North vs. South of 1960 (Spring, Tomball: real estate, apartments, income)

[joliethompson]

I am very confused on this whole stay north of 1960. Is it because of safety, value, schools, or something else? I have heard stay away from Greenwood Forest because of the schools, but then I have heard to stay away from Spring ISD as well. I thought the houses North of 1960 were zoned to Spring. What am I missing? Thanks!

[SkyeAnjel]

North of 1960 is considered the more desirable areas because they are zoned to Klein schools, I am not sure where Greenwood Forest is zoned to but may be Klein Forest which is the least desired of Klein schools. If you have no children then it doesn't matter except in resale value. 1960 area is not as safe as it once was although I believe most of the crime is toward the 1-45 are and not in the Greenwood Forest area. Greenwood Forest is right across from Champions and has a nice shopping center and is a nice older neighborhood.

[Mr. Football]

I grew up in Greenwood Forest & Ponderosa Forest and graduated from Westfield in the early 1990's when it was still nearly 80% white with Exemplary ratings K-12. Spring ISD was, at that time, rated as one of the best in the State of Texas. Sometime in the late 1990's the demographics of Westfield and Klein Forest HS underwent a major demographic shift from predominately white middle/upper middle class schools to mostly minority and economically disadvantaged. Their feeder zones stretch all the way from 1960 to the Beltway and beyond in KF's case and area which rapidly filled up with apartments and cheap housing. Thus, those two schools became more mixed than the typical Champions area demographic and area North of FM 1960 which is anywhere from 70-80% white and mostly middle/upper middle class $100K plus HH income (stretching from I-45 all the way West past 290).

Those nice neighborhoods that were unfortunately caught in the demographic shift are still beautiful neighborhoods, with many of the original residents (now empty nesters) living there. The demographics of those neighborhoods are really no different than the ones across the street zoned to the 'better' schools. The only thing that has changed is that while the homes across the street's property values have risen, while the homes in Greenwood, Olde Oaks and Ponderosa have remained somewhat stagnant. Still, they're beautiful well-kept neighborhoods. They were some of the first neighborhoods out here.

With that said, there's good news. I believe all of the neighborhoods north of FM 1960 in Klein ISD, currently zoned to Klein Forest, are slated to be rezoned to Klein HS (as well as some to the South) as KF has become overcrowded and needs enrollment relief. No more High Schools will be built on that side of the district, so the district will alleviate overcrowding by shifting enrollment north and west as that is where the majority of growth in the district is taking place. Hopefully Greenwood Forest will be in that mix. From a Real Estate perspective, this will immediately revitalize the market in those neighborhoods and return them to their original state.

If you don't wish to take a chance on that, then there are 8 other solid HS zones to choose from: I recommend Klein, Cy-Creek, Klein Collins, Klein Oak school zones in that area or further over to Cy-Fair, Cy-Woods, Cy-Ranch and Tomball.

I might suggest that you take a look at a very large, established neighborhood in the Klein HS zone, Memorial Northwest.

[joliethompson]

Ok. Thanks. If I am not worried about the schools should I be worried that I will lose money on a house in Greenwood Forest?

[Mr. Football]

If Greenwood gets rezoned, your house will gain 25-40% of its current value (perhaps more).

If not, worst case, you'll probably break even.

It's a great neighborhood with a nice history and is located in the epicenter of what demographically and physically is a very nice area with lots of amenities.

[SkyeAnjel]

I get more questions about Memorial Northwest then any other neighborhood. It is a beautiful neighborhood that is often overlooked.I didn't know about the rezoning, that would be great for those neighborhoods.