The good bad and the ugly (Houston, Dallas: cheap apartments, houses, neighborhoods)

[jobert]

assuming Austin keeps up the pace of growth over the next few decades and becomes a size approaching Dallas or Houston, what area do you think will be the "bad" part of town?

More specific than "east of 35", because that would entail more than 60% of the city.

- outer ring suburbs?
- near east?
- oak hill (sw)?
- SE?
- NE?
- flat areas
- anywhere near airports? etc.
- faaaar west? (two hour commutes one-way or greater)
- far east?
- far south?
- far north?
- places w/o transit rail lines?

[jobert]

I bring this up because I noticed the trend in Houston has been what people refer to as "reverse" white flight. Inner neighborhoods get better (the heights, museum district, etc.), but nasty pockets seem to have popped up in seemingly random place in Houston regardless of side of town. This seems to turn on it's head the traditional notion of 'inner-city bad, suburbs good, no questions asked.'

[mwv]

Areas that will get or stay bad:
North-Central and North East (Rundberg)
Far south (William Cannon - Slaughter - below)
East of the airport- lots of cheap apartments will sprawl out there
Pflugerville / Kyle / Buda

Areas that will improve:
Riverside (will completely change from ghetto to premium over 10 years)
Congress below Oltorf all the way down to South Meadows, due to MetroRapid bus expansion
N. Lamar above 51st -> Koenig -> 183/Anderson (Crestview area), due to MetroRapid bus expansion
Zip 78723 between Mueller and 183
78702 / 78721 will continue to improve
S. Lamar / Manchaca, due to MetroRapid bus expansion

[jobert]

Originally Posted by mwv

Areas that will get or stay bad:

Far south (William Cannon - Slaughter - below)


Areas that will improve:

Congress below Oltorf all the way down to South Meadows,

I'm confused, these are the same areas....

Southpark Meadows is at Congress and Slaughter, and Cannon is parallel to Slaughter and Congress crosses it on the way down to Southpark Meadows.

[thesonofgray]

78731

Those mansions on the hill tops will turn into run-down crack houses in no time. No doubt about it.

[jobert]

Originally Posted by thesonofgray

78731

Those mansions on the hill tops will turn into run-down crack houses in no time. No doubt about it.

criminal element? nah... Those mansions are filled with law-abiding hedge fund managers.

[mwv]

Originally Posted by jobert

I'm confused, these are the same areas....

Southpark Meadows is at Congress and Slaughter, and Cannon is parallel to Slaughter and Congress crosses it on the way down to Southpark Meadows.

That's true- but I think right along Congress the gentrification above Oltorf will grow all the way down to South Meadows shopping center.

[llkltk]

EAST, also Pflugerville. I would not have bought a house in Mueller, that are will see some trouble in the future.

[Austin97]

Originally Posted by jobert

assuming Austin keeps up the pace of growth over the next few decades and becomes a size approaching Dallas or Houston, what area do you think will be the "bad" part of town?

More specific than "east of 35", because that would entail more than 60% of the city.

- outer ring suburbs?
- near east?
- oak hill (sw)?
- SE?
- NE?
- flat areas
- anywhere near airports? etc.
- faaaar west? (two hour commutes one-way or greater)
- far east?
- far south?
- far north?
- places w/o transit rail lines?

East of I35 to 183 will fill in and gentrify, pushing the inexpensive housing east of 183 out towards SH 130. Mueller will help to be an anchor as will everything within walking/biking distance of the extended hike and bike trail. Holly street power plant will become a destination providing a further anchor.

[brattpowered]

I think the most dramatic turnarounds will be inner East Austin from bad to good and Pflugerville and Kyle/Buda from good to bad when gas prices go through the roof again and the Elmer's glue holding the homes together starts to peel.