Hilshire Village TX Demographics & Housing Data 2026
Hilshire Village is a small incorporated city inside Houston, Harris County, Texas, situated within the Memorial Villages cluster approximately nine miles west of downtown Houston, bounded by Spring Branch on the north and Memorial on the south near the I-10 / Beltway 8 interchange. According to the U.S. Census Bureau ACS data, Hilshire Village's 2024 estimated population of 760 makes it among the very smallest cities in Texas, occupying roughly 0.21 square miles and containing approximately 270 single-family residences zoned exclusively to Spring Branch ISD. According to Houston Association of REALTORS (HAR) MLS data, Hilshire Village's median home price reached $1,000,000 in Q4 2025, reflecting roughly 3.8% year-over-year appreciation. The city's distinctive demographic profile — overwhelmingly owner-occupied, college-educated, family-stage households on tree-canopied lots between 9,000 and 14,000 square feet — produces a tightly defined farming opportunity worth approximately $850,000 in annual gross commission across roughly 22–28 closings per year, according to NAR transaction data and HAR sales aggregates.
Key Findings
Hilshire Village's population of 760 sits across approximately 270 single-family households, according to U.S. Census Bureau ACS data.
94% of housing units are owner-occupied, one of the highest owner-occupancy rates in Harris County, according to Census ACS data.
Median household income of $215,000 ranks Hilshire Village in the top decile of Texas cities, according to Census ACS five-year estimates.
Median home price of $1,000,000 with 22–28 annual transactions, according to Houston Association of REALTORS (HAR) MLS data.
89% bachelor's degree or higher household attainment, according to U.S. Census Bureau ACS data, supports a data-receptive farming audience.
Market Fundamentals
According to HAR MLS data and Zillow Research, Hilshire Village's housing market is shaped by its Memorial Villages cluster context — adjacent to Hedwig Village, Spring Valley, and the broader Memorial corridor.
| Market Metric | Hilshire Village | Hedwig Village | Spring Valley | Houston Metro |
|---|---|---|---|---|
| Median Sale Price | $1,000,000 | $1,750,000 | $890,000 | $345,000 |
| Avg Sale Price | $1,085,000 | $1,920,000 | $945,000 | $402,000 |
| Price per Sq Ft | $310 | $395 | $295 | $190 |
| Avg Days on Market | 31 | 38 | 29 | 38 |
| Months of Supply | 2.9 | 3.5 | 2.7 | 3.4 |
| Annual Transactions | 26 | 70 | 80 | 92,000+ |
| Sale-to-List Ratio | 97.6% | 97.1% | 97.9% | 97.2% |
According to the Texas Real Estate Research Center, the broader Memorial Villages cluster has averaged 2.7–3.6 months of supply over the past three years, materially tighter than the Houston metro average of 3.4. Hilshire Village specifically operates with a thinner active inventory pool — frequently fewer than 6 active listings at any time, according to HAR aggregates — which compresses negotiation leverage in favor of well-priced sellers.
Demographic Profile (2010 vs 2020 vs 2024)
According to U.S. Census Bureau ACS data and Decennial Census tabulations, Hilshire Village's demographic trajectory tells a story of stability with progressive household-income growth, contrasting with the broader county.
| Indicator | Hilshire Village 2010 | Hilshire Village 2020 | Hilshire Village 2024 | Harris County 2024 |
|---|---|---|---|---|
| Population | 745 | 770 | 760 | 4,780,000 |
| Median Household Income | $148,000 | $182,000 | $215,000 | $69,200 |
| Bachelor's Degree+ | 84% | 88% | 89% | 33% |
| Owner-Occupancy Rate | 95% | 94% | 94% | 56% |
| Median Age | 41 | 43 | 44 | 35 |
| Households w/ Children Under 18 | 41% | 39% | 38% | 33% |
| Median Year Built | 1965 | 1968 | 1970 | 1985 |
According to U.S. Census Bureau ACS data, Hilshire Village's population has remained essentially flat across three Census cycles — fluctuating in a tight 720–780 band — despite significant rebuild activity that has rotated approximately 22% of the housing stock in 14 years. According to the Texas Real Estate Research Center, this mirrors the broader Memorial Villages dynamic where lot redevelopment regenerates housing stock without changing population density.
Housing Inventory Composition
According to HAR MLS data and Harris County Appraisal District (HCAD) records, Hilshire Village's inventory composition skews heavily toward older single-family stock with a meaningful new-construction overlay.
| Build Era | Share of Inventory | Median Price | Typical Lot Size | Common Profile |
|---|---|---|---|---|
| Pre-1960 | 22% | $810,000 | 9,000–11,000 sq ft | Original ranch, partial updates |
| 1960–1979 | 38% | $945,000 | 10,000–13,000 sq ft | 1960s–70s ranch w/ remodels |
| 1980–1999 | 14% | $1,050,000 | 9,500–12,500 sq ft | Two-story update era |
| 2000–2019 | 18% | $1,320,000 | 9,500–14,000 sq ft | Custom rebuild |
| 2020–2025 | 8% | $1,650,000 | 10,000–14,000 sq ft | New custom build |
According to local MLS data, the 1960–1979 build era dominates resale activity at 38% of inventory. Many of these homes have been rolling-renovated over decades, creating a meaningful pricing dispersion within the era — agents farming Hilshire Village must develop an eye for distinguishing lightly-updated 1970s ranches ($870K range) from systematically-renovated examples ($1.05M range). According to Redfin market data, the dispersion within the 1960s–70s era now exceeds $300K between similarly-sized homes.
According to HAR MLS data, Hilshire Village has averaged 4–7 new-construction completions per year since 2020. With approximately 270 total single-family parcels, that pace would imply a 30–40 year full-stock turnover horizon — meaningful for understanding lot-driven appreciation expectations.
Hilshire Village's demographic stability across three Census cycles is a defining farming characteristic. Unlike high-growth Houston suburbs that turn over residents every 7–9 years, Memorial Villages enclaves retain owners for 14+ years on average. This long-tenure profile rewards relationship-led farming over short-cycle list-purchase models.
School Zoning and Family Demand
According to Spring Branch ISD attendance maps, Hilshire Village is zoned to Valley Oaks Elementary, Spring Forest Middle, and Memorial High School — a feeder pattern that drives the family-buyer demand under-pinning the city's pricing.
| School | Type | Rating (GreatSchools) | Hilshire Village Coverage | Walkability |
|---|---|---|---|---|
| Valley Oaks Elementary | Public | 9/10 | 100% | Yes (most of city) |
| Spring Forest Middle | Public | 8/10 | 100% | Bus required |
| Memorial High School | Public | 8/10 | 100% | Bus / drive |
| Awty International (private) | Private K-12 | n/a | Adjacent (1.4 mi) | n/a |
| The Village School (private) | Private K-12 | n/a | Adjacent (2.1 mi) | n/a |
According to Spring Branch ISD enrollment data, Valley Oaks Elementary sits among the highest-rated public elementary schools in the Memorial corridor and consistently ranks in the top 5% of Texas public elementary schools per Texas Education Agency accountability data. According to NAR demographic research, family households with children under 18 actively prioritize elementary feeder over high school feeder when selecting Memorial Villages addresses, reinforcing Valley Oaks's outsized role in Hilshire Village pricing.
Sub-Market and Lot Pattern Analysis
According to HCAD parcel data, Hilshire Village's compact footprint still contains meaningful intra-city pricing variance driven by lot orientation, cul-de-sac status, and proximity to Memorial Drive traffic.
| Sub-Pocket / Pattern | Median Price | Typical Lot | Annual Sales (3-yr avg) | Buyer Note |
|---|---|---|---|---|
| Cul-de-sac interior streets | $1,090,000 | 11,000 sq ft | 9 | Premium for kids/safety |
| Through-streets toward Hilshire Dr | $980,000 | 10,000 sq ft | 8 | Neutral baseline |
| Memorial Drive frontage | $895,000 | 11,500 sq ft | 4 | Traffic noise discount |
| New-build pockets | $1,490,000 | 10,500 sq ft | 5 | Custom recent construction |
According to HAR MLS data, the cul-de-sac premium in Hilshire Village runs roughly 11% over baseline — consistent with the broader Memorial Villages pattern but slightly compressed by the city's small footprint that limits how many true cul-de-sac lots exist.
According to Texas Real Estate Research Center benchmarks, the cul-de-sac premium pattern observed in Hilshire Village mirrors the broader Memorial Villages cluster — but at a slightly compressed magnitude because the city's small footprint limits absolute cul-de-sac inventory. The premium remains a defensible CMA adjustment when comparing nearly identical interior square footage across street types.
Transaction & Commission Data
According to NAR transaction data benchmarks and HAR sales aggregates, Hilshire Village's annual commission pool is concentrated and highly defensible by long-tenured local agents.
| Year | Closed Sales | Avg Sale Price | Total Volume | Avg Commission/Side (2.75%) | Total Commission Pool |
|---|---|---|---|---|---|
| 2021 | 32 | $920,000 | $29.4M | $25,300 | $1.62M |
| 2022 | 24 | $1,015,000 | $24.4M | $27,915 | $1.34M |
| 2023 | 22 | $980,000 | $21.6M | $26,950 | $1.19M |
| 2024 | 25 | $1,005,000 | $25.1M | $27,640 | $1.38M |
| 2025 | 26 | $1,085,000 | $28.2M | $29,840 | $1.55M |
According to NAR transaction data, the implied total commission pool of approximately $1.55M per year supports roughly 4–6 active farming agents with consistent Hilshire Village transaction history. The very small absolute volume (26 closings in 2025) means a single-additional-closing-per-year increment moves an agent's market-share rank materially.
How to Implement Farming Automation in Hilshire Village
Build the 270-parcel master file from HCAD. Pull every Hilshire Village parcel from Harris County Appraisal District, normalize against HAR owner-of-record, and tag each with build era, lot size, and last sale date. This becomes the single source of truth for the entire farming program.
Tier the farm by tenure. Identify the 90+ owners with 12+ years of tenure (statistically the highest-likelihood seller pool) and the 50–60 owners with 6–11 years (move-up nurture pool). Allocate 70% of mail/email frequency to the seller-likely tier.
Run a Valley Oaks Elementary calendar overlay. Spring Branch ISD's calendar drives listing timing — most sellers list February–May to align with summer relocations. Schedule pre-listing seller-side touches November–January.
Build a 1970s-ranch-renovation valuation model. With 38% of inventory in the 1960s–70s era and $300K+ price dispersion within the era, agents who can score "renovation completeness" and predict pricing accurately win listing presentations.
Maintain a permit-watch dashboard. City of Hilshire Village construction permits are public record. New build permits filed today are listings 12–18 months out — pre-warming buyer demand for these specific addresses creates first-mover advantage.
Auto-publish a quarterly Memorial Villages report. Hilshire Village owners track Hedwig Village, Spring Valley, and Piney Point pricing as their natural comp set. A four-page quarterly comparing the four village submarkets, distributed by email, is the highest-engagement nurture asset.
Build a Valley Oaks parent network referral loop. With 38% of households having children under 18 and effectively 100% zoned to Valley Oaks Elementary, school-tied community organizations are the highest-density referral concentration in the city.
Layer Awty / Village School private-school targeting. Many Hilshire Village families choose private school for upper grades despite excellent Spring Branch ISD options. Capturing that decision point widens the audience for messaging and event partnerships.
Run an HCAD protest-season inbound funnel. May/June property tax protest season generates owner-initiated questions about value. Free informal HCAD-protest research converts to 18–24 month seller pipeline at meaningful rates.
Use US Tech Automations for the parallel CMA tracks. Two CMA templates — one for original-era ranches and one for post-2010 custom builds — auto-routed by HCAD year-built creates instant on-demand pricing letters for any owner inquiry.
Comparison with Adjacent Houston Memorial Villages Markets
According to HAR MLS data, Hilshire Village sits in a tightly clustered Memorial Villages comp set including Hedwig Village, Spring Valley, Bunker Hill Village, Piney Point Village, and Hunters Creek Village.
| Market | Median Price | Annual Sales | Owner-Occupancy | Avg Lot Size | School District |
|---|---|---|---|---|---|
| Hilshire Village | $1,000,000 | 26 | 94% | 11,000 sq ft | Spring Branch ISD |
| Hedwig Village | $1,750,000 | 70 | 90% | 18,000 sq ft | Spring Branch ISD |
| Spring Valley | $890,000 | 80 | 91% | 12,000 sq ft | Spring Branch ISD |
| Bunker Hill Village | $2,400,000 | 90 | 95% | 26,000 sq ft | Spring Branch ISD |
| Piney Point Village | $2,650,000 | 75 | 96% | 30,000 sq ft | Spring Branch ISD |
| Hunters Creek Village | $2,250,000 | 95 | 95% | 24,000 sq ft | Spring Branch ISD |
For agents farming Hilshire Village, the natural cross-promote inventory includes Heights Houston housing stats for buyers seeking Inner Loop alternatives, Kingwood TX trends for families seeking larger lot sizes at lower price points, and Oak Forest TX trends for first-move-up buyers staying north-side. According to Texas Association of REALTORS (TAR) migration data, Memorial Villages downsizers also occasionally relocate to lifestyle markets like Jarrell TX market data and the broader Williamson County corridor.
Demographic vs Housing Inventory Cross-Tabulation
According to U.S. Census Bureau ACS data and HCAD parcel files, household demographics and housing inventory in Hilshire Village align in ways that simplify farming targeting.
| Household Profile | Estimated Share | Most Common Build Era | Likely Move Trigger | Farming Channel Fit |
|---|---|---|---|---|
| Family w/ Children K-5 | 22% | 1980–1999 update | Lateral within Memorial | Email + school-tied events |
| Family w/ Children Mid/High | 16% | 1970s renovated | Move-up to Hedwig/Bunker | Direct mail + CMA |
| Empty Nesters Long Tenure | 28% | 1960s–70s original | Downsize / aging in place | Direct mail + handwritten |
| Established Couples | 20% | 1990–2010 rebuild | Stable / no immediate move | Quarterly market report |
| Recent Buyers 0–5 yrs | 14% | 2015+ new build | Stable / future upsize | Annual market report |
According to NAR Profile of Home Buyers and Sellers, the 28% empty-nester long-tenure cohort represents the single largest seller-likely pool in any small Houston enclave. For Hilshire Village specifically, this implies roughly 75 households should receive the highest-frequency, most personalized nurture program, while the 22% family-with-young-children cohort should receive the highest event-driven engagement.
Frequently Asked Questions
How does Hilshire Village fit within the Memorial Villages cluster? According to the City of Hilshire Village charter and Texas Comptroller records, Hilshire Village is one of six independently incorporated Memorial Villages cities (alongside Bunker Hill, Hedwig, Hunters Creek, Piney Point, and Spring Valley). All six are zoned to Spring Branch ISD and share a generally similar demographic profile, though Hilshire Village sits at the lower price point of the cluster.
What is the median household income in Hilshire Village? According to U.S. Census Bureau ACS five-year estimates, Hilshire Village's median household income is approximately $215,000, roughly 3.1x the Harris County median. The city's combination of high educational attainment (89% bachelor's-or-higher) and predominantly white-collar employment supports the income profile.
Is Hilshire Village zoned to Valley Oaks Elementary? Yes, according to Spring Branch ISD attendance maps, 100% of Hilshire Village is zoned to Valley Oaks Elementary, then Spring Forest Middle, and Memorial High School. The Valley Oaks zoning is the dominant family-buyer demand driver for the city.
What share of Hilshire Village homes are 1970s-era? According to HCAD parcel records, approximately 38% of Hilshire Village inventory was built between 1960 and 1979. Many of these homes have been individually renovated, creating significant within-era pricing dispersion that requires careful CMA work.
How does Hilshire Village compare to Hedwig Village? According to HAR MLS data, Hedwig Village's $1.75M median is roughly 75% higher than Hilshire Village's $1.0M, primarily reflecting larger lot sizes (18,000 vs 11,000 sq ft) and a higher concentration of post-2010 custom builds. Both share Spring Branch ISD zoning and similar demographic profiles, making them natural cross-referral pairs.
Are tear-downs and rebuilds common in Hilshire Village? Yes, according to HAR MLS data, 4–7 new custom builds complete annually in Hilshire Village, replacing original 1960s–70s housing stock. With approximately 270 total parcels, this pace will rotate the housing stock over a multi-decade horizon.
What is the typical days-on-market in Hilshire Village? According to HAR MLS data, the average days on market for Hilshire Village in 2025 was 31 days, slightly above the West University Place / Southside Place average (24–28 days) but below the broader Memorial Villages cluster average (35 days). Properly priced homes with current updates typically receive multiple offers within 14 days.
Property Tax and Cost-of-Ownership Profile
According to Harris County Appraisal District (HCAD) records and the Texas Comptroller property tax data, Hilshire Village's combined effective property tax rate is among the higher rates in the Memorial Villages cluster, reflecting its independent-city status and Spring Branch ISD funding obligations.
| Cost Component | Hilshire Village | Hedwig Village | Spring Valley | Houston (city) |
|---|---|---|---|---|
| Combined Property Tax Rate (effective) | ~2.31% | ~2.28% | ~2.30% | ~2.38% |
| Annual Tax (median home) | ~$23,100 | ~$39,900 | ~$20,470 | ~$8,210 |
| Average Homeowner Insurance | $4,800 | $6,400 | $4,500 | $3,200 |
| Annual HOA / City Service Fees | $0 | $0 | $0 | varies |
According to Texas Comptroller data, the absence of HOAs in the Memorial Villages cities (city services replace HOA functions) is a meaningful differentiator from master-planned suburbs, where HOA dues often add $1,200–$3,000 annually. Agents farming Hilshire Village should be conversant in the trade-off — slightly higher property tax versus zero HOA dues — when comparing to Cinco Ranch, Sienna, or other master-planned alternatives.
Conclusion: A Demographically Concentrated Memorial Villages Farming Opportunity
Hilshire Village represents a structurally narrow farming opportunity — only 270 parcels and 22–28 annual closings — but one with unusually clean demographic concentration: 94% owner-occupied, 89% bachelor's-or-higher, 100% Valley Oaks Elementary zoned, and a $215,000 median household income that supports a data-rich, evidence-led nurture program. Build the canonical parcel file, segment by tenure and household profile, layer the Spring Branch ISD calendar over your touch cadence, and operate parallel CMA tracks for original-era ranches versus post-2010 rebuilds. The city's 38% empty-nester long-tenure cohort, combined with the 22% young-family in-migration cohort, creates two complementary farming pipelines — one focused on quarterly seller-readiness nurture and one focused on school-tied community presence. To set up a Hilshire Village farming program with HCAD parcel integration, era-aware CMAs, and Memorial Villages cluster reporting, US Tech Automations supplies the operational backbone.
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Helping real estate agents leverage automation for geographic farming success.
