Recent sales by plan, floor and view, with market time
Pricing a Montebello Condo From the Building's Recent Sales
Updated November 2026
What is my Montebello condo in Houston worth, and how long will it take to sell?
HAR's MLS records for November 2026 show Montebello's 10 homes closed since November 2024 asked a median $547 a square foot after a median 57 days on market.
Paige Martin, Houston Properties Team, Montebello
Source: Recent sales at Montebello from HAR's MLS records, through my.HP, November 2026.
What have Montebello homes asked, and how long have they taken to sell?
HAR's MLS records show 10 homes closed at Montebello since November 2024, at a median asking price of $547 per square foot. Their median time on the market was 57 days. Each price is the last list price before the home sold. Texas does not disclose sale prices, so a per-foot figure here measures what sellers asked.
Ten closings in a 98-home tower make a thin record. Four homes share each floor, and each plan repeats up the building. So a building median mixes plans, floors and outlooks that buyers price very differently. Floor, exposure, plan and condition set a home's price here, roughly in that order. Your own figure starts from your plan, near your floor, facing your way.
A 57-day median is a midpoint, and listings here have run far from it. In the trailing twelve months alone, the three closings that published a marketing period ran 16, 55 and 169 days. Plan the sale around that range, and set money aside for the long end of it.
What do the two-bedroom homes show?
HAR's MLS records count 8 two-bedroom homes that closed at Montebello since November 2024, from 2,766 to 5,528 square feet. Their median asking price was $549 per square foot, and their median time on the market was 81 days.
A two-bedroom here can run from 2,766 square feet to 5,528 square feet, so the bedroom count alone is too broad a match. Narrow the comparison to homes of your own size and layout. Ask for each comparable home listed with its square footage, floor, asking price per square foot and days on the market.
How much does the floor change the figures?
HAR's MLS records show 4 homes on floors 10 to 18 closed at Montebello since November 2024. Their median asking price was $527 per square foot, and their median time on the market was 117 days. Of the 5 homes on floors 19 to 26 that closed in the same window, the median asking price was $551 per square foot. Their median time on the market was 65 days.
Height has carried a price at Montebello since launch. In 2001 the developer asked $800,000 for a 3,500 square foot three-bedroom plan on the second floor. The same plan asked $1,325,000 on the twenty-eighth. Condition can work against height, so a finished home lower down may compete with an original one higher up. Start your comparable set in your own band of floors, then weigh condition.
Which sales will a buyer's appraiser compare your Montebello home with?
Fannie Mae's Selling Guide sets what one buyer of mortgage loans requires before it buys a loan. It says comparable sales should have similar physical and legal characteristics when compared to the home being appraised. It says sales from within the same market area, including the same project, should be used when possible. The guide adds that they must be used in certain instances, which it sets out in a later passage. It calls sale activity within the neighborhood the best indicator of value, because nearby sales should reflect the same location characteristics.
For a home here, the project is the tower itself. So a buyer's appraiser is pointed first at sales inside Montebello. A full-service listing agent reads the same rules before setting the price. The agent catches a comparable from another building or a different plan, and builds the asking price from homes inside the tower.
Why do listings and pending contracts matter as much as closed sales?
Fannie Mae's Selling Guide describes the sales comparison approach as an analysis of comparable sales, contract sales and listings. It says this is particularly important in changing markets, where values are increasing or declining. The guide adds that reading all three together shows when contract prices and recent asking prices have changed.
At Montebello, a single new listing on your plan can reset what a buyer compares you with. Closed sales here are few, so the homes on the market today carry real weight. A full-service listing agent tracks every active and pending home on your plan through the listing period. Where a competing home lists or goes under contract, the agent sets the timing of any price review around it.
How does Texas define market value, and where does time on the market fit?
The Texas Comptroller's guide to how appraisal districts value property sets out the definition Texas uses. Market value is the price a property would bring for cash or its equivalent under prevailing market conditions, if three conditions hold. The property is offered on the open market with a reasonable time for the seller to find a purchaser. Seller and buyer both know the uses the property is adapted to and the enforceable restrictions on its use. Both seek to maximize their gains, and neither can take advantage of the other's need or demand.
At Montebello, the enforceable restrictions sit in the recorded declaration and its amendments. A reasonable time here is wider than a single median suggests. A full-service listing agent sets the listing calendar to give the home that time, and budgets the monthly carrying cost against it from the start.
it is offered for sale in the open market with a reasonable time for the seller to find a purchaser
Questions & answers
Montebello questions, answered
Which views did recent Montebello listings name, and does the view change the price?
HAR's MLS records list the views named by the 10 Montebello homes that closed since November 2024. Seven named a West view, four an East view and four a North view. A listing can name more than one view, so those counts overlap. Outlook reaches a price through comparable homes that face the same way, so ask for homes sharing your view.
Four homes share each floor of the 30-story tower, so each home looks out over one quarter of the compass. Each plan also repeats on twenty-odd other floors. That is why the comparable set for one home is the same plan at a similar height with the same outlook. In a building of 98 homes, that set usually comes down to two or three specific homes. Ask for those homes by name, with the view each listing named printed beside its asking price per square foot and its days on the market.
How often did Montebello sellers lower the asking price before the home sold?
HAR's MLS records show the asking price was cut before the sale on 3 of the 10 homes that closed at Montebello since November 2024. Among the 8 two-bedroom homes, it was 3 of the 8. On floors 10 to 18 it was 1 of the 4, and on floors 19 to 26 it was 2 of the 5. Each count records a change in what a seller asked, never in what a home fetched.
Texas releases closed prices only as ranges, so the asking price is the one exact public figure for a named home. A buyer's agent reading the building's record sees what each home asked and how long it sat. Each month a home waits carries its own cost. The published assessment rate is $1.05 per square foot a month, so a 5,000 square foot home carries $5,250. Property tax at the 2026 median rate the market-statistics feed reports for this building adds roughly $3,700 a month on a two million dollar valuation. A cut made after months on the market refunds none of those months. That is the case for setting the first number from the comparable homes rather than testing one and reducing.
Can an appraiser use a Montebello sale that closed more than a year ago?
Fannie Mae's Selling Guide says comparable sales that have closed within the last 12 months should be used in the appraisal. The same sentence adds that the best and most appropriate comparable sales may not always be the most recent. At Montebello, where a plan and floor may not have traded for years, an older sale on the same plan can still carry weight. The guide is one buyer of mortgage loans' rulebook, not law.
The guide sets one more condition on time. It says time adjustments, or the lack of them, must be supported by evidence. So an appraiser leaning on an older Montebello sale has to show why the market moved, or why it held. The tower has recorded between one and six sales a year over the nine complete years the market-statistics feed carries, so older sales come up often. A full-service listing agent reads the comparable set a buyer's appraiser is likely to use before the listing goes live. The agent flags any older sale in it and gathers the recent evidence that bears on it.
What if no Montebello home matches mine exactly?
Then the comparable homes get adjusted. Fannie Mae's Selling Guide says the ideal comparable would need no adjustment. It adds that this is rarely the case, because typically no two properties or transaction details are identical. The guide requires the appraiser's adjustments to reflect the market's reaction to each difference between the homes. At Montebello the usual differences are floor, outlook, plan and condition.
The same guide sets a boundary on the result. It says the indicated value in the Sales Comparison Approach must be within the range of the adjusted sales price of the comparables reported in the appraisal. Condition shows how large one difference can be here. Two homes on the identical 5,528 square foot plan asked $497 and $451 per square foot. The finished one sat thirteen floors lower. In Texas, comparable figures reach the public as asking prices and price bands, since closed prices are released only as ranges. A full-service listing agent sets the asking price with each of those differences laid out, home by home, before a buyer's appraiser weighs them.
Is the appraisal district's value for my Montebello home the same as what it could ask today?
Not necessarily. The Texas Comptroller's guide says that, with few exceptions, Tax Code Section 23.01 requires appraisal districts to appraise taxable property at market value as of Jan. 1. The district's figure speaks to that date. An asking price set in November 2026 rests on the homes that have closed and listed since, compared one by one against yours.
The Comptroller's guide describes the sales comparison approach as basing value on sales prices of similar properties. It compares the appraised property with similar properties recently sold, then adjusts for the differences. A district applies that across many homes at once. A listing applies it to one home, against two or three homes on its own plan. Your appraisal account still matters to a sale. It carries the recorded floor area a buyer's appraiser will work from, and the figure your assessment moves with. Check that the listing quotes the same area. Paige Martin of Real Broker, LLC works with owners at Montebello on what to ask, and when.
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