Eagle's Bluff on Lake Palestine (Tyler, Howe: HOA, insurance, townhouse)

[Susan2599]

I'm a native Texan who's lived out of state for many years, and now my husband and I are thinking of moving back to Texas. One of the places that we find interesting is Eagle's Bluff south of Tyler on Lake Palestine. It's got breathtaking views of the lake, but there are few houses there even though the development is 7 or 8 years old. Another puzzler is that we saw very few people on the golf course on a gorgeous weekend.


We did see that there is only limited grocery shopping within 3 miles, but we timed the drive into the area of Broadway and the Loop in Tyler where everything is, and it's only 20 minutes which we don't think is bad. Besides the lack of convenient shopping, is there anything else about the development or the area itself that we should know more about (i.e., detrimental?) and that also might explain the slow pace of development?

[aqdillman71]

Hi there,

I am a Tyler resident. Not sure why development in Eagle's Bluff development has been slow nor have I heard anything negative about the developemnt. You may want to look at the Cascades in Tyler: The Cascades - Lakeshore Golf Course Community, Lake Bellwood, Tyler, TX

Regards,

[Susan2599]

aqdillman71 -

Thanks for your response. I saw an ad for Cascades in the Tyler paper, and it does look quite intriguing. Tyler is full of beautiful neighborhoods ... it's just a question of which one is the best fit.

[Eagle's Bluff Resident]

You might want to check out a blog that's hosted by residents concerned about a road collapse in Eagles Bluff. There are a number of property owners that saw their properties become worthless and the response from the developer is underwhelming, to put it mildly. The blog's at Eagles Lake Residents Blog.

[loves2read]

boy--that is a terrible way to build a road--any kind of road, even a cart path on golf course....
there will be other problems with what Adams Engineering did I am sure as time goes on-
bet one of the suits is being brought by the insurance company for the home that was affected by that road cracking---

[Susan2599]

Originally Posted by Eagle's Bluff Resident

You might want to check out a blog that's hosted by residents concerned about a road collapse in Eagles Bluff. There are a number of property owners that saw their properties become worthless and the response from the developer is underwhelming, to put it mildly. The blog's at Eagles Lake Residents Blog.

Thank you so much for your post and the link to the blog. It was very enlightening.

After visiting Eagle's Bluff, we were sure there was some sort of problem there even though we didn't know what it was. We felt that a place as beautiful as that is should have had few, if any, home sites left for building ... if there were no problems. When we asked after seeing the road closed, we were told by someone who works there that a road had collapsed, but they made no mention of a house being damaged from the collapse.

After our visit, we talked with someone who was very familiar with Eagle's Bluff (not a Realtor) and who said, among other things, what the blog says ... there are problems there and that people want out. We were truly sorry to hear that because of its natural beauty.

Even though we won't be living in Eagle's Bluff, we sincerely hope the problems are resolved favorably for the homeowners and those who own lots.

Thank you again for responding.

[JohnnyM2]

Susan 2599. I am a resident of nearby Emerald Bay and a residential designer/builder in the area. Eagles Bluff was designed to be the primiere gated golf community on Lake Palestine and it does have some nice qualities. I think it has taken a long time to sell lots because it is considered by many to be a bit remote. It is a pricey community for this area and many who can afford the price don't want to live that far away from Tyler's shopping, medical center and private schools. The local Bullard schools are just OK and there is a nice private school (Brookhill) but folks who can afford Eagles Bluff are either retired or prefer the choice of schools in Tyler. The recent development of The Cascades has eclipsed Eagles Bluff. It has the same target audience but a much better location and amenities. In contrast, Emerald Bay is about 5 minutes closer to town, which makes a difference, a very nice gated golf community and with a price range from around $125,000 for a townhouse to over $2 million for some lakefront properties. It does cost about $15,000 to buy-in (mandatory golf course membership and MUD fees) plus about $200/mo club and HOA dues. This leaves Eagles Bluff caught between The Cascades and Emerald Bay...and then there appear to be these "issues" in Eagles Bluff that are difficult to get a handle on. For any of these communities it is a good idea to walk around and talk to residents. Ignore anyone who loves everything about their community. They are either lying or living in an alternate reality. Find some people who can give you the pros and cons. All communities have both in abundance.

[Susan2599]

JohnnyM2 -

Thank you for responding. I appreciate your views on Eagle's Bluff and The Cascades. I do agree that some people would consider Eagle's Bluff to be somewhat remote, but we didn't really mind that as we've previously lived in a similar area. We don't have children at home that would need to be taken to various school activities in or around Tyler so that wasn't an issue for us either. We would have liked to have seen Emerald Bay when we were in the area, but we didn't have the opportunity to do so. We did not visit The Cascades, but I do know where it is. I grew up not too far from Tyler and lived south of the loop later on. I've always liked Tyler and think it's a beautiful area.

[Skeeter47]

Originally Posted by Eagle's Bluff Resident

You might want to check out a blog that's hosted by residents concerned about a road collapse in Eagles Bluff. There are a number of property owners that saw their properties become worthless and the response from the developer is underwhelming, to put it mildly. The blog's at Eagles Lake Residents Blog.

Actually, there are NO residents that are unable to access their property or utilize the facilities of Eagle's Bluff. The road collapse has been the subject of great speculation and rumor mongering, primarily by a few who have nothing better to do with their time, or have an axe to grind with the property developers. As a resident, I can affirm that substantial action in correcting the infrastructure failure is currently taking place, both from a reconstructive and preventitive focus. Certainly, there are a few specific property owners that have been impacted by "an act of God", but if they truly believe their proerty values are worthless, they should place those properties on the open market at a reasonable price and find an accurate value. I have personally had Two certified independent appraisals within the last 2 years and the value of my residence has increased by over 25% in that time frame.

[Skeeter47]

Susan 2599,
I have been a resident of Eagle's Bluff for 3 years and a property owner for the last 5. Having lived in the D/FW metroplex, New Orleans and Los Angeles, i can tell you that I have found no better place to live and actually participate in my community than at Eagle's Bluff. I beleive that one of the reasons the property may appear to be developing slowly is that many of the finest building sites have been purchased by persons anticipating substantial speculative appreciation. Some of those persons are current residents of Eagle's Bluff or the Tyler area and have chosen not to build on their lots. The homes in Eagle's Bluff are not for everyone, with an anticipated capital outlay in excess of $600k minimum. That number is not a shock for sophisitcated people from major metropolitan areas. However it is not the "dirt cheap" price that some expect to find when they enter with the misconception that Tyler and East Texas are "rural". The lifestyle at Eagle's Bluff is quite wonderful, but it comes with price and is not for everyone.