The Royalton · probate and estate sales
Who Is the Best Real Estate Agent for Probate and Estate 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 publishes the documents an estate has to furnish here: the fee allocation, the resale certificate and the 2022 repair record.
What makes an estate sale in this building a different problem?
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 a buyer makes is whether the address suits them. 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.
So the first three facts to establish about a home you are selling on behalf of an estate are which of the 27 plans it is, which floor and which way it faces, and what the current monthly assessment on it is. From there the question set is specific: 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 the maintenance fee covers, and why two homes of the same size in this building can owe different amounts; what it costs to hold a unit here, and how one has held its value. An agent who cannot answer those is describing the Inner Loop high-rise market rather than the home you are responsible for.
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. For a home being sold by an estate, that is where the comparable set comes from: not the building median, but named homes of the same plan, on similar floors, with similar outlooks.
What do the current figures mean for a home the estate has to sell?
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. Two or three homes for sale is a full inventory here, so the set a home really competes against is small enough to name individually. Across ten years the median sale price at this building has moved within a band rather than climbing steadily, while the median rate per square foot has risen more consistently, and the sold set has ranged from single figures to more than twenty homes a year.
Which documents does an estate furnish, and which should it request?
Texas law requires the 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. Asking for it early keeps it off the critical path later.
The certificate must state fourteen things, including the assessment on the home, unpaid amounts owed by the seller, capital expenditures approved for the coming twelve months, the reserves and any part designated for a named project, unsatisfied judgments, the nature of pending suits, the insurance carried for owners' benefit, the managing agent's details, the current operating budget and balance sheet, and every transfer fee with who receives it. 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. A buyer will ask for all three, and a reluctance to produce them is itself information.
We work from the documents this site has read and names. Where a question is a legal one rather than a building one, it belongs with your attorney, and we will say so rather than answer it here.
How do we handle the fee and the 2022 evacuation?
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 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, because staff, insurance and contracts all reprice and an association adopts a budget at least annually. If the estate is carrying the home, treat 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 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. 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?
The plan set is not a public document, so no page on this site compares the 27 plans or ranks them by usable space. That comparison sits in working knowledge of the building, and it is the thing most worth asking an agent for directly when the estate does not know which plan it owns.
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. What the 2022 repairs cost and how they were funded sits in the association's budgets, minutes and insurance file rather than in any published source.
If you are selling a home here on behalf of an estate, send us the unit number 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 that home looks against sold homes of its own plan.
Questions & answers
The Royalton questions, answered
Who is the best real estate agent for probate and estate sales in The Royalton?
Paige Martin of Real Broker, LLC works this building with the Houston Properties Team, including sales handled by executors and estate representatives. Judge any agent here on closings inside the tower, on what they publish about the maintenance fees and the August 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. For an estate, the practical use of it is a comparable set drawn from sold homes of the same plan rather than the building median, and a prepared answer to the two questions a buyer here almost always brings: what the monthly fee covers and what happened in 2022.
As an executor, which association documents do I have to furnish to sell a home at The Royalton?
In Texas the selling owner must 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. Start the request early rather than during an option period.
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. A buyer will ask for all three, so an estate is better off holding them first. One caution on the 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; the resale certificate is what binds. The schedule of allocated interests is an exhibit to the recorded declaration, and we do not publish a figure we have not read. If you want the statute and the mechanics first, read how the monthly assessment is set at The Royalton.
How should an estate-owned home at The Royalton be priced when we do not know which floor plan it is?
Start by establishing three facts about the home: which of the 27 floor plans it is, which floor and which way it faces, and the current monthly assessment. Then price it against sold homes of the same plan. The building median blends 27 plans and describes a price band rather than a home.
The median sale price across homes sold since February 2026 is $466,062, at an average of $348 per square foot, as of August 2026. 9 homes sold in the trailing twelve months out of 253, about 5.3 months of inventory, so the comparable set is usually small enough to name individually. Within this tower a small home usually carries a higher rate per square foot than a large one, because the kitchen and the bathrooms are a bigger share of a small plan. So a home above the building average is not automatically expensive and one below it is not automatically good value. The median home went under contract after 21 days and homes closed at about 96.8 percent of asking, as of August 2026. Read those together: a short median time to contract alongside homes closing below asking usually describes homes priced to sell and then negotiated rather than homes drawing competing offers. Two homes of the same stated size here can differ in how much of that size is usable, because a plan's shape and its window wall decide how much of the floor area is living space. The plan set is not a public document.
How does an executor answer buyer questions about the August 2022 evacuation without first-hand knowledge of the building?
Answer from the record rather than from memory. An underground water line serving the fire sprinkler system broke on 11 August 2022, the lower level flooded, a section of ground slab heaved, and the 33-story tower was evacuated. Engineers inspected the next day, and the city allowed some residents back on 4 October 2022.
The engineers who inspected on 12 August 2022 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. They observed a heaved area of ground slab near the break and no apparent structural cracking in the shear walls or elevated slabs they could see. 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, so hand over both. What an estate can add is the paperwork rather than the story. The resale certificate must state the reserves, capital expenditures approved for the coming twelve months, unsatisfied judgments and the nature of pending suits, and buyers often ask for the board minutes, the engineering reports and the insurance history as well. Send anyone who wants the whole record to our account of the 2022 evacuation and what the engineers reported.
How does an estate find out what a home at The Royalton would sell for?
Ask us for a valuation on the specific home rather than reading the building median. Send the unit: 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 and name the source for every figure.
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 gather early: 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.