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Old 01-09-2015, 05:28 AM
 
Location: Yankee loves Dallas
552 posts, read 731,940 times
Reputation: 730

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Folks,

I noticed a big range in prices within the Lake Highlands area, and wanted to ask your opinion about how much of it is about schools, housing stock, neighborhood quality, or other.

I'm no expert but it generally seems that the cheaper ones are less thoroughly renovated (though still renovated), plus the L streets are cheaper than the other areas. And there is obviously a difference in square footage. But it still seems a huge difference for houses within the same general part of town and similar schools. Definitely the Lake Highlands Elem area is cheaper than the others, and the houses close to Walnut Hill and Plano Rd. are cheapest in general. But why that much cheaper? Trees, traffic, neighbors, crime...? Put another way, both Merriman Park and Lake Highlands elementaries rate an "8" on Greatschools, but obviously there's something else going on. Here's what I'm talking about:


More expensive:

9729 Shadydale, 75238 -- 3/2 -- $429K -- $211/sqft -- White Rock Elem -- LHHS
8735 Lacrosse, 75231 -- 3/2.1 -- $425K -- $176/sqft -- Merriman Park Elem -- LHHS
9635 Lanward, 75238 -- 3/2 -- $389.5K -- $196/sqft -- Lake Highlands Elem -- LHHS
7510 Hundley, 75231 -- 3/3 -- $389K -- $148/sqft -- Merriman Park Elem -- LHHS


Less expensive:

9656 Lanward, 75238 -- 3/2 -- $250K -- $139/sqft -- Lake Highlands Elem -- LHHS
10320 Lynford, 75238 -- 3/2 -- $240K -- $158/sqft -- Lake Highlands Elem -- LHHS
9015 Leaside, 75238 -- 3/1.1 -- $220K -- $183/sqft -- Lake Highlands Elem -- LHHS
9660 Leaside, 75238 -- 3/2 -- $215K -- $152/sqft -- Lake Highlands Elem -- LHHS
10660 Lorwood, 75238 -- 3/2 -- $210K -- $140/sqft -- Lake Highlands Elem -- LHHS
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Old 01-09-2015, 07:04 AM
 
1,212 posts, read 1,770,697 times
Reputation: 1073
People really love WRE. In fact, you see a plethora of stickers around town with WRE. The parent involvement is high and people are willing to pay more to be in that part of the district.

If I was looking in LH, the first question I would ask is what percentage of the kids attending the school are neighborhood kids and what percentage is bussed in. I would then ask what percentage of the school is ESL. Lake Highlands is a great neighborhood, but they traditionally had a problem with apartment complexes that started off nice, but dilapidated over time. There are some very nice areas of LH and I would continue to explore, but just be a tad cautious.
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Old 01-09-2015, 07:05 AM
 
Location: Yankee loves Dallas
552 posts, read 731,940 times
Reputation: 730
EDIT: And I couldn't find a clearcut relationship between price and middle school either. The more expensive homes in Merriman Park feed to "bad" Forest Meadow middle school. Updated lists below.




More expensive:

9729 Shadydale, 75238 -- 3/2 -- $429K -- $211/sqft -- White Rock Elem - LHMS - LHHS
8735 Lacrosse, 75231 -- 3/2.1 -- $425K -- $176/sqft -- Merriman Park Elem - Forest Meadow MS - LHHS
9635 Lanward, 75238 -- 3/2 -- $389.5K -- $196/sqft -- Lake Highlands Elem - LHMS - LHHS
7510 Hundley, 75231 -- 3/3 -- $389K -- $148/sqft -- Merriman Park Elem - Forest Meadow MS - LHHS


Less expensive:

9656 Lanward, 75238 -- 3/2 -- $250K -- $139/sqft -- Lake Highlands Elem - LHMS - LHHS
10320 Lynford, 75238 -- 3/2 -- $240K -- $158/sqft -- Lake Highlands Elem - LHMS - LHHS
9015 Leaside, 75238 -- 3/1.1 -- $220K -- $183/sqft -- Lake Highlands Elem - LHMS - LHHS
9660 Leaside, 75238 -- 3/2 -- $215K -- $152/sqft -- Lake Highlands Elem - LHMS - LHHS
10660 Lorwood, 75238 -- 3/2 -- $210K -- $140/sqft -- Lake Highlands Elem - LHMS - LHHS
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Old 01-09-2015, 07:24 AM
 
Location: Yankee loves Dallas
552 posts, read 731,940 times
Reputation: 730
Thank you HockDad. Perhaps the northern and eastern edges of Lake Highlands Elem are physically closer to the apartments. My more focused question might be: why the premium for Merriman Park over Lake Highlands, especially given that MPE goes to a "worse" jr high and the same high school? Maybe it is that MPE is in a physically nicer area with lots of hills near White Rock Creek, while Lake Highlands Elem is more typical "flat grid" Dallas streets.


Comparing White Rock Elementary, Lake Highlands Elementary, and Merriman Park Elementary, I see why WRE has wealthier student body, but LHE and MPE seem very similar.

* all have 5 stars "community" rating on GreatSchools
* GreatSchools rating: 10 (WRE), 8 (LHE), 8 (MPE)

WRE: 73% white, 12% Hispanic, 11% black
LHE: 44% white, 37% Hispanic, 13% black
MPE: 47% white, 28% Hispanic, 22% black

English learners: WRE 2%, LHE 29%, MPE 17%
Free lunch: WRE 16%, LHE 48%, MPE 44%


Quote:
Originally Posted by HockDad View Post
People really love WRE. In fact, you see a plethora of stickers around town with WRE. The parent involvement is high and people are willing to pay more to be in that part of the district.

If I was looking in LH, the first question I would ask is what percentage of the kids attending the school are neighborhood kids and what percentage is bussed in. I would then ask what percentage of the school is ESL. Lake Highlands is a great neighborhood, but they traditionally had a problem with apartment complexes that started off nice, but dilapidated over time. There are some very nice areas of LH and I would continue to explore, but just be a tad cautious.
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Old 01-09-2015, 07:37 AM
 
769 posts, read 488,010 times
Reputation: 1786
You are over analyzing this. The cheaper houses are just not that nice. Simple as that.
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Old 01-09-2015, 08:12 AM
 
Location: Yankee loves Dallas
552 posts, read 731,940 times
Reputation: 730
Quote:
Originally Posted by octo View Post
You are over analyzing this. The cheaper houses are just not that nice. Simple as that.
Simple and very plausible! Thank you. I guess I am just not used to seeing such a huge range of quality among houses that are all of the same general size, age, and area.
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Old 01-09-2015, 08:37 AM
 
11,675 posts, read 21,245,682 times
Reputation: 10064
Quote:
Originally Posted by octo View Post
You are over analyzing this. The cheaper houses are just not that nice. Simple as that.
This. Merriman Park houses also have 500-1000+ more SF on average than L Streets. To me, the L Street blocks closest to Audelia are nice but the further north and east you to, the houses are not as well cared for and updated. Merriman Park is a better location and prettier topography...hence, the higher prices.

Merriman Park is the most sought-after elementary in Forrest Meadow zone, however, if you drive the blocks there are a fair amount of private school yard signs (Bishop Lynch, St Pat's). We have friends who moved to Merriman Park last year and their kids are at St Pat's. He's a Hillcrest grad and she went to BL. LH is a good location for those who want East Dallas privates...you have St Pat's, Schofield, and Highlander right there.
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Old 01-09-2015, 11:33 AM
 
Location: On the golf course
256 posts, read 515,939 times
Reputation: 402
Quote:
Originally Posted by TurtleCreek80 View Post
To me, the L Street blocks closest to Audelia are nice but the further north and east you to, the houses are not as well cared for and updated.
While the street names begin with the letter L, the neighborhood you are referring to is called Lake Ridge Estates. Ferndale is the dividing line between the two neighborhoods.
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Old 01-09-2015, 12:18 PM
 
1,261 posts, read 1,992,935 times
Reputation: 1892
I wonder if proximity to LBJ is a negative?

Good thread for those who may not want to jump on the Collin County bandwagon.
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Old 01-10-2015, 07:16 AM
 
Location: Yankee loves Dallas
552 posts, read 731,940 times
Reputation: 730
Thank you all. Much appreciated as always. I have driven to Merriman Park once or twice and was blown away by the topography.

Actually I am doing some advanced research for our next move, probably a few years down the line. And I posted this because I started out comparing 75214 to 75248/75080, and wanted to add Lake Highlands in as a third term. I asked myself, would there be any reason to move to Lake Highlands instead of staying in East Dallas, or moving to the Pearce area? And this was my thinking: We can afford a 3BR in Lake Highlands, but not in Lakewood/Stonewall. And LH is pretty much just as close, if not closer, to everything we like in the city. And the elementary schools are great too. It's easy to get to Good 2 Go Taco, Lakewood Growler, or things like that.

By contrast, our impression of 75248/75080, confirmed by friends who live there, is that it is pretty much suburbia, about which we are not all that enthusiastic. Nonetheless, the chance to put the kid in Parkhill Jr High and Pearce HS, plus afford a fourth bedroom (!!!) for not much more than the price of our current 2BR cottage in Lakewood Elem, means that the next move will probably be to Pearce, and the opportunity to tell the kid at every opportunity, "We moved to suburbia for you -- you better like it!" (that was a joke).
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