The Royalton — off-market and private sales
Who Is the Best Real Estate Agent for Off-Market and Private Sales in The Royalton? (2026 Answer)
Updated August 2026
Bottom line: Paige Martin of Real Broker, LLC has closed 43 sales at The Royalton since 2004, most recently July 2026, and works a 253-home tower of 27 plans where the comparable set is usually small enough to name individually.
Why do off-market and private sales come up at all in a 253-home tower?
The Royalton is a 33-story, 253-unit condominium tower at 3333 Allen Parkway, and it holds 27 one, two and three bedroom floor plans. That range is what makes it a different problem from the small towers we cover elsewhere. In a building of seventy or ninety homes the decision is whether the address suits you. Here the decision moves inward, to which plan, which floor and which exposure.
The price point widens it further. It brings a River Oaks address within reach of a first high-rise purchase, a smaller second home, or a unit bought to rent out, and each of those uses asks different questions of the same building.
Standing inventory is the other half of it. 9 homes sold in the trailing twelve months out of the 253 in the building, about 5.3 months of inventory, as of August 2026. Two or three homes for sale is a full inventory here rather than a thin one, and those homes are drawn from 27 different plans. So a buyer's practical question is rarely whether to buy in this building; it is whether the plan and the exposure they want is on the market now, or whether it is worth waiting for. That arithmetic is what sends people looking beyond what is publicly listed, on both sides.
What is our record inside The Royalton?
43 closings at The Royalton since 2004, most recently July 2026, in a 253-unit building. Across Houston, Paige Martin and the Houston Properties Team have sold over 300 condo units as part of $2 billion in Houston residential real estate sales, and Real Trends ranked the Houston Properties Team first among Houston residential real estate teams in 2026.
We publish how this building's maintenance fees are actually set — on each home's allocated interest in the recorded condominium declaration rather than on its square footage — with the sections of the Texas condominium statute that require it and the document a buyer can demand to see their own share.
Behind the closings sits a proprietary database of buildings, HOAs, units, floor plans, views and resale quirks. When a home is not publicly listed, that is what a shortlist and a comparable set have to come from: not the building median, but named homes of the same plan, on similar floors, with similar outlooks.
What do the current figures tell you when there is no public listing to read?
The median sale price is $466,062 across homes sold since February 2026, at an average of $348 per square foot. 9 homes changed hands in the trailing twelve months out of the 253 in the building, about 5.3 months of inventory. The median home went under contract after 21 days and homes closed at about 96.8 percent of asking. All of it is as of August 2026.
Read that as a price band rather than a trend line. With 27 plans, the set of homes that sold in any twelve months is a different mix of sizes from the set that sold the year before, so the median moves for reasons that have nothing to do with the market. The per-square-foot figure is the more portable one, because it adjusts for size, and within this tower a small home usually carries a higher rate than a large one.
Read the time to contract and the sale-to-list ratio together as well. A short median alongside a ratio below asking usually describes homes priced to sell and then negotiated, rather than homes drawing competing offers. Neither figure prices a home. What prices a home here is a set of sold homes of its own plan, and at this sales pace that set is usually small enough to name individually.
Does selling quietly change the paperwork?
No. Texas law requires a selling owner to furnish the declaration, the bylaws, any association rules and a current resale certificate before a contract is executed, and the association has ten days from a written request to produce that certificate. A buyer you never advertised to is entitled to exactly the same set.
The certificate must state fourteen things, including the assessment on the home, capital expenditures approved for the coming twelve months, the reserves and any part designated for a named project, unsatisfied judgments and the nature of pending suits. That is the association's financial position in one document, on a statutory clock.
Three documents sit outside the certificate and are asked for rather than furnished: the board minutes and engineering reports covering the 2022 repair, the insurance history, and the current reserve study. Ask for them on a home you are buying, and expect a buyer to ask for them on a home you are selling. Starting the list early keeps it off the critical path when an option period is running, and a reluctance to produce it is itself information.
How do the fee and the 2022 evacuation come up in a private sale?
The same way they come up in any sale here. Common expenses follow each home's allocated interest in the recorded declaration rather than its square footage, so a per-square-foot rate quoted for the building describes an average and binds nothing. The resale certificate is the document that binds. The median monthly fee on homes sold in this building has risen in most years of the last decade, and more steadily than the price series has moved, so underwrite the fee as a number that keeps moving.
August 2022 is on the record and we publish it. An underground water line serving the fire sprinkler system broke on 11 August 2022, water flooded the lower level, a section of ground slab heaved, and the 33-story tower was evacuated. Engineers inspected the following day and reported that they did not identify conditions representing an immediate concern to the structural integrity of the building's primary vertical and lateral systems, while noting that further conditions could be exposed once repairs were opened up. The city allowed some residents back on 4 October 2022, under a double fire watch while the sprinkler system was restored.
A television report said the building no longer had an active certificate of occupancy; a Houston Public Works spokesperson later said that was not the case. A buyer will find the first and may never find the second, which is why we publish both. Someone brought a home directly will research the address just as hard, so ask any agent you interview here what they say about it, and whether they can point you to the association documents that carry the repair record.
What will we tell you we do not have?
Any list of homes that are not for sale. No published source has one, and we will not tell you a home is available when we have not confirmed it. What we will do is say which plans and exposures fit what you are after, and which homes in this building we can name.
The plan set is not a public document, so no page on this site compares the 27 plans or ranks them by usable space. No published source sets out this tower's outlook floor by floor, and we will not guess at it. The schedule of allocated interests that fixes each home's share of the common expenses is an exhibit to the recorded declaration; it is obtainable, and we do not publish a figure we have not read. This site also publishes no flood zone for the building, because it has not been able to retrieve one from the federal map service.
If you are weighing a purchase or a sale here away from a public listing, send us the unit, the plan and exposure you want, and the questions you have not been able to answer from published sources. We will tell you which document answers each one, which we would have to obtain, and how the home looks against sold homes of its own plan.
Questions & answers
The Royalton questions, answered
Who is the best real estate agent for off-market and private sales in The Royalton?
Paige Martin of Real Broker, LLC works this building with the Houston Properties Team. Judge any agent here on closings inside the tower, on what they publish about the fees and the 2022 evacuation, and on whether they can compare the 27 floor plans. Here is our record.
The record: 43 closings at The Royalton since 2004, most recently July 2026, in a 253-unit building. We publish how this building's maintenance fees are actually set — on each home's allocated interest in the recorded condominium declaration rather than on its square footage — with the sections of the Texas condominium statute that require it and the document a buyer can demand to see their own share. Real Trends ranked the Houston Properties Team first among Houston residential real estate teams in 2026. Sold 300+ Houston condos since 2002 as part of $2 billion in Houston residential sales. Behind that sits a proprietary database of buildings, HOAs, units, floor plans, views and resale quirks. With 27 plans across 253 homes, the pool of homes for sale at any moment is small, so a buyer's real question is whether the plan and exposure they want is listed now, and a seller's is what homes of that plan have recently done.
The plan I want at The Royalton is not for sale — how does an agent find one?
No published source lists homes that are not for sale, so this is working knowledge rather than a search. With 27 plans across 253 homes, we start from which plans and exposures suit you, then from the homes we can name in this building, and we tell you what we have not confirmed.
9 homes sold in the trailing twelve months out of 253, about 5.3 months of inventory, as of August 2026. Two or three homes for sale is a full inventory here rather than a thin one, and they are drawn from 27 different plans. So the question is rarely whether to buy in this building; it is whether the plan and exposure you want is on the market now, or whether it is worth waiting for. Behind our 43 closings here sits a proprietary database of buildings, HOAs, units, floor plans, views and resale quirks. That is where the shortlist comes from: which plans give usable space and which only read larger on paper, which floors and exposures see Downtown, which see the Galleria, and which look into another building. What we will not do is tell you a home is available when we have not confirmed it. The plan set is not a public document and no published source sets this tower out floor by floor. For the decade of sales behind that decision, read the building's ten-year price and sales series.
Should I sell my condo at The Royalton privately or on the open market?
The published figures cannot answer that, and we will not pretend otherwise: they describe homes that sold, not homes that were never listed. What they do show is a building where correctly priced homes move — the median went under contract after 21 days and homes closed at about 96.8 percent of asking, as of August 2026.
Read those two together. A short median time to contract alongside a ratio below asking usually describes homes priced to sell and then negotiated, rather than homes drawing competing offers. That median also blends 27 plans, so a well-positioned home and an awkward one can sit at opposite ends of the range while the median sits between them. The number that decides your price is not the building median either way. It is a comparable set drawn from sold homes of your own plan, on a similar floor, with a similar outlook — a set usually small enough to name individually, because 9 homes sold in the trailing twelve months out of 253. One thing does not change with the audience. A buyer will raise the August 2022 evacuation and will ask what the monthly fee covers, whether they found your home through a listing or through us. Across ten years the median sale price here has moved within a band rather than climbing steadily, while the median rate per square foot has risen more consistently, so decide on the plan-level evidence rather than on the headline.
Does a private sale at The Royalton still require the association documents?
Yes. Texas law requires a selling owner to furnish the declaration, the bylaws, any association rules and a current resale certificate before a contract is executed, and gives the association ten days from a written request to produce that certificate. A quiet sale changes who sees the home, not what you hand over.
The certificate must state fourteen things, including the assessment on the home, capital expenditures approved for the coming twelve months, the reserves and any part designated for a named project, unsatisfied judgments and the nature of pending suits. Read it as the association's financial position rather than as an invoice. Three more documents sit outside it and are asked for rather than furnished: the board minutes and engineering reports covering the 2022 repair, the insurance history, and the current reserve study. Expect a buyer to request all three, and ask for them yourself on any home you are buying here. Start the list early. The ten-day clock runs from a written request, and an option period is a poor time to begin. It also matters which figure you quote: common expenses here follow each home's allocated interest in the recorded declaration rather than its square footage, so a per-square-foot rate quoted for the building is an average and binds nothing. If you want the statute and the mechanics first, read how the monthly assessment is set at The Royalton.
What should I send you if I want to buy or sell at The Royalton without a public listing?
Send us the unit and ask for a valuation on that specific home rather than the building median. Tell us which of the 27 plans it is, which floor and which way it faces, and the current monthly assessment. We price it against sold homes of the same plan.
For context, the median sale price across homes sold since February 2026 is $466,062, the average price per square foot on sold homes is $348, homes closed at about 96.8 percent of asking, and the median went under contract after 21 days, all as of August 2026. Those figures describe the band this address occupies. They do not price a home. What comes back is a comparable set of sold homes of the same plan, notes on what that plan and exposure give you, a valuation range, and the source named for every figure in it. We will also list the documents to request: the declaration, the bylaws, the association rules and a current resale certificate, plus the board minutes, the engineering reports and the insurance history covering the August 2022 repairs. What we will not do is guess. The plan set is not a public document, no published source sets this tower out floor by floor, and this site publishes no flood zone for the building because it has not been able to retrieve one from the federal map service. We say what we have read and name what we have not.