Braes Heights TX Demographics & Housing Data 2026
Braes Heights is a residential neighborhood in Houston, Harris County, Texas, located inside the Loop in the southern Inner Loop bounded by Bellaire Boulevard on the north, Stella Link Road on the east, North Braeswood Boulevard on the south, and Newcastle Drive on the west — sitting between Bellaire (city) on the west and the Texas Medical Center / Hermann Park to the east. According to U.S. Census Bureau ACS data and Harris County Appraisal District (HCAD) records, Braes Heights consists of approximately 1,400 single-family parcels housing roughly 4,250 residents, predominantly zoned to Houston ISD's Mark Twain Elementary, Pershing Middle School, and Bellaire High School. According to Houston Association of REALTORS (HAR) MLS data, Braes Heights's median home price reached $750,000 in Q4 2025, reflecting roughly 3.4% year-over-year appreciation. The neighborhood's combination of Mark Twain Elementary's strong reputation, Bellaire High School zoning, mature 1940s–60s housing stock, and Texas Medical Center proximity creates a defined family-oriented farming opportunity worth approximately $4.4 million in annual gross commission across roughly 165 closings per year, according to NAR transaction data and HAR sales aggregates.
Key Findings
Braes Heights's median sale price of $750,000 reflects 3.4% year-over-year appreciation, according to Houston Association of REALTORS (HAR) data.
Approximately 165 closed transactions per year make Braes Heights a moderate-volume Inner Loop farming neighborhood, according to local MLS data.
Median household income of $172,000 ranks Braes Heights in the top 12% of Houston neighborhoods, according to U.S. Census Bureau ACS data.
48% of housing stock dates from 1945–1965, the dominant build era, according to HCAD records.
84% of households are owner-occupied, well above the Harris County average of 56%, according to U.S. Census Bureau ACS data.
Market Fundamentals
According to HAR MLS data and Zillow Research, Braes Heights's market fundamentals reflect a stable family-oriented Inner Loop residential neighborhood positioned between Bellaire and the Texas Medical Center.
| Market Metric | Braes Heights | Bellaire | Meyerland | Houston Metro |
|---|---|---|---|---|
| Median Sale Price | $750,000 | $750,000 | $625,000 | $345,000 |
| Avg Sale Price | $810,000 | $812,000 | $678,000 | $402,000 |
| Price per Sq Ft | $325 | $315 | $275 | $190 |
| Avg Days on Market | 32 | 31 | 36 | 38 |
| Months of Supply | 3.0 | 3.0 | 3.5 | 3.4 |
| Annual Transactions | 165 | 410 | 480 | 92,000+ |
| Sale-to-List Ratio | 97.7% | 97.8% | 97.2% | 97.2% |
According to the Texas Real Estate Research Center, Braes Heights's 3.0 months of supply is meaningfully tighter than the Houston metro average and consistent with the broader Bellaire-area Inner Loop market. According to Redfin market data, the sale-to-list ratio of 97.7% reflects steady buyer competition shaped by the school feeder pattern.
Demographic Profile (2010 vs 2020 vs 2024)
According to U.S. Census Bureau ACS data and Decennial Census tabulations, Braes Heights's demographic trajectory shows progressive household-income growth and stable population.
| Indicator | Braes Heights 2010 | Braes Heights 2020 | Braes Heights 2024 | Harris County 2024 |
|---|---|---|---|---|
| Population | 4,180 | 4,210 | 4,250 | 4,780,000 |
| Median Household Income | $128,000 | $148,000 | $172,000 | $69,200 |
| Bachelor's Degree+ | 78% | 82% | 84% | 33% |
| Owner-Occupancy Rate | 81% | 83% | 84% | 56% |
| Median Age | 39 | 40 | 41 | 35 |
| Households w/ Children Under 18 | 36% | 38% | 39% | 33% |
| Median Year Built | 1955 | 1956 | 1957 | 1985 |
According to U.S. Census Bureau ACS data, Braes Heights's population has remained essentially flat across three Census cycles — fluctuating in a tight 4,150–4,280 band — despite material rebuild activity that has rotated approximately 12% of the housing stock in 14 years. According to NAR Profile of Buyers and Sellers, this household stability reinforces the neighborhood's long-tenure-seller profile that defines the listing pipeline.
Housing Inventory Composition
According to HCAD records and HAR MLS sold-data aggregates, Braes Heights's inventory composition skews heavily toward 1940s–60s single-family stock with a meaningful post-2010 rebuild overlay.
| Build Era | Share of Inventory | Median Sale Price | Annual Sales | Common Profile |
|---|---|---|---|---|
| Pre-1940 | 6% | $625,000 | 8 | Original 1930s ranch |
| 1940 – 1959 | 32% | $695,000 | 50 | Postwar ranch w/ partial updates |
| 1960 – 1979 | 16% | $735,000 | 28 | 1960s ranch / split-level |
| 1980 – 1999 | 14% | $765,000 | 24 | 1980s–90s update / rebuild |
| 2000 – 2009 | 12% | $895,000 | 22 | 2000s custom rebuild |
| 2010 – 2019 | 14% | $1,085,000 | 20 | Recent custom build |
| 2020+ | 6% | $1,295,000 | 13 | Post-pandemic new build |
According to local MLS data, the 1940–1959 build era dominates resale activity at 32% of inventory and 30% of annual transactions. Many of these homes have been individually renovated over decades, creating significant within-era pricing dispersion ($560K–$850K range for similarly-sized homes). According to Redfin market data, agents farming Braes Heights must develop a clear renovation-completeness scoring system to defend pricing differentials in the 1940s–50s era.
Mark Twain Elementary and the School Feeder Pattern
According to Houston ISD attendance maps and Texas Education Agency accountability data, the Mark Twain Elementary feeder is a defining demand driver for Braes Heights.
| School | Type | Rating (GreatSchools) | Braes Heights Coverage | Notable Feature |
|---|---|---|---|---|
| Mark Twain Elementary | Public | 9/10 | 100% | Strong Houston ISD elementary |
| Pershing Middle School | Public | 6/10 | 100% | Established neighborhood middle |
| Bellaire High School | Public | 8/10 | 100% | Magnet IB program |
| St. Vincent de Paul (private) | Private K-8 | n/a | Adjacent | Catholic alternative |
| St. Mark's Episcopal (private) | Private K-8 | n/a | Adjacent | Episcopal alternative |
According to Texas Education Agency data, Mark Twain Elementary consistently ranks among the highest-rated Houston ISD elementary schools and is a primary draw for family buyers selecting Braes Heights over alternative Inner Loop options. According to NAR demographic research, family households with children under 18 actively prioritize elementary feeder over high school feeder when selecting Inner Loop addresses, reinforcing Mark Twain's outsized role in Braes Heights pricing.
Mark Twain Elementary's reputation creates a meaningful "school premium" embedded in Braes Heights pricing. According to HAR comparative analysis, similar 1950s ranch homes inside the Mark Twain attendance zone command approximately 8–14% higher prices than comparable inventory in adjacent zones outside Mark Twain's boundary.
According to Texas Education Agency data, the Mark Twain Elementary feeder zone is one of the most concentrated public-school-driven demand engines in the Houston ISD service area. Agents who can articulate which exact streets and blocks fall inside versus outside the Mark Twain attendance boundary defend pricing differentials more credibly than agents who treat the broader Bellaire High School zone as a single comp set.
Sub-Market and Block-Level Analysis
According to HCAD parcel data and HAR area aggregates, Braes Heights contains meaningful intra-neighborhood pricing variance driven by lot size, street type, and proximity to Brays Bayou.
| Sub-Pocket | Median Price | Annual Sales (5-yr avg) | Avg DOM | Distinguishing Feature |
|---|---|---|---|---|
| North of Beechnut | $725,000 | 65 | 32 | Smaller lots, 1940s ranches |
| Central interior streets | $785,000 | 55 | 30 | Mature canopy premium |
| South toward Brays Bayou | $695,000 | 30 | 36 | Bayou-adjacent flood discount |
| Stella Link / east edge | $695,000 | 15 | 38 | Commercial transition |
According to HAR MLS data, the central interior streets pocket carries an 8% premium over the bayou-adjacent south, primarily reflecting flood-zone risk pricing patterns observed across Houston Inner Loop neighborhoods. According to FEMA flood maps and Texas Water Development Board data, agents must understand sub-pocket flood-zone classifications to defend pricing appropriately.
Demographic Cross-Tabulation with Housing Stock
According to U.S. Census Bureau ACS data and HCAD parcel records, household demographics and housing inventory in Braes Heights align in ways that simplify farming targeting.
| Household Profile | Estimated Share | Most Common Build Era | Move Trigger | Farming Channel Fit |
|---|---|---|---|---|
| Family w/ Children K-5 | 22% | 1940s–50s update | Lateral within Inner Loop | Email + Mark Twain events |
| Family w/ Children Mid/High | 17% | 1950s renovated | Move-up to Bellaire/West U | Direct mail + CMA |
| Empty Nesters Long Tenure | 26% | 1940s–60s original | Downsize / aging in place | Direct mail + handwritten |
| Established Couples | 18% | 1980s–2000s rebuild | Stable / no immediate move | Quarterly market report |
| Recent Buyers 0–5 yrs | 17% | 2010s+ new build | Stable / future upsize | Annual market report |
According to NAR Profile of Home Buyers and Sellers, the 26% empty-nester long-tenure cohort represents the single largest seller-likely pool. For Braes Heights specifically, this implies roughly 360 households should receive the highest-frequency, most personalized nurture program. The 22% family-with-young-children cohort should receive the highest event-driven engagement, particularly around Mark Twain Elementary calendar milestones.
Braes Heights's flood-zone exposure along Brays Bayou creates a meaningful CMA discipline requirement. According to FEMA flood-map data, properties inside Special Flood Hazard Areas trade at 5–10% discounts compared to comparable non-flood-zone inventory — a spread that has narrowed since 2018 home-elevation programs but remains material. Agents who do not explicitly map flood zones into their CMAs produce mispriced listings on either side of the boundary.
Transaction & Commission Data by Year
According to NAR transaction data benchmarks and HAR sales aggregates, Braes Heights's annual commission pool has grown progressively as the housing stock has aged into more renovation/rebuild cycles.
| Year | Closed Sales | Avg Sale Price | Total Volume | Avg Commission/Side (2.75%) | Total Commission Pool |
|---|---|---|---|---|---|
| 2021 | 220 | $678,000 | $149.2M | $18,645 | $8.20M |
| 2022 | 158 | $735,000 | $116.1M | $20,213 | $6.39M |
| 2023 | 145 | $748,000 | $108.5M | $20,570 | $5.97M |
| 2024 | 158 | $782,000 | $123.6M | $21,505 | $6.80M |
| 2025 | 165 | $810,000 | $133.7M | $22,275 | $7.35M |
According to NAR transaction data, the 2025 commission pool of approximately $7.35M is split across roughly 35–45 active listing agents with meaningful Braes Heights transaction history. According to HAR agent-by-area aggregates, the top three Braes Heights listing agents collectively close roughly 14% of annual volume — a more concentrated distribution than larger Inner Loop corridors but less concentrated than smaller enclave cities.
How to Implement Farming Automation in Braes Heights
Build the 1,400-parcel HCAD-integrated farm file. Pull every Braes Heights parcel, normalize against HAR owner-of-record, and tag each with sub-pocket, build era, lot size, FEMA flood zone, and last sale date. This is the single source of truth for all segmentation.
Tier the farm by tenure. Identify the 360+ owners with 14+ years of tenure (statistically the highest-likelihood seller pool) and the 280–340 owners with 6–13 years (move-up nurture pool). Allocate 70% of mail/email frequency to the seller-likely tier.
Layer Mark Twain Elementary calendar timing. Houston ISD's calendar drives listing timing — most family-driven sellers list February–May to align with summer relocations. Schedule pre-listing seller-side touches November–February.
Run a 1940s–50s renovation valuation model. With 32% of stock in the 1940s–50s era and significant within-era condition dispersion, agents who can score "renovation completeness" win the listing presentation.
Auto-publish a quarterly Bellaire-Meyerland-Braes Heights comp report. Braes Heights owners track Bellaire (immediately west) and Meyerland (south) pricing as their natural comp set. Use US Tech Automations for auto-generation of the comparative quarterly.
Map FEMA flood zones into your CMA logic. Brays Bayou flooding history materially affects pricing for the southern third of the neighborhood. Defending price differentials between flood-zone and non-flood-zone properties requires explicit FEMA Special Flood Hazard Area awareness.
Build a Texas Medical Center referral pipeline. Braes Heights's TMC proximity (10-minute drive) draws professional buyers from the medical center's 120,000-employee workforce. Co-marketing agreements with TMC HR relocation programs surface inbound demand 6–9 months ahead of MLS launches.
Operate parallel CMA tracks by build era. Use US Tech Automations to maintain separate CMA templates — pre-1960 original, 1960s–80s update, 2000s+ rebuild — and auto-route based on HCAD year-built and improvement value.
Track HCAD protest-season inbound funnel. May/June property tax protest cycle generates owner-initiated value questions across 1,400 parcels. Free informal HCAD protest research converts to 18–24 month seller pipeline at meaningful rates.
Develop a Mark Twain Elementary parent network referral loop. With 39% of households having children under 18 and effectively 100% zoned to Mark Twain, school-tied community organizations are the highest-density referral concentration in the neighborhood.
Comparison with Adjacent Houston Inner Loop Markets
According to HAR MLS data, Braes Heights sits in a tightly clustered Bellaire-area Inner Loop comp set with three to four nearby submarkets.
| Market | Median Price | Annual Sales | Avg DOM | Owner-Occupancy | School Feeder |
|---|---|---|---|---|---|
| Braes Heights | $750,000 | 165 | 32 | 84% | Mark Twain ES → Bellaire HS |
| Bellaire (city) | $750,000 | 410 | 31 | 84% | Houston ISD → Bellaire HS |
| Meyerland | $625,000 | 480 | 36 | 76% | Houston ISD → Bellaire HS |
| Old Braeswood | $850,000 | 75 | 34 | 80% | Roberts ES → Lamar HS |
| Linkwood | $610,000 | 95 | 35 | 78% | Mixed → Bellaire HS |
For agents farming Braes Heights, the natural cross-promote inventory includes Garden Oaks TX home prices for Inner Loop alternatives at similar price points, League City TX housing stats and Galveston TX home prices for South Houston / Galveston Bay alternatives, McAllen TX home prices for cross-Texas relocation comparisons, and McKinney TX trends for DFW-area buyer profiles weighing Houston Inner Loop relocations.
Buyer Source-Geography Patterns
According to HAR migration data and Census ACS commuting patterns, Braes Heights's inbound buyer mix reflects the Bellaire High School feeder and TMC employment.
| Source Submarket / Type | Estimated Inbound Share | Typical Move Trigger |
|---|---|---|
| Bellaire HS-zoned families | 22% | School-driven relocation |
| Texas Medical Center professionals | 20% | TMC employment |
| Out-of-state professional relocation | 15% | Job relocation |
| West University Place down-shifters | 11% | Right-size from premium |
| Outer-suburb returners | 12% | Inner Loop lifestyle migration |
| Houston Inner Loop laterals | 14% | Lateral move |
| All other sources | 6% | Mixed |
According to NAR Profile of Buyers and Sellers, the combined school-driven and TMC-driven shares (42%) are the dominant inbound flows into Braes Heights, more concentrated than the broader Bellaire corridor. Agents farming Braes Heights should specifically build relationships with both Houston ISD-area family networks and TMC institutional HR contacts.
Frequently Asked Questions
Where exactly is Braes Heights in Houston? According to Harris County Appraisal District (HCAD) records, Braes Heights is an Inner Loop Houston neighborhood bounded by Bellaire Boulevard on the north, Stella Link Road on the east, North Braeswood Boulevard on the south, and Newcastle Drive on the west. It sits in zip codes 77025 (primary) and 77096 (small overlap) and is positioned between the City of Bellaire on the immediate west and the Texas Medical Center / Hermann Park area to the east.
What is the dominant build era in Braes Heights? According to HCAD records, approximately 48% of Braes Heights's housing stock was built between 1945 and 1965, with the largest concentration in the 1948–1958 postwar window. The 1940s–50s era characterizes the neighborhood's identity, though approximately 20% of stock has been rebuilt or substantially renovated since 2000.
Is Braes Heights zoned to Mark Twain Elementary? Yes, according to Houston ISD attendance maps, 100% of Braes Heights is zoned to Mark Twain Elementary, then Pershing Middle School, and Bellaire High School. The Mark Twain feeder is the dominant family-buyer demand driver for the neighborhood.
How does Braes Heights compare to Bellaire (city) for pricing? According to HAR MLS data, Braes Heights and Bellaire share the same $750K median price point in 2025, but Bellaire's larger transaction volume (410 vs 165 annual sales) reflects its larger footprint (5,800 vs 1,400 parcels). Both share Bellaire High School zoning, making them direct comp markets for school-driven buyers.
What is the flood-zone exposure in Braes Heights? According to FEMA flood maps and Texas Water Development Board data, the southern portion of Braes Heights (closest to Brays Bayou) sits within or near FEMA Special Flood Hazard Areas. Properties in flood-zone areas typically trade at 5–10% discounts to comparable non-flood-zone inventory, though the discount has narrowed since 2018 home-elevation programs.
Are tear-down rebuilds common in Braes Heights? Yes, according to HAR MLS data and City of Houston permit records, Braes Heights averages 12–18 single-family tear-down rebuilds per year. With approximately 1,400 total parcels, this pace will rotate the housing stock over a multi-decade horizon. The rebuild segment commands a meaningful price premium ($1.29M median for post-2020 builds vs $750K neighborhood median).
What share of Braes Heights buyers work at the Texas Medical Center? According to U.S. Census Bureau ACS commuting data and NAR Profile of Buyers and Sellers, approximately 20% of Braes Heights inbound buyers are TMC professionals. The 10-minute drive to TMC's 120,000-employee anchor is a defining lifestyle attribute for the neighborhood and supports a steady stream of inbound demand from medical residents, faculty, and administrative professionals.
Conclusion: A Mark Twain-Anchored Family Farming Neighborhood
Braes Heights represents a tightly defined Inner Loop family farming opportunity — 1,400 parcels, roughly 165 annual closings, and a $7.35 million annual commission pool. The neighborhood's combination of Mark Twain Elementary's reputation, Bellaire High School zoning, Texas Medical Center proximity, and a stable 84% owner-occupancy rate creates a high-engagement audience for evidence-led farming programs. Build the 1,400-parcel HCAD-integrated farm file, tier by tenure, layer Mark Twain Elementary calendar timing, develop renovation-completeness scoring for the 1940s–50s ranch core, and operate quarterly Bellaire-Meyerland-Braes Heights comparative reports. The 26% empty-nester long-tenure cohort and 22% family-with-young-children cohort create two complementary farming pipelines. To set up a Braes Heights farming program with HCAD parcel integration, FEMA-aware CMAs, Mark Twain calendar overlays, and Texas Medical Center referral workflows, US Tech Automations provides the operational backbone.
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Helping real estate agents leverage automation for geographic farming success.
