Austin Subdivision Options (Round Rock, Canyon, West: mortgage, daycare, how much)

[SurferDude]

Hello. I wanted to see if the group can make some subdivision suggestions based on what we are looking for.

We are a couple in our early 30's from Northern California who will be moving to Austin with our 1 year old. We came to Austin a few months back on an exploratory trip, and have decided to move to Austin in September. We expect to spend $700k - $1MM on a 4500 +/- sq ft home. We will not know a lot of people in the area, so one of the important things is being in a community that is more likely to be social. My wife really likes the "sense of community" that she feels when in Steiner Ranch, but I think there has to be a lot of good communities outside of this one. The reason I prefer something outside of Steiner is for larger lots and higher average neighborhood home prices (I don't want to be at the top of the price range for subdivision). We like River Place because of the Club and the closer proximity to town...any other thoughts on River Place? What about Vineyard Bay? We think it is an impressive neighbhood, I just have a feeling that there would be less children there.

Bella Lago has the type of homes and land that we like, but you have to drive through older neighborhoods to get there...plus we didn't like that the area was unincorporated and had lack of rules (dogs running around without leashes, farm animals on lots) Any and all ideas are welcome to help us with this important decision!

[gigi927]

Well, I can speak to River Place and its environs! I think I am the resident RP ambassador of goodwill

We love, love, love it here! We had roughly the same requirements as you in terms of the neighborhood we were looking for. We wanted to be within 30 minutes of downtown and have it be very easy to make friends very quickly, as we have no family here either and knew no one here when we moved. We also wanted a larger lot, ideally with views, and lots of mature trees.

It is a very social neighborhood and the club only makes it more so. The first day we moved in 3 sets of neighbors came over and introduced themselves. We go to the Kids Eat Free family nights on Wednesdays at the club and meet tons of people there as well. We spent Easter with our next door neighbors and their kids. This coming Saturday is an event called Dads In The Hood, where all of the dads camp out in the park overnight with their kids and there are all sorts of planned activities - crafts, storytelling, campfire, etc. etc.
The club is very reasonable to join and for us, one of the huge plusses of RP was that it has a drop in hourly daycare. Not having friends or family to help babysit our little ones, we use that daycare constantly. On Tuesdays and Thursdays, the daycare has Moms Day Out where you can drop your children off and go off premises to shop, get your hair done, etc. for up to 4 hours. It goes til 8 p.m. at night, so if you want to use the time to have an adult-only dinner, you can. The other days, you have to be using club facilities. Once a month is parents night out on Saturday nights and that's been our date night. This one amenity alone has made a huge difference in our lifestyle and in our relationship, to be honest!

The one drawback, if any, is that the homes in RP are older, so there is almost no new construction and many of the homes need updating on the inside. For us, not a big deal; for many, a big deal.

We also have a new elementary school opening up this fall, which has been very exciting. A new middle and high school are slated for pretty much across 2222 from RP; although the funds have not been obtained to build the schools just yet.

Steiner Ranch came in a close second for us, and I'm sure CalitoSteinerRanch will chime in on how it, too, is an awesome community. The primary reasons we chose RP over Steiner is because it's 10 minutes closer in, it's a bit of a smaller neighborhood, and because of the club. We really wanted to be able to experience all that Austin has to offer, and for us, we felt that if we were a bit farther out we wouldn't do that. But most people who live in Steiner certainly love it.

In your price range you are definitely at the higher end of the spectrum for both RP and for Steiner.

i think your observations about Bella Lago are spot on; a very nice community with nice homes and good lot sizes, but the non-HOA areas surrounding it definitely put some downward pressure on home values there.

In your price range, though, you could look at lots of other areas in Westlake. I would also consider Westminster Glen, which has all 1+ acre lots and adjoins River Place. Very nice community - lots of children as well, although they don't have the level of organized activities that RP does. In fact, many WG residents end up joining RP club.

I'd also look at Long Canyon, Grandview Hills- you could probably even go in toward Cat Mountain and do well, but I don't know for sure how much house you get in that specific price range. Also consider commute as a factor. You don't want to be too far away from where you're working. Good luck!

[cjaustin]

I'll have to agree with gigi. We love River Place and we have two little kids. You can't beat the sense of community. Westminster Glen is a great area also, but the topography tends to isolate the neighbors from one another. I just helped a client buy a house in Bella Lago. The houses and lots are great, but the traffic and the surrounding areas leave a lot to be desired.
CJ

[FromCalitoSteinerRanch]

Originally Posted by gigi927

Steiner Ranch came in a close second for us, and I'm sure CalitoSteinerRanch will chime in on how it, too, is an awesome community. The primary reasons we chose RP over Steiner is because it's 10 minutes closer in, it's a bit of a smaller neighborhood, and because of the club. We really wanted to be able to experience all that Austin has to offer, and for us, we felt that if we were a bit farther out we wouldn't do that. But most people who live in Steiner certainly love it.

Actually gigi, you sold me, when can I move? But seriously, it is a hard choice, and a message board like this is really just a bunch of anonymous folks, but if you read enough threads, the picture you will get will be invaluable.

We frankly left CA too soon (in hindsight) and because of a great opportunity in Round Rock, and it is still going well, however we actually have a higher mortgage payment here in TX, and definitely much higher taxes, and that has "kept us honest."

If we were leaving CA now, with your budget, we probaly would be in the same area, and probably Steiner, but would be on the golf course and I don't even play golf, or maybe Lakewood Hills. I do know that we would also keep about $200K in a financial vehicle more liquid than a house, even though this area of the Hill Country sells within 6 months, or a lot quicker in many cases.

Finally, I wished I could have convinced the wife to join the club in Steiner, because we could have got the full membership for $10K back then, and now it is up to about $25-$30K I believe, and I don't even think we can get the Social level for $10K.

Whether you pick SR, or RP, it just nice to know that our little part of the Hill Country is valued.

For those with a budget around $315K-$500+K, the of course, Steiner is the best bet.

[gigi927]

Hey Cali, I got an email from the membership gal at Steiner Golf Club. Full golf memberships are $30K, and social is only $3k - so less than you thought. Dues on social is $60 a month.

RP memberships are exactly 1/3 that of Steiner, but of course, Steiner's facilities are nice and shiny new.

I totally agree that in the <$500K range Steiner has many more options for folks in terms of housing choices!!!!!!

[masalamomma]

If I had that money to spend, I would definately go for the Westridge neighborhood in Steiner Ranch. It is gorgeous - views, huge lots, beautiful homes. The prices there start in the upper 500's for internal lots. The houses with views are much more.

I just returned from house trip to Austin and checked out everything thoroughly. I narrowed the best places down to Steiner Ranch, River Place and Jester Estates. The rest were just not as good. In my price range, I liked River Place the best. It is a bit closer in, plus they are building a brand new elementary to be ready for the fall. And I loved the daycare there - Childrens Courtyard. It is a paradise for kids. It was just all so convenient, which a working mom needs. Later on, the high school will be built nearby too.

[gigi927]

Masalamomma, if you end up moving into RP, let me know. We can get together and then you'll know somebody here in Austin! I think you did a good job narrowing down your communities; Jester is a really nice place also and you avoid nearly all of the 2222 traffic as well.

Glad to hear you liked Children's Courtyard also - I am going there in a few weeks to tour around for my daughter for the fall.

[mrsengle]

Masalamamma or gig - can you please tell me where Jester is? I know I've heard of it....

[gigi927]

It's off 2222, just west of 360 by about a mile!

[mrsengle]

My husband works right in that area! Every time I go down there, I'm too busy making sure I don't miss the turn into the parking lot to notice any neighborhoods (all those homes seem to be on the side of a cliff).

Thanks!