Enclave at Bay Colony is a 67-home neighborhood off Windy Hollow Lane and Silver Shore Lane, sitting right on the Dickinson and League City line. If you are searching "best realtor to sell my house in Enclave at Bay Colony," here is the thing almost no one will tell you up front: in a 67-home subdivision, your sale price is set by about three neighbors. There is no deep comparable pool to hide a pricing mistake in. Get the first two weeks right and you sell at the top of the range. Get them wrong and you spend two months chasing the market down.
What Your Home Is Actually Worth, and Why Your Appraisal Notice Lies to You
Start with the number most sellers in Enclave at Bay Colony get wrong. The neighborhood's median appraised value runs about $149.86 per square foot. Actual sold price runs about $141.83 per square foot. That is roughly a five percent gap, and it runs the wrong direction for sellers.
| Enclave at Bay Colony, verified | Figure |
|---|---|
| Single-family homes in the subdivision | 67 |
| Median square footage | 1,765 |
| Median lot size | 6,438 sq ft |
| Median year built | 2004 |
| Median market value | $264,530 |
| Median appraised value per sq ft | $149.86 |
| Median sold price per sq ft | $141.83 |
| Neighborhood value range | About $224,000 to $317,000 |
| School district | Dickinson ISD |
| Recent sold ranges | 2907 Windy Hollow Ln in the $285,000 to $325,000 band, 2915 Silver Shore Ln in the $325,000 to $370,000 band |
Sellers who price off their county appraisal notice start about five percent high in this neighborhood, and in a market where Dickinson's median sale price fell 3.4 percent year over year as of August 2026, five percent high is enough to sit. The appraisal district is valuing for taxes. It is not a listing opinion, and it is not a buyer.
The Dickinson Market, Honestly
This is the section most listing presentations skip, because it is not flattering.
| Market, most recent reported | Median sale price | Year over year | Median days on market | Sale to list |
|---|---|---|---|---|
| Dickinson, August 2026 | $289,808 | Down 3.4% | 46 days | 97.2% |
| League City, September 2026 | $406,057 | Up 2.8% | 41 days | 97.9% |
| Galveston County, 3 months ending August 2026 | $364,118 | Up 7.4% | 62 days | 96.5% |
Read that top row against the bottom one. The county is up 7.4 percent. Dickinson is down 3.4 percent. Dickinson is underperforming its own county right now, and 17.8 percent of Dickinson homes still sold above list in August, which tells you the right homes at the right price are moving fine. Redfin scores Dickinson as somewhat competitive, a 43 out of 100. That is a market that rewards preparation and punishes optimism. The upside: at 46 median days on market, Dickinson is actually selling faster than the county's 62.
The Border Advantage Most Sellers Here Leave on the Table
Enclave at Bay Colony has a split identity, and handled correctly it is worth real money. The subdivision carries a Dickinson mailing identity and Dickinson ISD schools, while its tax record includes a City of League City line. Sold listings in the same neighborhood have been addressed both ways.
That means two different buyer pools are searching for your house, and they behave differently:
| Buyer pool | What they search | What they will pay for |
|---|---|---|
| The League City buyer | "League City under $300,000," priced out of a $406,057 median market | Proximity, address, commute, the feeling of buying into League City affordably |
| The Dickinson buyer | "Dickinson homes," comparing you to a $289,808 median | Value per square foot, lot, schools, condition |
| The relocating buyer | Bay Area, NASA, UTMB, Texas Medical Center commute | I-45 access and a 2004-built home that does not need work |
A listing marketed only as Dickinson gives up the League City search traffic entirely. A listing that overstates a League City identity misleads buyers about the school district and invites a problem later. The right answer is precise and honest: lead with the real location, name Dickinson ISD plainly, and make sure the listing is discoverable to both pools. That is a marketing decision, not a disclosure shortcut, and it is the single highest-leverage thing a listing agent does in this neighborhood.
While we are being precise: the published tax lines for this subdivision include Galveston County at 0.3227, Dickinson ISD at 1.1420, a flood control line at 0.0030, a City of League City line at 0.3636, and College of the Mainland at 0.2638. Those lines do not sum to the combined rate the same source publishes, because not every parcel pays every line. Do not quote a tax rate to a buyer from a neighborhood page. Pull it from Galveston CAD for your specific address, before a buyer's lender does it for you.
Tradeoffs: How You Sell Matters More Than When
| Option | Upside | Trade-Off |
|---|---|---|
| List prepared, priced at the sold-per-square-foot reality | Strongest first two weeks, best shot at the top of the $224,000 to $317,000 band, fewest concessions | Pre-list work and honest pricing conversations before you ever see a showing |
| List high and plan to reduce | Costs nothing to try, and satisfies the urge to test the market | In a 67-home neighborhood with a declining city median, price-drop history is visible and it invites lowball offers |
| Sell to an investor or cash offer | Speed and certainty, no showings, no repairs | You are trading a meaningful share of equity for convenience in a neighborhood that still sells retail in 46 days |
| Wait for a better market | Possible, if Dickinson reverses and follows the county upward | You carry taxes, insurance, and interest while you wait, and nobody can promise you the reversal |
At this price point your buyer is very likely financed, often FHA or VA, and often buying their first or second home. That changes your prep list. Insurability, roof age, and anything a lender's appraiser will flag matter more than new countertops. Spend the money where it protects the appraisal, not where it photographs well.
Why the Mandie McMillan Team, Client for Life, Not "Best Agent"
Mandie McMillan was born and raised in La Marque, the center of Galveston County, and has spent all 50 years of her life in this area, 18 of them in her current League City home. She has been in the business 26 years, licensed since 2000, and holds the SRS designation, which is specifically the seller representation credential. She is a RE/MAX International Hall of Fame inductee and a repeat RE/MAX Chairman's Club and Platinum Club honoree, and she served as 2017 President of the Women's Council of Realtors Bay Area chapter and 2018 Texas District Vice President.
The production record backs it. In 2025 the team closed 75 sides and $22,127,458 in volume, with Mandie personally closing 30 sides and $11,676,748. Across six producing agents, that is roughly 12.5 closed sides and $3.7M per agent. Depth over headcount, which on a listing means your agent knows your file, your neighbors' sales, and your buyer pool, rather than handing you to a coordinator.
Client for Life is how the team works: a permanent advisor in the same tier as your doctor, lawyer, or CPA. The Rising Tide roster behind that advisor means shared market knowledge, not internal competition. And zero-hiccup closings is a measurable standard, not a slogan.
If you are thinking about selling in Enclave at Bay Colony, contact The Mandie McMillan Team at RE/MAX Coastal before you set a price. In a 67-home neighborhood, the first two weeks are the whole negotiation.
Figures above reflect public appraisal and market data available at the time of writing and can change. Verify square footage, tax rates, and school attendance for your specific address.
