HOUSTON (By Michelle Leigh Smith) – Change is on the horizon for Westheimer Road, the primary east-west corridor through Houston’s vibrant Montrose neighborhood near downtown. The City of Houston’s planning department envisions “Lower Westheimer” as an urban main street with an enhanced pedestrian experience that supports transit, improves access to local businesses, preserves neighborhood character, and manages traffic safely and effectively. To that end, the city is preparing the Lower Westheimer Corridor study, which could produce significant recommendations. Apartment developers have been particularly active in Montrose—names like Finger, Hines, Hanover, AMLI and others are building high-rise and mid-rise projects—according to the Montrose District.
For perspective on Lower Westheimer’s future, Realty News Report spoke with commercial real estate broker Mark Davis of Davis Commercial, a leading local expert on the district. A Rice University graduate, Davis is also president of the Museum District Business Alliance. After working for Trammell Crow, he launched Davis Commercial, a boutique firm focused on Houston’s Inner Loop.
Realty News Report:
As principal of Davis Commercial, which represents many commercial clients in Montrose, do you consider yourself a stakeholder in shaping the area’s appearance and character?
Mark Davis:
I do. Montrose is a unique Houston neighborhood. It has an urban feel with a wide variety of distinctive restaurants and shops, and it’s becoming increasingly walkable and bikeable.
Realty News Report:
How would you describe the Lower Westheimer area?
Mark Davis:
It’s an area in gradual transition with many promising projects underway. The city plans to rebuild Westheimer from Shepherd to Bagby, and the planning team has done a good job soliciting community input. The end result should make this section of Westheimer much more pedestrian friendly. Additionally, a mixed-use project anchored by Whole Foods—featuring about 260 apartment units by Morgan Group—is planned near Bagby, creating a strong gateway to Lower Westheimer.
Realty News Report:
Lower Westheimer is dominated by restaurants. Do you expect that to continue?
Mark Davis:
Yes. Restaurants are currently the predominant tenant type and I expect they will remain so for several reasons. Land prices are high, which drives rents upward. Restaurants can absorb higher rents because their sales volumes are typically greater than those of many retail merchants. The neighborhood’s demographics—dense population and relatively high household incomes—also favor restaurants.
Realty News Report:
What are the area’s weaknesses and strengths?
Mark Davis:
The biggest weakness is parking. There isn’t a simple fix, but the city should approach Lower Westheimer differently than suburban areas. I admire Austin’s downtown approach—minimizing minimum parking requirements and letting the market respond. Trends like ridesharing, cycling, and the eventual rise of autonomous vehicles reduce the long-term need for parking. People increasingly want walkable neighborhoods, which lessens parking demand. As for strengths, Lower Westheimer is the closest Houston has to Austin’s South Congress: a lively mix of unique restaurants and shops, diverse residents and businesses, and interesting architecture.
Realty News Report:
You recently sold a Lower Westheimer site for a restaurant. Can you tell me about it?
Mark Davis:
The parcel was originally purchased by the El Tiempo group to serve as parking for their new restaurant at Westheimer and Taft but was ultimately not needed for that purpose. Given the premium on land here, dedicating expensive land solely for parking often isn’t feasible. I brokered the sale of an 8,250-square-foot commercial lot at 223 Westheimer to Gazebo Management; a dumpling restaurant will be developed on the site.
Realty News Report:
How are real estate prices performing on Lower Westheimer?
Mark Davis:
Prices remain strong. Interestingly, larger parcels tend to command higher prices per square foot because they allow for potential vertical development. Single-lot prices generally range from about $75 to $90 per square foot, with higher levels possible for larger assembled sites.
Realty News Report:
If you could advise the city’s Lower Westheimer Corridor Study committee, what would you recommend?
Mark Davis:
I’m impressed with Patrick Walsh and his committee’s approach. They clearly understand the importance of preserving the corridor’s character and vibrancy. Making the area more walkable and bikeable and reducing parking requirements where appropriate will be beneficial. Those measures should help maintain the neighborhood’s unique qualities while accommodating growth.
Realty News Report:
Anything else you’d like to add?
Mark Davis:
My office is centrally located near Montrose and Hawthorne, and the neighborhood’s walkability is a daily pleasure. Colleagues and visitors often enjoy lunches at standout restaurants like Uchi and Snooze, or AM Eatery on Montrose. Specialty coffee shops such as Mercantile and Fix Coffeebar, and neighborhood bars like Anvil Bar & Refuge and Stone’s Throw, are all within easy walking distance. People consistently tell me how much they love the neighborhood’s character and convenience—and I agree.
Dec. 18, 2016 Realty News Report Copyright 2016
Realty News Report is a Texas-based publication edited by Ralph Bivins.