Briar Forest/Walnut Bend/Briargrove Park info needed (Tyler, West: townhomes, neighborhoods)

[TylerJ1288]

Looking at these general areas right now.... really liking Walnut Bend as the sq ft/price seems pretty good. Any insights into these areas? Are there young families in these areas?

We are looking for something with a less than 45 minute rush hour commute to Greenway Plaza, max $500k, at least 3/2, preferably something with a yard and need at least average schools. Prefer something with young families. We have flirted with the Heights area but the price point leaves us with the newer townhomes that have tiny yards... tons of young families and couples which is nice.

Any other suggestions would be helpful.... it's been a LONG search and having trouble finding the right mix. Hopefully if others like the above mentioned areas, that could be the ticket.

[houston-nomad]

I looked at that neighborhood years ago and liked it, I just wasn't wild about being on the Sam all the time to get to and from places I tend to go. We ended up buying in Maplewood South (77096) which has similar housing stock and prices. I love this neighborhood. Only parts of it flooded; my area for example was fine. Neighboring Westbury/Parkwest is also great, and Parkwest at least seems to be free of flooding issues. You can pretty much look at the flood maps and if you avoid the 100-year flood plain you're alright.

[gwarnecke]

Pretty nice area overall. Convenient enough to Greenway Plaza and the Galleria area. Also close to Terry Hershey Park, a great place to run and cycle.

Historically, the part of Walnut Bend south of Briar Forest was perceived as less safe and desirable due to its proximity to Westheimer. However, a large chunk of the northern portion of Walnut Bend flooded after Harvey. I guess the most-desirable location is now the southern part of the northern portion - there are at least a few streets there that made it unscathed through Harvey.

I cannot understand why Briargrove Park is so much more expensive than Walnut Bend. The neighborhoods are right across the beltway from each other, have fairly similar housing stock, and are zoned to the same schools (which Walnut Bend is closer to). Walnut Bend seems a much better value than Briargrove Park in that regard.

[texasroots77]

Great neighborhood with lots of families. Back part near Bayou flooded so keep this in mind. Also many families in Walnut Bend and Briargrove Park send their kids to private school.

[TylerJ1288]

Thanks for the info. Good to know about plenty of families and generally which part is nicer. Figured the northern streets were a bit nicer, although it looks like the southern streets are just fine

[Clothahump]

Originally Posted by TylerJ1288

Looking at these general areas right now.... really liking Walnut Bend as the sq ft/price seems pretty good. Any insights into these areas? Are there young families in these areas?

I live in BGP. All I can say is that I love it. Yes, young families in the area (I teach Taekwondo and most of our students come from BGP/WB/LE subdivisions).

Welcome to the neighborhood!!

[westres1]

Walnut Bend is a great neighborhood with a very active Mom's club, swim team and annual events like Fall Fest and Santa visits with hay rides. They also have food truck nights once a month on different streets. The very back flooded from Harvey but the other streets that flooded was only after the dam release. Easy access to Terry Hershey too.

[77030]

Good to hear positive things about Walnut Bend, I grew up there, my parents bought a house on Ella Lee brand new, in 1963. I sold the house after my mother died, back in 2007. Basically gave it away, as the area had fallen on hard times.

[westres1]

Originally Posted by 77030

Good to hear positive things about Walnut Bend, I grew up there, my parents bought a house on Ella Lee brand new, in 1963. I sold the house after my mother died, back in 2007. Basically gave it away, as the area had fallen on hard times.

There is one on Ella Lee currently listed for $497,000

[77030]

Originally Posted by westres1

There is one on Ella Lee currently listed for $497,000

Wow, that's stout! I sold my parent's house for $160,000. 4/2.5 with a pool. 2700 sf.