Does Timbergrove flood?

Some homes in Timbergrove and Lazybrook have flooded, particularly in the 2016 and 2017 storms, and many have never taken water. Risk is address-specific and depends heavily on elevation. Review the FEMA zone, any elevation certificate, the Seller's Disclosure and claims history, and get a flood insurance quote before your option period ends.

Both neighborhoods have deed restrictions and civic associations rather than large mandatory HOAs. Some blocks have city minimum lot size protections. Read the restrictions for the specific section before you plan a build or an addition.

Is new construction a better buy than an original?

New homes are often built higher and to current floodplain rules, which can lower insurance costs and support resale. Originals cost less and can be excellent values if they sit high and have a clean history. Compare elevation and insurance quotes, not just price per square foot.

What schools serve the area?

Sinclair Elementary is inside Timbergrove, and some homes are zoned to other HISD elementaries such as Love. Hamilton Middle School and Waltrip High School serve much of the area. Confirm zoning for the exact address.

What is the difference between Timbergrove and Lazybrook?

They are neighboring subdivisions developed in the same era with similar ranch homes. Each has its own civic association and deed restrictions, and lot sizes and flood exposure vary street by street more than between the two names. Compare specific streets rather than labels.

Timbergrove & Lazybrook Homes & Neighborhood Guide

Timbergrove Manor & Lazybrook overview

GREENBELT LIVING · HEIGHTS ADJACENT

Timbergrove Manor and Lazybrook sit just west of the Heights near White Oak Bayou, where 1950s ranch homes and modern new builds share wooded lots and quiet streets. Jaycee Park, the West 11th Street Park forest and quick trail access give these neighborhoods a greener feel than their close-in location suggests.

Typical lot size7,000 to 9,000 sq ftSome lots back to greenbelt

Median priceRoughly $775KOriginals from the $500Ks, new builds often $1.2M and up

Price per sq ftRoughly $300 to $425Elevation and age drive the spread

Commute to Downtown10 to 15 minVia I-10 or surface streets

WalkabilityCar-dependent, very bikeableTrail access to the Heights and downtown

Flood contextAddress-specificNear White Oak Bayou; check elevation and claims history

AT A GLANCE

Is Timbergrove Manor & Lazybrook a good place to live?

Yes, especially for buyers who want Heights access with more yard. Timbergrove Manor and Lazybrook sit just west of the Heights near White Oak Bayou, where 1950s ranch homes and modern new builds share wooded lots and quiet streets. Jaycee Park, the West 11th Street Park forest and quick trail access give these neighborhoods a greener feel than their close-in location suggests.

Median priceRoughly $775K
Commute to Downtown10 to 15 min
Flood contextAddress-specific

Mid-century, by the bayou

Timbergrove Manor and Lazybrook were built out in the 1950s on wooded land west of the Heights and inside Loop 610, with White Oak Bayou and T.C. Jester Boulevard running nearby. The builders kept many of the trees, and streets were laid out to discourage through traffic, which still gives the area a tucked-away feel. Ranch homes with low rooflines, brick facades and large picture windows filled the original sections. For decades these were quiet, practical neighborhoods for families who wanted to be close to downtown without the older housing stock of the Heights. Today they sit at the center of inner-loop demand, with the Heights to the east and Memorial Park a short drive south.

A home exterior in Timbergrove Manor & Lazybrook — ON THE STREET Timbergrove

From ranch to modern

Original homes are mostly one-story ranches of 1,400 to 2,200 square feet on lots of about 7,000 to 9,000 square feet. Many have been renovated, and a growing share have been replaced by two-story contemporary and transitional homes, including the custom contemporary I listed at 1110 Grovewood Lane, which backs to greenbelt parkland. Neither neighborhood is a historic district, so new construction follows deed restrictions and city rules rather than design review. Some sections have minimum lot size protections that limit townhome conversion. Because parts of the area sit near White Oak Bayou, new homes are often built higher than the originals, and elevation has become one of the clearest price signals between neighboring houses.

A home interior in Timbergrove Manor & Lazybrook — AT HOME Timbergrove

Parks, trails and short drives

Few close-in neighborhoods have this much green space. Jaycee Park offers a pool, playground and sports fields, and West 11th Street Park preserves roughly twenty acres of native woods with walking paths that neighbors worked hard to protect. The White Oak Bayou Greenway connects to the Heights Hike and Bike Trail, so a bike ride to 19th Street or downtown is realistic. MKT Heights on North Shepherd, Rainbow Lodge on Ella Boulevard and the Sawyer Yards arts complex are minutes away. Sinclair Elementary sits inside Timbergrove, and many homes feed to Hamilton Middle and Waltrip High. It is easy to forget you are about ten minutes from downtown.

HOMES

What you'll find in Timbergrove.

1950s brick ranch homes with low-pitched roofs
Mid-century modern homes with clerestory windows and open plans
Renovated ranches with modern kitchens and expanded footprints
Two-story contemporary and transitional new construction
Elevated new builds designed around floodplain rules

PRICE BAND

Typical price$775k

Typical price $775k

$500k$1.6M

Approximate late 2025 to 2026 range. Prices move block by block, so ask about your street.

Who it fits

Buyers who want Heights access with more yard
Cyclists, runners and families who use parks every day
Mid-century modern enthusiasts
Buyers who want new construction built to current elevation rules
Commuters to downtown, the Galleria or the Energy Corridor

LIFE HERE

Day to day in Timbergrove.

Wooded streets and greenbelt parkland
Pool, playground and fields at Jaycee Park
Bike to the Heights on the bayou trail
Quick access to I-10, 610 and Memorial Park
A quieter alternative with Heights energy next door

Dining01

Rainbow Lodge
Longtime lodge-style restaurant on Ella Boulevard near White Oak Bayou.

Shopping01

MKT Heights
Mixed-use center on North Shepherd with restaurants, shops and a lawn.

Parks04

Jaycee Park
Neighborhood park with a pool, playground and sports fields.
West 11th Street Park
About twenty acres of preserved woods with shaded walking paths.
White Oak Bayou Greenway
Hike and bike trail linking to the Heights and downtown.
T.C. Jester Park
Pool, tennis courts and more trail access to the north.

Culture01

Sawyer Yards
Working artist studios with regular open-studio events.

SCHOOLS & COMMUTE

Schools and getting around.

Schools

Elementary
Sinclair Elementary
HISD elementary inside Timbergrove
Elementary
Love Elementary
HISD; serves some homes in the area; confirm by address
Middle
Hamilton Middle School
HISD; serves much of the area
High
Waltrip High School
HISD comprehensive high school

Commute

Downtown10 to 15 min
Galleria15 to 20 min
Texas Medical Center20 to 30 min
Energy Corridor20 to 30 min

Typical drive times by car, depending on time of day.

School zoning changes; confirm by address with HISD or the district listed.

MARKET

What's happening in Timbergrove.

A snapshot of how Timbergrove Manor & Lazybrook trades today. For recent sales, pricing and days on market on your street, ask for a current report.

Timbergrove and Lazybrook are two of the most honest values inside the Loop, but they demand a careful read of elevation. Two homes on the same street can have very different flood histories, insurance costs and resale ceilings.

Nicole Fowler

At a glance

Typical price: $775kWhere most sales land
Price range: $500k to $1.6MOriginals to new construction
Typical lot size: 7,000 to 9,000 sq ftSome lots back to greenbelt
Median price: Roughly $775KOriginals from the $500Ks, new builds often $1.2M and up
Price per sq ft: Roughly $300 to $425Elevation and age drive the spread

FAQ

Questions about Timbergrove Manor & Lazybrook.

The questions I hear most from buyers and sellers here, answered plainly. If yours is not on the list, ask.

Some homes in Timbergrove and Lazybrook have flooded, particularly in the 2016 and 2017 storms, and many have never taken water. Risk is address-specific and depends heavily on elevation. Review the FEMA zone, any elevation certificate, the Seller's Disclosure and claims history, and get a flood insurance quote before your option period ends.
Both neighborhoods have deed restrictions and civic associations rather than large mandatory HOAs. Some blocks have city minimum lot size protections. Read the restrictions for the specific section before you plan a build or an addition.
New homes are often built higher and to current floodplain rules, which can lower insurance costs and support resale. Originals cost less and can be excellent values if they sit high and have a clean history. Compare elevation and insurance quotes, not just price per square foot.
Sinclair Elementary is inside Timbergrove, and some homes are zoned to other HISD elementaries such as Love. Hamilton Middle School and Waltrip High School serve much of the area. Confirm zoning for the exact address.
They are neighboring subdivisions developed in the same era with similar ranch homes. Each has its own civic association and deed restrictions, and lot sizes and flood exposure vary street by street more than between the two names. Compare specific streets rather than labels.

RECENT SALES

Recently sold in Timbergrove.

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INSIGHTS

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Timbergrove Manor & Lazybrook homes and neighborhood guide, Houston, Texas

Timbergrove Manor & Lazybrook overview