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Old 04-26-2017, 09:15 AM
 
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Uptown. No question.
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Old 04-26-2017, 12:23 PM
 
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Quote:
Originally Posted by Cuggz View Post
Okay great,
what do you think of the "hardwood district" do you think bleu ciel and that area in general will develop better than Victory Park?

Harwood. It's really not a district, but about a small block of buildings. I'd still call that Uptown.
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Old 04-26-2017, 01:04 PM
 
Location: garland
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Originally Posted by RadiantBaby View Post
Harwood. It's really not a district, but about a small block of buildings. I'd still call that Uptown.
It's roughly an 18-24 sq.block area clearly defined between Victory and Uptown -
Map
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Old 04-26-2017, 01:06 PM
 
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Originally Posted by Cuggz View Post
Does anyone know when they will complete victory park?
When will the theatre and grocery store open up?
The theater opens this fall and the grocery store opens next spring. Honestly, VP has the bigger upside on ROI when compared to Uptown. However, it depends on if you are looking for a townhome (Uptown, specifically State Thomas) type of living or high-rise living (VP wins here).

There are also several new restaurants opening later this year in VP, the retail at the base of the W has nice filled out and is doing well. Nearly 800 units opened up in the past year with another 1500 opening up within a year or less. Once all of these developments start to fill up and the Movie Theater helps bring in people that aren't just in VP to watch a game/concert then you'll really see it take off.

VP will still be a little slow for the next year or two when it comes to street life and activity but should have a very noticeable increase around end 2017/1st of 2018. Uptown is well established and already has plenty to do and people on the streets. However, it is pricier to buy into Uptown and your condo value will not appreciate quite as fast as it would in VP (assuming it continues to improve and take off, which is a risk)

In summary, VP is currently slower but has a greater potential for ROI with higher risk. Uptown is already will established and a safe bet but not as high of returns.
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Old 04-26-2017, 01:28 PM
 
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Victory Park will eventually get there. I mean it's practically connected to Uptown thanks to the Katy Trail and up and coming Harwood District. There's also the West End to the south which is undergoing a change. Interesting to see over the next 2-5 years.
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Old 04-26-2017, 01:59 PM
 
13,194 posts, read 28,118,828 times
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Quote:
Originally Posted by Cuggz View Post
Does anyone know when they will complete victory park?
When will the theatre and grocery store open up?
Victory Park is "complete". It was built 11 or 12 years ago. While Uptown has continued to flourish, Victory has struggled to find the right retail tenant mix. I don't think it's really impacted the real estate there much - ie, it's not like the W Residences have lost value over the last decade, but it has certainly impacted the ability of Victory to feel like an actual neighborhood. So just understand the history and context of this development when people are telling you "it'll be really great in 2 or 5 years" because that's been the mantra since the mid-2000's.

I really like the Harwood District and think it has a lot of potential. One family owns all the land and is developing the neighborhood. It has a lot going on, restaurant wise, but not the huge influx of game day and concert traffic that AAC has approx 5 nights a week.
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Old 04-26-2017, 02:44 PM
 
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Originally Posted by dch526 View Post
The theater opens this fall and the grocery store opens next spring. Honestly, VP has the bigger upside on ROI when compared to Uptown. However, it depends on if you are looking for a townhome (Uptown, specifically State Thomas) type of living or high-rise living (VP wins here).

There are also several new restaurants opening later this year in VP, the retail at the base of the W has nice filled out and is doing well. Nearly 800 units opened up in the past year with another 1500 opening up within a year or less. Once all of these developments start to fill up and the Movie Theater helps bring in people that aren't just in VP to watch a game/concert then you'll really see it take off.

VP will still be a little slow for the next year or two when it comes to street life and activity but should have a very noticeable increase around end 2017/1st of 2018. Uptown is well established and already has plenty to do and people on the streets. However, it is pricier to buy into Uptown and your condo value will not appreciate quite as fast as it would in VP (assuming it continues to improve and take off, which is a risk)

In summary, VP is currently slower but has a greater potential for ROI with higher risk. Uptown is already will established and a safe bet but not as high of returns.
I agree with this. The question was what has the potential for higher rates of returns. VP is worse right now, but a lot could happen that could dramatically change it for the better (or worse).

Uptown is much nicer now, a known entity. Values will be more stable.
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Old 04-26-2017, 03:02 PM
 
5,251 posts, read 6,340,994 times
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Quote:
So just understand the history and context of this development when people are telling you "it'll be really great in 2 or 5 years" because that's been the mantra since the mid-2000's.
Maybe, but the difference was that in the mid-2000s, fewer people actually lived in Victory Park than in your average single family neighborhood in the suburbs, and now that is changing. Hard to have a 'neighborhood feel' when you don't have any neighbors.
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Old 04-26-2017, 03:40 PM
 
13,194 posts, read 28,118,828 times
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Originally Posted by TheOverdog View Post
Maybe, but the difference was that in the mid-2000s, fewer people actually lived in Victory Park than in your average single family neighborhood in the suburbs, and now that is changing. Hard to have a 'neighborhood feel' when you don't have any neighbors.
Did fewer people live there then?? I don't know about that, as the majority of the residential buildings are original to the development (The Terrace, The House, W Residences) or pre-date Victory (the low rise apartment complex on Field Street).
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Old 04-26-2017, 04:15 PM
 
5,251 posts, read 6,340,994 times
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Yes, fewer people live there than will live there a year or two from now. There are like 5 residential properties in Victory Park currently under construction. Those will get the place to close to 4000 residences. Your standard grocery store needs about 5000 to be viable.

Last edited by TheOverdog; 04-26-2017 at 04:30 PM..
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