Montebello Real Estate

Start from your own home rather than the building. With four homes to a floor and 98 in the tower, the comparison that decides your price is the same plan at a similar height with the same outlook: two or three specific homes, and often none of them sold in the last year.

That is why a building median is a starting point for a conversation rather than an answer to one. Height was priced steeply here from the first day the tower sold, condition has since proved strong enough to overcome thirteen floors of it, and both move a price further than the headline figures do. Getting the number right the first time also matters more here than in a busier market, because a home that sits carries assessments and property tax every month it waits, and this building has produced marketing periods past five months. What the building does to a price, and what selling here costs, is worked through in the guide to selling at Montebello.

The median sale price is $2,208,800, at an average of $532 per square foot, from 4 closings in the trailing twelve months. Three separate homes account for those closings, because one of them sold twice, and every price named for an individual home is an asking price.

Texas does not publish sale prices, so a median computed across the homes that sold is the closest thing to an exact figure anyone has, and it rests on very few transactions. The whole census fits in one table: the floor, the size, the asking price and the days each home sat, with the four closings the market-statistics feed behind this site independently records in the same four months. Read the days column before the price column. Three of the four published a marketing period and they ran 16, 55 and 169 days, which is the range a seller has to plan around. Every trade, unit by unit, is on the sales history page.

The published assessment rate is $1.05 per square foot per month, so a 5,000 square foot home carries $5,250 before anything else. Property tax at the 2026 median rate for this building adds roughly $3,700 a month on a two million dollar valuation, and insurance and utilities come besides.

The assessment buys a staffed building rather than a maintained one: concierge, an on site guard, a porter, valet parking, the gym, the clubhouse, common area insurance, trash removal, cable television, and water and sewer. The rate is a rate rather than a flat charge because the recorded declaration allocates a share of the common expenses to every home and states the formula it used, which Texas law requires it to do. Your own figure is on your home's resale certificate and nowhere else. The rate, the ten-year series behind it and the documents that set it are on the monthly assessment page.

Get a builder's bid before you decide, because the number this turns on is the cost rather than the premium. Two homes on the same 5,528 square foot plan came to market seven months apart, and the finished one asked 10.2 percent more per square foot than the one taken back to the studs.

The real premium is larger than that, because the finished home was thirteen floors lower in a building that prices height steeply. A second home was gutted between listings and came back asking 54.8 percent more per square foot, then sold in five days. What none of that establishes is whether the work paid, because no construction budget is a public document and a project of that size can cost more than the difference. Both comparisons, with every figure labeled as an asking price and the cost gap named rather than filled, are on the renovation page.

Someone who can show you the building's own record before they name a number. Ask for every trade in the tower over the last twelve months, unit by unit, with the days each home sat, and ask which of the figures are asking prices and which are computed across homes that sold.

Those two questions sort the field quickly, because a listing portal shows homes one at a time and cannot show you the sequence one home goes through. Ask also what happens where a figure is not public: reserves, a construction budget, a closed sale price. The honest answer is to say so rather than to estimate, and an agent who estimates one of those will estimate your price too. Paige Martin works with owners here on what to ask and when, and what that looks like in practice is set out on the page about choosing a listing agent.