Recommend a specific neighborhood in Central or South Austin (Riverside: sales, apartment complexes)

[CptnRn]

Originally Posted by jobert

My initial impression is that I find it difficult to believe the highest and lowest crime areas are right next to each other (S and SW).
I will dig through the info you have given Mr. CptnRn to find out for myself though. Moderator cut: link removed, linking to competitors sites is not allowed - cool website btw.

That is not what I said. Please reread my post and this thread, it goes into it in considerable detail, along with providing links to all the data.

//www.city-data.com/forum/austi...in-2007-a.html

http://impactnews.com/images/stories/SWA/2009/02/15-chart.jpg (broken link)

[jobert]

Originally Posted by CptnRn

SE and South Central Austin have some of the highest crime rates in the City, but they are still relatively low compared to most cities. The areas of SW Austin, West of Mo-pac Loop 1 are some of the lowest crime rates in the City.

Originally Posted by jobert

My initial impression is that I find it difficult to believe the highest and lowest crime areas are right next to each other (S and SW).

Originally Posted by CptnRn

That is not what I said. Please reread my post and this thread,

dude, that is what you said....and you had a good point. There is a fair amount of crime in south central Austin, but historical trends show that as improving. The old housing stock has been turning over with 3 story modern construction replacing it for the last 10 years and shows no sign of stopping. This area is turning urban and expensive, developers are just waiting for people to sell and move to the suburbs. Apologies to anyone who has lived in South Austin over the last 30 years, but it has a giant target on it and most of the houses considered "teardown".

[Coastal_habitat]

Originally Posted by CptnRn

The Legend Oaks neighborhood where I live is in SW Austin, here along both sides of Escarpment Blvd. from William Cannon down to Slaughter Lane. There are few new homes going into the area as it is built up, our home was built in 1989, it was one of the first in this part of the subdivision. It is appraised at about $250,000 for 4 bedroom, 2 bath, all brick, high ceilings, arched insulated glass windows, mature trees shading the lot. The areas South of Davis Lane are all a little newer but similar.

Every time I drive into our neighborhood down the winding green landscaped boulevards, I am thankful that I live here. It is a very pretty area even if the all brick homes are traditional in appearance. There are always people out jogging, bicycling, walking with kids and dogs.

I agree. I happen to live in Southwest Austin, in an area that feeds into Mills Elementary School, one of the best in the city. It's a quick drive downtown (abt. 15 mins or so), with great parks and a great sense of community. Too bad we're moving out of TX (hubby dear can't deal with the summer here). But I'd strongly recommend Southwest Austin.

[Trainwreck20]

We just ran some comps for our tax protest, and 10 y/o houses just off Escarpment and Davis are selling for right at $100/ft, at least in the bigger house range (2200+). Not sure on the smaller floorplans.

[jobert]

You mean to tell me that houses in this area are selling for $100/sf even thought they are listing for $130/sf? I am calling BS on this one.

[Trainwreck20]

I got the comps right here in front of me.......three houses, initial listed between $105/sf and $111/sf, sold at $98/sf to $105/sf. These are 2380 sf houses between 9 and 11 years old, Newmark and Legacy Builders, on Wampton, Salcon cliff, and Lomita Verde Cr. Ironically enough, the one listed at $111 (the highest) sold at $98 (the lowest).

The high priced one sold in under 30 days, while the cheapest selling one took 5 months. The other was about 3 months.

[Jennibc]

Originally Posted by jobert

You mean to tell me that houses in this area are selling for $100/sf even thought they are listing for $130/sf? I am calling BS on this one.

Where are you seeing that houses are listed for $130 a sqft in this area? We are actively looking for a home to buy right now and we've checked out that neighborhood. Only brand new houses in the most "exclusive" (translate gated sections of communities) down here in Southwest Austin are listed at 130 or more per square foot. Most of the houses in the 10 year old range are listed under $110 per square foot and looking at what sold down here most are going for under $105/square foot. I know because I have walked through over 40 houses in SW Austin in the last month. If you are talking about smaller houses - those under 2000 square feet, then they are going for a lot more per square foot.

[CptnRn]

Originally Posted by jobert

dude, that is what you said....and you had a good point. There is a fair amount of crime in south central Austin, but historical trends show that as improving. The old housing stock has been turning over with 3 story modern construction replacing it for the last 10 years and shows no sign of stopping. This area is turning urban and expensive, developers are just waiting for people to sell and move to the suburbs. Apologies to anyone who has lived in South Austin over the last 30 years, but it has a giant target on it and most of the houses considered "teardown".

You left out the words "some of". I did not say they were the highest, I said they were some of the highest. The 5 worst includes 78704, South Central Austin.

You apparently did not read the thread that I pointed you to that goes into considerable detail regarding what are the highest crime areas and how they compare with SW and South Central Austin

The worst zip codes in town are:
zip code, robbery, burglary, area description
78753 137 686 total incidents 14,186 North I-35 Corridor
78741 241 872 total incidents 14,742 East Riverside Drive
78701 93 128 total incidents 12,790 Downtown Austin
78702 129 474 total incidents 10,301 East Austin
78704 85 605 total incidents 11,357 S. Central Austin to Ben White
78745 74 623 total incidents 10,485 S.Central Austin BenWhite to Ditmar Rd

HISTORICAL TRENDS DO NOT SHOW CRIME IMPROVING IN SOUTH CENTRAL AUSTIN!!

2008 http://malford.ci.austin.tx.us/police/zipcode/zipcode/zip_2008.pdf (broken link)
zip code, murder, rape, robbery, agg ass, burglary, theft, area description
78704, 0, 14, 85, 105, 605, 2494 S. Central Austin to Ben White <--- all crimes increased.
78745, 1, 15, 72, 99, 630, 2251 S.Central Austin BenWhite to Ditmar Rd <--- murder -1, rape -6, robbery -2, agg ass -3, burglary +7, theft +49.
78748, 0, 4, 20, 34, 228, 1034 S. Central Austin Ditmar Rd. to Manchaca <--- murder and rape decreased by 1 incident all other crimes increased.

2007 http://malford.ci.austin.tx.us/police/zipcode/zipcode/ZIP_2007.pdf (broken link)
zip code, murder, rape, robbery, agg ass, burglary, theft, area description
78704, 0, 17, 72, 103, 493, 2329 S. Central Austin to Ben White
78745, 0, 21, 74, 102, 623, 2152 S.Central Austin BenWhite to Ditmar Rd
78748, 1, 5, 15, 27, 198, 1002 S. Central Austin Ditmar Rd. to Manchaca

Most of the FAR SOUTHWEST Austin areas have had minor increases and the numbers overall are far lower, the area west of the Y had a small decrease.

2008
zip code, robbery, burglary, area description
78735, 3 67 West Oak Hill & Barton Creek Country Club
78736, 0 11 Y in Oak Hill & areas West
78739, 2 34 Circle C & W Shady Hollow
78746, 16 68 West Lake Hills
78749 8 163 West Creek, Convict Hill, Legend Oaks

2007
zip code, robbery, burglary, area description
78735, 4 73 West Oak Hill & Barton Creek Country Club
78736, 0 13 Y in Oak Hill & areas West
78739, 0 25 Circle C & W Shady Hollow
78746, 6 53 West Lake Hills
78749 4 96 West Creek, Convict Hill, Legend Oaks

[jobert]

this is the only data I found for sales in SW:
Austin Real Estate & Austin Homes For Sale — Trulia.com

[BentBow]

With South Central Austin, it is going to depend on which side of Lamar your on.