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how about these two subdivisions if give the considerations on keeping the house value and easily to sell in the future. The house in white oak is around $80,000 higher than lake hills in case that they are similar size, but most of the houses in white oak are already more than 15 years. The houses in lake hills are pretty new. and how about lake hills in St. John compared with west lakes in munster, they are similar price and similar age. thanks.
Last edited by windflower321; 05-28-2012 at 10:04 PM..
how about these two subdivisions if give the considerations on keeping the house value and easily to sell in the future. The house in white oak is around $80,000 higher than lake hills in case that they are similar size, but most of the houses in white oak are already more than 15 years. The houses in lake hills are pretty new. and how about lake hills in St. John compared with west lakes in munster, they are similar price and similar age. thanks.
Even though the homes in White Oak Estates are older than home in Lake Hills, there is still demand in this subdivision due to the prestige that the subdivision still holds in the area (some area builders still live here as opposed to their newer subdivisions elsewhere) and the top ranking schools in Munster. Homes in this subdivision have not had many issues selling or keeping their value (save for $1,000,000 plus homes that naturally take longer to sell anywhere in the area).
As far as Lake Hills, it is more upscale than West Lakes in Munster but a comparable home in Munster will cost usually the same or more than it will in Saint John due to the premium cost of land in Munster. Most people who can afford $500,000 on a home would probably rather build than buy existing. However, there is still lots of room to grow south of Rt. 30 in Saint John whereas north of Rt. 30 in Munster or Highland, land prices are at a premium. So the same person would rather build if they were buying south of Rt. 30, but in Munster or Highland, would probably have to buy existing (unless they wanted to pay over $150,000 for the same lot that would cost $85,000 in Saint John).
Schools in Saint John are also good by the way. I personally like Saint John because it is gaining some prestige and still has NEW housing options for those in the $250,000 to $350,000 range. You really don't new construction in Munster for that low of a price which is why many new families who want new construction can't move to Munster. There has been some new construction is West Lakes more recently in the $390,000 to $420,000 range, but some have had bid wars where they sold towards the upper end of that range before they were even constructed!
In the future, I believe that Munster will still be a very attractive place to locate due to all of the upgrades that have been going on in the town, proximity to Chicago for employment, high-paying jobs in the town itself, and the excellent schools. Saint John will continue to be an attractive place to locate as there is less traffic and congestion there, good schools, and affordable NEW homes. I really don't see how you could go wrong with either location.
how about these two subdivisions if give the considerations on keeping the house value and easily to sell in the future. The house in white oak is around $80,000 higher than lake hills in case that they are similar size, but most of the houses in white oak are already more than 15 years. The houses in lake hills are pretty new. and how about lake hills in St. John compared with west lakes in munster, they are similar price and similar age. thanks.
I'd start by saying you're in a very enviable position, those are two of the most desirable subdivisions in the entire area. I would agree with Northwest Indiana, that both are good options and I don't think you can go wrong with either. I know you inquired about whether the houses in these areas would hold their value. In my opinion, the main things to keep an eye on to ensure that the values do stay high are the quality of the schools in the town and the safety of the town. Both of these locations have strong public schools and are extremely safe. Either way, I think you'll be happy with your choice.
Could your guys give more comments on West Lakes in Munster, like it is connected to the small airport. Thank you.
It is not connected to the airport, but the airport borders it.
For a while, some of the lots bordering the airport property were not selling very well..but they have been filling up and the subdivision is now developing it's final phase.
There is a large plot of land off of Exeter Dr. that the school corporation owns and was supposed to be an elementary school. Of course, due to new funding issues, this plan was put on hold. West Lakes elementary students are zoned to Eads Elementary School which is on the northwest side of town and about a 10-15 min drive in the morning (longer if there are trains) so that is a downside. but if a school is built in West Lakes, it would be a VERY great amenity!
Another possible great amenity is the proposed train station that would be located on property south of the subdivision. This would be developed along with a second entrance into the subdivison. Right now, the BIGGEST downside to West Lakes is that it only has one entrance in and out (Margo Ln), and it is a looooong entrance. Also, the entrance to Family Christian Center is off of Margo Ln and traffic on Sundays and during big events is terrible. But the church is moving to Lynwood, IL within the next couple years so hopefully the problem goes away.
All in all, it is a nice subdivision to live in and probably the most "affordable" (by Munster standards) to build in (although the architectural requirements in the newest phase are the most stringent, increasing costs).
It is not connected to the airport, but the airport borders it.
For a while, some of the lots bordering the airport property were not selling very well..but they have been filling up and the subdivision is now developing it's final phase.
There is a large plot of land off of Exeter Dr. that the school corporation owns and was supposed to be an elementary school. Of course, due to new funding issues, this plan was put on hold. West Lakes elementary students are zoned to Eads Elementary School which is on the northwest side of town and about a 10-15 min drive in the morning (longer if there are trains) so that is a downside. but if a school is built in West Lakes, it would be a VERY great amenity!
Another possible great amenity is the proposed train station that would be located on property south of the subdivision. This would be developed along with a second entrance into the subdivison. Right now, the BIGGEST downside to West Lakes is that it only has one entrance in and out (Margo Ln), and it is a looooong entrance. Also, the entrance to Family Christian Center is off of Margo Ln and traffic on Sundays and during big events is terrible. But the church is moving to Lynwood, IL within the next couple years so hopefully the problem goes away.
All in all, it is a nice subdivision to live in and probably the most "affordable" (by Munster standards) to build in (although the architectural requirements in the newest phase are the most stringent, increasing costs).
All correct except for the possible train station. Munster is planning on having the train station (if that ever happens) further north near the Pepsi plant and the redeveloping commercial area (the old Simmons factory, it also opens the possibility of redeveloping the Indiana portion of the Lansing CC). It also much closer to the center of town.
The West Lakes location is no longer in the running for a train station. The only way that West Lakes gets a second entrance is if Main Street is extended. Unfortunately, residents the Dyer subdivision (Meadows) on what would be the other side of Main Street oppose the extension. They would prefer to keep the quiet that would be lost if a busy road is built (they would be closer to it).
Don't count on the school being built, the second entrance, or traffic being much less even with the church moving their services (they are keeping the building). The church directs traffic when they let out and they give preference to West Lake residents (they will stop their exit and let you go past first).
However its still a great subdivision. Its quiet (even with an airport next door) and seems a little off the beaten path. It also has the lowest requirement for new homes in Munster.
The biggest thing that is prohibited is vinyl and aluminum siding. But bi-levels, tri-levels & quad levels are generally allowed (most new Munster subdivision prohibit those styles). All building plans must be OK'ed by the developer, any homebuilder is OK too.
Minimum square footage is more reasonable too. One story 1,800 (must also have full basement). One and half story house must have a minimum of 1,600 on the first floor (and have a full basement). Bi, and Tri level must have minimum of 1,600 on the above grade levels (meaning, the lower level of the bi doesn't count towards the 1,600, the third level on the tri doesn't count). Also depending how the garage (like if it is a breezeway) is set the minimum on the bi & tri could be 1,800. Quads need a minimum of 1,500 on the upper two levels, 1,700 if a breezeway to garage. Two stories with a full basement is 2,200. Any house without a basement is required to have minimum of 2,200 on the first level.
Landscaping is required to be finished within the first year of permitted occupancy and a coachlight is required in the front yard and must be lighted all night. Other then that they don't require any brick or stone, though most homes have some brick. Wood and Fiber cement seem the most common siding.
All correct except for the possible train station. Munster is planning on having the train station (if that ever happens) further north near the Pepsi plant and the redeveloping commercial area (the old Simmons factory, it also opens the possibility of redeveloping the Indiana portion of the Lansing CC). It also much closer to the center of town.
The West Lakes location is no longer in the running for a train station. The only way that West Lakes gets a second entrance is if Main Street is extended. Unfortunately, residents the Dyer subdivision (Meadows) on what would be the other side of Main Street oppose the extension. They would prefer to keep the quiet that would be lost if a busy road is built (they would be closer to it).
Don't count on the school being built, the second entrance, or traffic being much less even with the church moving their services (they are keeping the building). The church directs traffic when they let out and they give preference to West Lake residents (they will stop their exit and let you go past first).
However its still a great subdivision. Its quiet (even with an airport next door) and seems a little off the beaten path. It also has the lowest requirement for new homes in Munster.
The biggest thing that is prohibited is vinyl and aluminum siding. But bi-levels, tri-levels & quad levels are generally allowed (most new Munster subdivision prohibit those styles). All building plans must be OK'ed by the developer, any homebuilder is OK too.
Minimum square footage is more reasonable too. One story 1,800 (must also have full basement). One and half story house must have a minimum of 1,600 on the first floor (and have a full basement). Bi, and Tri level must have minimum of 1,600 on the above grade levels (meaning, the lower level of the bi doesn't count towards the 1,600, the third level on the tri doesn't count). Also depending how the garage (like if it is a breezeway) is set the minimum on the bi & tri could be 1,800. Quads need a minimum of 1,500 on the upper two levels, 1,700 if a breezeway to garage. Two stories with a full basement is 2,200. Any house without a basement is required to have minimum of 2,200 on the first level.
Landscaping is required to be finished within the first year of permitted occupancy and a coachlight is required in the front yard and must be lighted all night. Other then that they don't require any brick or stone, though most homes have some brick. Wood and Fiber cement seem the most common siding.
I was told that while the town is purchasing acreage in the Lake Business Center for the train station, a station on the south end of West Lakes would still be possible if the Main Street extension went through AND interest in development followed. But you seem to have more knowledge on this so I would go by your word!
Also, I was told that while the Dyer residents may oppose the extension, they don't have a say because Munster controls Main Street. This is what I was told. The main thing is that the Dyer residents would not get an access road into that subdivision. However, even if Main was just extended so that West Lakes could have another entrance (and not all the way to Joe Orr) it would be great.
By the way, I have some questions about some developments in town that I will DM you.
how many aircrafts depart or arrive at Lansing minicipal airport, which is bordered with west lakes in Munster? does the airport have any future plan to develop ? I mean there will be more aircrafts ?
how many aircrafts depart or arrive at Lansing minicipal airport, which is bordered with west lakes in Munster? does the airport have any future plan to develop ? I mean there will be more aircrafts ?
Lansing recently completed a runway expansion (the north south runway). It has about 75,000 annual operations (landings and takeoffs). Compared with O'Hare and Midway, that's nothing. None of the runways point at West Lakes except for the entry area (where there are no homes, and will never have homes). Sure, there is some noise from landing and takeoffs. I had a friend who lived under the flight path on the Lynwood side, you would hear the planes going overhead, but there aren't coming over every five seconds. The airport is closed at night a good portion of the time.
If you have the budget of 450,000, which subdivision you would choose ? Lake hills in St. John or West lakes in Munster ?
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