Process and cost for a “simple” lot split in Houston

[Nick S.]

I’m curious if anyone has experience in splitting a lot in Houston. Looking for a ballpark idea of how much it costs, what the process looks like, and how long it takes. I know I should contact the Planning and Development department for an official answer, but I’m just tying to get an idea. 

As an example, let’s say there is a 10,000 sq ft lot in a neighborhood without any deed restrictions or minimum lot sizes. Say I want to split it in half, making two 5,000 sq ft lots. Seems pretty simple, right? What considerations might make things more complicated? 

Would this be in the couple hundred dollar range, couple thousand dollars, tens of thousands?

Thanks!

[Nichole Bowden]

In addition to the information shared previously, I can share my 25 years of experience regarding the overall cost of a simple lot split in the City Limits of Houston. All residential plats (lots) are required to have a Registered Professional Land Surveyor perform an existing condition survey on the ground using Texas South Central Zone No,. 4204 State Plane Grid Coordinates (NAD83). This type of survey can cost $2000-$3500 depending on the surveyor. To prepare the plat, and review the requirements before signing the mylar before recordation can cost another $500-$1500 depending on the surveyor. If the surveyor does not offer to submit the plat application, you'll have to find a consultant like myself to prepare the application and submit it to the City of Houston. That process can cost anywhere from $3500-$6500 depending on the requirements and consultant. The City fees will be approx. $1050 for the submittal, and another $400 for the recordation. You'll also need to factor in the cost of a City Planning Letter $350-$600, Tax Certificates $10-$100, and Harris County Clerk Filing Fees $65. The lowest price point looks something like this:

$2500-SURVEYOR OF RECORD

$4500-CONSULTANT FEES TO SUBMIT PLAT APPLICATION

$350-CITY PLANNING LETTER

$1050-CITY OF HOUSTON SUBMITTAL FEES

$400-CITY OF HOUSTON RECORDATION FEES

$100-TAX CERTIFICATE SERVICE

$65-HARRIS COUNTY CLERK FILING FEES

$8965-FROM START TO FINISH (RARELY DOES THE LOWEST PRICE POINT APPLY)

However, in my experience, I would be realistic and add approx. $1000-$1200 to account for variables to bring the realistic total to $10,165 for a simple lot split, or creating a simple reserve. 

If the project requires a public hearing per Chapter 212.015 or requires a variance or multiple variances in order to be approved, the cost can easily double. Hopefully, this information can help someone that needs realistic information.