Schools

§ 03

District

Elementary	POE EL	B
Middle	LANIER MIDDLE	A
High	LAMAR H S Grad 97%	B

TEA accountability ratings reflect 2024–25 where available. School attendance zones are subject to district redistricting — confirm directly with the district before making a school-based decision.

Overview

§ 01

Welcome to 1809 & 1811 Sul Ross St, two stunning 3-story townhomes currently under construction in the desirable Upper Kirby area, with an estimated completion of February 2027. Just minutes from Greenway Plaza, River Oaks, Montrose, and Downtown Houston, these thoughtfully designed homes will feature two-tone custom flat-panel cabinetry, designer finishes, hardwood floors, a rooftop deck, a large his & hers closets, a game room with dry bar, and much more. Pre-sale pricing available now, with select customizations available during the pre-sale process. Schedule your appointment today to learn more and secure your new home!

Features

§ 02

Interior

All Bedrooms Up
Breakfast Bar
Balcony
Elevator
High Ceilings
Kitchen Island
Kitchen Family Room Combo
Bath In Primary Bedroom
Pots And Pan Drawers
Pantry
Quartz Counters
Self Closing Cabinet Doors
Self Closing Drawers
Soaking Tub
Separate Shower
Upper Level Primary
Walk In Closets
Living Dining Room

Exterior & lot

Balcony
Porch
Subdivision
Deck
Rooftop
Roof: Composition
Foundation: Slab
Attached
Garage
Garage Door Opener

Community

Smoke Detectors
Style: Contemporary Modern
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Contemporary Modern, Traditional
Year Built	2027
Year Built Source	Builder
New Construction	Yes
Property Condition	Under Construction
Builder Name	Oracle Signature

Building

Stories	3
Levels	ThreeOrMore
Living Area	3,333 sq ft
Living Area Source	Builder
Building Area Total	3,333 sq ft
Foundation	Slab
Construction	Brick, Cement Siding
Roof	Composition

Rooms & Baths

Bedrooms	4
Bedrooms Possible	5
Bathrooms (total)	5
Bathrooms Full	4
Bathrooms Half	1
Rooms Total	8
Fireplaces	1

Interior

Interior Features	All Bedrooms Up, Breakfast Bar, Balcony, Elevator, High Ceilings, Kitchen Island, Kitchen Family Room Combo, Bath In Primary Bedroom, Pots And Pan Drawers, Pantry, Quartz Counters, Self Closing Cabinet Doors, Self Closing Drawers, Soaking Tub, Separate Shower, Upper Level Primary, Walk In Closets, Living Dining Room, Mud Room, Programmable Thermostat
Flooring	Engineered Hardwood, Tile
Appliances	Dishwasher, Disposal, Gas Range, Microwave, Wine Refrigerator
Laundry	Washer Hookup, Electric Dryer Hookup, Gas Dryer Hookup
Security	Smoke Detectors

Exterior

Exterior Features	Balcony, Porch
Patio / Porch	Balcony, Deck, Porch, Rooftop
Pool Private	No

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Garage, Garage Door Opener

Lot

Lot Size (sq ft)	3,150
Lot Size (acres)	0.1435
Lot Size Source	Appraiser
Lot Features	Subdivision

Location

County	Harris
MLS Area Major	16
MLS Area Minor	Montrose
Subdivision	West Lancaster Place
Postal Code	77098

Utilities

Heating	Central, Gas
Cooling	Central Air, Electric
Water Source	Public
Sewer	Public Sewer
Energy Efficient	Thermostat

Taxes, Terms & Disclosures

Tax Annual Amount	$16,090 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.24%
Parcel #	056-270-000-0003
Legal Description	LT 3 BLK 2 WEST LANCASTER PLACE
Lease Considered	No
Disclosures	None

Room Layout

§ 04 · 8 rooms · MLS-supplied

Main level · 2

Kitchen	20x13
Living Room	20x16

Second level · 4

Primary Bedroom	17x18
Bedroom	12x12
Primary Bathroom	12x11
Bedroom	12x11

Third level · 2

Game Room	21x15
Bedroom	11x11

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice

Not in archive

This MUD is not yet in our §49.452 archive. We'll add it on request.

Texas Water Code §49.452 requires districts to publish annual notices with tax rate, bonded indebtedness, and assessed value. Most Harris-area MUDs publish these; a handful managed by Inframark do not.

Request this notice

● What this tells you

The §49.452 notice is the only public document that lists a MUD's exact tax rate, outstanding bond debt, and the assessed value used to compute your taxes — direct from the district, not the MLS. If the district is newer or has more bonds outstanding than its neighbors, your effective tax rate will be higher here than just across the street.

Listing's rolled-up MUD rate — Resolved MUD jurisdiction not mapped Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$9,147

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$7,806 Property tax$1,341 Homeowners insuranceTBD

Subtotal (P&I + Tax) $9,147

Illustrative only, not a quote. P&I assumes the values entered above. Insurance and HOA dues vary — consult licensed lender and insurance agent for accurate quote.

● Effective tax rate · 3-year history

2.1252%

ALL 8 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

0.88%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.87%

→ stable

HOA & Community

§ 05

● HOA details

$0

ANNUAL

Association nameMalachite Management co.— Websitevisit Phone(713) 861-8111 Cert on filemls-trestle

● Community amenities

place_of_worship

Saint Stephens Episcopal Church · 0.1mi
Saint Stephens Episcopal Church · 0.1mi
Third Baptist Church · 0.5mi

restaurant

The Sunrise House · 0.1mi
Starbucks · 0.2mi
La Tapatia · 0.2mi

coffee

Starbucks · 0.1mi
La La Land Kind Cafe · 0.4mi

pharmacy

H-E-B Pharmacy · 0.1mi
H-E-B Pharmacy · 0.2mi
CVS Pharmacy · 0.4mi

grocery

H-E-B · 0.2mi
H-E-B · 0.2mi
Primespot · 0.3mi

veterinary

West Alabama Animal Clinic · 0.3mi
West Alabama Animal Clinic · 0.3mi
Animal Medical Center of the Village · 1.2mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

5,000 Mbps

Fiber available · cable ok

Fiber to the Premises

AT&T

5,000 / 5,000 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Fiber to the Premises

Xfinity

1,200 / 35 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

1,000 / 75 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

Licensed Fixed Wireless

T-Mobile

100 / 20 Mbps

● LOW LATENCY

Licensed Fixed Wireless

AT&T

100 / 20 Mbps

● LOW LATENCY

Copper

AT&T

100 / 20 Mbps

● LOW LATENCY

+ 2 additional provider(s)

Environmental Risk

§ 08

X

FEMA Zone

Zone X · Minimal risk

Outside 100-year and 500-year floodplains. No flood insurance required by lender.

PANEL 48201C SFHA NO SOURCE 48201C_STUDY1

🌡 Heat days >95°F

54 days/yr above 95°F

Plus 8 days above 100°F. NOAA station records, 2016-2025 average.

💨 30-day air quality

AQI 48 · Good

Average daily AQI for the 30 days ending 2026-04-01. EPA AQS county monitors. Higher = worse.

🌵 Drought (current)

D1 · Moderate

US Drought Monitor county reading, week of 2026-10-13.

Sources: FEMA NFHL · NOAA GHCN-Daily · EPA AQS · US Drought Monitor. Climate rollup last computed Oct 16, 2026.

Recent Comparable Sales

§ 09

8 comparable sales nearby · sold median $281/SFAddress-level sold detail is available to registered users. Reach out to Allen for the full comparable-sales report.

Subdivision & Master Plan

§ 10

● Master plan

West Lancaster Place

TIER: SUBDIVISION

Subdivision name (MLS)West Lancaster Place City · ZIPHouston · 77098 CountyHarris Listings in subdivision298 Active now4 Sold (last 12 mo)1 Curated amenities60

● Year-built distribution

1960s 2 1995s 1 2025s 1

Fire Protection

§ 11

Nearest station

Houston Fire Department Station 16

Distance

0.3 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48201410801 · ACS 2023

Median HH income

$95,298

ACS 2023

Median home value

$706,600

Census self-report

Owner-occupied

26%

1,523 housing units

Bachelor's+

69%

Adults 25+

Median age

35.2

Population 2,536

Work from home

30%

of commuters

Commute 45min+

2%

of commuters

Below poverty

21.5%

tract-level

Amenities & Nearby Places

§ 13

Active listing — amenities should populate from the go-live pipeline. Click to fetch now if missing.

Location & Neighborhood

§ 13

● This Home

1809 Sul Ross Street, Houston, TX 77098

Harris County · 29.74°N, 95.41°W

place_of_worship

Saint Stephens Episcopal Church

0.1 mi · 2 within 2 mi

restaurant

The Sunrise House

0.1 mi · 11 within 2 mi

coffee

Starbucks

0.1 mi · 1 within 2 mi

pharmacy

H-E-B Pharmacy

0.1 mi · 2 within 2 mi

Interactive map coming in v0.2 — currently showing schematic placement.