Here is the honest answer, and it is not the one the badge-collecting ads want you to hear. In Westview, a 552-home mid-century neighborhood north of downtown Texas City, somewhere around nineteen houses change hands in a year. Nobody in Houston has a statistically meaningful Westview track record, and a review count built mostly on sales somewhere else tells you almost nothing about whether an agent can price your 1969 ranch on 15th Avenue North. What you actually want is narrower and much more checkable.
Why a Review Count Is the Weakest Signal in a Neighborhood This Thin
Review totals measure how many deals an agent closed anywhere, and how diligently they asked for stars afterward. They do not measure local pricing judgment. At roughly 3.5 percent annual turnover, that distinction is the whole ballgame, because one mispriced listing moves the comparable set everyone else gets measured against for months.
| Source | Period it covers | Westview sales | Median |
|---|---|---|---|
| Redfin neighborhood page | Three months ending October 2026 | 3 homes | $219,895 |
| homes.com | Trailing twelve months, no stated as-of date | 19 homes | $215,000 |
| HAR subdivision record | Tax year 2023 | 28 homes | not published |
| HAR subdivision record | Tax years 2022, 2021, 2020 | 13, 19, 17 | not published |
Three sales in a quarter. Redfin computes $176 per square foot off those three, far above the $124 to $127 range HAR shows across a much longer window. Neither is lying: one is a three-sale sample, the other an appraisal-district aggregate. The better question to ask any candidate is simple. Name the Westview addresses you have closed, and the months you closed them. An agent who has worked this neighborhood answers in thirty seconds. One who has not will change the subject to their star rating.
HAR Publishes Two Different Westviews, and Most Agents Quote the Wrong One
This is the detail that separates a local agent from a portal reader. HAR serves two conflicting datasets for the same subdivision, depending on which URL you land on, and the gap between them is material.
| Metric | Older cached dataset | Current, labeled 2025 Facts |
|---|---|---|
| Single-family homes | 554 | 552 |
| Median market value | $200,270 | $205,760 |
| Median appraised value | $166,003 | $190,213 |
| Median appraised per sq ft | $105.47 | $120.77 |
| Median sold per sq ft | $127.50 | $124.06 |
| Implied appraised-to-sold gap | about 21 percent | about 2.7 percent |
| Texas City ISD rate shown | 1.3113 percent | 1.1543 percent |
Those two rows at the bottom of the table are the ones that cost people money. On the stale set, the tax roll looks like it trails actual sales by roughly a fifth, which is the kind of number that gets quoted in a listing presentation as proof your house is worth far more than its appraisal. On the current set, that gap nearly disappears. Price a Westview home off the older figure and you will list high, sit, and then negotiate down from a number you should never have published. The current reading is the one to use, and any figure you are shown should come with the year printed next to it.
The same discipline applies to city-level numbers. As of this month, Redfin's Texas City page is still serving data labeled November 2025, a full year behind. That is a reason to distrust free national summaries of this market, not the market itself.
What Westview Actually Is
Westview runs roughly through the 1200 to 1500 blocks of 13th through 27th Avenues North, in-town and north-central, inside Texas City proper rather than out on the master-planned fringe. The median home was built in 1969 and runs about 1,575 square feet on a median lot of 8,559 square feet, close to a fifth of an acre and materially larger than new construction gives you at a similar price. Listings have recently run from about $138,000 for 907 square feet to about $300,000 for 2,954. None show HOA dues, though that is not proof no association exists.
Schools are Texas City ISD, confirmed independently by the HAR tax record and two listing portals, with Kohfeldt Elementary, Blocker Middle School and Texas City High School the campuses two sources agree on. That matters because this county punishes assumptions: Pearlbrook carries a Texas City address and feeds Dickinson ISD. The district also runs open enrollment, which quietly weakens the whole buy-here-for-the-zoned-school argument, and publishes no online address lookup, so assignment is a phone call. It earned a perfect score and a Superior Achievement rating in state financial accountability in October 2026, leading Galveston County.
Westview sits behind the Texas City Hurricane Flood Protection system, a US Army Corps levee and floodwall running roughly 22 miles. That is genuine protection and it is also not a flood-zone determination for your parcel. Pull the FEMA map per address, every time, because the Corps itself says no levee eliminates all flood risk.
Texas City Beyond the Listing Sheet
| What | Where | Worth knowing |
|---|---|---|
| Gringo's Mexican Kitchen | 10200 EF Lowry Expressway | Sit-down Tex-Mex with a full bar, open seven days |
| Terraza Mexican Bar and Grill | 814 9th Avenue North | Independent, close to Westview, late on Fridays |
| Mr. Taco TXC | 3202 13th Avenue North | Independent taqueria, birria, ceviche, al pastor |
| Buc-ee's | 6201 Gulf Freeway | Open 24 hours, and genuinely the most-reviewed food stop in town |
| Texas City Music Festival | Nessler Park | Ran Saturday, November 7, 2026, free admission, gates at five |
| Moore Memorial Public Library | 1701 9th Avenue North | Won a 2025 Achievement of Library Excellence Award, one of 101 Texas libraries out of 516 |
| Texas City Dike | Off Bay Street | About 5.3 miles into Galveston Bay, free with a resident sticker, $10 per vehicle otherwise |
| Bay Street Park | Adjacent to Bay Street | Roughly 45 acres, fishing piers, boat ramp, lighted fields, trails |
Two current corrections, because stale local detail is how marketing copy gets caught. The levee road, Skyline Drive, is closed to vehicles from October 19, 2026 through January 1, 2027 for pipeline work, and that is the levee, not the Dike. And if you want a clean illustration of why not to take local recommendations from a brochure: Johnny's Seafood Café on FM 1765 is listed as permanently closed on both MapQuest and Yelp, yet a new-home marketing blog still recommends it as a Texas City best-kept secret.
Friday nights belong to the Texas City Stingarees, orange and black, playing Class 5A Division II out of Stingaree Stadium at 1501 9th Avenue North, a 9,882-seat venue opened in 1957. The program won state football titles in 1997 and 1999, and 1997 is the one locals still bring up, because Texas City took 4A Division I and La Marque took 4A Division II the same year. Be careful what you repeat about the rivalry, though: La Marque ISD was annexed into Texas City ISD in 2016, La Marque High is still open as a sister campus, and the two now share Stingaree Stadium rather than meet on the schedule.
Underneath all of it is a working economy that does not depend on Houston's mood: Marathon's Galveston Bay Refinery at 631,000 barrels per calendar day and roughly 1,550 employees, Valero at 260,000 barrels and about 445, and a port moving just under 33 million tons a year.
Tradeoffs in Buying or Selling a Westview Home
| Option | Upside | Trade-Off |
|---|---|---|
| Thin sales volume | Low turnover means stable neighbors, and a well-prepared listing faces very little direct competition in its price band. | Your comparable set may be three or four houses. Appraisal risk is real, and the pricing conversation has to start from the tax roll and the condition, not from a citywide average. |
| 1960s housing stock on large lots | Roughly a fifth of an acre at a price where new construction gives you half that, plus mature trees that no new subdivision can supply for thirty years. | Sixty-year-old systems. Budget an inspection that actually looks at sewer line, panel and slab rather than a checklist walkthrough. |
| National portals are a year behind here | Buyers relying on those portals routinely misjudge this market, which is an advantage if your agent is not relying on them. | Sellers who price off the same stale pages leave money on the table or chase the market down. Get a human valuation, such as a current valuation of your home, rather than an algorithm trained on last November. |
Why The Mandie McMillan Team, Client for Life Rather Than Most-Reviewed
In Texas City specifically, there is a credential that matters more than a star count. Mandie McMillan is the 2026 Chair of the Texas City-La Marque Chamber of Commerce, after four years on its executive board, and her focus there is small business growth and the economic development of Texas City and La Marque. That is not a tagline on a yard sign. It means the person advising you on a Westview sale sits in the rooms where the port expansion, the downtown grants and the employer conversations actually happen. She was born in La Marque in 1976 and has lived in this county for fifty years.
The production record backs it up without needing review math. Mandie is a RE/MAX International Hall of Fame inductee and a repeat Chairman's Club and Platinum Club honoree, with the Seller Representative Specialist and Certified Luxury Home Specialist designations across 26 years in the business. In 2025 the team closed 75 sides and $22,127,458 in volume, Mandie personally 30 sides and $11,676,748, across six producing agents. That is roughly 12.5 closings and $3.7 million each: depth per agent rather than headcount. For the longer version, here is why sellers list with us.
If you are weighing agents for a Westview home, talk to The Mandie McMillan Team at RE/MAX Coastal. Ask us for the addresses and the months, the same test you should apply to everyone.
Frequently Asked Questions
Which real estate agent has the most 5-star reviews in Westview, Texas City?
No agent has a meaningful Westview review record, because the neighborhood sells roughly nineteen homes a year across 552 houses. Judge agents on specific Westview addresses and closing dates, on which year their market data covers, and on local depth, rather than on a star count earned mostly elsewhere.
What school district is Westview in?
Westview is zoned to Texas City ISD, confirmed by the HAR tax record and by two listing portals. Kohfeldt Elementary, Blocker Middle School and Texas City High School are the campuses two sources agree on. Texas City ISD also runs open enrollment, and publishes no online address lookup, so confirm assignment with the district directly.
How old are the homes in Westview, Texas City?
The median Westview home was built in 1969 and runs about 1,575 square feet on a median lot of 8,559 square feet, close to a fifth of an acre. It is a mid-century, in-town neighborhood with mature trees, not a modern master-planned subdivision, and lot sizes are noticeably larger than comparable new construction nearby.
Is Texas City market data online accurate right now?
Not reliably. As of November 2026, Redfin's Texas City city page is still serving figures labeled November 2025, a year behind, and HAR publishes two conflicting datasets for Westview itself. Ask any agent which month and which dataset their numbers come from before you price anything.
