Castle Hills, Dominion at Indian Creek, Emerald Valley, Grand @ Northlake (Dallas: low income, section 8)

[jacob]

I am comparing these 4 communities.

I know the following pros and cons

Castle Hills
Better Builders, Smaller lots (for same price range as below)

Dominion at Indian Creek
Larger lots, Average Builder

Emerald Valley
Average Builder, Smaller lots, Better school district

Grand @ Northlake
Bad builder, Average lotsize, Better school district

Looks like both Valley ranch and Lewisville are very similarly priced. Also, school district is not a deciding factor, I am only looking for elementary schools right now, which are similar in all of these neighbourhoods. So looks like neighbourhood quality is a deciding factor.

Which neighbourhood is better to live in. It seems Valley Ranch is more developed with shopping, entertainment, restaurants, banks, offices, and plenty of residential area very closeby. And Lewisville seems to be a bit spread out, and under development, and everything seems a bit far off. So day to day conveniences will be much better in Valley Ranch area. Am I right in this assessment.

[sonshinelife]

Honestly I live in the Lewisville/Carrollton area near Castle Hills and work in the Valley Ranch area near Emerald Valley. Both have pros. I just prefer the Castle Hill area because traffic seems less congested and it is easier to get to places overall. You are very close to many shops, groceries, large chains, two malls, tollways, highway etc. in Carrollton/Lewisville/Plano area. I would think you would get more bang for your money in Castle Hills.

[jacob]

Median income and crime stats seem to be worse for carrollton/lewisville area compared to valley ranch/coppell area.

Also, I see lot of warehouses when I drive on old denton road and trinity mills, frankford road. Looks like this area has lot of manufacturing, logistics, not fully residential like valley ranch/coppell area. That means lot of low income MUD will also be there in the vicinity.

Doesnt that make valley ranch/coppell a more desirable area ?

I had heard earlier about some major development coming up in Valley Ranch - a Trammel Crow property in dispute with Coppell ISD. Why should that be a negative ? If they are nice upscale townhomes, it will help boost the prices in the vicinity, isnt it ?

momof2dfw, gopadge, socketz - any opinions ?

[sonshinelife]

Hate to burst your bubble Jason, but not everyone in Carrollton or Lewisville for that matter is poor / low income. Many of us are professionals with 4 + years of higher education. I personally would not have my family living in the Castle Hill/Coyote Ridge area if I felt it was crime driven or heading for disaster.

Castle Hills is north of the areas you are mentioning, and honestly there is crime in the Valley Ranch and Coppell area as well as warehouses in the near vicinity. Valley Ranch is just a small area of homes. It is full of apartments and for that matter one set is section 8. If this bothers you then you may want to rethink Valley Ranch. More apartments in the Valley Ranch area vs. Castle Hill area. I'm not pushing one over the other. I just prefer CH over VR for all the reasons I mentioned in my previous list.

FYI ... Valley Ranch is not entirely Coppell schools. Carrollton has schools in Valley Ranch as well. Freeman is an exemplary school and Tom Landry is recognized???maybe acceptable. Ranchview H.S. is a Carrollton school as well. Most of the children that attend these schools are children that come from across the interstate down near Walnut Hill.

[jacob]

sonshinelife :

Thanks for the info. Looks like you have lived in the area long enough to know about it.

What have you heard about Pinkerton Elementary. Its rated exemplary. I have also heard horrible stories about Landry elementary. Also, how do Castle Hills and Coyote Ridge Elementary compare to Austin Elementary and Pinkerton Elementary ? [I was only looking at the Coppell ISD part of Valley Ranch, not east of Macarthur, most kids I know from that side go to the charter schools to avoid Landry elementary]

The only benefits you mentioned was proximity to malls and other shopping in Castle Hills over valley ranch, which I thought was the other way round.

Emerald valley in Valley Ranch has the Macarthur Marketplace (which has walmart, sams, kohls, bestbuy, homedepot, several restaurants and a movie hall) which is a 2 minute drive any day, 2 more malls south of 635(with Kroger, Target, BNN, Officedepot, Ross, and tons of other shops and restaurants) which are 5 minute drive, Grapevine malls is 10 minute drive, and Vista Ridge is 15 minute drive (on weekends when you typically would go to malls).

From Castle Hills, only big mall closeby is Vista Ridge which is a 15 minute drive. I could only see a Kroger and an Albertsons and could NOT find any movie hall or many restaurants closeby. Seems like you have to go all the way to Beltline or Preston on addison/plano side or towards Vista Ridge mall side. [I haven't lived in north carrollton, south lewisville area so not too familiar with it, so if you can point to some intersections to check out, I would like to drive by and check out.]

Second part is that from Emerald Valley, going North is all nicer Coppell area, and going south, for about 4-5 miles is decent area, after that Irving starts to deteriorate - mostly closeto Beltline/183.

Whereas on Josey (as mom also mentioned) and Denton Tap, south of Frankford - looks like mostly low income or very mixed housing at best.

You mention about traffic - that could be because you are in Valley ranch during rush hours - morning, lunch, evening - this is bad here I know. But rest of the times, its not like that. On Denton tap, I have found cars and trucks speeding all the time, almost feels like living on a highway, too much adrenaline rush all the time. Whereas Macarthur is more peaceful, especially if you want to saunter down to a steakhouse for a quiet dinner or a Sunday morning mosey down to IHOP or krispy kreme.

Another thing is I dont find much difference in what i get at a price point of $350-$400k in both Emerald Valley and Castle hills.

I understand when you bought there, it might have been a good choice, but if you were to buy today, would you still pick Castle Hills or Dominion at Indian Creek over Emerald Valley or Grand @Northlake.

One another question - there are lots of railway lines in carrollton - are they a bother ? How frequent are the trains during daytime/evening.

Do you take 35 south to get to Valley Ranch or denton tap/635 or turnpike ?

[Justinmario]

Hi,

No doubt… If you compare Coppell/Vally Ranch Vs Carrollton/Lewis Ville .Most of them likes Coppell/Vally Ranch area. Recently We have signed contract with Emerald valley only because of Coppell ISD and now thinking about terminate the contract.
We found three new communities in Coppell area
1.North lake hills: Grand homes(Bad builder ,Most of the available lots have electrical wires near by)
2.Hemming Way: Darling Homes (Good builder but we don’t like the models and expensive)
3. Emerald valley :Monetary Homes ( Models and prices are good but near to commercials ).

Initially we want to buy a new house in Coppell ISD so among above three we decided to go with Emerald valley (Model the Oakwood)

Later we started going to our site almost every day and found it is difficult (Almost impossible for us) to stay there because of following reasons.
1.We want to stay near to malls, stores (which has walmart, sams, kohls, bestbuy, homedepot, several restaurants and a movie hall) and highway (161) but NOT next door with them. LOT of nice and traffic from 161 and people who coming to Home depot 24 hr fitness,Best buy,Frys and other stores. Though crime rate is less in Vally ranch compare to Lewisville how safe it is to stay next to commercials like home depot(Nearly 300 ft distance ),best buy and other stores ?

2. No activities for KIDS
3.Lots are 50 x110
4.Empty land near to emerald valley is owned by Home Depot and that is also commercial …we don’t now what is going to come.

Now we are searching for old houses in Coppell or new houses in Castle hills.
We recently visited Castle hills more then ten times and we like them compare to Emerald valley because it is master planed community and has all amenities(Visit Castle Hills - Custom Home Builders in Dallas, TX - Community of the Year) and more secure. If we can’t find and good old houses in Coppell ISD then we will go with Castle hills.

Originally Posted by jacob

sonshinelife :

Thanks for the info. Looks like you have lived in the area long enough to know about it.

What have you heard about Pinkerton Elementary. Its rated exemplary. I have also heard horrible stories about Landry elementary. Also, how do Castle Hills and Coyote Ridge Elementary compare to Austin Elementary and Pinkerton Elementary ? [I was only looking at the Coppell ISD part of Valley Ranch, not east of Macarthur, most kids I know from that side go to the charter schools to avoid Landry elementary]
Castlehills elementary is exemplary and castle hilles also have college funding
program.
The only benefits you mentioned was proximity to malls and other shopping in Castle Hills over valley ranch, which I thought was the other way round.

Emerald valley in Valley Ranch has the Macarthur Marketplace (which has walmart, sams, kohls, bestbuy, homedepot, several restaurants and a movie hall) which is a 2 minute drive any day, 2 more malls south of 635(with Kroger, Target, BNN, Officedepot, Ross, and tons of other shops and restaurants) which are 5 minute drive, Grapevine malls is 10 minute drive, and Vista Ridge is 15 minute drive (on weekends when you typically would go to malls).

We loves to stay near to commertials BUT in Emerald valley you are sitting next with them how safe it is?
From Castle Hills, only big mall closeby is Vista Ridge which is a 15 minute drive. I could only see a Kroger and an Albertsons and could NOT find any movie hall or many restaurants closeby. Seems like you have to go all the way to Beltline or Preston on addison/plano side or towards Vista Ridge mall side. [I haven't lived in north carrollton, south lewisville area so not too familiar with it, so if you can point to some intersections to check out, I would like to drive by and check out.]

Second part is that from Emerald Valley, going North is all nicer Coppell area, and going south, for about 4-5 miles is decent area, after that Irving starts to deteriorate - mostly closeto Beltline/183.
I like the nicer areas in coppell but not Emerald valley ..no greenary at all only commertial .

Whereas on Josey (as mom also mentioned) and Denton Tap, south of Frankford - looks like mostly low income or very mixed housing at best.
In Emerald valley you are staying next door to commertials,town homes,appartments(Offcourse there are some good homes in other side of the Emerald valley ) but in castle hilles you can find good high end homes
You mention about traffic - that could be because you are in Valley ranch during rush hours - morning, lunch, evening - this is bad here I know. But rest of the times, its not like that. On Denton tap, I have found cars and trucks speeding all the time, almost feels like living on a highway, too much adrenaline rush all the time. Whereas Macarthur is more peaceful, especially if you want to saunter down to a steakhouse for a quiet dinner or a Sunday morning mosey down to IHOP or krispy kreme.
Comapare to trafic in Irving, Macarthur it is much better in castle hilles area.Once 121 become tollway you can avoid most of the trafic.
Another thing is I dont find much difference in what i get at a price point of $350-$400k in both Emerald Valley and Castle hills.
They increased almost 20k in Emerald Valley since March 07.

I understand when you bought there, it might have been a good choice, but if you were to buy today, would you still pick Castle Hills or Dominion at Indian Creek over Emerald Valley or Grand @Northlake.

One another question - there are lots of railway lines in carrollton - are they a bother ? How frequent are the trains during daytime/evening.
I don't see any railway lines near to castle hilles
Do you take 35 south to get to Valley Ranch or denton tap/635 or turnpike ?

Over all as I said eairler If you compare Coppell/Vally Ranch Vs Carrollton/Lewis Ville .Most of them likes Coppell/Vally Ranch area.
but if you comapare Emerald Valley Vs Castle hills .I prefer Castle hills.

Note:Honestly I am providing all these inputs based on my last 15 months analysis . My request is please provide right opinion to viewers .

Thanks,
Justin

[TriumphOfTheSprint]

Originally Posted by jacob

Also, how do Castle Hills and Coyote Ridge Elementary compare to Austin Elementary and Pinkerton Elementary ?

As mentioned above, Castle Hills Elementary is an exemplary rated school, and the middle school (forget the name right now) is rated recognized.

The only benefits you mentioned was proximity to malls and other shopping in Castle Hills over valley ranch, which I thought was the other way round.

From CH, you have Vista Ridge about 10 minutes west, Shops at Willow Bend about 10 minutes east, not to mention all of the other West Plano shopping and dining (pretty much anything you could want) - check out the areas around Park/Hebron and the Tollway. Also, it is a 15 minute drive up 121 to Frisco for everything around Stonebriar mall. I actually like the fact that we don't have the major shopping right next door - the local traffic is much lighter than what you see around Valley Ranch, especially at rush hour.

Second part is that from Emerald Valley, going North is all nicer Coppell area, and going south, for about 4-5 miles is decent area, after that Irving starts to deteriorate - mostly closeto Beltline/183.

Whereas on Josey (as mom also mentioned) and Denton Tap, south of Frankford - looks like mostly low income or very mixed housing at best.

There are some older areas once you get south of 190, but most of the area north of there is either newer or better maintained. If you go east from CH towards Plano, you have the entire West Plano/Willow Bend area (including multimillion-dollar houses).

Another thing is I dont find much difference in what i get at a price point of $350-$400k in both Emerald Valley and Castle hills.

EV builders - Monterrey and Ryland, CH builders - Weekley, Darling, Highland, Huntington, plus custom (up to $2M). I think you will see an overall better quality of build in CH.

I understand when you bought there, it might have been a good choice, but if you were to buy today, would you still pick Castle Hills or Dominion at Indian Creek over Emerald Valley or Grand @Northlake.

Absolutely.

One another question - there are lots of railway lines in carrollton - are they a bother ? How frequent are the trains during daytime/evening.

There are a couple of lines that are in that area, including one that passes along the north edge of the community (along Parker). Over the past 6 months, I've had to wait twice for a train to pass (less than 5 minutes). Occasionally, if the wind is right, I can hear the train (about the same as I could when I lived in Firewheel, which is to say faintly) - definitely not an issue.

[sonshinelife]

I have to agree with most of what Triumph of the Spirit says on most points.

I have a little insight to the schools in both Carrollton and Lewisville, but as far as Coppell goes I can just rely on hearsay from the parents at my son's daycare. They all love Austin, Mockingbird, DentonCreek???, and a few others. I've heard very little negative from the parents.

Freeman has an Exemplary status; Landry is Recognized which isn't half bad; Castle Hills has an exemplary status this year as it was posted on their information board;Cpyote Ridge..not sure. I know that Coyote Ridge is on the right route though. I did some extensive research before deciding to take my son to Coyote Ridge (our neighborhood school). I'm extremely impressed with the individuals I contacted and feel confident that my son will receive an excellent education under their care. I'm an educator and quite picky. :-)

As far as grocery stores... yes the stores are spread out some but it really isn't that bad. The Kroger is awesome at Old Denton and Hebron. I also frequent Target a lot. There is a Walmart on 121 and one on Trinity Mills. Again, though I don't mind driving to find a bargin.

There is Cinemark at Vista Ridge, a Studio Grill on I35 just north of Vista Ridge near Corporate. Also, a $ theater just north of Vista Ridge. All the stores and more you find in the Valley Ranch/Las Colinas area are around here. And then you have Willowbend area. Again, not difficult to get to.

By far I would buy in the Carrollton/Lewisville area before the Valley Ranch just of what I stated in my previous post and this one. Close to everything in my opinion.

Hope this makes sense.

One more point the Carrollton area is very spread out. Yes, your mom is correct about the south end of Carrollton but in the north end and some parts of the south end (Country Place area) you will find some quality living.

[jacob]

Thanks guys. Anybody else here who has lived in these areas who can share their views would be great.

Another thing is - where are most of the IT, software companies located in Dallas. I know legacy drive on plano and las colinas area are the 2 big IT corridors. Downtown Dallas has lot of companies. What other areas are there.

[RICO27]

Jacob, I bought a home in the first three phases of Emerald Valley. I love our decision (CFB schools). I don't know if I would have bought a home across the street. It may not be bad if you get an interior lot. If it were me, I would stay away from the edges since you will look right at the back of Home depot and such. Prices have definitely climbed. For me, I have instant equity. I could flip my home and make thousands. As i understand it, homes in the area have hit their ceiling and you may not have the equity like the other phases. I just cannot see the prices going up much more. Another thing, I would plan on spending 10-20k in upgrades. We spent 30K and it went FAST! I have lived in Las Colinas before (apartment) and we always said we liked the area and wanted to be closer to Dallas but have decent schools. The weekends in the area are awesome. Considerable less traffic.

My wife and I looked at all the houses you listed and it made sense for us to live in Emerald Valley. Wife is two minutes from work and I knew we were getting a deal.