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

What can an agent prove about flood risk 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. On flooding the second carries most of the weight, because no page and no agent can state a flood zone for a parcel without reading the effective map for it.

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.

How does flood exposure work in a tower like this one?

Flooding in Houston is an address-level question, and in a tower it is also a level question. Every home in this building sits above the six-level garage and the amenity floor the architects describe, so an owner's practical exposure concentrates in parking, storage and building access rather than in the residence itself. That is a difference in kind from the same question asked about a house, not a difference in degree.

Which puts parking inside the flood question rather than beside it. At a condominium, parking is an interest described in the declaration and attached to a specific home, and a home's value can depend on how many spaces it carries and where they sit.

Those assignments have been changed formally here. 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 to this condominium's declaration and described as concerning the reallocation of parking spaces. Read the declaration and every amendment in order, by file number, and confirm the spaces described for the specific unit before the option period ends rather than after. The Harris County Clerk's real property index is free to search by file number.

Which maps does a buyer read before an offer here?

Two checks belong in any purchase at this building, and both are free. The first is the effective Flood Insurance Rate Map for the parcel, which is the map a lender reads and the one that decides whether flood insurance is required on a federally backed mortgage.

The second is the Flood Education Mapping Tool published by the Harris County Flood Control District, which shows mapped floodplains, floodways, hundred-year and five-hundred-year flood zones, watersheds and ponding areas across the county, and which defines its mapped floodplains by reference to a Federal Emergency Management Agency Flood Insurance Rate Map rather than replacing one.

This page states no flood zone for this address. That is what the effective map is for, and it is read by parcel rather than by building. Ask an agent which map was pulled, for which parcel, and on what date, and ask to see it rather than a description of it.

What does the association carry, and which documents say so?

Under the Texas Uniform Condominium Act an association must maintain property insurance on the insurable common elements, and where a building's units have horizontal boundaries described in the declaration, which is every stacked tower, that insurance must include the units themselves, though it need not include improvements and betterments installed by owners.

What the policy covers, what it excludes and what its deductible is are questions for the policy, and the policy is one of the documents a buyer can ask for. Beside it sit four association documents, any of which can be requested during an option period: the resale certificate, the current budget, the assessment history including special assessments, and the minutes of recent board meetings. Together they say what the fee buys, whether reserves are being funded or deferred, and whether a large repair is coming that would arrive later as a special assessment.

That last point has history behind it here. 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. What the association spent resolving it, and what its reserves look like now, sits in its own financial records, which this page has not seen.

What do the current figures mean for the pace of your due diligence?

As of August 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 18.0 months of inventory, measured against sales since February 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 maps, the declaration and the association's file before you write, and to 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. That movement is arithmetic rather than economic, which is why nobody can price a specific home from the building-wide average. 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.

Why does correcting our own unit count matter to flood due diligence?

Because it is the clearest test of whether an answer is being read or repeated, and a flood answer is exactly the kind that gets repeated. 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 not trivia when water is the subject. Common expenses, votes and reserve contributions are allocated across units by the declaration, so the number of homes is the denominator under an owner's share of the budget, of any special assessment and of the reserves, including a repair that starts at the garage level.

The same discipline applies to the answers that are not ready yet. This page states no flood zone, because that is read from the effective map by parcel. The monthly assessment waits on the association's own documents, because none of the per-square-foot figures in circulation is the association's statement. Whether the building is approved for FHA financing changes, so 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. 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.