Lakewood tear-downs (Dallas, University Park, Howe: fit in, for sale, HOA)

[aquietpath]

I've noticed a lot of smaller homes being torn down in the Lakewood area and huge 2 story homes being built in their place. These newer homes are looming over their neighbors with very little space between them. I can't help but feel these towering homes are ruining the next door neighbors privacy as well as available light and are creating a domino effect, since often the small homes are put up for sale once the larger homes are built.

I would hate it if I were forced to move because my neighbor wanted a huge home (which do not fit in with the general look of the neighborhood imo). Anyone going through this? Thoughts?

[highcotton]

No one is being 'forced' to move. You may want to talk with some of the owners of the older and smaller homes in Lakewood to see how they feel. Many of the tear-downs are/were outdated houses owned by older people that either die or need to live elsewhere, or the homes are owned by people that want a newer/larger home and their house has not been updated in many decades. The land value [alone] of the tear-downs is often $350k or more, and the structure is not worth saving...or just a part of it is saved and used. Many of the people living in the older homes like seeing the value of their property increasing - others not because of the property tax. But...no one is being 'forced' to move as you exclaim.

[TurtleCreek80]

I, too, love the original look & character of older neighborhoods and generally detest when new homes are built that don't fit into the original scale and range of architecture. However, if you buy in a neighborhood that hasn't been designated a "historic district" or "conservation district", that's a risk you take. The flip side is that historic / conservation districts often have so many rules about new construction (on Swiss Avenue , can only tear down & rebuild after a fire or other debilitating disaster), paint colors, architectural details, etc that house values don't rise/fall like they would on a more "open market" neighborhood.

If you #1 preference is the integrity of the neighborhood's character, I would recommend looking at the conservation / historic districts in East Dallas. You will probably want to read through the districts' bylaws so you clearly understand what rights homeowners do and don't have with regards to altering/ improving their properties.

Welcome to the City of Dallas, Texas - Sustainable Development and Construction
City of Dallas, Texas - Landmark Districts

[aquietpath]

Originally Posted by highcotton

No one is being 'forced' to move. You may want to talk with some of the owners of the older and smaller homes in Lakewood to see how they feel. Many of the tear-downs are/were outdated houses owned by older people that either die or need to live elsewhere, or the homes are owned by people that want a newer/larger home and their house has not been updated in many decades. The land value [alone] of the tear-downs is often $350k or more, and the structure is not worth saving...or just a part of it is saved and used. Many of the people living in the older homes like seeing the value of their property increasing - others not because of the property tax. But...no one is being 'forced' to move as you exclaim.

That was the point of my posting.

[anonperson]

Most of the original homes in Lakewood proper are small (2200-3000 sq ft), single-story, and old (1920-1950) by today's standards. But remember they were considered upper middle class to upper class homes in their prime. Today many of those homes are still in great shape because they have been remodeled and/or expanded. A few of those original homes have not been updated and/or have become rundown over the decades, typically because the owner is elderly, perhaps alone with the passing of his/her spouse, and is enjoying his/her last years in his/her house without doing maintenance/repairs for the long-term. The homes that are getting torn down are these non-updated and/or rundown homes. It's a net positive for the neighborhood in my mind, and as the former owner of one of the smaller, original homes and now one of the larger, newer homes I can say that most (not all, but the vast majority) of the new homes are very well constructed and fit in with the character of the neighborhood (which let's be honest is mostly about the trees, hills and proximity to White Rock Lake and its many creeks).

My data points below are my own estimates (YMMV).

The smaller, original homes that are not updated sell for land value. In 2008, this would have been $280-$400K. Today, it's $325-$450K. More acreage, distance from the big roads and the lake, trees, all make a difference.

The smaller, original homes that are updated sold for approximately $200+/sq ft in 2008 and today sell for close to $250/sq ft. See example below. Hard to believe a small, old home is selling for over $750K, but I see them listed and sold quickly all the time now.

6904 Bob O Link Drive, Dallas, TX 75214 - MLS/Listing # 11911927

The larger, newer homes are all over the map. A bare bones, semi-custom spec would sell for $180/sq ft minimum in 2008, and now typically sells for $200/sq ft and up. These would be Blanchard, J. Gregory, Ron Davis type homes, which are all great quality but still generally designed and built for high end mass appeal. The higher-end custom builders (Maestri, Michael S. Wilson, Newport Group, More Design, and a few others) are typically considerably more.

The above is meant to say that the new homes are not a threat, but instead a boon, to the neighborhood. They are designed and built to fit in the neighborhood. They replace worn out old homes. They complement the well-maintained old homes -- like the originals, their styles are unique: spanish, modern, traditional, italian/mediterranean, prairie/craftsman. . If you envision Lakewood in 10, 20 or more years, most of the homes will be larger, two story homes, will have been remodeled since around this time and, of the original Lakewood homes, only the best maintained older homes (and in particular the old mansions on Lakewood, Tokalon, etc.) will remain. It will continue to be a cohesive, beautiful neighborhood and will continue to appeal to professionals working downtown, who want to be near the action and who want exceptional schools and the character of trees, hills and water. Again, enjoy the change, as it's good for your neighborhood and for your property value.

[Lakewooder]

Also see NSOs, which are not quite as restrictive as conservation districts but regulate the setbacks, height and some size issues: Welcome to the City of Dallas, Texas - Sustainable Development and Construction

Some of us remember when the northern parts of University Park looked a lot like the northern part of Lakewood, with maybe slightly larger homes. In the late 70s, well-built one story ranch style homes started to be torn down for new two-story homes.

This seems to be taking off north of Lakewood Elementary and most of that area is not under any restrictions.

Yes, some of us lament this because it's changing the area from what we loved and also for us "Lakewood Lifers" it's often the home of somebody we knew.

[TX75007]

Originally Posted by aquietpath

I can't help but feel these towering homes are ruining the next door neighbors privacy as well as available light and are creating a domino effect, since often the small homes are put up for sale once the larger homes are built.

I would hate it if I were forced to move because my neighbor wanted a huge home (which do not fit in with the general look of the neighborhood imo). Anyone going through this? Thoughts?

I cannot believe that people still live in those tiny shacks in Lakewood, with the dry rot taking over the roof and the foundation problems causing cracks everywhere. And the plumbing problems in the slabs...what a mess. And the ratty landscaping. Someone should do something about this - maybe pass a law to force everyone to join an HOA so we would not have any more eyesores.

[barnabasc]

Slabs? Your attempt at sarcasm falls short by displaying a lack of knowledge about the area.

[EDS_]

Originally Posted by aquietpath

I've noticed a lot of smaller homes being torn down in the Lakewood area and huge 2 story homes being built in their place. These newer homes are looming over their neighbors with very little space between them. I can't help but feel these towering homes are ruining the next door neighbors privacy as well as available light and are creating a domino effect, since often the small homes are put up for sale once the larger homes are built.

I would hate it if I were forced to move because my neighbor wanted a huge home (which do not fit in with the general look of the neighborhood imo). Anyone going through this? Thoughts?

It's simple economics.

[EDS_]

Originally Posted by barnabasc

Slabs? Your attempt at sarcasm falls short by displaying a lack of knowledge about the area.

There are plenty of slab homes in Lakewood - same with Preston Hollow.