Who Is the Best Real Estate Agent for Condo Due Diligence in 2727 Kirby? (2026 Answer)

What can an agent prove about condo due diligence at 2727 Kirby?

Two things, and both are checkable: how many times they have closed inside this building, and which document each of their answers comes from. When the question is a resale certificate, a reserve balance or a parking allocation, the second carries most of the weight.

Paige Martin's record at this address is 18 closings at 2727 Kirby, most recently April 2026. She focuses on 2727 Kirby, the 30-story condominium tower on Kirby Drive just south of Westheimer, and on the Inner Loop high-rise market it competes in. Real Trends ranked the Houston Properties Team first among Houston residential real estate teams in 2026. Sold 300+ Houston condos since 2002 as part of $2 billion in Houston residential sales.

Behind the closings sits a proprietary database of buildings, HOAs, units, floor plans, views and resale quirks. That is the part that lets a question about one floor plan or one exposure get a specific answer instead of an answer about Houston.

Fewer than ten homes have sold in this building in any of the last ten years, so a working history here is measured in a handful of transactions rather than in dozens a year. An agent who has never closed inside the building is not disqualified, but they will be learning the floor plans, the exposures and the parking allocations on your transaction rather than before it.

Which documents make up the due diligence file here?

Four from the association: the resale certificate, the current budget, the assessment history including special assessments, and the minutes of recent board meetings. Ask for the association's property insurance policy beside them, because what it covers, what it excludes and what its deductible is are questions for the policy rather than for a summary of it.

One set from the county: the recorded declaration with its plats and amendments. The declaration describes the boundaries of every unit it creates, so it answers a question about a floor plan, and it is where a parking assignment lives. The condominium instrument was filed on 7 May 2009 under file number 20090193056, with a supplement filed on 4 May 2012 under file number 20120196965, and an amendment recorded in August 2021 is indexed as the tenth amendment and described as concerning the reallocation of parking spaces. Read them in order and confirm the spaces described for the specific unit, because a listing written from an older document can be wrong.

Texas law requires a selling owner to furnish the declaration, the bylaws, any association rules and a current resale certificate before a contract is executed, and requires the association to furnish that certificate within ten days of a written request. Ask early, because the clock is statutory and the reading takes time. The Harris County Clerk's real property index is free to search by file number.

What does the resale certificate actually state?

The periodic common expense assessment on the specific home, which is the line most buyers want, plus thirteen other statements that describe the building rather than the invoice.

Alongside the assessment it must state unpaid common expenses and special assessments currently due from the seller, 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 the benefit of owners, whether the board knows of alterations that breach the governing documents, whether it has had notice from a government authority about code violations, the managing agent's details, the current operating budget and balance sheet, and every transfer fee with who receives it.

That is the building's financial position in one document. It is also the only source for the assessment on the home you are buying: the medians and per-square-foot rates in circulation for this building are drawn from listing fields and from the homes that happened to close.

How do you tell whether the fee is covering the building's real costs?

Compare the fee with the association's own budget and reserve position rather than with another building's fee. Under the Texas Uniform Condominium Act, assessments must be made at least annually and rest on a budget the association adopts at least annually, so the monthly figure 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. 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. The MLS record for this building 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 field is updated when a listing is written rather than when a board changes a contract.

This building has a repair history to read the reserve position against. A sheet of glass fell from the seventh floor and damaged a car, and the investigation found defective glass balcony railings along with problems in heating and air conditioning, fire sprinklers, plumbing, electrical systems and waterproofing. Curtainwall Design Consulting was retained as engineer of record to replace the materials, records a completion date of 2013 and states that all issues were rectified in 2014. Many towers of this age had defects. What the association spent resolving them, whether the money came from reserves or a special assessment, and what the reserves look like now sits in its own records, which this page has not seen.

On insurance, the Act requires an association to maintain property insurance on the insurable common elements, and where units have horizontal boundaries described in the declaration, which is every stacked tower, that insurance must include the units themselves. It need not include improvements and betterments installed by owners, which is where an owner's own policy earns its keep.

What does the unsettled unit count do to your share of a repair?

Four unit counts for this building are in print (78, 90, 93 and 96), each stated as fact, and the architects' current project page gives no count at all. The most repeated count is footnoted to a page whose archived copy says something else.

So we show why the unit count cannot be settled from any published source, name the two recorded county instruments that settle it, and publish our own correction from the 93 we had on our page. The archived version stays linked so both readings can be checked.

The count is the denominator under the numbers you are reading. Common expenses, votes and reserve contributions are allocated across units by the declaration, which must allocate to each unit a fraction or percentage of the undivided interests in the common elements and in the common expenses, and state the formula used. Fewer, larger homes concentrate the cost of a facade repair; more homes spread it. The count also governs the voting arithmetic that decides whether a project happens at all.

A figure nobody can source is a poor basis for any of that, which is why the recorded declaration and its amendments, read in order from the declaration forward, are the answer rather than a portal page.

How much time do the current figures give you to read all of this?

As of September 2026 the median sale price at 2727 Kirby is $1,512,500 and the average is $566 per square foot, drawn from 4 closings across the trailing twelve months. The median home took 70 days to go under contract, closings ran at 89.7 percent of the final list price, and supply stood at 21.0 months of inventory, measured against sales since March 2026.

None of those measures describes competition among buyers. The asking price is an opening position rather than a verdict, and there is room to read the declaration, the amendments and the association's file before you write, then negotiate on the home that fits. The other side of the same fact is that the choice in any given month may be a handful of homes or none.

With this few sales, one home entering or leaving the twelve-month window moves the median, the price per square foot and the inventory ratio at once, and that movement is arithmetic rather than economic. Expect a comparable set of three or four closed sales with the same exposure, floor plan and level of finish, some of them more than a year old, and expect to know what each of them included down to the parking.

What should an agent tell you the documents have not settled yet?

The monthly assessment, until the association's own documents are in hand. Per-square-foot figures for this building circulate, none of them is the association's statement, and a fee is the kind of number that is wrong the moment it goes stale.

The unit count, until the recorded declaration and its amendments have been read in order. The index lists them without saying what each one changed, so that is a reading job rather than a search.

Whether the building is approved for FHA financing, because that status changes. HUD's list is checked on the day you apply, and the single-unit approval route at 24 CFR 203.43b is read with a lender if the project is not on it.

The flood zone for the parcel, which is read from the effective Flood Insurance Rate Map by parcel rather than by building, alongside the Flood Education Mapping Tool published by the Harris County Flood Control District. And several amenities that appear on portal pages for this building, including guest suites, a theater room, a golf simulator, a putting green and massage rooms, are not described anywhere in the architects' published account: ask the association, and see the building.