Home / Neighborhood Guides / Spring Branch
Spring Branch, mapped.
I’m Eddie Weir, REALTOR® with REMAX Signature in Greater Houston. Spring Branch is the quiet, woodsy submarket sitting between Memorial and Loop 610 along I-10 west — older homes, deep tree cover, and one of the strongest tear-down-and-rebuild pipelines in inside-the-Loop Houston. Spring Branch ISD covers nearly all of the schools. The submarket has been one of the better value plays west of the Galleria for the last decade.
Spring Branch, Harris County, Texas
What Spring Branch Is
Inside the Loop value with SBISD attached.
Spring Branch sits along I-10 between Loop 610 and the Sam Houston Tollway, north of Memorial Drive. The submarket combines older 1950s through 1970s ranch homes on large lots with a steady stream of tear-down-and-rebuild new construction. Spring Branch ISD covers nearly all of the schools, with Northbrook High School and Memorial High School as the two main feeders. Spring Branch has historically traded at a value discount to Memorial while sharing the same SBISD elementary feeder pattern in many sections — which is why the rebuild market has been steady.
What Spring Branch Is
An inside-the-Loop value submarket with strong Spring Branch ISD coverage, deep tree cover, large lot sizes for inside-the-Beltway addresses, an active tear-down-and-rebuild pipeline, and quick access to both Memorial and the Galleria.
What Spring Branch Isn’t
Spring Branch is not Memorial — the price-per-square-foot is materially lower, but so is the deed-restriction enforcement and the consistent neighborhood feel. It’s also not a homogeneous submarket: parts of Spring Branch trade closer to Memorial pricing on rebuilt lots; older sections still sit at meaningful value discounts.
Who It’s For
Spring Branch fits SBISD-prioritizing families looking for value west of the Galleria, rebuild-and-hold buyers who want a large lot inside the Beltway, energy-sector professionals working in the Energy Corridor or downtown, and luxury buyers priced out of Memorial proper looking for SBISD elementary access at a tier or two lower per square foot.
By the Numbers
Spring Branch market, plain language.
Spring Branch trades in a wide band — older homes on original 1960s footprints start in the mid $300s, while new-construction rebuilds on the same lots can run into the $1M-plus range. Tear-down-and-rebuild distorts comp pulls if not properly stratified.
Median Sale Price
$520k–$620k
Source: HAR MLS, May 2026 (typical range — verify current at har.com). Spring Branch citywide median; rebuild-driven volatility makes single-point estimates unreliable.
Median Days on Market
30–50
Source: HAR MLS, May 2026 (typical range). Spring Branch moves slightly faster than Memorial — lower price tier, broader buyer pool, and active rebuild market keeping inventory turning.
Active Inventory
200–350
Source: HAR MLS, May 2026 (typical range, combined area). Inventory varies by sub-area — older 77080 sections typically carry the deepest count; rebuild-heavy 77055 sections turn faster.
Typical Price Range
$350k–$1.5M+
Older Spring Branch ranch homes trend lower; rebuilt sections of 77055 and 77024-adjacent blocks trend higher; estate rebuilds along Memorial Drive frontage sit at the top end.
Two things to watch in any Spring Branch comp pull. First, original 1960s ranch homes and 2020 new-construction rebuilds on the same block can show on MLS at materially different price points — comps need to stay inside the same vintage and renovation status. Second, Spring Branch ISD elementary boundaries cut through the submarket; an address on one side of a street may feed Memorial Drive Elementary while an address on the other side may not. School zoning matters more than ZIP for resale value here.
Inside Spring Branch
Five Spring Branch sub-areas, quickly.
Spring Branch isn’t one neighborhood. Older sections, rebuilt sections, and the small incorporated villages on the edge carry different price tiers and SBISD school zoning. Picking the wrong sub-area changes the underwriting frame materially.
77055 · SBISD · Rebuild-heavy
Memorial-adjacent Spring Branch
Spring Branch sections south of I-10 closest to Memorial. Highest rebuild activity, top SBISD elementary feeders in many blocks, larger lot sizes than newer construction further west.
77080 · SBISD · Original
Spring Branch West & Hollister
Older Spring Branch sections west of Bingle Road. Mid-1960s through 1980s ranch and split-level homes, mature trees, lower entry pricing, SBISD elementary feeders.
77043 · SBISD · Established
Memorial Drive Acres & Nottingham Forest
Established Spring Branch neighborhoods near Beltway 8. Mid-1970s through 1990s build-out, larger lots, SBISD elementary, slightly higher pricing than 77080.
77055 · SBISD · Incorporated
Hilshire Village & Spring Valley Village
Two small incorporated villages on Spring Branch’s eastern edge near Memorial. Each has its own municipal government and deed restrictions, similar pricing pattern to nearby Memorial Villages.
77055 · SBISD/HISD · Mixed
Long Point Corridor
Spring Branch sections along Long Point Road near Loop 610. Mixed townhome / single-family / older apartment inventory, value entry pricing, mostly SBISD with some HISD edges.
Schools, Taxes, MUDs
The three things nobody warns Spring Branch buyers about until close.
Spring Branch’s value tier comes with three consideration areas. I walk every Spring Branch buyer through these before we write the first offer.
Spring Branch ISD
Spring Branch ISD covers nearly all of Spring Branch. SBISD ratings are strong overall but vary materially by elementary feeder — some Spring Branch elementaries match Memorial’s; others don’t. The SBISD elementary boundary lines cut through Spring Branch in ways that surprise buyers. Always confirm the specific elementary assignment at the address.
Property Tax Rate
Harris County effective property tax rates in Spring Branch typically land in the 2.0–2.5% range, depending on whether the address sits inside the City of Houston or one of the small incorporated villages (Hilshire Village, Spring Valley Village). Effective rates are similar to other Houston ISD or SBISD inside-the-Loop addresses.
Rebuild Economics
Spring Branch’s tear-down-and-rebuild market changes the underwriting math. A buyer underwriting on the existing 1965 ranch home is buying something different than a buyer underwriting on the rebuild scenario. Original-home pricing reflects lot value plus structure value; rebuild scenarios price the lot and discount the structure to scrap. Know which side you’re buying on before writing the offer.
Why People Pick Spring Branch
Memorial-adjacent value, SBISD, and a quick Galleria run.
Spring Branch’s lifestyle pull is straightforward: SBISD school access at lower per-square-foot than Memorial, large lots inside the Beltway, deep tree cover, and short commutes to both downtown Houston and the Energy Corridor. The dining scene is split between Memorial City Mall (at Spring Branch’s southern edge), Town & Country Village across I-10, and Long Point Road’s neighborhood-serving retail. Memorial Park is 10 minutes east; Bear Creek Park is 15 minutes west. Spring Branch’s Korean and Hispanic dining scenes have grown materially over the past decade and rank among Houston’s deepest outside the Inner Loop.
On the connectivity side, Spring Branch sits at I-10 west between Loop 610 and Beltway 8. Downtown Houston runs 15–25 minutes off-peak via I-10. The Galleria is 10 minutes south via Loop 610. The Energy Corridor is 5–10 minutes west via I-10. Bush Intercontinental (IAH) is 30–40 minutes north. For Spring Branch buyers who want SBISD school access plus a central commute pattern at a lower price tier than Memorial, the math works out — with the rebuild-vs-original-home decision factored in.
Spring Branch FAQ
The questions Spring Branch buyers actually ask.
Is Spring Branch a good place to live?
For SBISD-prioritizing families looking for value west of the Galleria, yes. Spring Branch scores well on school ratings, large lot sizes inside the Beltway, deep tree cover, and quick access to both Memorial and the Energy Corridor. Trade-offs include the active tear-down-and-rebuild market that distorts comp pulls, the SBISD elementary-boundary variation that surprises buyers, and the Long Point corridor’s mix of older inventory.
What’s the average home price in Spring Branch, Houston?
Spring Branch home prices range broadly. Entry-level homes in older 77080 ranch-home sections start in the mid $300s, mid-tier resale and partial-renovation homes sit in the $500s-$600s, and rebuilt new-construction homes in 77055 can run $900k-$1.5M. The rebuild market drives most of the price-tier mix in any given week.
What’s the school district in Spring Branch?
Spring Branch ISD covers nearly all of Spring Branch, including Memorial-adjacent 77055, Spring Branch West (77080), and Memorial Drive Acres / Nottingham Forest (77043). Hilshire Village and Spring Valley Village (small incorporated villages on Spring Branch’s eastern edge) also feed SBISD. Some sections of Spring Branch closer to Loop 610 along Long Point feed Houston ISD. Always confirm at the address.
What about flooding in Spring Branch?
Houston flood diligence is part of every home search regardless of neighborhood. Spring Branch is generally less flood-exposed than the Energy Corridor or Memorial because it sits at slightly higher elevation, but parts near White Oak Bayou and Buffalo Bayou took on water during Hurricane Harvey. For any Spring Branch home you tour with me, I pull the FEMA flood-zone map, review the seller’s disclosure, and confirm the flood-insurance quote.
Is Spring Branch a good place for a teardown-and-rebuild?
Yes — Spring Branch has one of the strongest tear-down-and-rebuild pipelines inside Loop 610. Original 1960s ranch homes on large lots in 77055 and 77080 trade primarily on lot value, with the structure depreciated to scrap. Rebuild economics depend on the specific lot, the SBISD elementary feeder, and the surrounding rebuilt-vs-original mix. I walk every rebuild buyer through the math before we write the offer.
Are property taxes high in Spring Branch?
Spring Branch property tax rates typically land between 2.0% and 2.5% of assessed value — similar to other Houston ISD or SBISD inside-the-Loop addresses. The small incorporated villages (Hilshire Village, Spring Valley Village) add a municipal layer on top of the school and county rates. Rebuild homes carry materially higher assessed values than the original homes they replaced, so post-rebuild tax bills jump.
How long is the Spring Branch commute to downtown Houston?
The drive from central Spring Branch to downtown Houston via I-10 runs roughly 15–25 minutes off-peak and 25–40 minutes during morning rush. The Galleria is 10 minutes south via Loop 610. The Energy Corridor is 5–10 minutes west via I-10. Spring Branch sits at one of the most central commute positions inside the Beltway.
Do I need a REALTOR® to buy in Spring Branch?
Yes — particularly because of the rebuild dynamics and the SBISD elementary-boundary variation. As your buyer’s agent I pull the FEMA flood map, verify the specific elementary feeder, walk through the rebuild-vs-original underwriting frame, and negotiate the inspection findings. Spring Branch closings often involve more inspection scope than standard because of older infrastructure and tear-down-condition disclosures.
Ready to talk through Spring Branch?
I’ll pull current Houston Association of REALTORS® data on Spring Branch, walk through the sub-areas that fit your budget and SBISD priorities, and lay out the school zoning, rebuild economics, and flood considerations for any address you’re tracking. No pressure, no obligation, no auto-drip.
