The Reserves at Castle Hills (Denton, Howe: power lines, HOA fees, new home)

[yck1943]

We are considering building a new home here but it's a tough decision to make due to poor school ratings (Independence Elem) and being so close to the powerlines/rail roads. I would assume this area is still considered the main CH section not the CHN?
Any comments or suggestions?

[skids929]

Those are patio homes, if you have a family and want a yard I am not sure you are well served there. I agree with you on the powerlines, it's a real turn off about that area.

Make sure there are families in The Reserve, I drove through it and felt like it was more of an empty-nester type of place.

[Rakin]

It is an empty nester area and schools are not a factor. I've had 2 clients build there with ALH and they both are extremely happy.

[racehorse]

It's empty nesters and a few younger families who are starting out and want an entry level home in CH. I have friends who live there.

[ufcrules1]

It's very nice and quiet in the reserve. Mainly empty nesters with a few young families as already mentioned. Most homes have front garages and the neighborhood is very clean. With that said, you can find homes in the same price range in the main area of CH's(outside of the reserve) if you want a little more of a yard and lower HOA fees. Last I checked the reserve was around $125 per month and the main area is around $660 a year. So $1500 vs. $660.00. You can't build a brand new home in the main section though. You would find a 2006 or so though. Just throwing that out there. The reserve is considered part of the main CH's. It's a gated area within the main section of CH's.

[Rakin]

Originally Posted by ufcrules1

Last I checked the reserve was around $125 per month and the main area is around $660 a year. So $1500 vs. $660.00. You can't build a brand new home in the main section though.

Since it's designed for the older crowd, it is gated with it's own pool & clubhouse. That tends to keep out the Kidlets and keep the area more "adult only".

The kids go to the other pools with easier access.

[chvelo]

The power lines are at the western edge and the railroad tracks touch the eastern tip. If either or both of those are concerns, you may be able to find a lot farther away if there are any left.

As for schools, The Reserve has been zoned into IES since before it was developed. So in theory its prices already reflect that information.

Other things to note about The Reserve:

1. It backs up to 544 which is due to be expanded such that it will be the same type of road as Old Denton except that 544 currently has a school speed zone by Killian MS.

2. The Reserve has two exit-only access gates to 544.

3. It has a private park with a lake and paths.

4. Most of the lots along the southern and eastern edges have at least some view of the golf course.

5. The Reserve's private clubhouse has a private pedestrian gate to access the sports fields. The Reserve pool and club house are private and are only open to The Reserve residents and their guests.

6. Reserve owners pay the annual CH HOA dues of ~$610 but also additional monthly dues for The Reserve HOA of ~ $115 which includes maintenance of residential lawns.

7. Its front gates are usually open from 7am to 7pm and it will likely be that way until most new construction is complete. As of 3/31, there were 95 lots available out of a total of 275.

[yck1943]

Thanks all for great information!
I am hoping I can get some good deals as they are getting closer to closing out (about 2/3 done).
Any suggestions?

[ufcrules1]

Originally Posted by yck1943

Thanks all for great information!
I am hoping I can get some good deals as they are getting closer to closing out (about 2/3 done).
Any suggestions?

You need a very good agent who knows how to talk them down. You need to let the agent do the work for you in that regard. Not all agents are good at negotiating.. so make sure yours is. You don't have to pay the buyers agent anything as the builder pays their fee. A lot of people don't think they need an agent if they are building a new home.. but they are VERY wrong about that.

I know of one if you don't have one. PM me.

[princealyy]

My wife and I looked at the reserves before we bought out place in North, the pricing there is very high , the builders have some specs on the ground that I think you might be able to squeeze a deal out of .

However from our point of view we did see this as a place for older empty nesters (sp?) and newly married people.

The main reasons we didn't buy
1. Pricing - $20 +/ sq ft higher
2. Smaller Lots
3. Higher HOA dues (we mow our own lawn, and prefer to do so)
4. Don't think the gates even after construction will do much without a guard
5. A bit of a drive from 121
6. Bathrooms (we found most smaller homes didn't have a 3rd bathroom which we thought would help a lot with resale)
7. Double Story, we thought that it would be better to get a single story for less $$ (see #2 and this is a very personal decision)

Again these are our PERSONAL decisions, please look at them as such.