What do you think of Fondren Southwest? (Houston, Kirby: cheap apartments, rent to own)

[evilnewbie]

All I hear is negative things about it, do you think it is ever going to change? I hear there is a lot of gang and drugs in that area and the main problem is the cheap apartments to keep them there. Perhaps if they just raze all the apartments in the area...

[Texas Mack]

All of that is true. However, in all fairness, the single-family home communities west of Fondren are in good shape, still (moreso than some of the homes on the east side of Fondren). The apartments aren't run down or anything but they're nothing special either. The biggest problem, though, is drug and gang activity. I can see the neighborhood eventually changing, as the community group's in the area seem to be more committed in trying to change the social and physical landscape of the area but it's not going to be an overnight process.

The worst of the group is actually, IMO, on Bellfort just east of Fondren, but I could be wrong about that.

[Wysiwyg]

I think Fondren North of WestparkTollway isnt too bad. if youre looking in this area check out the properties in Dunvale Rd (1 block from fondren), right in front of the mall. They look pretty upscale and may be a sign how things are changing/changed

[Guerilla]

The Sharpstown area is changing for the better. Home values have been going up.

[texan_176]

Fondren all of the way from Braeswood to W. Airport is a thriving ghetto. The people who planned this area in the 70s were complete idiots because they kept placing apartments next to each other. This lead to high population density to begin with. Now since the 80s more and more suburbs lead to lowering of rent to stay in business. Also, things like having a legitimate job, being in the country legally, not having a criminal record, etc....have been relaxed to get business. The end result is what you have today; tons of crime. The place is populated by good people and criminals alike but is a haven for drug activity, hookers, and small time thugs.

The homes in that area are in good condition as someone else said. However, the main roadways are a disaster. There are rent to own stores, liquor stores, shady cell phone shops, and pawn shops galore.

If you are thinking about getting an apartment there...FORGET ABOUT IT.

If you plan to buy a house I say go for it but get a license to carry a concealed weapon and always keep a loaded handgun under your car seat.

[modster]

I've recently spent some time in the Northfield section of Fondren SW & I am softening my somewhat negative opinion of the area a little bit.

My opinion, (for whatever it's worth), is that overall the area is not in a great spot on the "neighborhood life cycle." It started out really nice, the apartments went downhill and the public schools are not generally considered desirable. A perception of crime, real and imagined, became attached to the area. All this has made it unappealing to those seeking a suburban lifestyle. (Good public schools, the latest housing styles, low crime or at least the perception of same, etc.) So who is the area going to appeal to right now and in the next few years? Many people who are generally "inner-looper" types are now looking outside the loop due to being priced out of a lot of areas, but for now I think Fondren SW may be too far out to attract them. I get the impression that generally speaking the people moving in are not the same socio-economic bracket as those residents moving out that they are replacing.

There are some incredible 70's era post-moderns with poured terrazzo entries, high ceilings, huge rooms, etc. I do think that 70's post-moderns may find a following much like 50's & 60's mid-century moderns, but right now the homes just look "dated" to a lot of people at present. In addition. people can still find a deal in nearby Maplewood South, Braeburn Valley, or Westbury to the east, negating the necessity to enter Fondren SW.

That said, the adjacent areas are booming. Inner-loop prices have gotten so crazy that the typical "creative class" demographics have long been priced out of their traditional haunts like Montrose & Heights, (and Garden Oaks, Lazybrook, Timbergrove, Rice-Military, upper Kirby, & inner-loop Braeswood for that matter too). Young urban buyers are now in Westbury and some are going out as far as Braeburn Valley in search of interesting homes under $250,000. Westbury has been called "the new Montrose" by the Houston Press, so this transition is definitely in full swing. When prices in places like Westbury get to a certain point, then we may see people start looking at the next neighborhood out. This could bode well for Fondren SW. Increased popularity could also be fueled if more people start finding Fondren SW's heavy presence of post modern architecture appealing, which I think ultimately will happen.

[IAMONLYGIRL]

I am looking to move to Houston are with my husband and 2 little boys. I see some lovely low priced, stately-looking homes in this area. Is this also gang/drug infested ghetto? Are there any private schools for my children nearby? We are moving from a rural area in PA and my children have never even seen ghetto thug people before. Will this be a total shock for them? Is the neighborhood changing for the better? We are looking for a nice diverse neighborhood with good cultural activities. We want to sell our home in PA and buy our Tx property out right, so we need homes under $150K. But we don't want to be in an area where we stick out like a sore thumb with our Volvo and Chrysler Town & Country.

[texas7]

If you are coming from a rural area - yes it is going to be a shock - for all of you and not just the kids. You might want to look a little elsewhere in the city and not move from one extreme to the other ...... nothing is good when done in extremes.

[EasilyAmused]

Fondren SW would be shocking to people from big cities, much less from a rural setting.

[modster]

Well...in all fairness to FSW, when you get back in the neighborhoods they look fine. They are well maintained and I think have a strong HOA.

The surrounding apartment districts are rough. The commercial streets are rough. Unfortunately due to Houston's lack of zoning it is not uncommon for rough areas to border nice areas.

I don't get the sense myself that FSW is particularly on a big upswing just yet. It just sort of seems to be holding its own for now. That is just an opinion.