Timbergrove vs. Garden oaks (White Oak, West: condo, violent crime, credit)

[jcgttu]

Thinking about buying a house in either the Timbergrove or Garden Oaks area. I would prefer to be in Timbergrove, but have concerns about flooding, crime and overall potential.

For someone that has seen the two areas mature over the past several years, could you please shed some light on key differences/similarities b/w the two areas?

Haven t seen a direct comparison posted, apologize if i missed it.

[Poltracker]

I don't think the crime in Timber Grove is any worse than Garden Oaks. Actually Garden Oaks is closer to more crime-prone areas. That is not to say crime does not happen, it happens everywhere but it is not a particular problem in Timber Grove. Both areas have active Homeowner's groups though I believe the Timber Grove folks work more on their beautification projects. As for flooding, well it depends where in Timber Grove you are. Garden Oaks had flooding issues as well. The house I contemplated buying in Garden Oaks had one room (a converted garage) flooded during Allison and water ran under the rest of the house. Of course Allison is the compass point of extremely bad flooding events around here. I recall that houses directly along and south of TC Jester flooded and some closer to and south of 18th flooded but it has been awhile. I do know that the houses along Ella were ok. Check the TSARP website for the maps. My brother had just moved into his house in Timber Grove when that happened. Lucky for him I guess as the condo he had been living in on White Oak (Heights right next to White Oak Bayou) flooded severely.

Either neighborhood is nice. It just comes down to which house you like better.

[modster]

I would not base the decision on the neighborhoods, I would go with whichever individual house you liked better. Both are good areas and there is not enough substantial positives one over the other to "rule out" one or the other.

There are some sections of Timbergrove, I know over there south of 11th in the southwest section, that got hit hard in Allison, not sure about Ike. That would be a deal buster for me on those particular ones.

Garden Oaks has the bigger lots and the area has a little more character. I have seen posts where some people said section 1 of Garden Oaks, between Yale and Shepherd, experiences more crime with credit for that blamed on its proximity to Independence Heights right across Yale. I have no idea if that is accurate or not. I can't imagine either area is what I would describe as crime ridden or anything.

Good homes in hot in-town areas are hard to find. Keep yourself open to both areas and go with the house you like. I would pick one in the middle of Garden Oaks over one in Timbergrove that backed up to Shepherd or had taken in water, but I would take one in the middle of Timbergrove over one in Garden Oaks too near the freeway noise from 610. 6 to one, half a dozen to the other.

[cheryjohns]

The homes are in various degrees of upgraded and updated condition. Floorplans sometimes have been tampered with for the better - and some for the worse. All that being said, look at the house layout, the condition, the immediate block, the potential, etc. for your personal preferences. Stay away from the areas that have floooded before and go with what you like. Look in both subdivisions. You'll find the house that's best for you.

[westres1]

cant go wrong with either but I prefer Garden Oaks

[jcgttu]

Thanks for the feedback. I dont have alot to go off of, so I'm curious, what is the crime situation is really like down in these areas? I travel alot of work and want my wife to feel safe when I'm on the road. I have heard from friends of friends (not incredibly reliable) that this area can be prone to frequent crime, i.e. cars being broken into, etc. Is the crime generally limited to car breaks, house robberies, or even worse violent crime? I'm from West Texas where there is crime, but not what I would call 'violent' crime. Just trying to get a feel for a good area for us, looking to buy within 6 months. Thanks again for the feedback, it is all greatly appreciated.

[modster]

Originally Posted by jcgttu

Thanks for the feedback. I dont have alot to go off of, so I'm curious, what is the crime situation is really like down in these areas? I travel alot of work and want my wife to feel safe when I'm on the road. I have heard from friends of friends (not incredibly reliable) that this area can be prone to frequent crime, i.e. cars being broken into, etc. Is the crime generally limited to car breaks, house robberies, or even worse violent crime? I'm from West Texas where there is crime, but not what I would call 'violent' crime. Just trying to get a feel for a good area for us, looking to buy within 6 months. Thanks again for the feedback, it is all greatly appreciated.

You have to consider the source. Are these "friends of friends" people who live in far out areas that view anything close in as crime-ridden?

[jcgttu]

They live off of W 13th and Durham I think, claim to have had several break ins (cars) w/ in the past yr...<br>

[modster]

Crime stats are available on line. When dealing with inner-loop/edge of loop areas things can change within a couple of blocks.

[annawashere]

Hi- we've lived in Garden Oaks for 3 years now and I wouldn't live anywhere else. It's really convenient to downtown, the Galleria, 290, 45, etc. Not only that, but it' so beautiful, all the mature trees, people walking with their kids or their dogs in the evenings, (most) folks take care of their yards, and the deed restrictions keep the 3-story tonhouse from buiding up 3 on a lot. Like anywhere, you want to lock your doors, but I feel pretty safe as long as we use common sense. We like to sit on our porch swing in the evenings and watch people go by; it feels sort of country but with the in-town convenience. We're in our mid 40s and plan to live here until we retire!