Buying in WG (St. Louis, Webster Groves, Crestwood: middle-class, foreclosures, houses)

[bissit]

I decided on Webster Groves, mainly for the schools and the myriad positive posts here about the area. I see that there are many homes around the $160-170 range but there are also homes in the $500+ range. Can someone tell me if I should be wary of the lower priced homes? I'm coming from CA so I can't walk the area. I'm relying on this forum's expert advice.

Thanks!

[aragx6]

2 bedrooms in that price range wouldn't surprise me, but that does seem low if it's a 3 bedroom -- it would certainly need some updating.

To my knowledge there are no "bad" parts of WG, but places close to 44 would be considered less desirable, as would places farther from downtown WG and on the far south end of it closer to Crestwood mall -- not bad, but smaller and older, and it doesn't really feel like Webster Groves.

If there were specific homes or areas you had questions about, feel free to ask.

[wustu87]

There is a section of northern Webster Groves (near Kirkham Road) that is predominantly African-American where the homes do sell for a lower price. Having stated this, I will attest that I have actually visited people living there (although it was over 15 years ago) and it was a very safe neighborhood. Just a few blocks away the homes can go back into the $300K+ range. That is one of the nice things about an older area like Webster where there can be a mix of housing within a small local area, there can be something for everybody, and everyone can just get along!

[Fishtacos]

Originally Posted by aragx6

2 bedrooms in that price range wouldn't surprise me, but that does seem low if it's a 3 bedroom -- it would certainly need some updating.

To my knowledge there are no "bad" parts of WG, but places close to 44 would be considered less desirable, as would places farther from downtown WG and on the far south end of it closer to Crestwood mall -- not bad, but smaller and older, and it doesn't really feel like Webster Groves.

If there were specific homes or areas you had questions about, feel free to ask.

There are some highly desirable places to live near 44 in Webster.

[Fishtacos]

Originally Posted by bissit

I decided on Webster Groves, mainly for the schools and the myriad positive posts here about the area. I see that there are many homes around the $160-170 range but there are also homes in the $500+ range. Can someone tell me if I should be wary of the lower priced homes? I'm coming from CA so I can't walk the area. I'm relying on this forum's expert advice.

Thanks!

Webster has a wide range of housing stock and price. Home prices are based on many factors of home size, lot size, updates, etc...It's a desirable area. People of varying incomes and price ranges can and do live in and near there.

[anr_black]

You pretty much can't go wrong in Webster. If you're concerned about a particular home's price, I would call a local realtor and have him/her check comparables in the area. A few years ago, you'd have a hard time finding a nice 3 bedroom for under 300K, but with the turn in the market, prices are lower now (and, I've noticed a surprising amount of foreclosures, even on really nice properties).

[bissit]

Thanks everyone. The schools appear to be excellent and I don't mind an older home. In fact, I LOVE the unique homes of the area. What's the scoop on the area around 44? Is it unsafe or just that it is close to a freeway? Oh and is Maplewood equally desirable?
(wow - I never, ever thought I'd see prices like this. Watch out - more of Californians are on our way)

[anr_black]

As a dweller in St. Louis proper, I can tell you the area around I-44 in Webster is completely safe. Webster Groves is an older, affluent community, so what you'll probably hear in relation to homes around the interstate is more of a "classism" reaction...there are many more tear downs there in Shrewsbury or Rock Hill (which isnt' near 44, but both in the school district), more middle-class than maybe the rest of the town.
Maplewood is a nice suburb and I think has a more vibrant business district than Webster, but is not on par in terms of affluence or housing stock. If you're into older homes and a small-town feel (webster is VERY residential), than it's your place. Great schools too.
(And not to be a cheerleader for WG, but I have several friends who happily live there)

And to echo another poster: properties in webster vary from mid 100Ks to a million+ . It's a pretty unique place!

[wustu87]

The Webster Groves district is definitely considered "better" than the Maplewood Richmond-Heights district with higher test scores, more AP classes, more top scholars going to top universities and a generally more affluent constituency. However I know people who are very happy in the MRH schools as well, and are quite proud of the boys basketball team winning back to back state championships (congrats to the Blue Devils!) Both business districts are nice, but having Webster University in WG does make theirs a more lively place. Frankly, I like going both places to hang and eat, and I'm glad there are so many different and unique communities to visit just within St. Louis county. And now Fishtaco's recent post has me wanting to visit Pi Pizza on the Loop now too!

[aragx6]

Sorry for any confusion -- I only meant houses right on 44 as possible areas in WG that would be lower priced with a "catch"