The Next Hot Area (Raleigh, Durham: work, housing, subdivision)

[salatheel]

I have heard that Clayton could be the next hot up and coming area. Where do you think will be the next?

[raccemup]

Knightdale

[Bull City Rising]

My guess (and this is strictly IMHO!) is that eastern and southern/western Wake, plus Clayton, will be hot for some time.

However, as the area continues to grow, I figure that in about 10-15 years time the commute will be so much worse from those areas that they'll become less attractive. Ditto, and sooner, should gas prices soar due to political instability or the much-debated peak-oil scenario; the effect lessens if Wake/Johnston leaders wrestle the TTA rail plan from a Durham-Wake one to an RTP-Cary-Raleigh-Johnston one (which I don't think will happen.) Finally, if Wake is not able to maintain school quality with growth, or support for funding as needed, that's a major red flag.

If I'm betting right... with the opening of the East End Connector in Durham, the area between US 501, I-85, and Falls Lake could see Knightdale-style growth, given opportunity for new subdivisions and schools and 10-minute RTP commute. Also, I would expect to see Orange and eastern Alamance Counties do well, again due to the easier commute options to the park and Duke/UNC.

But like I said once already today... none of us have a crystal ball on this!

[North_Raleigh_Guy]

Originally Posted by salatheel

I have heard that Clayton could be the next hot up and coming area. Where do you think will be the next?

I think Clayton, Holly Springs, Fuquay Varina, and Knightdale are already the latest up and coming areas. They already appear to be very popular with people moving to the area and are experiencing a ton of development. However, I also agree with the previous assesment above. I think as time goes on the commutes from these areas, which are essentially "bedroom communities" of Raleigh, will continue to grow to the point that it reduces their appeal to those working in Downtwon Raleigh, Durham, or in RTP. I do think Knightdale will for the most part always remain a reasonabel commute to downtown Raleigh, but I would not want to commute out to RTP from there as development continues to grow in this area.

I would consider all these areas as good possibilities if I planned on retiring within the next 10 years or if I had a career which allowed me to work from home, but I would not be crazy about the idea of commuting from them 10 years from now after their populations have doubled or tripled.

Originally Posted by Bull City Rising

... with the opening of the East End Connector in Durham, the area between US 501, I-85, and Falls Lake could see Knightdale-style growth, given opportunity for new subdivisions and schools and 10-minute RTP commute. Also, I would expect to see Orange and eastern Alamance Counties do well, again due to the easier commute options to the park and Duke/UNC.

Interesting .... I am not familiar with the East end Connector you mentioned. Is there somewhere I could learn more about it? Is this a current project or a proposed project?

[Bull City Rising]

Originally Posted by North_Raleigh_Guy

Interesting .... I am not familiar with the East end Connector you mentioned. Is there somewhere I could learn more about it? Is this a current project or a proposed project?

http://www.ncdot.org/projects/eastendconnector/

It's about 5 years off from completion, having just been funded in the latest transportation plan to the tune of $100 million. You know how the Durham Freeway (NC 147) goes straight north through RTP, then doglegs left to go straight west to downtown Durham and Duke?

Well, the EEC will be a continuation north/north-northeast at that 'left turn' and will connect NC 147 to US 70, which will be upgraded to a freeway all the way to I-85. Once the EEC opens, you'll have a fast connection to the I-85 corridor, which has just been widened to 8-12 lanes through Durham. Add to this the Triangle Parkway toll road which will pick up NC 147 south from its current end at T.W. Alexander Dr. to I-540, and you're going to have the *only* north-south freeway connection between western Wake, RTP, and north Durham/I-85.

There's a fair amount of development just brewing in that I-85 corridor -- a Super-Walmart out East Club Blvd, and new subdivisions being planned, including a mixed-use devl. off Red Mill Rd. This plus the area around Brightleaf (north of Brier Creek) will be the growth magnet for Durham in coming years.

[NCHomeFinder]

I would second (or third?) the thought that Knightdale, Clayton, and areas in East Wake and Johnston County will continue to boom for a while. The combination of the new highways (64 bypass, I-540, eventually 70 bypass...), the fact that retail development is already taking place at a very rapid pace, as well as good schools will continue to fuel the growth of that area as the land available for affordable housing in North Raleigh rapidly becomes built out.

For schools, I personally think that's the only thing holding Knightdale back right now - the schools historically have underperformed in the county. Clayton, however, has good schools already, and so does North Raleigh. As the development moves in from both sides, my opinion is that we'll see Knightdale schools improve.

[nhs510]

Clayton, Knightdale, Rolesville, Wendell, Zebulon.

Many buyers find they get so much more for their money than in Cary, Apex, Morrisville, etc.

As Cary and the like continue to get more and more congested, you can get to downtown Raleigh (and even RDU and RTP at times) just as fast (albeit more miles) from Clayton.

[CaliBoy]

Originally Posted by Bull City Rising

http://www.ncdot.org/projects/eastendconnector/

BCR, Thanks for this incredibly helpful link. I missed the January meeting, but intend on attending further public meetings. Bummer that it will take a few more years for the project to commence, but I am really looking forward to the completion (if I am still living in the area). We live just east of the 70/85, so we have a vested interest (and our housing prices here are low enough where an increase will sure to rise as a result of the new developments in the area -- and we have historic homes too). Will you be attending any of the meetings?

**Damn, wanted to rep you again, but I was told I need to spread some more of the luv around. Well, at least know that I tried...

[coltank]

With it's proximity to RTP and the amount of available land, I would say it is going to be Eastern Durham, although everyone will call it something else to make themselves feel better

[CaliBoy]

Originally Posted by coltank

With it's proximity to RTP and the amount of available land, I would say it is going to be Eastern Durham, although everyone will call it something else to make themselves feel better

Doesn't really matter what anyone calls it, if it helps home appreciation, call it Tittlewink City for all I care! ;p j/k

Hopefully, the Durham government/management scrutinizes what developments take place and the quality of such developments are monitored. I've seen some great developments in Raleigh, but I've also seen more cookie cutter crud that will only become 'projects' later since poor quality and design never holds up (I should know... CA is filled with more garbage developments than I can stomach). Shopping will also be a concern cuz strip malls ain't gonna cut it!