Bandera/1604 or 281/1604 -SO confused, opinions please! (Austin, Spring: house, neighborhoods, purchase)

[mrstxcop]

Hello all - I am a newbie at posting but I have been lurking for some time and I have really come to appreciate the insight that so many of you have about the different areas of the city - with that being said I thought I would bring my dilemma forward in the hopes that some of you can shed some outside light on our situation...

my husband and I are currently in the 78240 area in the Lincoln Park subdivision - we are looking to move, hopefully this summer, and we have found a floorplan that we love by Centex --- the 2 neighborhoods we have narrowed it down to are either The Arbors of Rivermist or The Springs of Silverado Hills --- both neighborhoods have different incentives and we have put pen to paper and from strictly a monetary view, there is no difference...

what we cannot decide on is location location location --- my husband would love to live out in The Springs, by 281/1604/Stone Oak...off of Canyon Golf Rd. directly outside Timberwood Park...I agree that the area is really pretty and growth there is huge but what really scares me are the toll roads that will be going in...my husband is an officer and will be going to work down 281 so once the tolls go in he will be paying daily to go to work...I am worried also of the traffic becoming even worse than it already is once construction begins and once completed I would think the side roads would become even worse since people will not want to be paying the tolls --- any insight or opinioins on this would appreciated ...

as far as the bandera/1604/kyle seale prkwy area ... the neighborhood backs up to some older neighborhoods and we have seen 2 homes that are being built in The Arbors shot with paintballs ... we have also seen some graffiti on the fences of the Rivermist neighborhood just off Prue --- you have to drive thru that area to get to The Arbors ... however I LOVE the 1604/bandera area but my husband worries that the neighborhood will "go down" faster than it will out in the 281 area --- we have already seen alot of graffiti around the eckhert rd/whitby area and out by Prue & Babcock and being a cop he has received his share of calls for possible gang activity in this area closer to Marshall...

we have 3 kids, 1 that will be starting high school in 2.5 yrs so schools are also of concern...Brandies vs. Smithson Valley...

So sorry this got so long, and there is so much more I could write, but I will end it here ... Thank You in advance for any advice you may have...

[SilverCreek78250]

Of the two traffic nightmares you have described - 1604/281 and 1604/Bandera, I suspect that the Bandera traffic is and will be the lesser of two evils for some time.

But your comments regarding the graffiti in surrounding areas should be instructive to our city leaders; based on your concerns and the impact they may have on your decision of which otherwise equal communities you choose to purchase in, it is time to make the graffiti issue a higher priority.

On the otherhand, if we just let the tagging continue unabated, it will be everywhere and won't be so much a factor in the decision.

[mamatotex97]

For me you answered your own question. The lesser of the two evils...traffic or suspected gang activities. I would go with dealing with traffic off 281/stone oak area. If you have a gut feeling and area will go downhill then I would run like the wind. Having three kids you'd probably rather deal with the stress of paying a toll tag than you would "are they safe" scenario.

[cheermomof4girls]

I just moved into my house which is located near the Centex area you mentioned near Canyon Springs. I am in the Ryland neighborhood off of Canyon Golf Rd. My husband's commute to work is about 30-45 min. He leaves around 7:30 and goes all the way out to 281 and Isom area. Compared to Austin traffic, that's pretty good timing. It's the same coming home. There are also so many different ways to get in and out of the Canyon Golf area so you can avoid 281 if you wanted to, I guess depending on where you are headed. As far as Smithson Valley HS, I have heard good things about the school, but have not yet to experience it myself. My oldest daughter will be there as a 9th grader this fall.
I also have family that live near the other Centex community. They live in the Parkwood Sub. They love it and have not had any problems. As far as toll roads, I was in a similar place when we lived in Leander. The toll roads were ending almost behind our neighborhood. We did not experience any conjestion from people taking side roads because they did not want to pay the toll. Sometimes I would take the side roads, somtimes I took the toll. Either way, traffic was a lot better.

[traficdogn]

Originally Posted by mrstxcop

we have 3 kids, 1 that will be starting high school in 2.5 yrs so schools are also of concern...Brandies vs. Smithson Valley...

So sorry this got so long, and there is so much more I could write, but I will end it here ... Thank You in advance for any advice you may have...

I choose to live in the 281 area. (Obviously I have an affinity to the area)

Commute:
The commute on Bandera is just as bad as 281. Will 281 be much worse during construction? I have no idea. When all is said and done I will be a happier commuter living off of 281 than 1604 or Bandera.

Neighborhoods:
People will bash me for what I have to say. So silence on the subject is enough said. It does look like you already have your research down on that subject though.

Schools:
-In the time frame you speak of, I think Brandeis will be more competitive in academics than Smithson Valley. In 10-20 years there should be a reversal.
-I am very pleased with the outdoorsy yet responsible behavior of the children in the 281 north area.

[stoneoak10]

I would definately say the traffic is heavy at times, but the StoneOak area 281/1604 has a great school district, shopping, and continued growth. This is not always bad. This just means you can stay close to your neighborhood where things are convenient. The 281 drive will always encounter traffic but in the Bandera area, your would also have to travel on 1604 to 281 which is a bigger nightmare. Come be our neighbor!!