Telfair - builders (Houston, Sugar Land, New Territory: power lines, mortgage, broker)

[Topaz]

Originally Posted by SilverWings

Hey, why the west side putdown?

Sorry! Not a put down so much as an observation of the pricing trends for resale purposes. As an investment, the demand seems higher on the side closer to Telfair, possibly because of proximity to Sugar Land's main retail?

I suppose this could change since Brazos Bend Elementary is rated so well now and if they ever finish all the construction around Greatwood, there will be better access from the far side of New Territory.

Does that help?

[icon7]

Plus if you want a slightly newer house in NT, you have to look on the west side of 99. I am partial to East side only because my folks live on the East side in Pointe Royale.

Originally Posted by Topaz

Sorry! Not a put down so much as an observation of the pricing trends for resale purposes. As an investment, the demand seems higher on the side closer to Telfair, possibly because of proximity to Sugar Land's main retail?

I suppose this could change since Brazos Bend Elementary is rated so well now and if they ever finish all the construction around Greatwood, there will be better access from the far side of New Territory.

Does that help?

[sxrckr]

Originally Posted by Topaz

Telfair is ideal for people who want all the conveniences of Sugar Land and they want a newer home. The homes in First Colony and New Territory are aging and if you buy in one of these neighborhoods, you either have to find an updated home or be prepared to update it yourself. ...

Yes a lot of them are older, but you can still find plenty built 2000 or after. I mean, we were really considering Telfair for awhile, but after looking around more it's becoming harder for us to understand it. For example, what you can get in nearby areas that is still considered newer construction

13911 Blue Vista Dr, Sugar Land, TX 77478
4807 Plato Park Dr, Sugar Land, TX 77479
4202 Stone Oak Ct, Missouri City, TX 77459
14902 Bennetts Mill Ln, Sugar Land, TX 77478
4003 Laguna Point Ln, Missouri City, TX 77459
14207 Silent Lake Ct, Sugar Land, TX 77478

Now, Telfair
6719 Hathaway Lane, Sugar Lane, TX 77479
6806 Alden Ct, Sugar Land, TX 77479
2135 Ralston Branch Way, Sugar Land, TX 77479

Now, if I'm missing something on Telfair pricing, I'd like to know. We might still consider it if I can get some good opinions on why it's really worth 100k extra for the same kind of home as those that are even closer to all the shopping.

Otherwise, I'm open to other suggestions.

And I did ask around about the west Memorial area in Houston, and was told that there was no more vacant land in most of 77079 (to build crummy apartments on, for example). So it's still on our list as well.

[revive]

I know what you mean, as I was in the same boat a few months ago. Initially, I also liked NT very much. Some of the things that tipped our decision to Telfair:

- Someone told me that Sugar Land started applying a much stricter building code around 2003/2004 (?) which requires e.g. double pane windows, etc. Houses built thereafter are more energy efficient (this means lower utility bills), and more sound-proof. Upgrading an older house to match this standard will cost $$$.

- Upgrades of older homes are outdated and just naturally don't look as nice as new homes. Again, upgrading will cost $$$.

- Location is slightly better than NT (closer access to 59), although granted First Colony is even better (but FC has much older houses).

- Telfair will build a new high school which should be better than Kempner or even Austin.

- Ability to customize home to your liking, and satisfaction of living in a 'new' house. Apparently these are a big deal to many people, including my beloved wife


So to summarize, we felt that upgrading an NT/FC house will cost $$$ + hassles, where at the end the total cost would be close to a new Telfair home. Coupled with the ability to customize and living in a brand new house, we went for Telfair. Now that the house is nearly done, we feel very satisfied with the house and indeed we feel we still got a good deal, even though it's not cheap!


Having said this, I think the Telfair listings that you posted are overpriced. The rule of thumb is Telfair should be around $120/sqft, unless if the home has exceptional upgrades (which is not the case in your examples). So if you're interested in Telfair, by all means, negotiate!!

Originally Posted by sxrckr

Yes a lot of them are older, but you can still find plenty built 2000 or after. I mean, we were really considering Telfair for awhile, but after looking around more it's becoming harder for us to understand it. For example, what you can get in nearby areas that is still considered newer construction

13911 Blue Vista Dr, Sugar Land, TX 77478
4807 Plato Park Dr, Sugar Land, TX 77479
4202 Stone Oak Ct, Missouri City, TX 77459
14902 Bennetts Mill Ln, Sugar Land, TX 77478
4003 Laguna Point Ln, Missouri City, TX 77459
14207 Silent Lake Ct, Sugar Land, TX 77478

Now, Telfair
6719 Hathaway Lane, Sugar Lane, TX 77479
6806 Alden Ct, Sugar Land, TX 77479
2135 Ralston Branch Way, Sugar Land, TX 77479

Now, if I'm missing something on Telfair pricing, I'd like to know. We might still consider it if I can get some good opinions on why it's really worth 100k extra for the same kind of home as those that are even closer to all the shopping.

Otherwise, I'm open to other suggestions.

And I did ask around about the west Memorial area in Houston, and was told that there was no more vacant land in most of 77079 (to build crummy apartments on, for example). So it's still on our list as well.

[jimmyhere1]

Originally Posted by CanTex

My realtor steered us away from Perry. Huge square footage in their 2 story plans drive the price/ft2 down, and a lot of that area is "wasted" in the 2nd floor public rooms and the bedrooms (for the overall size of the home) are small. We chose Trendmaker.

How is your experience with Treandmakers? I see people here saying the David weekley and highland builders have the ebst quility homes? With Treanmakers, were you able to bring the arte down? Whihc model you are going for if you don;t mind and the price you r looking at?

[jimmyhere1]

Well , when you say below 2006 price what was the price in 2006?
Also I am getting this that Treandmakers comes with most as standard, but with david weekley, most of them are upgrades. An y thoughts on this?

thanks
Joimmy

Originally Posted by icon7

DW builds on 80 foot lots with an average size of 80'x130', Vb build on 70'X125'. You can get larger lots too it all depends on where the lot is. Both are good builders. As you go higher up in price, there are more features and additions. Just compare the standard features in both homes. The section where DW is building is moving slower than the section where VB is building. I currently live in Telfair. and the prices per Sq. Ft are reasonable. i think the rates are closer to $125/sqft. Where you might gt a better deal is on an inventory house. Trendmaker, Perry, and VB have inventory homes take a look on HAR.com. Even better deal might be on a few of the pre-owned homes that people realized that they cant afford 1 year into it. I saw a few that were listed at or below 2006 prices for the area.

[usc619]

Originally Posted by sxrckr

Yes a lot of them are older, but you can still find plenty built 2000 or after. I mean, we were really considering Telfair for awhile, but after looking around more it's becoming harder for us to understand it. For example, what you can get in nearby areas that is still considered newer construction

13911 Blue Vista Dr, Sugar Land, TX 77478
4807 Plato Park Dr, Sugar Land, TX 77479
4202 Stone Oak Ct, Missouri City, TX 77459
14902 Bennetts Mill Ln, Sugar Land, TX 77478
4003 Laguna Point Ln, Missouri City, TX 77459
14207 Silent Lake Ct, Sugar Land, TX 77478

Now, Telfair
6719 Hathaway Lane, Sugar Lane, TX 77479
6806 Alden Ct, Sugar Land, TX 77479
2135 Ralston Branch Way, Sugar Land, TX 77479

Now, if I'm missing something on Telfair pricing, I'd like to know. We might still consider it if I can get some good opinions on why it's really worth 100k extra for the same kind of home as those that are even closer to all the shopping.

Otherwise, I'm open to other suggestions.

And I did ask around about the west Memorial area in Houston, and was told that there was no more vacant land in most of 77079 (to build crummy apartments on, for example). So it's still on our list as well.

14902 Bennetts Mill Ln, Sugar Land, TX 77478 and 14207 Silent Lake Ct, Sugar Land, TX 77478 were clearly the two best homes on you lists IMHO

[icon7]

Since 2006 prices have gone up about 8-10%. Trendmaker is a very good they give you lots of standard features that are truly upgrades. You maybe able to bargain with them on the inventory homes. Get a good Realtor and split the commission. Depending on the home, that can be 7-10K or more! They also have lots of flexibility beyond listed upgrades. Ask them about that too. DW and Perry make their $$$$ on upgrades. Best thing to do is really visit each one and weigh your options. There are a few nice Trendmaker Inventory homes out there. August/Sept. is a good time to deal because it will be the end of their quarter.

Good Luck!

Originally Posted by jimmyhere1

Well , when you say below 2006 price what was the price in 2006?
Also I am getting this that Treandmakers comes with most as standard, but with david weekley, most of them are upgrades. An y thoughts on this?

thanks
Joimmy

[coolsid]

Originally Posted by revive

If you want "quality", then take a close look at David Weekley and Highland Homes. I'm not really surprised if Weekley can give you 15% discount, because their price (I think) is already inflated to begin with. They claim to be above and beyond other builders in quality to justify their price premium. In all fairness, Weekley builds beautiful houses (check out their Lilac model). But the level quality still doesn't warrant the level of price they're demanding. I'm building with Highland now, and I think they build absolutely beautiful houses (check out their 988 and 959 models). I would argue that Highland holds its own in terms quality vis a vis Weekley or other builder in Telfair.

If you want "value" for your money, then typically Perry Homes offers the lowest $/sqft. Other than that, you have to hunt for inventory deals among the aforementioned builders (village, trendmaker, etc.). Bear in mind that $/sqft reflects the level of upgrade the home has.

If you want "starter" home in Telfair (ie $325k or below), then look at Beazer, Rylie, Darling patio homes.

I live in Telfair, infact we christened the community. If you really want value for your money then you would want to go to one and only that is Highland Homes. They have some great models and if you can get hold of inventory home you will get a good price. The upgrades are already there in the house so you don't have to go through the process of thinking for upgrades and stuff. Just get your furniture and enjoy the house.

[icon7]

For me highland just did not make the style i was interested in. when I looked closely, the houses looked the same. Plus I did not want a garage on the front. and all their models had that design either front facing or side facing. I did almost buy one of their Huntington inventory homes, but the power line in the backyard made me run like crazy. They do build a nice home, but I am just not that familiar with them.

One of my friends just built a Perry home in Telfair and told me that Perry does not include sod for the backyard or any crown molding!!! Now i can see why they can build a larger home that is cheaper per SQ. FT. than everyone else. they cut a lot of corners. Guess who gets to help him sod his yard ...Oh well.

Originally Posted by coolsid

I live in Telfair, infact we christened the community. If you really want value for your money then you would want to go to one and only that is Highland Homes. They have some great models and if you can get hold of inventory home you will get a good price. The upgrades are already there in the house so you don't have to go through the process of thinking for upgrades and stuff. Just get your furniture and enjoy the house.