Info: Sugarland, Spring Branch or Heights? (Houston, Sugar Land: apartment complexes, low crime, townhouse)

[parichay]

I am about to move to Houston (from London) with my family (my wife and I have a 6 months old kid). We are planning to buy a single-family house (between $300K-$350K): the main considerations being close (commutable) to downtown/Galleria area, low crime, good community (proximity to park/play area), good school district, good resale potential, close to shop/restaurants etc. The three areas that I have heard about from friends are : Heights, Spring Branch, Sugarland.

I will really appreciate any feedback on the above areas or suggestion for any other area.

Parichay

[modster]

Sugarland is a nice area, but it is a suburb with a serious commute. Spring Branch has its good sections and its bad. While the overall district is good, you will want to investigate individual schools carefully. The section of the district south of the Katy Frwy (I-10) is considered Memorial and is more expensive and sought after than the sections to the north. The Heights is a wonderful urban neighborhood filled with historic-type cottages and bungalows, and some newer mocktorian homes being thrown in. Nice park on Heights blvd full of kids and moms in the mornings. Not so sure about schools there.
That price range should allow you to get inside loop 610 in the areas along Braeswood, especially south of Braeswood. Ayrshire, Braes Heights, Linkwood, Woodside & Woodshire. Most are zoned to Bellaire High but I am not really sure about the elementary schools. Definitely check out Meyerland. Good schools, super close to the Galleria, right at the loop. Excellent curb appeal. One section does flood, so you will need to check on that.

[parichay]

Modster, thanks a lot for your response. I will certainly look into the areas that you suggested. However, do you have any thought about which are the good areas of Spring Branch (or alternatively, whcih areas to avoid)? Hope I am not imposing too much.

Parichay

[modster]

The small incorporated city of Hilshire Village in Spring Branch is good. Generally the stuff between 1-10 & Westview tends to be the better part of Spring Branch.

Houston has no zoning, so that results in a lot of block-by-block adventures in mature areas where they are built out and some things are kept up and some things are not. It also results in a lot of apartment complexes everywhere. Many of these have become run down and have driven down a lot of areas in town. Towards the north of Spring Branch you had a lot of that. Many of the old ones along Wirt Road closer to Hilshire Village have been torn down and replaced with new retail.

Garden Oaks is another very popular choice. Large lots, 40's era homes. Again I am not too sure about the schools though. Most of your close in areas don't boast the best schools. Poe Elementary is an exception, (in the museum district). But finding a a home for $350,000 in that vicinity would be a challenge.

A lot depends on the style of house you are looking for.

[AK123]

Welcome!

We currently live in Sugar Land. It's very nice, but is suburban to Houston and about 20 miles out from downtown. It's really a separate little city with it's own town hall and everything.

Before that, we lived in Memorial. This area is just south of Spring Branch. If you look in this area, I would probably suggest Memorial over Spring Branch. Meaning south of the I-10 freeway. We lived near Piney Point in a townhouse and loved it there. You could easily get a home like that there for $300K or less, but might be a little more limited with larger homes in your price range in that area. Check it out though.

The Heights I'm not as familiar with, but many areas of it are very nice. It is one of the more historic areas of Houston with older homes in Victorian style, quaint shops, etc. And very close to downtown. Not sure about the schools though.

So all these areas are good, it's just a matter of what you're looking for most and the specific areas you look at (i.e. there will be both good and not-so-good areas of the Heights, and I'd pick neighboring Memorial over Spring Branch).

[parichay]

modster/jjp,

thanks a lot for your very helpful tips.

parichay

[City Kitty]

As with all neighborhoods, its a trade off in price, schools and commutes. And generally Good Commute + Good Schools = $$. I think you've read that Sugarland is a bit far out. And with construction on the freeways, the commute can feel far longer than indicated on a map!
I just did this same research for client so here the short version: Spring Branch area (which includes Memorial, Piney Point, Hunter's Creek, Spring Valley, Bunker Hill, etc.) has a very desireable school district. Spring Branch ISD has 6 exemplary elementary schools - 5 are mostly zoned to the Memorial area where the homes prices can be quite high. Spring Valley is N of IH 10 has an exemplary elementary - Ridgecrest, and the area is still reasonably priced homes. There is new development in the area so the prices will probably continue to increase. Both areas will be an easy commute to DT/Galleria.
Bellaire is part of the Houston ISD. Bellaire can be very $$ but very popular with young families because of the parks and family and community activities and the easy commute to DT/Galleria and Medical Center. Meyerland is close to Bellaire and is also being redeveloped with new interest.
Personally, I love the Heights. Its funky, its eclectic and home to several studio artists. Lots of new development which is driving the prices up monthly. Still lacking in restaurants, it is very up and coming. Two fantastic restaurants have opened this year which is an indication that a neighborhood "has arrived." Its an easy commute to DT/Galleria. It belongs to HISD.
See www.springbranchisd.com and www.houstonisd.org for more info.

Don't forget there are many private schools to check out! I've heard great things about The Awty International School which is near Spring Branch/Spring Valley.

[parichay]

City Kitty,

That is a very informative and helpful response. I will be in Houston in early December to have a preliminary idea (before my high command aka wife makes the decision ;-)). The next thing will be to work out the property tax and other miscellaneous cost for the prospective areas.

Once again thanks for your help.

Parichay

[pak152`]

I lived in Hilshire Village for almost 10 years. a great little city with great folks.
If I were moving back to Houston I would try and live there again.