I Need Help in Southwest Austin (Bowie, Shady Hollow: property taxes, hoa fees, budget)

[Relocating Rob]

I am looking to move my family into the South West Austin area. My wife and I have 3 children ages 9, 8, and 6. I came down in August and saw about 25 homes in: Circle C, Legends Oaks, Western Oaks, Steiner Ranch and Lake Point. We are hoping to spend less than $350,000. If I remember correctly, Lake Point was more than we wanted to spend. Steiner Ranch was very nice, but I did feel a little isolated there. My realtor said that it was because we didn't get out there untill about 2:00 pm on a Saturday and everyone was indoors. The homes I saw in both Legend Oaks and Western Oaks were mostly, 3 true bedrooms with the fourth being more of a study really, located off to the right as you entered the front door. The square footage was more than enough, 3000 +, but the layout didn't feel right for 5 of us. Circle C was the most appealing to us as a place to move with children. There seemed to be children everywhere. Many of the homes were on Cul De Sacs which made us feel it was a safe place for the kids to play outside. The schools also seemed great. My main concern was the Home Owners Association. I have never lived in a HOA neighborhood before so I don't really know what to expect. I'm sure there are advantages, but my lack of experience with them is just making me cautious. The last area we have looked at is Oak Creek Park, and that has only been online. I do really like a couple of homes I have seen there very much. The square footage and the layout both appear perfect for us. The yards look pretty big and the roads don't look too busy. But again, this is only over the internet. These homes are being listed for significantly less than comparable homes in nearby neighborhoods. As much as I love this, I can't help but wonder why. I am also concerned because I have been reading on this forum, the Circle C kids will be leaving Bailey Middle School in 2009 and that will change the makeup of the student body in that school. I would aprreciate any information anyone would be nice enough to give me on any and all of these topics. I will be coming back down in a couple of weeks, with the kids this time, to look again.

Does Steiner Ranch have a lot of families with young children? If you live there with young children how do you like it?

Should I keep looking in Legend and Western Oaks?

Is Circle C really as great of a place to raise kids as I think it is? Are the schools and ammenities all they are cracked up to be? Is the HOA a blessing, or are they overbearing and problematic?

Is Oak Creek Parke a good place to raise kids; where you can buy a home for good value? Or are there problems with the area? Can the kids ride their bikes on the street, or is the traffic bad? Is it a close knit community, or does a bad element live there? Should I be worried about my kids going to Bailey Middle School in a couple of years because the class dynamic will be changing for the worse when the Circle C kids leave?

Do you have other neighborhoods in this area that I should be considering?

Once again Thank You Very Much for any help you can give me!

[Trainwreck20]

Is Circle C really as great of a place to raise kids as I think it is? Are the schools and ammenities all they are cracked up to be? Is the HOA a blessing, or are they overbearing and problematic?

Although I don't live in Circle C, I can almost gaurantee that it is a great neighborhood for raising kids. I live on the north side of Slaughter in the Villages of Western Oaks, which has very similar demographics - lots of young families. We also fit into that demographic .

As for the HOA, ours has been pretty 'even-keeled' as far as our experience, but the aggressiveness tends to be proportional to the dollar value of the homes. Ours does not, to my knowledge, go looking for petty violations (I have heard of HOAs that do); on the other hand, if you are 'reported' for something by a neighbor, they pretty much have to send you a letter or whatever. It really can depend a whole lot on who your neighbors are. As an example, there are quite a few small sheds in the backyards around here. The HOA allows up to 8 feet high and 6(?) feet from your fence. In reality, most people are building sheds only ~6 feet high and putting them within 2 or 3 feet from the fence. It really works out much better (the sheds are basically invisible) even though it does not meet the restrictions. If your neighbor, however, decided to report you, you might have to move it . I definitely would read all the existing items in the HOA, just to make sure there was not some huge personal issue with some of them.

For your money, I would continue to look in VOWO and Legend Oaks, I guess, but I don't know what your complete list of requirements are. We have a two story house with three true BRs upstairs with a bonus room, and the master and a 'den' (formal dining? right ) downstairs. It works well for us, although we are targeting only 4, not 5, and it is ~2300 ft2. Getting a 3000 ft2 house in CC would be pushing your 350k budget, I would think, although I have not priced houses down there in a while. I am assuming you have calculated in HOA fees and property taxes (which will run you ~$750/month for a 350k house).

Can tell you much of anything about Oak Creek Parke. I will say that if you end up going to Clint Small MS, it is very good. I have heard the rumors about Bailey, but don't have nay first hand knowledge nor will I make any predictions on effects .

[Raskolnikov]

My two cents. Full disclosure: I live in Villages of Western Oaks.

I think that Circle C or parts of Western Oaks are your best bet. Circle C would be my top choice, mainly because of the reasons you already stated. It's a great place for a family, and I think it's only going to get better. THe main thing is that it was so well planned, and continues to grow in a way that makes it nicer and nicer, rather than trashy and run down. I don't have firsthand experience with their HOA but I have 3 friends who live in Circle C and it doesn't bother them. Granted they aren't that involved, but from what I've read if you get deeply involved in it the politics might be annoying. Still, they love trash pick up twice a week, the landscaping, the holiday decorations, and the general up-scale feeling of the neighborhood due to the HOA.

Western Oaks is also great, and it's cheaper, the houses are just a little older. I would rather not pay the premium for a newish house so I live in Western Oaks. Actually I can enjoy all the amenities of Circle C without having to pay such a steep price. (Well, not all the amenities, like I can't use the pool etc.)

I think Steiner Ranch is just too far away. With Southwest Austin, you have that hill country feeling but you can also be inside of the coolest parts of Austin proper within 10 minutes. If you move to Steiner Ranch the traffic on 2222 and 183 are horrendous, and I doubt you'd ever want to drive to Austin. You would stay in your neighborhood all the time. Maybe that's not a bad thing but in terms of going out to eat, see movies, shopping etc, the sprawl in north Austin, and the traffic, and the unmanaged growth, is a big turn off.

I'd stick to the southwest.

Also I have a friend who lives in LEgend Oaks and he loves it. Older models than Circle C, but still a lot of kids and a good vibe. You get to enjoy the perks of Circle C (Escarpment Village, the Circle C Park which is awesome, etc.) but not have to pay the premium or deal with the HOA.

All the schools that Western Oaks, Circle C and Legend Oaks feed into are great.

Western Oaks and Legend Oaks' schools might be a bit more diverse. Circle C is going to be all white, all the time.

[IamInShape]

Have you looked at homes in Southland Oaks at Shady Hollow? It is a newer community with many 4 bedroom homes with bigger lots and mature trees. These homes are less expensive than Circle C and are newer homes built in the late 90's and early 2000's. Since the community is small--most of the homes are within walking distance to Exemplary Baranoff Elementary. Neighborhood also feeds to Bailey MS and Bowie HS. There is a community swimming pool and the HOA seems very laid back following the tradition of the older Shady Hollow. There are two exits from this neighborhood that being Brodie or Manchaca. During peak traffic hours exit through Manchaca--much faster--during off peak exit through Brodie--both roads are easily accessible in Southland Oaks. Trips to downtown can be taken without taking any highways--both Manchaca and Brodie can take you there.

[llkltk]

You should look at Meridian which is just south of circle c. More exclusive and a great community. New elementary will be going up in about 2 years. It is in your price range.

[LongTimeAustinite]

I lived in Oak Creek Park for three years. We moved almost two years ago.

The problem with Oak Park is it sits right on the dividing line between elementary schools. Kids in Oak Park currently go to Baranoff, there is a risk they could go to Kocurek. Kocurek is actually closer than Baranoff. I would rather my kids go to Baranoff.

Also, this neighborhood sits right on the corner of Brodie Ln and New Slaughter Ln. That area is not completely developed. There are apartments going up across the street from Bowie H.S. I would worry that the apartments would bring my property value down in Oak Park.

I would consider Circle C.

[Relocating Rob]

TY Trainwreck20. I appreciate your info on HOA's. I really did like the feel of VOWO very much. I will ask my realtor to keep loking there. I have been reading good things about Clint Small MS. Would my kids go on to Austin or Bowie HS from there? I have heard good things about Bowie, but Austin HS I'm not so sure about. Thanks Again.

[Relocating Rob]

TY very much for your response Raskolnikov. I really appreciate your input on Circle C as a place to raise kids, and their HOA. I am going to keep looking in VOWO and LO as well. I do not mind the older homes. As a matter of fact I have found many of the homes we like were built between 1989 and 1992. Older of course is subjective as well. I currecly live in a 90 year old house and love it. As far as the schools go they seem great to me. My only concern is the High School they feed into. Austin or Bowie. Do you think I am correct to prefer Bowie to Austin? As far as all white, all the time goes, it wouldn't be a problem but, I prefer a little diversity. I am coming from the Northeast and do have a liberal slant. Should I be concerned about that?

[Relocating Rob]

Thank You very much IamInShape. Is SOaSH below Oak Creek Parke? If so I think I know where it is and have been wondering about it? It sounds like a great neighborhood with great homes at better value. The schools look good as does location to Austin. I will try to find some homes on web and visit when I come back down.

[Relocating Rob]

Thank You llKLtK. I will check out Meridian on the web.