Where would you live? (West, Meadow: near, meadows, hear)

[Oildog]

Depends where you work...Kingwood, Katy, Clear Lake, Pearland

[aj007]

I decided on Garden Oaks, we love it! Grant it this was 4 yrs ago lol

[westhou]

Pearland or Kingwood. They have the best commute and that's really all that matter. All the suburbs are pretty much the same with the distance from Houston being the only difference.

[inwood dreams]

Originally Posted by modster

The white one next to the small office building? It is a total gut & remodel job. Nice block though and good deep lot. It is just one for someone who doesn't mind doing a serious remodel.

Modster, what would you guess one would need to pump into a remodel (dollar wise) of that scale?

[inwood dreams]

Originally Posted by westhou

Pearland or Kingwood. They have the best commute and that's really all that matter. All the suburbs are pretty much the same with the distance from Houston being the only difference.

What neighborhoods in Pearland would you rec?

[modster]

Originally Posted by inwood dreams

Modster, what would you guess one would need to pump into a remodel (dollar wise) of that scale?

It depends on what people do and whether, for example, they get a kitchen at Ikea or Lowe's with GE appliances or they get Poggenpohl cabinets with a Viking stove etc.

That house could easily soak up $60,000 to $70,000.

[texas7]

I think those who are willing to invest in Glenbrook Valley will get a heck of return one day in the future when they resell. As the neighborhoods transition and that one eventually will - the prices will skyrocket due to the proximity to town.

[inwood dreams]

Glenbrook is next on our list to go check out. We went out to Sienna Plantaion yesterday. Very nice, great place for kids, I'm sure. I've just never really pictured myself as a suburb kinda gal...but after driving around a bit, I get the appeal.

[texas7]

I think the prettier, larger homes on the larger lots are on the North Side of Bellfort (same side as the home on Erie that Modster posted). Modster is the go-to person on that area as far as info.

[modster]

The in-town choices and the suburban choices are definitely apples & oranges.

On the topic of Glenbrook, it's turn-around will be dependent upon inner-looper types prices out of lot of other places. I don't see it appealing to people with suburban palates. A lot of city-folk, however, just absolutely won't do the suburbs. For this audience with less than $250,000 to spend, (that wants a house not a town house), they won't get into 77005 or 77006, (Montrose). Other than a hardi-plank box-of-a-patio-home in the old 4th ward, they won't get in 77019 either. Going southwest is Southampton, West U, then inner loop Braeswood & Bellaire & Meyerland just beyond. With very few exceptions (which would be dismal choices & at the far fringes of that area) you aren't getting anything under $250,000 there. Most of 77007 going northwest is above that price point except for shacks selling at lot value. Houses in the 6th ward can exceed $200 a foot. Most of what you will find in that area for under $250k is tiny, tiny with one bath. There will be exceptions but they are few & far between. It can be done in Garden Oaks, Timbergrove & Lazybrook so long as you are okay with no more than 1200 - 1400 square feet and a ton or remodeling.

This audience is then forced to places like Oak Forest, which is a booming area & a nice neighborhood, but let's face it, the houses are not exactly architecturally compelling. A lot of people want a house with more character. Westbury is the other popular choice & while close to the Galleria, it is a good bit farther from downtown than the southeast side options, including Glenbrook. (some argue this but if you drive the mileage & time it, it is considerably closer). Willow Bend still offers a few options but they are limited and as soon as the market picks back up I think it will be above that price point except for total train wrecks.

These people often turn to the east end, often times last, but they turn to it eventually. Eastwood is turning for the better but the challenge is the homes are usually all fixed up and now $250,000 & up & for some they are not large enough, or they are total disasters for $100,000 but need another $80,000 to $100,000 put into them. Not everyone is up for a major restoration & the ones in between these two extremes are few & far between. This can rule it out for a lot of people even if they would like to live there.

Idylwood is usually included in the hunt & certainly there is stuff under $250,000 but again you are looking at smaller homes & a lot of times there isn't much available.

No one starts out wanting to live off of fashionable Broadway. Mid-century modern enthusiasts will start out there, and sometimes people working at UH or who grew up in the area & still have a favorable outlook on the neighborhood. For everyone else it is a process of elimination that eventually leads them there. I am on the front row of seeing who is moving in the northern section, and the demographics have taken a decidedly upward trend. I sold two last month to people moving from general/near Montrose area, one from the Bel Aire apartments on Allen Pkwy & the other from around 59 & SW freeway, one pending to a guy who sold his house in Shadow Creek Ranch. He's two doors down from a guy & his partner that moved from Cole's Crossing in Cypress. I sold one earlier this year to a couple that are oil & gas regulatory analyst that moved from the Heights. So I feel like the trend is there, although the slower market has affected it some. Once the market strengthens I think we will see the turn around continue.

That area is definitely not for everybody. Only those with a certain tolerance for transitional neighborhoods. It is what it is. It is also not the ideal distance for the hard-core inner looper types, but still falls within the scope of an acceptable distance. There are other areas that are farther along in coming back, so it is just where do you want to catch the wave on the gentrification cycle. I expect (hope?) that it's stock will go up so to speak, as demand for close in areas grows.