What Are the HOA Fees at 2727 Kirby, and What Do They Cover?

The building's MLS record lists the fee as covering the concierge, valet parking, an on-site guard and courtesy patrol, a porter, the gym, sauna, lounge and recreational facilities, insurance on the common areas, water, sewer, gas and partial utilities, cable and internet, trash removal, and storage outside the unit.

That list is the MLS field for this building as published on its building page, and it describes what is bundled rather than what any of it costs. Read against the architects' description it is doing a great deal of work: a staffed lobby, twenty-four-hour valet and a thirty-thousand-square-foot amenity floor above the garage are people and plant, and the monthly assessment is what pays for them. What the list cannot tell you is whether it is current. Inclusions change when a board changes a contract, and an MLS field is updated when a listing is written rather than when the association decides something. The resale certificate is the version that binds.

Across homes sold in 2026, the median monthly fee is $2,896, as computed on 28 Aug 2026; the building's MLS record puts the rate at $1.37 per square foot per month. Those measure different things: one is the middle of a handful of sales, the other scales with the size of the home.

Both come with the same caveat, and it is a large one here. Fees are allocated to each home by the declaration, so a larger home pays more, and only a few homes sell in this building in a year. The median therefore moves with which homes happened to close rather than with the fee schedule: it sat under two thousand dollars in 2020 and over five thousand in 2025, and no board decision explains that. Use the medians for the order of magnitude and the direction over a decade, and use the per-square-foot rate to estimate a specific home. Then ask for the resale certificate, which is the only document that states the actual assessment on the home you are buying.

The median monthly fee on homes sold here has tracked the size of the homes that traded rather than climbing steadily. It sat near two thousand dollars in the late twenty-tens, reached its ten-year low in 2020, peaked in 2025, and stands lower again in 2026 with the year not yet finished.

The table on this page sets out the full series, year by year, drawn from the same market-statistics feed that produces every other figure on this site. Read it as a record of what owners here have actually been paying rather than as a rate history, because it is neither a schedule nor an average: it is the middle value among the three to seven homes that closed in each of those years. A decade of that is still more than any other source publishes about this building, and the shape it shows is real enough — this is an expensive building to run, and the assessments reflect it. What the series will not do is predict next year, and it is not the figure a buyer's own budget should rest on.

Because it tracks which homes sold, not what the board charges. The Texas Uniform Condominium Act has the declaration allocate each home a share of the common expenses, so a larger home carries a larger fee, and with only a handful of sales a year the median follows the mix.

The homes in this building are nowhere near the same size. The architects' archived description gives a range from 1,250 to 6,100 square feet, and a current building page gives a narrower but still wide one. A year in which one of the largest homes changes hands shows a much higher median than a year in which two of the smallest do, with nothing about the assessment itself having changed. That is why this page publishes the whole ten-year series instead of one current figure, and why the per-square-foot rate is the more portable of the two numbers. If you want the fee on one specific home, neither is the answer, and the resale certificate is.

The resale certificate. Texas law requires a selling owner to furnish it before a contract is executed, and requires the association to produce it within ten days of a written request. It states the periodic common expense assessment for that home, and thirteen other things besides.

The statute enumerates all fourteen, and the list is more useful than most buyers expect. Alongside the current assessment it must state unpaid common expenses and special assessments on that home, other amounts the seller owes the association, capital expenditures approved for the next twelve months, the amount of reserves and any part earmarked for a named project, unsatisfied judgments against the association, the nature of pending suits, the insurance provided for owners' benefit, whether the board knows of alterations that breach the governing documents, whether it has had notice of code violations, the managing agent's details, the current operating budget and balance sheet, and every transfer fee with who receives it. Ask for it early. It is the building's financial position in one document, and the association is on a clock.

The Texas Uniform Condominium Act requires an association to maintain property insurance on the insurable common elements and commercial general liability cover. In a stacked building whose units have horizontal boundaries, that property insurance must extend to the units themselves, but it need not cover improvements an owner installed.

That last clause is where an owner's own policy earns its keep. Renovated interiors, upgraded finishes and anything added after the original build sit outside the association's cover by default, and so does personal property. The statute also lets an association carry commercially reasonable deductibles, which matters because the deductible on a large master policy can be substantial and the governing documents decide who bears it. None of this is unusual for a high-rise. What varies between buildings is the deductible, the exclusions, and how well funded the reserves behind them are. The resale certificate must state the insurance provided for the benefit of owners, which makes it the place to start rather than a broker's summary.

Yes, and the mechanism is ordinary. The Act requires assessments to be made at least annually and to rest on a budget the association adopts at least annually, so the fee is a yearly decision rather than a fixed rate. A special assessment is what happens when the budget and the reserves do not cover a repair.

This building has a particular reason to ask the question carefully. Its facade was the subject of a construction-defect investigation that found the glass guardrails and podium cladding non-compliant and led to their replacement, and a project on that scale is paid for from reserves, from a special assessment, from litigation recovery, or from some mix of the three. Which it was, and what it left behind, sits in the association's financial records rather than on any website. Ask for the assessment history, the reserve study if one exists, and the minutes of recent board meetings alongside the resale certificate. Together those say whether today's fee is covering the building's real costs or postponing them.

Not by comparing it with another building's, which is the mistake most often made. A fee is reasonable or not relative to what it buys and to whether it funds the building's future, so the comparison that matters is between the fee and the association's own budget and reserve position.

A lower fee at a building with a staffed lobby, valet and a large amenity floor is not a saving if it is achieved by underfunding reserves, because the shortfall arrives later as a special assessment and usually at a worse moment. Three questions get you most of the way. What share of the annual budget goes to reserves, and does a reserve study support it? Has the association levied a special assessment in recent years, and for what? And what does the fee actually include, since a building that bundles utilities, insurance and parking is not comparable to one that does not. A building where the answers are dull is a building whose fee is doing its job.