Most new construction in Pearland means a master plan on the edge of town: a marketing center, an amenity village, and eight hundred homes on a former field. Pearland Old Townsite is the opposite. It is new construction dropped into the original 1894 townsite at State Highway 35 and FM 518, built by Sullivan Brothers Builders in 1900s-style bungalows and Southern row houses. The best new construction realtor in Pearland Old Townsite understands that infill and master-plan builds are different transactions with different risks, and knows which one you are actually signing.
Two corrections first, because both circulate constantly. The builder is Sullivan Brothers Builders, a Houston builder operating since 1999 and best known in The Heights. It is not CastleRock. And the community sits at SH 35 and FM 518, not FM 517, which is the Dickinson and Santa Fe road entirely.
Infill New Construction Is a Different Purchase
| Factor | Edge-of-Town Master Plan | Pearland Old Townsite |
|---|---|---|
| Lot supply | Hundreds of homesites, phased for years | A finite pocket inside an existing grid |
| Neighbors | Other new homes, delivered together | Existing homes of varying age and condition |
| HOA and MUD | Usually both, with dues and a bond-backed rate | No HOA and no MUD |
| Amenities | Pool, trails, clubhouse funded by dues | City parks and the district's revitalization budget |
| Resale competition | You compete with the builder for years | Builder inventory runs out, then comparables are scarce |
That last row cuts both ways. In a big master plan you spend years selling against a builder who can offer incentives you cannot match. In a small infill project you avoid that but inherit a different problem: when only a handful of comparable new homes exist in the pocket, appraisals get interesting. Ask your lender early how they intend to appraise a brand new bungalow surrounded by homes built in three different centuries, because that conversation is far cheaper before the contract than after.
Floor Plans, Pricing and the Tax Picture
Sullivan Brothers publishes six named plans with elevation variants, one and two stories, with the covered porches that carry the historic styling.
| Plan | Square Feet | Beds / Baths | Stories |
|---|---|---|---|
| Allen | 1,442 | 3 / 2 | One |
| Hunter | 1,662 | 3 / 2 | One |
| Oliver | 1,887 | 3 / 2 | One |
| Sloan | 2,196 | 4 / 3 | Two |
| Cooley | 2,210 | 3 / 2.5 | Two |
| Carter | 2,308 | 3 / 2.5 | Two |
Third-party listing sites currently place pricing from the high $300s to the mid $400s, topping out near $451,600. The builder's own base price sheet is a gated download, so treat any single advertised number as a starting point rather than a quote. Sources also disagree on how many homesites the project contains, and no builder or city document corroborates the counts floating around, so nobody should quote you a homesite number as fact.
The dues and tax picture is where this community separates itself. The published total tax rate is 2.2214 percent, with no HOA and no MUD. Across much of new-construction Pearland and the surrounding growth corridors, a MUD bond is baked into the rate and HOA dues arrive on top. Compare total monthly cost rather than sticker price, because a slightly higher list price with no dues and no MUD frequently wins.
| Market Reference | Figure | Source and Period |
|---|---|---|
| Pearland median sale price | $384,807, down 0.84 percent year over year | Redfin, three months ending July 2026 |
| Pearland days on market | 28 days, at 98.0 percent of list | Redfin, same period |
| Pearland median sale price | $400,719, average 40 days on market | HAR, August 2026 |
| Pearland months of inventory | 3.7 months, inventory down 13.1 percent | HAR, August 2026 |
| Old Townsite neighborhood median | $318,000, down 7.3 percent, $186 per sq ft | Redfin, Old Townsite |
Redfin and HAR differ by about $16,000 and twelve days because they measure different geographies over different windows. Pick one source and stay with it rather than blending them. The number that should shape your thinking is the last row: the Old Townsite median of $318,000 at $186 per square foot sits well below new construction pricing, because the neighborhood median includes century-old housing stock. New builds here are priced above their neighbors by design. That is the revitalization thesis, and a thesis is not a guarantee.
What Buyers in Old Townsite Miss
| Factor | Why It Matters Here | What To Do |
|---|---|---|
| School zoning is misreported | Two large portals list Massey Ranch Elementary and Junior High West, almost certainly wrong for this address | MLS records inside the subdivision show C.J. Harris Elementary, Pearland Junior High East and Pearland High School |
| The grades 5 to 6 campus | Pearland ISD runs elementary PK to 4, middle 5 to 6, junior high 7 to 8, high 9 to 12, and the middle campus here is not clearly published | Verify the exact address with the district's zoning lookup |
| Older surrounding infrastructure | You are building on an 1894 grid, not fresh utilities | Ask what was replaced during construction and what was not |
| No HOA means no HOA | Nobody enforces exterior standards on the lot next door | Walk the block and decide if you are comfortable with that |
| Lot sizes are not published | The one available MLS record shows a 4,625 square foot lot | Get the survey for your specific homesite |
Act on the school line. Portal zoning data is frequently stale and occasionally just wrong, and Pearland ISD's four-tier grade structure makes it easier to get wrong than a normal three-tier district. Confirm every campus in writing with the district for the exact street address, not the subdivision name.
The Real Tradeoffs
| Option | Upside | Trade-Off |
|---|---|---|
| Pearland Old Townsite new build | New construction with no HOA and no MUD, a walkable historic district, and architecture resale inventory cannot copy | A small infill pocket, thin comparables for appraisal, and neighbors you do not choose |
| A Pearland master plan such as Massey Oaks or Arcadian Estates | Amenities, uniform standards, deep builder inventory and incentive programs | HOA dues, often a MUD rate, and years of competing with the builder at resale |
| An established Pearland resale | Mature trees, larger lots, immediate occupancy, proven comparables | Older systems and a renovation bill that lands right after closing |
The district is the strongest argument for the first option. Old Townsite runs from Orange Street to Walnut Street and from Galveston Street to Austin Avenue, anchored at Broadway and Main. Pearland Economic Development Corporation launched an Old Town Revitalization Plan study in 2024 and adopted it in 2025, backed by $4.5 million in roads, utilities and streetscapes. Zychlinski Park at 2243 Grand Boulevard is the city's oldest park, with courts, a playground, picnic areas and two pear sculptures on the PearScape Trail, a short walk from the Sullivan Brothers model at 2510 South Grand. Old Settler's Cemetery sits on Halik Street, and the Grand Arts and Eats festival fills the district each April. The town was platted in 1894 by Witold von Zychlinski, who named it for the flowering pear trees. Beltway 8 and the Texas Medical Center commute are the practical draw on top of it.
Why the Mandie McMillan Team, Client for Life Rather Than Best Agent
New construction is where buyers most often go unrepresented, walk into a model alone, and negotiate against a trained sales professional whose job is the builder's margin. Bring your own agent to the first visit, because most builders will not register you afterward.
In 2025 The Mandie McMillan Team closed 75 sides and $22,127,458 in production volume, with Mandie personally closing 30 sides and $11,676,748, across just six producing agents. Roughly 12.5 sides and $3.7 million each is depth over headcount: you get an experienced agent who knows your file. Mandie is a RE/MAX International Hall of Fame inductee and a repeat RE/MAX Chairman's Club and Platinum Club honoree, the team ranks among the Top 250 RE/MAX teams in Texas, and she holds the SRS and CLHS designations with 26 years in the business.
Other firms build well in this corridor and several specialize in Pearland new construction. Compare on who reads the builder contract line by line and who explains appraisal risk before you sign, not on who has the biggest sign.
If you are considering Pearland Old Townsite or any new construction in Pearland, contact The Mandie McMillan Team at RE/MAX Coastal before your first model visit.
