Katy - sub divisions for resale (Houston, Cinco Ranch: cul-de-sac, for sale, real estate)

[Lrm123]

Hi,
We are looking to move this year to Katy south of I-10. Our budget is around 600k. The schools we are considering are cinco ranch, seven lakes and Tompkins high. It's very likely that we will need to move again in 2 yrs. out of the following areas, which would be an easier location when it comes to selling.

1. Nicer but older home in Grand Lakes
2. Nicer but older home in cinco ranch - east of 99
3. Seven Meadows
4. Silver Ranch
5. New home in Cinco Ranch northwest.

Thanks for any advise.

[Sollaces]

With that price tag you can settle anywhere. Do a search for Katy Independent School District zone lines to figure out the area you're narrowing down. It's huge. Firethorne is another subdivision not on your list and has a lower tax rate. Cinco SW is another and only 10 years old with many many newer homes. All of Cinco Ranch both old and new, north and south are all designed by Newland Communities and is a planned one - They are well managed for flooding, something you do need to look into when deciding.


There are really nice homes in Fulshear too. Cross Creek Ranch has more native grasses and such in their landscaping and has bigger newer homes. For the commute, 1093 takes you into Houston.


It depends on what you want. Old Cinco Ranch does have nice homes and an excellent HOA - The board members live in the community and only manage their own. Cinco SW is managed by a company that manages at least 12 if not more areas around Houston and don't live in the subdivision.


Check tax rate - It varies from area to area. Waller county will be cheaper than Harris or Fort Bend. Katy ISD encompasses all 3 counties. Katy Trails is a newer one but I don't know much about it. Cane Island is close to I-10 but is really costly tax wise.


You have lots of choices!

[Lrm123]

Thanks Sollaces. Of these areas, which one do you think will be easier to sell if I have to in 2 yrs? Or is that not a big deal in Katy.

[Sollaces]

In a managed community where everyone keeps their property up, you'd be able to sell your place wherever you live. You could ask your realtor that and look at specs.


Cane Island seems to have a harder time selling. That area is rather new and it's competing against other new areas / older established areas.


I think you should figure out what type of home you want, size, cost, taxes, and see if you like a specific builder. . . Then look at the Katy ISD map and school zones and see if you want to live close to the elementary school or not. Bus the kids or not.


For the right price and location a home always sells. Cul-de-sacs are more popular and quiet streets. Most people like the split plan with the master on one end of the house away from the other bedrooms. If you're only going to be there 2 years you might look into renting a home. Or invest in a new home and when you sell it'll be 2 years old, still under builders warranty yet have window coverings and plush landscape and larger trees.


It's really a toss up. I doubt you could go wrong in any of those neighborhoods.

[descovy]

Of those I like Grand Lakes the best. It's got a great K-12 feeder system and most convenient for most shopping and errands.

I will tell you, selling a $600k home can be tough around here (in general). I've had two different friends try to sell $600k homes in a hurry (job transfers) and had a real hard time.

Anecdotaly, it seems that people who can afford 600k come from out of state where real estate prices are higher in general. So they sell the cramped Cape Cod in a middle class area for the price of a large $600k home in an MPC.

But the average Houston homeowner steps up in housing in smaller increments. So you're likely needing to count on an out of Towner to buy your $600k home.

It seems under $400k is the sweet spot for homes to sell quickly in South Katy.

[Nakika]

If you know you're going to be moving in 2 years you should lease a home. The market at 600k can be difficult to resell and there isn't a very good chance your home value will increase enough to make your money back from closing, realtor fees, property tax, repairs, and moving costs. You should be able to find a very nice lease in Grand Lakes in the 3000-4000 range that will suit your needs. It's less risky and you will be able to move quickly and hassle free to wherever it is you need to go next.

[azinwood]

yeah, 2 years turnaround is fast.

[ToyYot]

Originally Posted by Nakika

If you know you're going to be moving in 2 years you should lease a home. The market at 600k can be difficult to resell and there isn't a very good chance your home value will increase enough to make your money back from closing, realtor fees, property tax, repairs, and moving costs. You should be able to find a very nice lease in Grand Lakes in the 3000-4000 range that will suit your needs. It's less risky and you will be able to move quickly and hassle free to wherever it is you need to go next.

Totally agree, crazy to buy and then sell in two years.

[Sollaces]

Yes, that is my thought two -- That resale in two years is hard. The good news is there are TONS of rental homes out there in all shapes and sizes. They're just as plentiful as the homes for sale. I know you can find a lot of selection in all the subdivisions listed on your poll as well as many others.

[jd433]

I think you should add those into the mix. One of my favorites is Green Trails. It would cut off 15-20 minutes of your commute at least if you work anywhere in the energy corridor or Houston especially with the traffic on Grand Parkway and the I-10. The schools are just as good too. If the budget is 600k DO NOT BUY WAY OUT IN THE SUBURBS if you want appreciation. You may need to buy in 77024 or even inside the loop on the Northwest Side instead. You may need to look deep inside Houston for the appreciation. Especially with such a short ownership time. Remember the cost to sell the home will be high as well.