HPISD Streets (West, Hillcrest: real estate, 2013, apartment complex)

[ifiknew]

We're considering condos/townhomes/duplexes close to SMU.. streets include Binkley, Asbury, McFarlin etc. Are those filled with college students renting or young families with children?

One of the big attractions of HPISD is that our kids will have a community with lots of children and not sure if that applies to the immediate neighborhoods by SMU..

Thanks in advance for any help!

[jdallas]

college students and faculty

[TurtleCreek80]

The answer is, it depends. SMU changed their residency requirements a few years ago and now require all freshmen and sophomores to live on campus so there are a lot fewer students living around SMU than there used to be. If you're looking in the blocks that are right off Hillcrest, it will be mostly students. By the time you get to the blocks west of the middle school, it's more families than students. I would look for properties closer to Golf/ DCC.

[ifiknew]

Got it, thank you so much.

Do you think the market for townhomes/duplexes etc. in the park cities has changed at all with how fast prices have been increasing i.e. families that could previously purchase a cottage for $800k in 2012/2013 are now paying $1.0mm+ and might be looking at other options?

[CMC_TX]

Originally Posted by ifiknew

We're considering condos/townhomes/duplexes close to SMU.. streets include Binkley, Asbury, McFarlin etc. Are those filled with college students renting or young families with children?

One of the big attractions of HPISD is that our kids will have a community with lots of children and not sure if that applies to the immediate neighborhoods by SMU..

Thanks in advance for any help!

We have a rental on Auburndale right across Hillcrest from SMU in an 80s building. I'd estimate 75% are SMU students, with a few being recent grads, a couple single SMU faculty members & a very very small # of kids. While students do have to live on campus the first two years, many juniors & seniors still elect to live in the streets off Hillcrest.

Parking is a problem, but you can easily get a permit from city hall which is right down the road on University. I would agree student population tends to stop in UP anywhere north of lovers & south of Mockingbird. Streets east and west of Hillcrest with all the multi family btwn mockingbird and lovers is where it's concentrated. I'd also agree it tends to stop once you get West of MIS.

I will tell you I personally wouldn't want to live in that area with a family, but if that's what you need to do and want HP schools, I think you'll see good appreciation.

PS - many of these students are not renting these, their parents bought them as investments...with cash!

[JTC Mom]

I know A LOT of HPISD students who live in duplexes on those blocks.

[TurtleCreek80]

Originally Posted by ifiknew

Got it, thank you so much.

Do you think the market for townhomes/duplexes etc. in the park cities has changed at all with how fast prices have been increasing i.e. families that could previously purchase a cottage for $800k in 2012/2013 are now paying $1.0mm+ and might be looking at other options?

What other options (assuming they want HPISD)? If you have a $1M budget, you're still $300-400k away from getting a decently remodeled 3000+ SFH in HPISD. It's pretty much the same dollar gap as it was a few years ago. Buying in HPISD - anything in HPISD- is about the safest real estate buy in all of DFW.

[TurtleCreek80]

Originally Posted by JTC Mom

I know A LOT of HPISD students who live in duplexes on those blocks.

Agreed. OP, if you just park outside the middle school at the end of the day, you'll see how many kids are walking home from school into those blocks of Binkley, Granada, and Asbury.

[Dr. Jake Oil]

It really depends because SMU students do rent some of the older duplexes and 4-plexes that still exist. All of the "nice" SFA's and such are families. Every year another 4-5 of the old duplexes get torn down and rebuilt into nice SFA's on asbury, binkley, and the other streets around the middle school.

I'd say the percentage of families vs. students is 80% families/20% students now, and the students are rapidly getting priced out.

Those parts of the blocks right by Hillcrest where it's 100% older/smaller duplexes, those are pretty much all students. The further you go towards Golf it's all families.

[UnfairPark]

@TurtleCreek80 & PC Folks,

How do you rate area around HP High? I'm talking about smaller, older homes near apartment complex.