Lexington neighborhoods (Louisville, Nicholasville, Georgetown: for sale by owner, houses, buyers)

[bluegrass17]

I've noticed that searching for neighborhoods in Lexington is not easy to do online. Not sure if the areas just aren't distinct or if the city isn't big enough to garner attention, but the best I've been able to do is sort Lexington into various zip codes. My wife and I would love to find a house in the $150-$200k range, preferably with 1/4-1/2 acre and in a neighborhood where this is the norm (we can't stand houses built right on top of each other). Age of home isn't a big deal as long as it doesn't need a lot of updates. What are some areas of Lexington where we can find this kind of neighborhood? We love friendly neighbors, quiet streets, large shade trees and will be looking for good schools in the future. We have visited Lexington and like it, and jobs are not a problem, so I really am just curious about houses/'hoods. Thanks for any help!

[LEXpert]

Well, that is kind of hard to do in Lexington in that price range. You are pretty much going to be in neighborhoods that are from the 1980's and earlier. The updating gets harder with that kind of age, but, it is easier to update a house than it is to add a bigger yard.

For your price range, I would look in Eastlake and the area around it (Squires Rd/Alumni Dr./Buckhorn Dr.) Gainesway would also be a good pick. It is mainly 50's and 60's houses. You MAAAAY be able to find something around Albany Rd or Montavesta, but most of those are over $200k if updated. Around Landowne Dr. and Bellefonte may work (Roads such as Crillion). At the end of Landowne is a neighborhood called Brigadoon. A little further out Nicholasville Rd is the old part of Southpoint. The lots are big and the houses are from the 70's. Idle Hour Drive is a road that has some big lots. You have to watch out there because there are a few that back to a light industrial zone.

That is about all I can come up with off the top of my head.

Try using lbarmls.com for your search. It is our local MLS. EVERY other search engine is feed from this one. Lexington is divided up into 4 areas on lbar. 1 NW Lex, 2 is NE Lex, 3 is SE Lex and 4 is SW Lex. Areas 3 & 4 are the most popular due to shopping and schools. Area 2 is pretty popular, but mostly for newer houses and retail. Area 1 (with the exception of a few newer areas between Leestown and Georgetown) is an older area. The schools are not as good and there is less retail.

We're all happy to help on here, so feel free to keep asking questions!!

[timelesschild]

Look in Southland. The houses are well-built, with 1/4 to 1/2 acre lots, big shade trees, and good schools. The houses date from the late 1950's and the neighborhood cohesion/ambience is good. I've posted on this topic before. Another good thing about Southland is its convenience!

[LEXpert]

Southland is a great area. I think it is the Chevy Chase of the future. It has location and charm. It will surely attact buyers who want to fix the houses up, which drives up value. I can even see a time when people add on to the houses much like we have seen in Chevy Chase. The lots are good sized, but most of them, according to the PVA, are an average of about 1/5 an acre. Most of the lots are very deep, but not that wide. The area with the largest lots are on the south side of Southview.

[Micah Girl]

There are houses that come up in the top end of that price range in Rabbit Run off Harrodsburg, and it's a great neighborhood. It's nice to be on the entry level side of a neighborhood because you can always sell later because of location and a comparatively good price.

[timelesschild]

Rabbit Run is a good idea. Some of the houses have good-sized lots, too.

I have only seen the bigger lots in Southland - and plenty of them - it is true that the lots are long and narrow, though. The back yards can be like parks - very nice.

[bluegrass17]

Thanks to each of you for your suggestions. I'm vaguely familiar with Southland, and did think it was a good fit when I happened by that area. Rabbit Run I've not seen, and the same is true for a few of the other neighborhoods mentioned.
LEXpert- I have seen the website mentioned and liked the search tools, it's just that the search begins with lexington divided into 4 sectors rather than the various neighborhoods. I've noticed that for Louisville and Cincinnati, people frequently recommend certain sectors of the city, but others indicate certain neighborhoods that have distinct character or other positive attributes. It seems that lexington neighborhoods are not so readily distinguished from each other. That, or no one has taken the time to describe these differences online. Perhaps it is just that Lexington is smaller than the neighbors??
As for my earlier comment about older homes and updates...I don't mind the prospect of updating (in fact, I would love to do it, just don't have the financial means at present), I just don't want a home that NEEDS many large updates upon move-in, like furnace, roof, etc.
Again, thanks to each of you for your help! Any new ideas or elaborations would be awesome.

[LEXpert]

Lexington neighborhoods are distinguished from each other, but there is no way really for the public to seach more specifically. That's why I told you about the 4 areas. I don't know why, but that is just how the realtor board does it. The lbarmls.com site is even better than the regular old lbar.com!! Probably 30-40 years ago those areas made more sense. I can search on lbar by zip code, schools, neighborhoods, and price range rounded to the nearest thousand. I can even include or exclude just about anything: building style, age, lot size, dining options, 1st floor master, type of siding/flooring, etc. Of course I pay about a thousand buck a year for the privilege.

If you want, I can set you up a portal that will send you listings that match your criteria. No pressure or sales pitch. It is something that takes me about 3 minutes and then is on auto pilot. All I need is an e-mail address and some search criteria. I have a lot of people using this tool that I have never even contacted, so don't think once I have your e-mail you'll get spam from me. If not, cool with me.

Also, it would be hard to get into Rabbit Run for under $200k. If you were happy with the lot size in Southland, you can't go wrong there. I would just avoid the streets that face the back of the stores on Southland Drive, and maybe Eastway due to the train track.

[EclecticEars]

Originally Posted by bluegrass17

I've noticed that searching for neighborhoods in Lexington is not easy to do online. Not sure if the areas just aren't distinct or if the city isn't big enough to garner attention, but the best I've been able to do is sort Lexington into various zip codes.

It's both.

[Micah Girl]

This is how you use lbarmls.com as a househunter. (I became expert when I was looking for our house!)

Go to The Lexington Bluegrass Multiple Listing Service (Put in lbarmls.com--very important, not lbar.com)
Click on Find Properties tab
When new page comes up click the following items:
*Residential
*Single family
*Area #4 (for example for SW Lex.)
*Subdivisions (click for particular subdivision, eg type in Rabbit Run or "click here" for total list of subdivisions in that area of the city.
*Click on any other tabs that are important to you to start your search: eg zip code (which isn't always imp.), price range, # bedrooms, bathrooms, etc.

Then search. If it's too broad of a search they will make you further define your criteria. Once you get the hang of it, it's addictive!

I noticed that right now in Rabbit Run the cheapest listed house is 214.5K, but there are neighborhoods within neighborhoods in Rabbit Run, and cheaper houses next to more expensive houses. Like anything, it's timing!

If you think Southland is a possibility, you might also consider Open Gates, Monticello, Robinwood, Stone Creek or Stonewall.

Also remember to drive around neighborhoods that you like because there are often "for sale by owner" houses that you won't find through lbarmls.com

Happy hunting.