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Old 01-28-2012, 06:42 AM
 
4 posts, read 12,578 times
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So it sounds like you all pretty much agree that we need to choose the house based on our own preference and "feel." I'm totally OK with that. I still want to consider the rentable factor though.

Does anyone have any insight into rental rates? Or any opinion about why one neighborhood might rent more successfully than the other?
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Old 01-28-2012, 07:20 AM
 
1,162 posts, read 2,002,909 times
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I posted Plano's rate because if the op worked in downtown Dallas and Cedar Hill,Plano could be an option that they are not aware of with much lower property taxes.Southern Plano near Plano parkway could offer more overall than a suburb like Duncanville.I have only been to Cedar Hill twice and no nothing about the area other than school ratings and median income/home prices.

A dig at the southern sector? Whenever a family is buying a house in a certain neighborhood they should look up offenders.

Since that came across as a dig at the southern sector,check out the family watch dog maps and see what areas have the highest radius of offenders.It is not Frisco/Prosper/West Mc kinney

The only negative comments I have made about Cedar Hill on this forum concern median home prices,median incomes and school ratings. None are as high as the popular yet often loathed Frisco/Prosper/Fairview/West Mc Kinney/Allen for example
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Old 01-28-2012, 07:31 AM
 
Location: Houston, Texas
2,172 posts, read 4,252,616 times
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In terms of the southern suburbs, I'd opt for the aforementioned Cedar Hill rather than Duncanville, though they're right next to each other. There's more going on there and, if the schools are better, then it's going to make it easier to sell/rent the place down the line.

But you're probably going to enjoy North Oak Cliff more, especially if the economy doesn't collapse and all the development that's been promised -- the expansion of Bishop Arts District and Tyler-Davis districts, redos of Davis Avenue, Fort Worth Avenue and Jefferson Blvd., the trolley from downtown to Methodist Hospital, the Collective retail/residential complex (where the Colorado Apartments stood), the Sylvan/Thirty retail/residential complex (across from the Belmont Hotel), and the businesses that will spring up in the next five years in West Dallas after the Margaret Hunt Hill Bridge opens in March -- will only add to the area's value.

People who dismiss Oak Cliff's change as ephemera do so at their peril. They forget that 15-20 years ago, much of Uptown was not the yuppie utopia it is today. Now, except for the Freedman's Memorial (the African-American cemetery) and the Little Mexico Village apartments, there's little left of the area's history. Now, one could argue whether gentrification is for the best or not but there's no doubt it happened. Uptown is now built out and so now redevelopment is spreading north and east down Henderson in East Dallas, back into Deep Ellum, and across the Trinity into West Dallas and Oak Cliff.

I don't think Oak Cliff will go totally Uptown -- it covers a larger area and there seems to be a concerted effort to "Keep Oak Cliff Real" as the bumper sticker and T-shirts say -- but the tide seems to be inexorable.
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Old 01-28-2012, 11:18 AM
 
Location: Lancaster, TX
1,463 posts, read 3,251,976 times
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Quote:
Originally Posted by CREW747 View Post
I posted Plano's rate because if the op worked in downtown Dallas and Cedar Hill,Plano could be an option that they are not aware of with much lower property taxes.Southern Plano near Plano parkway could offer more overall than a suburb like Duncanville.I have only been to Cedar Hill twice and no nothing about the area other than school ratings and median income/home prices.

A dig at the southern sector? Whenever a family is buying a house in a certain neighborhood they should look up offenders.

Since that came across as a dig at the southern sector,check out the family watch dog maps and see what areas have the highest radius of offenders.It is not Frisco/Prosper/West Mc kinney

The only negative comments I have made about Cedar Hill on this forum concern median home prices,median incomes and school ratings. None are as high as the popular yet often loathed Frisco/Prosper/Fairview/West Mc Kinney/Allen for example
Are you aware of how long a commute from Cedar Hill to Plano is? It is not a viable option for the OP. They expressed interest in two areas that have nice homes and a much more reasonable commute, so there is no need to try and steer them to a different area. These areas may not be as "popular" as the northern suburbs, but they continue to grow and attract new residents.
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Old 01-28-2012, 11:23 AM
 
Location: Lancaster, TX
1,463 posts, read 3,251,976 times
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Quote:
Originally Posted by buyingindallas View Post
Does anyone have any insight into rental rates? Or any opinion about why one neighborhood might rent more successfully than the other?
The following figures come from the North Texas Real Estate Information System (NTREIS), which tracks real estate statistics for the Dallas-Fort Worth area. The data covers the year 2011.

Cedar Hill
Total Leases: 263 (up 1% from 2010)
Average Rent: $1,331 (down 2% from 2010)
Median Rent: $1,200 (unchanged from 2010)
Rent per 100 sq. ft.: $65 (up 1% from 2010)
Median Days on Market: 43 (down 2% from 2010)
Pending Leases: 287 (up 7% from 2010)
New Listings: 334 (up 2% from 2010)
Active Listings: 37 (up 12% from 2010)
Months Inventory: 1.7 (up 11% from 2010)

Duncanville
Total Leases: 296 (up 22% from 2010)
Average Rent: $1,086 (up 3% from 2010)
Median Rent: $1,050 (up 5% from 2010)
Rent per 100 sq. ft.: $67 (up 5% from 2010)
Median Days on Market: 49 (down 6% from 2010)
Pending Leases: 323 (up 28% from 2010)
New Listings: 346 (up 10% from 2010)
Active Listings: 39 (down 9% from 2010)
Months Inventory: 1.6 (down 26% from 2010)

Dallas North Oak Cliff*
*The area that NTREIS defines as North Oak Cliff includes the Kessler/Stevens Park neighborhood, but also takes in lower-cost neighborhoods which skews the statistics a bit.
Total Leases: 269 (up 8% from 2010)
Average Rent: $1,152 (up 19% from 2010)
Median Rent: $980 (up 20% from 2010)
Rent per 100 sq. ft.: $80 (up 12% from 2010)
Median Days on Market: 60 (down 9% from 2010)
Pending Leases: 282 (down 9% from 2010)
New Listings: 345 (down 3% from 2010)
Active Listings: 55 (down 15% from 2010)
Months Inventory: 2.5 (down 22% from 2010)

To get a better idea of the rental market in the Kessler/Stevens Park area at the moment, I went to realtor.com and did a basic search of 2+ bedroom homes in the neighborhood. Of the 14 listings, there were two bedroom duplexes/townhomes available for as low as $925 and $1,050 per month. Two bedroom homes went for $1,175 and up, and three bedroom properties were $1,800 and up.

I hope this helps.
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Old 01-28-2012, 03:37 PM
 
4 posts, read 12,578 times
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acntx- This is exactly what I was looking for. Thank you so much for the help!

If anyone else wants to continue the conversation (buying a "good sized" home in Cedar Hill vs. buying a small house in North Oak Cliff) I certainly invite the input.

And "crew747," I appreciate your input. Sorry that you're taking a bit of heat for it. That said, I really would like to keep the conversation between Cedar Hill and North Oak Cliff.

Thanks everyone!
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Old 01-28-2012, 05:45 PM
 
289 posts, read 398,286 times
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Not knowing who works where, or your work times, I will say that under normal conditions living in Oak Cliff would make the commute better as the person working downtown would practically be at work and it will be easy for the person driving south to Cedar Hill/Duncanville opposite rush hour traffic. In the evening Cedar Hill/Duncanville back to Oak Cliff should be a breeze too. Once you learn the area you'll learn one of the biggest advantages to living south of town, there are tens of routes to get where you're going. Somedays I would take the freeway, others I would feel like a more scenic route home.
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Old 01-28-2012, 09:44 PM
 
Location: Chicago
1,257 posts, read 2,118,432 times
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Quote:
Originally Posted by Ablebodied View Post
Not knowing who works where, or your work times, I will say that under normal conditions living in Oak Cliff would make the commute better as the person working downtown would practically be at work and it will be easy for the person driving south to Cedar Hill/Duncanville opposite rush hour traffic. In the evening Cedar Hill/Duncanville back to Oak Cliff should be a breeze too. Once you learn the area you'll learn one of the biggest advantages to living south of town, there are tens of routes to get where you're going. Somedays I would take the freeway, others I would feel like a more scenic route home.

Good advice, and something to think about, IMO. One of the good things about the southern 'burbs in the first place is you're subject to less traffic. When you're actually driving against that traffic, it's hardly an inconvience at all.

Personally, I love Oak Cliff. I think the southern 'burbs are also great. I have no objective advice to provide other than I think you're going to wind up in a great place no matter which you decide. Oak Cliff is one of the most up-and-coming areas of Dallas with plenty of great places to drink and eat. I live in East Dallas, but I try to make it out to that part of the city as regularly as I can. Cedar Hill is one of the prettiest suburbs. Cedar Hill State Park is a jewel and I don't make it out there enough. Everyone has their reasons for where they choose to lay down roots, but the natural beauty of the southern suburbs is so overlooked. Duncanville, Cedar Hill, I could be happy in either place.

Take your time, visit if you can, and decide where you are in your lives and which is the better place for you.
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Old 01-29-2012, 06:53 AM
 
Location: Houston, Texas
2,172 posts, read 4,252,616 times
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Quote:
Originally Posted by ClarenceBodiker View Post
Good advice, and something to think about, IMO. One of the good things about the southern 'burbs in the first place is you're subject to less traffic. When you're actually driving against that traffic, it's hardly an inconvience at all.

Personally, I love Oak Cliff. I think the southern 'burbs are also great. I have no objective advice to provide other than I think you're going to wind up in a great place no matter which you decide. Oak Cliff is one of the most up-and-coming areas of Dallas with plenty of great places to drink and eat. I live in East Dallas, but I try to make it out to that part of the city as regularly as I can. Cedar Hill is one of the prettiest suburbs. Cedar Hill State Park is a jewel and I don't make it out there enough. Everyone has their reasons for where they choose to lay down roots, but the natural beauty of the southern suburbs is so overlooked. Duncanville, Cedar Hill, I could be happy in either place.

Take your time, visit if you can, and decide where you are in your lives and which is the better place for you.
Wise words.

The only drawback to living below the Trinity -- and this is a minor annoyance -- is the lack of lots of major retail, especially upper end retail, if that's your thing. While Uptown Village in Cedar Hill has Dillard's, if you want something else, that means going over to Arlington Highlands or The Parks at Arlington or going up to West Village, Highland Park Village, or NorthPark, all well north of the Trinity. If you want a Whole Foods or Central Market, that means a bit of a trek, too.

The upside is that there are some interesting independent stores and restaurants, like Cox Farms health food store in Duncanville who will have a second store as part of the Sylvan Thirty project in North Oak Cliff, when that finally gets built.
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Old 01-30-2012, 04:20 PM
 
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i'd say neither, go north of the trinity.

BUT, if it wasn't an option, i'd say north oak cliff (duncanville/cedar hill is basically south oak cliff)
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