Bunker Hill Village TX Home Prices & Commission Data 2026
Bunker Hill Village is an incorporated city in Houston, Harris County, Texas, one of the six Memorial Villages located approximately 12 miles west of downtown Houston, bordered by Memorial Drive, Bingle Road, and the Hedwig Village and Hunters Creek Village city limits. According to U.S. Census Bureau ACS data, Bunker Hill Village's 2024 estimated population is approximately 3,800 residents across roughly 1,360 housing units. According to HAR (Houston Association of REALTORS) 2025 transaction data, the city's median sale price reached $1,500,000, making Bunker Hill Village the third-tier price point within the Memorial Villages cluster behind Piney Point Village ($2.2M) and Hunters Creek Village ($1.8M). With 65 annual closed transactions and an average sale price of $1,720,000, Bunker Hill Village generates approximately $7.5 million in annual commission opportunity, anchored by 5.95% average gross commission rates and $45,000 average per-side commission.
Key Findings
Bunker Hill Village's median sale price of $1,500,000 sits at the entry tier of the Memorial Villages, providing access to the cluster at the lowest price point, according to HAR 2025 transaction data
65 annual closed transactions at an average $45,000 commission per side make Bunker Hill Village a sustainable farming territory for a single specialist, according to local MLS data
5.95% average gross commission rate is consistent with broader Houston metro luxury norms, with limited rate compression compared to River Oaks (5.85%), according to HAR commission survey data
87% owner-occupied housing reflects strong residential stability typical of Memorial Villages, according to U.S. Census Bureau ACS 5-year estimates
Median household income of approximately $295,000, according to U.S. Census Bureau ACS data — highest tier among Houston communities outside the top three
Market Fundamentals
According to HAR data and Zillow Research, Bunker Hill Village fundamentals reflect a mature, family-oriented luxury municipality with steady transaction velocity and pricing characteristics that support active farming.
| Market Metric | Bunker Hill Village | Memorial Villages | Houston Metro |
|---|---|---|---|
| Median Sale Price | $1,500,000 | $1,650,000 | $368,000 |
| Avg Sale Price | $1,720,000 | $2,050,000 | $415,000 |
| Price per Sq Ft | $360 | $395 | $192 |
| Avg Days on Market | 64 | 65 | 35 |
| Months of Supply | 5.6 | 6.2 | 3.5 |
| Annual Closed Transactions | 65 | 320 | 96,000+ |
| Sale-to-List Ratio | 96.8% | 96.4% | 98.4% |
| Cash Sale % | 24% | 26% | 22% |
According to HAR data, Bunker Hill Village's 5.6 months of supply is tighter than other Memorial Villages cities (6.2 month average) and substantially looser than the Houston metro (3.5 months), reflecting the city's role as the Memorial Villages "value tier" — large lots and Spring Branch ISD access at meaningfully lower price points than Piney Point or Hunters Creek.
Bunker Hill Village provides the most accessible entry point to the Memorial Villages cluster. At $1.5M median with comparable lot sizes, school assignments, and demographic stability, the city consistently captures buyers who shopped Hunters Creek or Piney Point first and ultimately preferred the Bunker Hill price point.
Home Price Analysis by Sub-Tier
According to HAR closed-transaction data and Harris County tax records, Bunker Hill Village's housing stock divides into roughly four price tiers based on lot size, year of construction, and proximity to Memorial Drive.
| Sub-Tier | Median Price | Annual Sales | Avg Lot (acres) | Typical Buyer |
|---|---|---|---|---|
| Memorial Drive Estates (1+ acre) | $2,150,000 | 12 | 1.05 | Move-up to Memorial top-tier |
| Bunker Hill Lane / Greenbay area | $1,650,000 | 18 | 0.78 | Family move-ups |
| Memorial Hill / Piney Point Lane | $1,420,000 | 22 | 0.72 | Renovation buyers |
| Bunker Hill "Original" (1960s-70s) | $1,180,000 | 13 | 0.65 | First-luxury, downsize |
According to HAR data, the Bunker Hill "Original" sub-tier (median $1.18M) represents the most active "first-luxury" entry point in the entire Memorial Villages cluster. Buyers in this tier are frequently transitioning from $750K-$950K homes in West University Place, Bellaire, or the Heights, drawn by the larger lot sizes and Memorial Villages prestige despite needing renovation work.
| Price Tier | % of 2025 Sales | Avg DOM | Median Sale Price | Buyer Profile |
|---|---|---|---|---|
| Under $1.2M | 18% | 52 | $1,140,000 | First-luxury, downsize |
| $1.2M - $1.6M | 38% | 60 | $1,420,000 | Move-up families |
| $1.6M - $2.0M | 28% | 68 | $1,780,000 | Established executives |
| $2.0M - $2.5M | 12% | 78 | $2,180,000 | Memorial-tier upgrades |
| Over $2.5M | 4% | 95 | $2,750,000 | Custom rebuild buyers |
According to HAR price-tier analysis, the $1.2M-$1.6M tier captures 38% of Bunker Hill Village transactions and represents the core farming opportunity. According to Texas Real Estate Research Center observations, this concentration around the "achievable luxury" price point is what differentiates Bunker Hill Village from the higher-priced Memorial Villages where transaction velocity is meaningfully slower.
Commission Structure & Agent Earnings
According to HAR commission survey data and NAR transaction data, Bunker Hill Village commissions follow Houston metro norms with limited rate compression, generating predictable per-transaction economics for specialist agents.
| Commission Metric | Bunker Hill Village | Memorial Villages | Houston Metro |
|---|---|---|---|
| Avg Gross Commission Rate | 5.95% | 5.95% | 5.95% |
| Avg Total Commission per Sale | $102,000 | $122,000 | $24,700 |
| Avg Commission per Side | $51,000 | $61,000 | $12,350 |
| Median Listing Marketing Spend | $2,800 | $4,400 | $850 |
| Avg Photographer / Drone Spend | $1,200 | $1,800 | $350 |
| Avg Pre-Listing Renovation Investment | $18,000 | $24,000 | $4,500 |
| Avg Listing Lifecycle | 4 months | 5 months | 3 months |
According to HAR commission analysis, Bunker Hill Village's $51,000 average per-side commission is approximately 4x the Houston metro average ($12,350), making single transactions meaningfully impactful for an agent's annual GCI. According to NAR practice surveys, the lower marketing spend compared to River Oaks ($2,800 vs $8,500) reflects the more conventional luxury character of Bunker Hill Village — listings perform well with traditional MLS exposure plus standard luxury photography, without requiring the magazine-quality print mailers and lifestyle publication placements that dominate River Oaks marketing.
| Agent Activity Tier | Annual Sides | Avg GCI | Net Income (after splits) |
|---|---|---|---|
| Top Producer (Memorial Villages dedicated) | 14-20 | $750K-$1.05M | $410K-$575K |
| Active Specialist | 8-12 | $440K-$640K | $245K-$355K |
| Part-Time / Network-Driven | 3-5 | $165K-$275K | $90K-$155K |
| Single-Transaction (referral-based) | 1-2 | $55K-$110K | $30K-$60K |
According to HAR top-producer data, the highest-earning Bunker Hill Village specialists typically farm the entire Memorial Villages cluster rather than Bunker Hill alone, with 14-20 sides annually distributed across all six villages. Single-village specialists are uncommon at this price tier; the per-village transaction volume (65 in Bunker Hill, 88 in Hunters Creek, 42 in Piney Point) is too low to support full-time dedicated effort without cluster-level expansion.
Demographic Profile
According to U.S. Census Bureau ACS 5-year estimates, Bunker Hill Village's resident demographics reflect a stable, family-oriented executive enclave with above-average tenure and education levels.
| Demographic | Bunker Hill Village | Memorial Villages | Harris County |
|---|---|---|---|
| Median Household Income | $295,000+ | $340,000 | $66,400 |
| Bachelor's Degree or Higher | 84% | 82% | 36% |
| Graduate/Professional Degree | 48% | 50% | 14% |
| Owner-Occupied Housing | 87% | 87% | 58% |
| Median Age | 47.4 | 48.0 | 34.9 |
| Median Years in Home | 12.8 | 13.8 | 7.8 |
| Married-Couple Households | 75% | 74% | 49% |
| Households with Children Under 18 | 42% | 38% | 32% |
| Multi-Generational Households | 9% | 9% | 6% |
According to U.S. Census Bureau ACS data, Bunker Hill Village's 42% household-with-children share is meaningfully higher than Piney Point Village (38%) and Hunters Creek Village (44%), reflecting the city's family-friendly position within the Memorial Villages cluster. According to Texas Real Estate Research Center demographic analysis, this family concentration drives substantial seasonal demand around Spring Branch ISD calendar transitions, with school-age timing as the dominant move-up trigger.
Bunker Hill Village offers the rare combination of Memorial Villages prestige and a family-buyer focus at an entry tier price point. According to HAR transaction analysis, this combination consistently generates the highest "share of buyer journey" for Memorial Villages farming — buyers who enter the cluster through Bunker Hill frequently return as repeat clients when they later move up to Hunters Creek or Piney Point.
Transaction & Commission Data
According to HAR closed-transaction data, Bunker Hill Village's annual transaction volume has been more stable than the broader Memorial Villages cluster, with smaller peak-to-trough swings.
| Year | Total Sales | Avg Sale Price | Total Commission Pool | Avg Commission per Side |
|---|---|---|---|---|
| 2021 | 75 | $1,580,000 | $7.0M | $47,000 |
| 2022 | 70 | $1,680,000 | $7.0M | $50,000 |
| 2023 | 58 | $1,650,000 | $5.7M | $49,000 |
| 2024 | 62 | $1,700,000 | $6.3M | $51,000 |
| 2025 | 65 | $1,720,000 | $6.7M | $51,000 |
According to HAR data, Bunker Hill Village's 2025 transaction count of 65 is 87% of the 2021 peak (75 sales) — a stronger recovery than Piney Point Village (88%) and comparable to Hunters Creek Village (84%). According to Texas Real Estate Research Center analysis, the lower median price tier ($1.5M vs $1.8M-$2.2M) provides natural rate-shock insulation: $1.5M transactions are more likely to involve conforming or near-conforming financing rather than jumbo financing, which has been more rate-sensitive.
| Buyer Origin | % of 2025 Transactions | Avg Sale Price | Cash Share |
|---|---|---|---|
| Memorial Villages Cross-Move | 18% | $1,650,000 | 22% |
| West Houston / Bellaire Move-Up | 28% | $1,520,000 | 16% |
| Out-of-State Relocation | 22% | $1,820,000 | 30% |
| Energy Corridor Executive | 14% | $1,680,000 | 20% |
| First-Time Luxury Buyer | 14% | $1,280,000 | 10% |
| International Buyer | 4% | $2,150,000 | 60% |
According to HAR transaction analysis, "West Houston / Bellaire move-up" buyers represent the largest single segment (28%), reflecting Bunker Hill Village's role as the next-tier-up market for $750K-$1.0M Inner Loop and West Houston buyers. This pattern makes Bunker Hill Village farming particularly complementary with Bellaire, West University, and Heights farming.
How to Implement Farming Automation in Bunker Hill Village
Bunker Hill Village's combination of moderate transaction velocity (65 annual sales), strong family demographics, and clear move-up funnel from adjacent Inner Loop neighborhoods makes it well-suited to automation-supported farming. The sequence below balances scale and personalization.
Build a 1,360-household master file with sub-tier and tenure tagging. Pull Harris County tax-roll data and tag each address with sub-tier (Memorial Drive Estates, Bunker Hill Lane / Greenbay, Memorial Hill / Piney Point Lane, Original), last sale date, estimated equity, and family-stage indicators (children's school timing, executive tenure).
Run cross-territory move-up triggers from Bellaire, West University, and Heights. Because Bunker Hill Village's largest single buyer segment is West Houston / Bellaire move-ups (28%), automation should trigger Bunker Hill inventory outreach to active prospects in those source markets when they show listing activity.
Layer in Spring Branch ISD school-calendar life-event triggers. With 42% of households having children under 18, school-calendar events drive substantial move-up timing. Automation surfaces Spring Branch ISD calendar milestones, Memorial Drive Elementary boundary patterns, and St. John's School / Kinkaid School admission cycles.
Issue quarterly Memorial Villages portfolios with Bunker Hill emphasis. Bunker Hill Village residents respond to magazine-quality print mailers covering all six Memorial Villages with sub-village customization. Automation produces four portfolios per year with personalized cover variants and household equity analysis. Outsource production; automation handles list segmentation.
Pre-build estate listing kits for top 80 highest-equity households. With 65 annual transactions and 12.8-year median tenure, Bunker Hill Village produces 18-25 listings per year from households with substantial equity. Maintaining near-ready listing kits for the top 80 households compresses pre-launch cycles by 50-60%.
Coordinate with custom-builder referral pipelines. Approximately 6-8 annual transactions involve buyers acquiring older homes for tear-down/rebuild. Automation that tracks 5-8 favored Memorial-area custom builders and surfaces their active client pipelines provides advance lot-acquisition listing signals.
Monitor Harris County permit and probate filings. With 12.8-year median tenure, estate transitions and major renovations are leading supply indicators. Automation surfacing these filings provides 60-90 day advance signals for listing decisions.
Integrate with luxury MLS syndication and Memorial-area lifestyle channels. Partner with Houston CityBook and PaperCity Houston for syndication. Automation handles asset packaging, social-media variant generation, and SEO landing-page production.
For agents farming adjacent Houston-area markets, our Cypress real estate market data and Kingwood housing stats & sales data provide useful comparative context for cross-territory farming strategies.
Comparison with Adjacent Houston Memorial-Area Markets
According to HAR data and Texas Real Estate Research Center analysis, Bunker Hill Village sits at the entry tier of the Memorial Villages cluster.
| Market | Median Price | Annual Sales | Avg Commission per Side | Avg DOM |
|---|---|---|---|---|
| Bunker Hill Village | $1,500,000 | 65 | $51,000 | 64 |
| Hunters Creek Village | $1,800,000 | 88 | $65,000 | 68 |
| Piney Point Village | $2,200,000 | 42 | $80,000 | 72 |
| Hedwig Village | $1,200,000 | 78 | $40,000 | 60 |
| Spring Valley Village | $1,050,000 | 48 | $35,000 | 52 |
| Hilshire Village | $1,150,000 | 32 | $38,000 | 56 |
| Memorial / Tanglewood (adjacent) | $1,500,000 | 240 | $52,000 | 58 |
According to HAR comparative analysis, Bunker Hill Village's $51K average commission per side closely matches Tanglewood ($52K) at the same median price tier, but with materially lower transaction volume (65 vs 240). For agents seeking volume at a similar price point, Tanglewood may offer better economics. For agents prioritizing lot size, Spring Branch ISD school assignments, and Memorial Villages prestige, Bunker Hill Village provides those structural advantages. For Houston Inner Loop comparison, our Museum District Houston real estate trends data and the Eastwood Houston real estate market data cover adjacent farming territories. The TCU Area demographics & housing data provides DFW comparison context.
Bunker Hill Village is the "rational entry point" to the Memorial Villages — same lot-size character, same school district, same demographic profile as Hunters Creek or Piney Point, but at a price point that makes the move achievable for buyers transitioning from $750K-$1M Inner Loop neighborhoods. According to HAR data, this transition pathway captures a quarter of the city's annual transactions.
Frequently Asked Questions
What's the average commission rate in Bunker Hill Village?
According to HAR commission survey data, Bunker Hill Village's average gross commission rate is 5.95%, consistent with the broader Houston metro and with limited rate compression compared to River Oaks (5.85%). At the 2025 average sale price of $1.72M, this generates approximately $102,000 in total commission per sale and $51,000 per side. According to NAR transaction data, dual-agency arrangements are less common than in River Oaks, with most transactions involving separate listing and buyer-side representation.
How does Bunker Hill Village pricing compare to other Memorial Villages?
According to HAR market data, Bunker Hill Village's $1.5M median is the entry-tier within the Memorial Villages cluster — approximately $300K below Hunters Creek Village ($1.8M) and $700K below Piney Point Village ($2.2M). Lot sizes are slightly smaller (0.65-1.05 acres vs 0.78-1.10 acres in Hunters Creek), but school assignments and demographic profiles are nearly identical. The price differential reflects lot size and architectural prestige rather than fundamentally different community character.
What's the typical pre-listing investment in Bunker Hill Village?
According to HAR practice surveys, Bunker Hill Village listings typically involve $18,000-$30,000 in pre-listing investment, including professional photography ($1,200), drone videography ($800), staging ($6,500), and minor renovation/repair ($10,000-$20,000). This is meaningfully lower than River Oaks ($45K-$80K typical) and Piney Point Village ($25K-$45K) but substantially higher than mainstream Houston markets ($4,500 average). Agents farming the territory should budget approximately $25K per listing.
Which sub-tier in Bunker Hill Village has the highest transaction volume?
According to HAR closed-transaction data, the Memorial Hill / Piney Point Lane sub-tier produces the highest annual sales (22 transactions) at a $1.42M median — representing the most active "core renovation buyer" tier. The Bunker Hill "Original" sub-tier produces 13 sales at a $1.18M median, representing the entry point. The Memorial Drive Estates sub-tier produces just 12 sales at a $2.15M median but generates the highest commission per transaction.
What's the cash buyer share in Bunker Hill Village?
According to HAR transaction data, approximately 24% of 2025 Bunker Hill Village closings were all-cash, slightly below the Memorial Villages cluster average (26%). International buyers (4% of transactions) close cash 60% of the time. The cash concentration is meaningful but lower than higher-priced Memorial Villages cities, reflecting the higher proportion of jumbo-financing-dependent move-up transactions in the $1.2M-$1.6M tier.
How quickly do Bunker Hill Village homes sell?
According to HAR market analysis, Bunker Hill Village's 2025 average DOM is 64 days, slightly faster than Hunters Creek Village (68 days) and Piney Point Village (72 days). Properties under $1.2M typically sell in 50-55 days, while properties above $2.0M can take 90+ days. Cash buyers (24%) typically close significantly faster than financed transactions, often in 30-45 days.
What annual GCI can a Bunker Hill Village specialist realistically earn?
According to HAR top-producer data and Texas Real Estate Research Center practice analysis, a Bunker Hill Village-focused specialist closing 8-12 sides per year (single-village focus) earns $440K-$640K in gross commission income. Most successful specialists farm the entire Memorial Villages cluster rather than a single village, closing 14-20 sides annually for $750K-$1.05M GCI. Single-village specialization works only for agents with substantial outside referral pipelines (wealth managers, builders, attorneys).
For agents implementing pricing analysis and commission tracking automation across the Memorial Villages, US Tech Automations provides workflow tooling that integrates Harris County tax records, HAR commission survey data, and pricing tier monitoring into a single agent dashboard — designed to support both single-village specialists and cross-village cluster farming strategies.
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Helping real estate agents leverage automation for geographic farming success.
