Silverlake is one of the names everybody in Pearland knows, which is exactly why so many listings here get priced wrong. Sellers and agents pull a "Silverlake comp," plug in a number, and never notice that the master plan is actually a dozen separately platted sections whose median values run from the mid $300,000s to the mid $500,000s. Worse, price per square foot in Silverlake runs backwards against house size in places. If you are selling in Silverlake, Pearland, TX, the section line your house sits inside is worth more to your bottom line than any staging decision you will make.
"Silverlake" is not one market, and your comp set has to prove it
Here is the same master plan, broken into the sections the appraisal district actually recognizes. These are 2025 facts as published on HAR's section-level pages, all Pearland 77584, Brazoria County, Pearland ISD.
| Section | Homes | Median sq ft | Median lot sq ft | Median year built | Median market value | Value range |
|---|---|---|---|---|---|---|
| Lakepointe at Silverlake | 143 | 3,596 | 10,511 | 1996 | $555,680 | $450K to $694K |
| Weatherford at Silverlake | 123 | 3,098 | 8,255 | 1998 | $463,840 | $405K to $501K |
| Meadowview at Silverlake | 92 | 3,042 | 9,239 | 1996 | $455,125 | $395K to $497K |
| The Gardens at Silverlake | 82 | 2,503 | 8,256 | 1996 | $392,155 | $348K to $423K |
| Fairway Village at Silverlake | 248 | 2,413 | 7,682 | 1998 | $371,505 | $333K to $414K |
| Silverlake Townhomes | 57 | 2,041 | 3,363 | 2004 | $345,060 | $317K to $367K |
Figures are 2025 appraisal-cycle data from public records and shift with each cycle. Confirm your own section before you price.
Now put the per-foot numbers next to the size numbers, because this is where Silverlake listings go sideways. The Gardens at Silverlake shows a median sold price of $199.19 per square foot on a 2,503 sq ft median home. Fairway Village, with a nearly identical 2,413 sq ft median, shows $148.68. That is roughly $50 a foot between two sections of the same master plan with the same school district and houses the same size. Meanwhile Lakepointe, which has the largest houses and the largest lots in Silverlake, carries the lowest appraised value per foot of the group at $152.13. Bigger does not mean richer per foot here, it means the land is carrying the value.
The practical consequence: an agent who prices your Gardens house off Fairway Village sales leaves real money on the table, and an agent who prices your Fairway Village house off Gardens sales buys you ninety days of silence and a price cut. Ask any agent you interview to show you the section their comps came from before you discuss list price.
The second number that decides your net: which MUD you are in
Silverlake sections do not all sit in the same municipal utility district, and buyers shopping with a payment calculator feel the difference immediately.
| Tax line | Rate | Notes |
|---|---|---|
| Pearland ISD | 1.1350% | Constant across Silverlake sections |
| City of Pearland | $0.627892 per $100 | Adopted for FY 2026-27, down from $0.63 |
| Brazoria County | 0.2626% | Constant |
| Brazoria County Drainage District #4 | 0.1133% | Constant |
| Brazoria County Emergency Services | 0.1000% | Constant |
| County Road & Bridge | 0.0422% | Constant |
| Brazoria County MUD #2 | 0.3940% | Lakepointe, Meadowview, The Gardens, Townhomes |
| Brazoria County MUD #3 | 0.3350% | Fairway Village |
| Brazoria County MUD #6 | 0.3300% | Weatherford |
Tax type varies by individual property and rates are set annually. Verify the exact lines on your own parcel.
The gap between MUD #2 and MUD #6 is 0.064 percent, which on a $460,000 home is roughly $294 a year, every year, forever. That is not a huge number in isolation. It becomes a huge number when a buyer's lender is comparing your house against an identical house two streets over in a cheaper district and the monthly payment comes back $25 higher on yours. Sellers in the higher-MUD sections need that handled proactively in the marketing, with the full monthly cost laid out next to the amenity and lot advantages, rather than discovered by a buyer's loan officer on day four.
What actually moves a Silverlake house in 2026
Silverlake's sections each recorded single-digit to low-double-digit sales in the last reported cycle, from three sold in Meadowview to eleven in Fairway Village. That is a thin comp pool. In a thin pool, one mispriced closing sets the benchmark your appraiser will use for the next several months, which cuts both ways and is the strongest argument for hiring an agent who can defend a number rather than one who will simply agree with yours.
| Seller lever | Why it matters specifically in Silverlake |
|---|---|
| Correct section comps | Up to $50 per square foot of difference between adjacent sections |
| Lot size and canopy | Mid-1990s lots and mature trees are the one thing new construction cannot copy |
| MUD disclosure handled early | Prevents a payment surprise from killing a contract in underwriting |
| Pre-listing roof and slab review | Houses built 1996 to 1998 are at the age where inspection findings reprice deals |
| Dated kitchens and baths | Buyers compare against 2024 builds east of 288; strategic updates beat full remodels |
| Golf and amenity proximity | Southwyck Golf Club, an 18-hole public course on Clubhouse Dr. that opened in 1988, sits inside the area |
| Timing against new inventory | Newer Pearland and Manvel communities release phases that compete directly on payment |
The mistake we see most often in mature Pearland master plans is sellers trying to out-finish new construction. You will not win a smart-home feature war against a 2025 build with builder incentives attached. You win on what cannot be rebuilt: a 10,511 sq ft lot, thirty years of tree canopy, an established Pearland ISD elementary with a known reputation, and a commute position inside the 288 corridor that new far-south phases cannot match. The marketing has to make that trade explicit, because buyers will not do that math on their own.
Why The Mandie McMillan Team, Client for Life rather than "best agent"
Mandie McMillan has been licensed since 2000, which is 26 years of watching Pearland master plans mature from first phase to second-generation ownership. She is a RE/MAX International Hall of Fame inductee and a repeat RE/MAX Chairman's Club and Platinum Club honoree, and she carries the SRS (Seller Representative Specialist) designation, which is the credential that matters on a listing. Her industry leadership runs beyond production: she served as 2017 President of the Women's Council of Realtors Bay Area chapter and 2018 Texas District Vice President.
In 2025 the team closed 75 sides and $22,127,458 in production volume with 6 producing agents, and Mandie personally closed 30 sides and $11,676,748. That is roughly 12.5 closed sides and $3.7 million per agent, which is the entire design: depth over headcount, so the agent who prices your Silverlake listing is the agent who negotiates it and the agent who sits at your closing.
We run listings on a predictable, measurable process from contract to keys, and we expect to be your advisor the next time too, in the same tier as your CPA or your attorney rather than as a one-transaction vendor.
If you want to know what your Silverlake house is actually worth, by section, with the comps shown to you, contact The Mandie McMillan Team at RE/MAX Coastal. Bring your address and we will start with the right comp set.
