Champions, Ponderosa, NorthGate, Olde Oaks, Oak Creek, TerraNova -BIG BEAUTIFUL CHEAP HOUSES! Spring off Cypresswood Dr. (Mercedes: for rent, how much)

[ipuck]

Originally Posted by TXbywayof

Those Northgate Forest homes are incredibly beautiful! And what a price point! These homes easily rival Memorial. So what has happened to this stretch of FM 1960? I know it looks nothing like it did 30 years ago. Very run down...but why? I use a contractor who lives in Huntwick...another beautiful community. He is very depressed about what is going on around him and the devaluation of homes in the area. I guess it catches me off guard that these beautiful neighborhoods cannot keep the area afloat. Too many apartments? What IS the deal?

Huntwick on the north side of 1960 imo is still somewhat desirable. Klein and Cy-Creek HS are still ok from what I can tell. There are some stretch of houses in the champions area that is quite pricy. The Cutten road area on the north side also have some $300+ houses and they are zoned to cy-fair. I don't know if i want to live that close to 1960 though as you constantly see people walking to the bus stop. The daily metro bus stops really make the whole 1960 area look worse.

[crone]

The 1960 area always has been the whipping boy for some people. It started as far back as the 70's.

Ponderosa Forest is a good neighborhood. The problem is the high school it is zoned to, as well as parts of the area north of 1960 zoned to Klein Forest. It's a hard sell. If you have no need for public schools, go for it. Since there is a perceived decline, you'd be better off, money wise, in Huntwick

We tried to sell our house in Woods Of Wimbledon 2, between Huntwick and the creek and hardly anyone would look. Since last spring they are going for $80-100 a foot. It is some of the best property bargains in Houston.

Many people here put down the area. I'll never understand why. Must be because we have a bus down 1960 now.

[LocalPlanner]

It is amazing how many people blame METRO for decline? Really, people? Just because people who don't want to or can't afford personal car transportation now are able to live in your school zone or get to jobs and services nearby, that destroys your neighborhood?

And again, with the criticism of starter homes. Are kids living in a $110,000 KB home going to ruin your schools?

In general, there's nothing instrinsically bad about apartments - all areas with commercial development should have them - it's just when their tenant standards become too loose you start getting negative impacts.

From my perspective, the devaluation of homes in the area has come from: (1) the perception of the schools (specifically Westfield HS and Klein Forest HS) - and suburban home values are still overwhelmingly driven by school desirability (2) Some of the design and construction features on the early 1970s homes that are considered undesirable today, compared to newer homes (3) The poor design of both FM 1960 as a street (high traffic volume, no landscaping until Green Medians arrived, no sidewalks) and the commercial developments alongside (poorly designed stores and strip malls that haven't aged well, awful signage clutter), which creates an unwelcoming gateway to the neighborhoods, especially compared to commercial streets in places like The Woodlands, Sugar Land etc. where landscaping and signage is more controlled and maintained.

[fnh]

The area reminds me of west Memorial before it became popular in recent years. If enough people see the value there and move in, the perception of the schools improving will follow. But it takes a few pioneers. I am always curious what the inflection point is, either on the way up and down.

I would pay a premium to be near public transit, but that is unusual in Houston apparently.

[ipuck]

Originally Posted by LocalPlanner

It is amazing how many people blame METRO for decline? Really, people? Just because people who don't want to or can't afford personal car transportation now are able to live in your school zone or get to jobs and services nearby, that destroys your neighborhood?

I blame the people that Metro bring in to the area. Am I being racial? Kind of, but fact remains crime go up with certain ethnic groups. There is a reason Sugarland is the least dangerous area in Houston.

Originally Posted by LocalPlanner

And again, with the criticism of starter homes. Are kids living in a $110,000 KB home going to ruin your schools?

Kind of also. Unfortunately lower income houses in ethic majority neighborhood tend to have parents whom don't value education as much. Am i stereotyping? Kind of, but is also back with facts.

I live in this area half my life. It is a shame what happens to 1960.

[usc619]

Originally Posted by ipuck

I blame the people that Metro bring in to the area. Am I being racial?
Kind of also. Unfortunately lower income houses in ethic majority neighborhood tend to have parents whom don't value education as much. Am i stereotyping?

To answer your question, Yes and Yes.

[ipuck]

Originally Posted by usc619

To answer your question, Yes and Yes.

I didn't ask a question. I was stating my opinion on what the area has become. Most people that used to live in the neighborhood obviously felt the same way somewhat as you can see how the neighborhood change. There are people in this discussion wondering why it is so cheap, I am giving them my opinion on why. I am not going to beat around the bush and be politically correct.

Do you live in katy? If i may ask, why you move so far out there?

[crone]

I guess all those thugs stealing TV's and robbing jewelry stores get away by bus.

We all want clerks at the drugstore and busboys at restaurants but NIMBY.

The bus runs through River Oaks.

The perception of lawlessness comes straight out of Commissioner's Court habitually underfunding the HCSO and the Constables. They, in turn, make money off of "private police" from HOA's. Time was when the crime was by the employees of builders and various LEO's trying to get contracts from HOA's.

[p0opstlnksal0t]

Thanks for the info guys. based on HAR pricing it looks like the area is getting more expensive at a pretty quick rate. I will be looking at more houses saturday and I am hoping to buy a house this year.

[dmarmy]

Originally Posted by fnh

The area reminds me of west Memorial before it became popular in recent years. If enough people see the value there and move in, the perception of the schools improving will follow. But it takes a few pioneers. I am always curious what the inflection point is, either on the way up and down.

I would pay a premium to be near public transit, but that is unusual in Houston apparently.

Thats why i bought in Huntwick north of 1960 (literally 2 mins walking). I don't have hobos walking in my neighborhood like many have implied. I see opportunity. With Exxon coming to the area and Noble energy building off 249 I just don't see a decline. I hope im right.