Blackberry Farm Development in Coppell--Buyer Beware

[roskybosky]

And the funny, pointy "houses" right off the railroad tracks on the south side of Beltline as you're heading west before you get to Denton Tap? Totally shoehorned in there and you have to cross railroad tracks to get in there. What the heck?

[latikeriii]

Are you all talking about the huge houses off the PGBT before you get to 635? Love those decks with the noise and views of a tollway. Lol

[BigDGeek]

Originally Posted by latikeriii

Are you all talking about the huge houses off the PGBT before you get to 635? Love those decks with the noise and views of a tollway. Lol

But but...they're NEW! They have granite counters and subway tiles and they're zoned to "top" schools!

[GinaVol]

Originally Posted by roskybosky

And the funny, pointy "houses" right off the railroad tracks on the south side of Beltline as you're heading west before you get to Denton Tap? Totally shoehorned in there and you have to cross railroad tracks to get in there. What the heck?

We call them gnome homes!

[mSooner]

We call them gnome homes!

Ooo that's a good one. Such a prime location between Belt & the Railroad Tracks, soon to also host the Cotton Belt Line!

[GinaVol]

Originally Posted by mSooner

Ooo that's a good one. Such a prime location between Belt & the Railroad Tracks, soon to also host the Cotton Belt Line!

It is amazing that anyone one buy at that location but they are truly slower to sell than the homes in Northlake Woodlands that are 30+ years old and in the same price range.

[Rakin]

Originally Posted by GinaVol

It is amazing that anyone one buy at that location but they are truly slower to sell than the homes in Northlake Woodlands that are 30+ years old and in the same price range.

Northlake Woodlands is one of the prime locations in DFW with trees, hills, quality builds and top schools. It is probably my 2nd best favorite spot in Coppell and the best in it's price range.

[ChristieP]

Originally Posted by BigDGeek

But but...they're NEW! They have granite counters and subway tiles and they're zoned to "top" schools!

I drove past them today, and I see the builder's sign: GRAND homes!!!

[roskybosky]

I have a 33 year old house in Northlake Woodlands that crazy Zillow tells me increases in value every week. My neighbor's house was sold in 3 hours in a bidding war. It's gone nutty in Coppell, so I guess builders figure anywhere in Coppell will sell somehow. Even those pointy things.

[dwooderson]

Just for a little perspective...

The houses that border Moore Road Park (Parkview Place in the Park Meadow I and II developments, built out in 1987-1989) and Andy Brown East Park (Rustic Meadow Way and Crooked Tree Ct in Stonemeade Estates, built out in 1993-1995) were all built on 2-3 feet of fill to raise those lots out of the flood plane of the same creek.

In June of 2015, Cottonwood Creek and Denton Creek flooded badly due to Grapevine Lake discharge. It was the worst flooding known along that creek, yet the water didn't even come close to the raised homes in those neighborhoods because they were raised out of the flood plane. They now border the flood plane, they are not in the flood plane. That's an important distinction. The apartments along MacArthur flooded, and some homes flooded during that event.

My home is one of those that borders the park and was built on 3' of fill. It's the same elevation as the houses on the canals by the library, and the same elevation as the Town Center town hall building, and the Core. Water came within about 20' of my property in 2015, but in that 20', the slope rises about 5 feet. If there was enough water to go up that 5', we have much bigger problems than the houses built on the fill. It would flood massive swaths of Coppell, not just the homes that border the flood plane.

If the homes in Blackberry farms will be built at the same elevation, and if the retaining walls that hold the fill are structurally sound (properly engineered and properly built), then I think this concern is unwarranted.

Flood insurance is available, and it isn't that costly. I have a policy, and while I've considered dropping coverage multiple times, as mentioned before, it's not that costly to carry.

On a related topic, there are homes along Denton Creek on Creek Crossing Dr and Hollywood Dr that have pretty major erosion issues. The homeowners have been in discussions with the ACOE and City of Coppell for years, and I believe that there has been legal proceedings against those parties and the builder/developer of the homes related to that erosion. Some lots/homes are at major risk of being consumed by the creek. This makes me think that the City won't mess around when it comes to making sure all due diligence is performed and checked off when permitting the construction of the fill and retainage.