Your candid thoughts, please, on the N. Cuernavaca area (Austin: HOA, sex offender)

[braveheartwendy]

I've seen the area, along with the rest of Westlake. We are trying to decide between some houses in the Eanes district, all under 550K. Some say the N. Cuernavaca area is wonderfully eclectic, not snobby, diverse, open and friendly, laid back. Others have referred to it as having a stigma, the wrong side of the tracks, and not as safe as the other areas in the Eanes district. Our realtor grew up in Westlake, and is gently steering us out of there, so we don't know if they biased based on history, looking for a bigger sale, or honestly have our best interests at heart (we really like our realtor). Our favorite house, and the least expensive (425K range), might be in the N. Cuernavaca area. We also like some more expensive houses closer to the city, in well established neighborhoods (525-550K range).

Even did a sex-offender search - 4 in the N.C. area, 1 near the high school. DH's take is that we'd be buying into one of the best school districts in TX - how bad can it be, and why do we care (well, he cares about the sex offender thing)? I really want the least expensive house we can find that we love. We're committed to Eanes.

I'm confused, and very open to more opinions.

Could you please share your open, honest, frank, etc. comments.

Thank you!

[Raskolnikov]

Ever watch the show 'Lost'? Cuernavaca area people remind me of Dharma Initiative commune dwellers. Sort of hippy-ish, smart, slightly drugged out, and a little bit stuck in 1976. Like many haven't come out doors since then except to buy more drugs. No but seriously, it's okay but you have to be aware of the old hippie factor. In that area you have nice houses along side trailers and run down shacks with cars up on blocks. I had looked there at one time and decided the area wasn't going to improve fast enough for my taste. However with where I live I am extremely risk averse so, I'm probably not the best person to ask. But then on the flip side, how often will you have to interact with that? Will it have a direct impact on your life? Bottom line, getting into Eanes schools is great and honestly if you find a good house there with a good yard and privacy, you probably will love it. But if you're getting serious about a house I would drive by it a lot at all times. Pay attention to whether the neighbors are outside revving up Harleys or smoking pot, or playing loud music, letting their dogs run around in your yard. In fact I would definitely go knock on doors in the houses around you and meet people. Think of some questions to ask them about the neighborhood, but really you will be evaluating whether you'd want to live next to them.

[Moonlady]

Well, I've lived in this neighborhood for 14 years and I will go with the "wonderfully eclectic, not snobby, diverse, open and friendly, laid back". And yes, we are spurned by the hoity toity neighborhoods all round us. I do believe if they had their way, they would tear down the whole area and build more precious mansions. We've even been referred to as the "Cuerna Ghetto". Kind of ridiculous if you think about it.

I guess it all depends on what you want. If you want a pristine neighborhood with HOA laws and well manicured lawns, you won't find that here. If you want a more affordable place to live in the Eanes school district with lots of friendly folks and a great neighborhood feel, well then I say go for it. The HOA is voluntary and gets you access to a great neighborhood park on Lake Austin with a swimming pool, picnic area, boat launch and clubhouse. It's a great way to meet other families.

I can honestly say I have never felt "not safe" in this neighborhood. Please feel free to DM me if you want more specific information.

[atxcio]

I would consider the area as having 2 big positives --

1) It is surrounded by very, very nice neighborhoods (or Lake Austin) on all sides. No bad parts of town nearby in any direction.

2) Everything new that is being built there, because of the location, is fairly high-end.

So, it seems good to me from a safety and investment standpoint. That said, the quirkiness of the older, more modest homes mixed in with the higher end stuff might turn off some buyers. That area might have been hit with more speculator types, too, flipping houses... I saw some refurbs there last time I looked. That's not necessarily bad, but in a down market it can be if they sit empty and the flippers can't sell 'em...

Also, are some properties out there still on septic sytems? Might want to check out the utilities/MUD just to be sure.

Overall, if you are the type of person who doesn't feel the need to live in a subdivision with name-prestige... I think it's a really great location and property values will likely go up.

[jimmyjack]

The only folks worth sittin a spell with in the Eanes District live in Cuerna.

[atxcio]

They have this, which looks pretty cool -- Lake Hills Community Association

[Blaze721]

My family lived in the area for 12 years while raising children. We loved being out in the country, with places for the kids to play and explore. However, as of when we left the area in 1993, there was a stigma of "not quite as good" as the rest of Eanes. If your children have strong enough self-esteem to handle it, it's a fun place to grow up. If you think childhood is tough enough without having to deal with unfair prejudices against them, check out Bee Cave Woods, where houses are affordable. Good decision to stick with Eanes schools. You'll never regret it.