Studes: Lot Value, Restrictions and Who Buys Old Houses Here

What this means for you

Almost half of the Studes parcels sit in a City minimum-lot-size block (City of Houston Planning layers, read 2026-10-13). That narrows who can buy. A builder who wants to split a lot needs the block to allow it. A buyer who keeps the house or builds one home does not. We have no deed finding for Studes, so your own deed is the open question. Send us the address and we put the public facts for your lot beside the figures below.

The streets and the houses

Streets the HCAD data lists in Studes include Nadine St, Louise St, E 11th 1/2 St, Robbie St, Adele St, E 12th St, Kern St and E 8th 1/2 St (HCAD 2026 roll, read 2026-10-13). The subdivision's builder-pattern parcels sit in 77009 (107 parcels), 77008 (52 parcels) and 77007 (22 parcels) (HCAD 2026 roll, read 2026-10-13). A builder-pattern parcel is a lot of 4,500 to 20,000 square feet that is vacant or holds a house built in 1975 or earlier worth at most 40 percent of its land, with no permit issued since 2022 (HCAD 2026 roll, read 2026-10-13). Studes has 181 of them (HCAD 2026 roll, read 2026-10-13). The median year built is 1928 and the median lot is 5,000 square feet (HCAD 2026 roll, read 2026-10-13). Since 2024, 9 pre-1975 houses here were bought by owners without a homestead exemption (HCAD 2026 roll, read 2026-10-13). That count shows who has been buying, not what they paid. Studes shares an HCAD code with Sunset Heights, and NORTH NORHILL/PT STUDS 2ND also appears on the Houston Heights page.

STUDES 1 and STUDS 2ND are labels in HCAD's neighborhood codes. Our research found no plat history for them (neighborhood stories research, 2026-10-14), so check the legal description on your HCAD record to see which label your lot carries (HCAD 2026 roll, read 2026-10-13).

Land value by HCAD code

HCAD appraises land by neighborhood code. Studes spans three codes in this data (HCAD 2026 roll, read 2026-10-13). Each line gives the parcels, the median land value per square foot and the 25th to 75th percentile range. Where the range is a single figure, HCAD appraises the whole code at one rate.

• SUNSET HEIGHTS (E' OF N MAIN) / STUDES 1: 107 parcels, median $75.0 per square foot, the 25th and 75th percentile are both $75.0 (HCAD 2026 roll, read 2026-10-13)
• NORTH NORHILL/PT STUDS 2ND: 39 parcels, median $95.0 per square foot, the 25th and 75th percentile are both $95.0 (HCAD 2026 roll, read 2026-10-13)
• PT/STUDS 2ND: 35 parcels, median $90.0 per square foot, the 25th and 75th percentile are both $90.0 (HCAD 2026 roll, read 2026-10-13)

The median across the subdivision is $75.0 per square foot (HCAD 2026 roll, read 2026-10-13). HCAD's figure is an appraisal for tax, not a sale price.

What restricts a lot here

Deed. The planning research has no deed finding for Studes: restrictions on file, whether the deed bars townhomes, and a minimum lot size are all unknown, at low confidence (deed research, 2026-10-14). Unknown does not mean none. Ask your title company for the recorded restrictions or search the Harris County Clerk's real property records.

City minimum lot size. 81 of the 181 parcels (45 percent) sit inside a City minimum-lot-size designation (City of Houston Planning layers, read 2026-10-13). The City says a designation prevents lots from being divided below a set size, which in most cases prevents redevelopment into townhomes (City of Houston Planning brochure, read 2026-10-14). A lot in one of these blocks cannot be split below the block's minimum.

Historic status. The City layers flag no contributing structure or landmark among the 181 parcels (City of Houston Planning layers, read 2026-10-13).

Who buys here and the two ways to sell

With a median lot of 5,000 square feet (HCAD 2026 roll, read 2026-10-13) and a large share inside minimum-lot-size blocks, many Studes lots suit a buyer who builds one home or keeps the house. Lots outside a block can suit a builder. Our teardown page shows how HCAD values compare with asking prices and reported sales.

We buy it. HTX Sell My House makes you an offer and closes with you.

We take it to the builders for you. One builder gives you one number. We bring your lot to the builders buying in this subdivision, you take the best offer, and you sign one contract, once. You see the buyer's name in writing before you sign.

You can also list the house with an agent. If that nets you more, we tell you so. Get at least two numbers before you decide.

Terms in plain words

• HCAD. The Harris Central Appraisal District, the county office that appraises every property for tax. Its land value is an appraisal, not a sale price (HCAD public data downloads, read 2026-10-13).
• Builder-pattern parcel. A lot where the land is worth much more than the old house on it. The exact test, with its figures, is under "The streets and the houses" above.
• Studes. The name this page uses for parcels whose HCAD codes carry the labels STUDES 1 and STUDS 2ND (HCAD 2026 roll, read 2026-10-13).
• City minimum lot size. A City designation that prevents lots from being divided below a set size (City of Houston Planning brochure, read 2026-10-14).
• Deed restriction. A private rule recorded against a subdivision, a section or a single lot. Your own deed shows which ones reach your lot (deed research, 2026-10-14).

Questions people ask

What is a lot worth in Studes?

HCAD's median land value across the Studes subdivision's builder-pattern parcels in Houston is $75.0 per square foot. The three codes are at $75.0, $90.0 and $95.0 (HCAD 2026 roll, read 2026-10-13). That is an appraisal, not a price.

Can I split my Studes lot?

Not below the minimum if your block has a City designation. 81 of the 181 Studes parcels do (City of Houston Planning layers, read 2026-10-13). We have no deed finding for Studes, so check your own deed.

Is Studes deed restricted?

We do not know yet. Our research records restrictions on file, townhome limits and a minimum lot size for Studes as unknown, at low confidence (deed research, 2026-10-14). Unknown does not mean none, so check your own deed.

Does the City list a minimum lot size for my Studes block?

Search your address on the City's minimum-lot-size map, linked from the Planning Department's program page (City of Houston Planning, read 2026-10-14). Designations are set by block and area.

Is Studes the same as Sunset Heights?

No. Studes shares an HCAD code with Sunset Heights and some streets, but each has its own page and figures (HCAD 2026 roll, read 2026-10-13). Check the legal description on your HCAD record.

Do I have to fix my Studes house before I sell?

Not to get a number from us. Tell us the condition and we say whether a buyer will take it as it stands.