Schools

§ 03

District

Elementary	VALLEY OAKS EL	A
Middle	SPRING BRANCH MIDDLE	A
High	MEMORIAL H S Grad 95%	A

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

Set on a prominent corner lot in coveted Spring Valley, this beautifully updated traditional ranch style home pairs timeless character with refined modern touches. The 4-bedroom, 2.5-bath residence showcases a dramatic sunken living room with vaulted ceilings, gracefully surrounded by the formal dining room, sunroom, entry, and updated kitchen. A refreshed primary bath, versatile game room, and thoughtfully added outdoor porch elevate both everyday living and entertaining. The expansive grounds offer ample room for a future pool, lush landscaping, or a private outdoor setting tailored to your vision. With its polished interiors, generous proportions, and exceptional Spring Valley location, 8851 Larston Street offers a sophisticated take on classic Houston living.

Features

§ 02

Interior

All Bedrooms Down
Breakfast Bar
Crown Molding
Double Vanity
En Suite Bathroom
High Ceilings
Jetted Tub
Kitchen Family Room Combo
Bath In Primary Bedroom
Main Level Primary
Quartz Counters
Tub Shower
Walk In Closets
Window Treatments
Ceiling Fans
Dishwasher
Electric Oven
Electric Range

Exterior & lot

Covered Patio
Fence
Porch
Patio
Private Yard
Corner Lot
Subdivision
Backs To Greenbelt Park
Back Yard
Covered
Deck
Roof: Composition
Foundation: Slab
Additional Parking
Attached
Garage

Community

Smoke Detectors
Style: Ranch
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Ranch, Traditional
Year Built	1975
Year Built Source	PublicRecords
New Construction	No

Building

Stories	1
Levels	One
Living Area	2,821 sq ft
Living Area Source	Appraiser
Building Area Total	2,821 sq ft
Foundation	Slab
Construction	Brick, Wood Siding
Roof	Composition

Rooms & Baths

Bedrooms	4
Bedrooms Possible	4
Bathrooms (total)	3
Bathrooms Full	2
Bathrooms Half	1
Rooms Total	10
Fireplaces	1
Fireplace Features	Gas, Gas Log

Interior

Interior Features	All Bedrooms Down, Breakfast Bar, Crown Molding, Double Vanity, En Suite Bathroom, High Ceilings, Jetted Tub, Kitchen Family Room Combo, Bath In Primary Bedroom, Main Level Primary, Quartz Counters, Tub Shower, Walk In Closets, Window Treatments, Ceiling Fans
Flooring	Carpet, Tile, Wood
Appliances	Dishwasher, Electric Oven, Electric Range, Disposal, Microwave
Laundry	Washer Hookup, Electric Dryer Hookup
Windows	Window Coverings
Security	Smoke Detectors

Exterior

Exterior Features	Covered Patio, Fence, Porch, Patio, Private Yard
Patio / Porch	Covered, Deck, Patio, Porch
Fencing	Back Yard
Pool Private	No

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Additional Parking, Attached, Garage

Lot

Lot Size (sq ft)	10,289
Lot Size Source	Survey
Lot Features	Corner Lot, Subdivision, Backs To Greenbelt Park
Direction Faces	North

Location

County	Harris
MLS Area Major	24
MLS Area Minor	Memorial Villages
Subdivision	Fries Pines
Road Surface	Concrete
Postal Code	77055

Utilities

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

Taxes, Terms & Disclosures

Tax Annual Amount	$17,266 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	1.40%
Parcel #	107-008-000-0014
Legal Description	LT 14 FRIES PINES
Listing Terms	Cash, Conventional, FHA, Va Loan
Lease Considered	No

Room Layout

§ 04 · 10 rooms · MLS-supplied

Main level · 10

Kitchen	12 x 11
Dining Room	12 x 11
Breakfast Room Nook	11 x 6
Living Room	27 x 15
Game Room	21 x 12
Bedroom	11 x 11
Bonus Room	14 x 14
Primary Bedroom	14 x 14
Bedroom	11 x 10
Bedroom	12 x 11

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

$8,855

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$7,416 Property tax$1,439 Homeowners insuranceTBD

Subtotal (P&I + Tax) $8,855

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

2.0470%

ALL 7 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

—

→ stable

School

1.02%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.64%

→ stable

HOA & Community

§ 05

● HOA details

—

ANNUAL

Association name— Management co.— Website— Phone— Cert on filepending

● Community amenities

park

Henry Froehner Pocket Park · 0.4mi
Spring Valley Village City Park · 0.5mi
Moritz Pech Family Park · 0.7mi

bank

First Community Credit Union · 0.5mi
Capital One · 0.8mi
American First National Bank · 0.8mi

place_of_worship

Spring Branch Presbyterian Church · 0.5mi
Houston Korean Church · 0.5mi
Korean Presbyterian Church of Houston · 0.5mi

police_station

Spring Valley Village Police Department · 0.5mi
Spring Valley Police Department · 0.5mi
Hedwig Village Police Department · 0.6mi

coffee

Starbucks · 0.5mi
Starbucks · 0.9mi
Buzz N Bites · 1.0mi

restaurant

Peli Peli Kitchen · 0.6mi
The Mason Jar · 0.6mi
Federal American Grill · 0.6mi

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

Astound Broadband

1,500 / 1,500 Mbps

● LOW LATENCY

Licensed Fixed Wireless

Verizon

1,000 / 75 Mbps

● LOW LATENCY

Unlicensed Fixed Wireless

Rural Telecommunications of America

300 / 150 Mbps

● LOW LATENCY

NGSO Satellite

Starlink

280 / 30 Mbps

● LOW LATENCY

Copper

AT&T

100 / 20 Mbps

● LOW LATENCY

Licensed Fixed Wireless

T-Mobile

100 / 20 Mbps

● LOW LATENCY

+ 3 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

65 days/yr above 95°F

Plus 11 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)

No drought (D1 or worse)

US Drought Monitor county reading, week of 2026-09-15.

Sources: FEMA NFHL · NOAA GHCN-Daily · EPA AQS · US Drought Monitor. Climate rollup last computed Sep 23, 2026.

Recent Comparable Sales

§ 09

8 comparable sales nearby · sold median $518/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

Fries Pines

TIER: SUBDIVISION

Subdivision name (MLS)Fries Pines City · ZIPSpring Valley Village · 77055 CountyHarris Listings in subdivision11 Active now2 Sold (last 12 mo)0 Curated amenities58

● Year-built distribution

1975s 2

Fire Protection

§ 11

Nearest station

City of Piney Point Village Fire Department

Distance

0.7 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48201522500 · ACS 2023

Median HH income

$234,297

ACS 2023

Median home value

$1,059,500

Census self-report

Owner-occupied

96%

1,643 housing units

Bachelor's+

85%

Adults 25+

Median age

41.2

Population 5,317

Work from home

20%

of commuters

Commute 45min+

1%

of commuters

Below poverty

1.2%

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

8851 Larston Street, Houston, TX 77055

Harris County · 29.79°N, 95.51°W

park

Henry Froehner Pocket Park

0.4 mi · 3 within 2 mi

bank

First Community Credit Union

0.5 mi · 1 within 2 mi

place_of_worship

Spring Branch Presbyterian Church

0.5 mi · 5 within 2 mi

police_station

Spring Valley Village Police Department

0.5 mi · 3 within 2 mi

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