license at 15 and explored Houston as much as I could. In high school, we ventured off campus for lunch, and that is when my love for Chinatown and the diverse cultural pockets that our city has to offer developed.

What is your favorite way to spend a day in Houston now?

I’d start the day with yoga or Pilates, proceed to treasure hunt at the Guild Shop or Blue Bird, tour some beautiful homes, and take a long walk with my black lab (Puddin’). Lunch would be my favorite chicken salad from The French House. Then we would go to watch my kids play baseball and, after, walk to dinner with my family and friends. For dessert, it is always dark chocolate from ROYCE.

Where do you mainly sell homes?

My main area is West University. I also sell in River Oaks, Southampton, Montrose, and Braes Heights. Memorial and the Heights as well!

Where do you live now?

West University Place. My kids have grown up with West U Little League, and I find it a central part of our life and community. I can’t think of another experience that introduces so many new friendships (both adults and kids) every year. Our family has met so many amazing people and neighbors that we otherwise may not have met! My husband’s three siblings and parents all live within blocks of us. It feels like a very small town bubble in our big city. I love seeing my kids bike to Tiny’s, Little Matt’s, the baseball fields, and Rice Village.

Why did you choose to work at New Leaf?

I was at a large firm for the first 11 years of my career. After several transactions with David on the other side, I knew we operated very similarly. I feel supported at New Leaf and not micromanaged. As realtors, our job isn’t to battle the other agent. Our role is to facilitate a smooth transaction, manage emotions, and problem solve. When we do that well, our clients have a better experience and transactions close successfully. I continue to value the insight of David and the other New Leaf agents on properties.

WHAT I’M LOVING LATELY.

SIMPLE SUMMER TRADITIONS.

LATEST MOVES

2346 QUENBY STREET
South Hampton
Sold
Listing Agent: Caroline Harrison

2002 SWIFT BLVD
Southgate
Sold
Listing Agent: Yvonne Cosgrove

JUNE 2026

Welcome to the first edition of my New Leaf monthly newsletter, where I’ll share neighborhood happenings, real estate trends, and stories that make our communities feel even more like home

As a client or friend of mine, you know that I grew up here, and am now raising my family here. Even as the city continues to grow and evolve, I still find myself driving through neighborhoods remembering the houses I grew up in, the friends made, and the pools we practically lived in during the summers. That’s part of what makes Houston special – every neighborhood has its own personality, rhythm and sense of community.

My hope is that this newsletter becomes more than just a real estate update. I want it to be useful, local, and reflective of what’s really happening across the neighborhoods we all care about. I’m also looking forward to introducing more of the New Leaf team along the way. We’ve built a group of talented agents, most of them born and raised in Houston, so they know this city just as well as I do.

Regards,

HERE’S WHAT I’M TELLING MY CLIENTS

• Inventory continues to rise across many neighborhoods.
• Well-priced homes remain in demand.
• Buyers have more leverage and negotiating power than a year ago.

The latest neighborhood data reflects a selective yet resilient residential market. While transaction volume has softened across several areas, home values remain strong in many of Houston’s premier neighborhoods. One factor continues to be homeowners holding onto historically low mortgage rates, making them less inclined to sell and move.

River Oaks, Boulevard Oaks, West University, Braes Heights/Ayrshire, and the Memorial Villages reported higher average sales prices than in 2025. Most tracked neighborhoods also saw price per square foot increase.

Sellers are still seeing premium prices for quality homes, but buyers are more discerning about condition and pricing. Homes priced in line with recent sales and presented well sell best. Turn-key homes remain in high demand and attract the strongest offers.

For buyers, lower transaction volume can create opportunities to be more thoughtful and strategic, particularly when evaluating homes that have been on the market for an extended period or require updates. As always, the right opportunity depends on the neighborhood, property condition, and timing. When the right home appears, be ready. Have financing or proof of funds prepared, as good properties sell fast. Some buyers waive option periods to strengthen offers, but this carries risks and should be considered carefully.

Most importantly, remember that the highest offer does not always win. Strong terms, flexibility, certainty of closing, and overall buyer credibility often play a significant role in a seller’s decision.

Neighborhood Performance Snapshot: 2026 year-to-date (compared to 2025)

*New Leaf Real Estate neighborhood stats workbook.
Figures compare the 2026 period in the workbook with the comparable 2025 period.

NEW LEAF IN THE COMMUNITY

At New Leaf, we’re proud to support the young athletes and schools that help build strong communities across Houston. We were honored to sponsor the U10-11 River Dogs, this year’s Post Oak Little League champions. Congratulations to the entire team, coaching staff, and families on an outstanding season. Way to go, River Dogs!

MEET YOUR NEIGHBOR:

YVONNE COSGROVE

Yvonne and I grew up in the same neighborhood. We both attended Poe Elementary, played in all the same homes in Southampton and Boulevard Oaks and had the same teachers. Yvonne knows this city like the back of her hand and I’m honored to have her as part of the New Leaf Team. Here is a Q & A so you too can get to know Yvonne:

Where did you grow up and go to school?
I grew up in West University on Pittsburgh Street and attended Poe Elementary before moving to Roberts Elementary and later St. John’s School, where I graduated. Houston has always been home to me, and some of my favorite memories started right there at Poe — including meeting my husband, John. I later attended The University of Texas at Austin.

What is your favorite thing about growing up in Houston?
Houston always had a small-town feel to me. Even now, I can go almost anywhere and know someone. I have wonderful memories of riding bikes through the neighborhood, summers at the Shamrock, and growing up with such a strong sense of community. It’s a big city with so much heart.

What is your favorite way to spend a day in Houston now?
I love spending time outdoors enjoying Houston’s parks and green spaces — whether it’s Hermann Park, Memorial Park, or walking the Heights hike-and-bike trail with friends and my dog. I also love leisurely coffee mornings, gardening, cooking, and hosting dinner parties at home.

Where do you mainly sell homes?
Wherever my clients need me. Being a native Houstonian has allowed me to feel comfortable in many different neighborhoods throughout the city. I’ve had the privilege of selling homes in the Heights, West University, Bellaire, Memorial, Southgate, Montrose, Camp Logan, and Westbury, among others.

Where do you live now?
My family and I have called the Heights home for the past 25 years. I love the walkability, neighborhood feel, and strong sense of community. It truly feels like a small town within Houston.

What inspired your transition into real estate?
Working alongside my husband, John, owner of HTX Appraisal, gave me invaluable insight into Houston real estate and ultimately inspired my transition from event planning and fundraising into the industry. Renovating our own Heights home in 1998 really sparked my passion for homes, design, and helping clients find spaces they truly love.

Why do you love working at New Leaf?
The supportive culture at New Leaf was incredibly important to me. I wanted to be part of a group that genuinely cares about each other, their clients, and the community. From the beginning, I felt welcomed, respected, and supported. There’s a true sense of collaboration here, and everyone wants to see each other succeed.

LATEST MOVES

716 E 18TH STREET
The Heights
Sold
Listing Agent: Caroline Harrison

3784 INGOLD STREET
Southside Place
Pending
Listing Agent: Caroline Harrison