Mediocre home in great location OR....

[nmnita]

Originally Posted by waimeamom

What's the famous real estate line?
The three most important factors in buying a home?
Location, Location, Location.

Or as my (realtor) mom always says - "look for the worst house on the best street"

As an X agent who practiced many years, that is true but as a parent, I would question the wisdom of this. I am not talking about buying an overbuilt home for the neighborhood, but generalizing. I watched so many of our friends through the years choose the worst house in X neighborhood so their kids could go to the best schools. It might sound like the ideal thing, but in almost all those cases the kids had problems because they couldn't keep up with the other kids. Children sense being different or not having what others have more than we adults do.

Saying that and knowing I am in the minority I would say, for resale, the worst in the best is a good bet, if you have a family maybe not. Or, what I used to love is the middle of the road. Again, I am not suggesting one should buy a great home in a really questionable neighborhood, but if it is still a decent neighborhood go for what you want in the house.

Nita

[austin-steve]

Yeah. Name one builder developed subdivision, out in the burbs, with standard 60x120ish lots that is 10-20 years old and has maintained its desirability. I can't think of any.

In SW Austin: Circle C, Legend Oaks, Villages of Western Oaks, Shadowridge Crossing
In RRW: Avery Ranch, Cat Hollow, Brushy Creek
In NW Austin: Buttercup Creek, Forest Oaks, Steiner
...

It's an easy question. Find any exemplary rated set of schools and look for the 10-20 year old homes in those areas that are 2000-30000 sqft and not KB. Absent any external forces/factors that diminish the livability, you'll find homes in decent neighborhoods that young families want to buy.

Steve

[riaelise]

Originally Posted by austin-steve

In SW Austin: Circle C, Legend Oaks, Villages of Western Oaks, Shadowridge Crossing
In RRW: Avery Ranch, Cat Hollow, Brushy Creek
In NW Austin: Buttercup Creek, Forest Oaks, Steiner
...

It's an easy question. Find any exemplary rated set of schools and look for the 10-20 year old homes in those areas that are 2000-30000 sqft and not KB. Absent any external forces/factors that diminish the livability, you'll find homes in decent neighborhoods that young families want to buy.

Steve

Steve, dude, must you trash KB? I live in a neighborhood that KB started (with two other builders)...does that mean that my five year old home and my neighborhood is not decent? And we're zoned to recognized schools, too. While I do know that KB has a bad rep, and I can agree on some of the points, I think it would be a blanket statement to say that KB neighborhoods as a whole aren't decent neighborhoods. Not all of them are starters either. I consider "decent" to mean low crime, safe, good location, and schools. My neighborhood fits that bill.

[austin-steve]

I live in a neighborhood that KB started (with two other builders)...does that mean that my five year old home and my neighborhood is not decent?

Sorry, I know from all my foreclosure friends that KB neighborhoods are disproportionately represented in short sales and foreclosures.

That said, we were talking about 10-20 year old neighborhoods and I think KB turned a corner several years back and started producing a better product. If you're in a 5 year old home in a neighborhood that wasn't exclusively KB and attends good schools, you're probably ok.

KB is building some good product in Circle C now also, in a gated golf course section, that last remaining in CC.

It will take years, maybe forever, to lose the stigma they earned though. They really did mass produce some ghastly neighborhoods with poor quality homes for many years. But I'll try to break my habbit of dogging them outright.

Steve

[orngkat]

We have lived in both and will never again buy house over location. If you are one of those who just goes back and forth to work, drives in your garage and closes the door, then I guess it doesn't matter where you live.
We will never again choose some far-flung subdivision either. The house we live in now would seem small and substandard to many, but the advantages of living central are too numerous to mention. We spend far less time in our car and that's a big one for us. Also love the diversity of our neighbors - not just young families with beaucoup kids like in the boonies. And it is so true that newcomers cannot appreciate the historic battles fought over these places that used to be treasured for their natural beauty. I have to admit though that it took a little age to see that the place is more important that the house.

[mark311]

I think the point in this thread for me is that all three neighborhoods that are being considered are nice neighborhoods for raising a family. Sure, Steiner Ranch might be the BMW of family neighborhoods in the area, but the other two (Forest Creek and Mayfield) are still really nice Toyotas and might even be a better value if you plan on staying there for a really long time. That extra money saved can go towards College funds. If you can really afford Steiner, then go for it. If you are borderline, then why struggle financially just to live in Steiner when the other two options under consideration are fine?

[nmnita]

Originally Posted by mark311

I think the point in this thread for me is that all three neighborhoods that are being considered are nice neighborhoods for raising a family. Sure, Steiner Ranch might be the BMW of family neighborhoods in the area, but the other two (Forest Creek and Mayfield) are still really nice Toyotas and might even be a better value if you plan on staying there for a really long time. That extra money saved can go towards College funds. If you can really afford Steiner, then go for it. If you are borderline, then why struggle financially just to live in Steiner when the other two options under consideration are fine?

That was what I was trying to say but you did it better. If both or all the neighborhoods are good, but one is better you do not need to go for the top of the line.

Nita

[oldtoiletsmkgdflrpots]

Originally Posted by orngkat

We have lived in both and will never again buy house over location. If you are one of those who just goes back and forth to work, drives in your garage and closes the door, then I guess it doesn't matter where you live.
We will never again choose some far-flung subdivision either. The house we live in now would seem small and substandard to many, but the advantages of living central are too numerous to mention. We spend far less time in our car and that's a big one for us. Also love the diversity of our neighbors - not just young families with beaucoup kids like in the boonies. And it is so true that newcomers cannot appreciate the historic battles fought over these places that used to be treasured for their natural beauty. I have to admit though that it took a little age to see that the place is more important that the house.

There are advantages and disadvantages to where one lives. However, I'm convinced it all has to do with the almighty dollar no matter what the history.

Not everyone has the luxury of pondering "the place". Large populations look at the income, the checkbook, the bills, the debt and then make a decision.

[Austin97]

Originally Posted by chris4t4

It's hard as we have always had a new house so when I look at Steiner, in our price point 180 - 280 is very top of budget, all the houses are much older than we would like and would need lots of updating. We get transferred around a bit due to husbands job so we have to use that as a consideration too. We always hope a long time, but you never know.

And we don't have the budget to renovate/update a kitchen/bath. We are hoping to go into a house with only having to do minor things. Also we will be putting in a pool. So Steiner being at the top of our price point, we would have to make sacrifices. Round Rock is a great location too. I actually like Round rock a lot. There are a lot of nice areas up here. The only reason I think we put Steiner as such a great location is it's perceived value from word of mouth. I love the advice above about what makes it a great location for us.... I think we answered our own question and didn't even know it. You all are so helpful! Thank you so much!! I actually don't think Round Rock gets the credit it deserves....we used to live in Round Rock 10 years or so ago and the house we bought was a low price point but it has definitely held its value. the young couple that bought it is selling it now in Stone Oak..Great small neighborhood.

Thank you again!

There are a lot of closer in houses not in master planned communities that might meet your criteria. Do you need to be in a master planned community? It seems like if you have your own pool it doesnt matter if you have a community pool.

I like the area around anderson mill rd and 183 and just north and south of there.

[senormatt]

I live off South 1st in 78704 and wouldn't want to live anywhere else in Austin. EVERYTHING I need is close-by. Probably 90% of anywhere I need or want to go is under 5 miles away.

I would not take a nicer house further away.