Benders Landing inquiry (Houston, Spring, Montgomery: sales, HOA, insurance)

[Zerbart]

Does anyone who's been in Houston awhile have any insight on historical flooding in area of present day Benders Landing neighborhood? I've looked at flood maps and much is in Zone X, but being in between San Jacinto River and Spring Creek it still makes me hesitant. Wondering how that area fared when really tested (e.g. by flood of 1994) but I don't think homes existed at the time to be able to know if intrusion was an issue.

Also, any insight on why the HOAs of original Benders Landing and new Benders Landing Estates are separate? Seems odd to me and doesn't evoke a sense of one community.

Thanks.

[a_guerrajr]

I have a buddy who lives there, says the flooding hasnt' been an issue.

If you build, just build your home higher, and create a good drain away from the home. The thing that sucks, is you have to buy flood insurance.

Because they are two different neighborhoods. You have the original people and all the newcomers, the Estates have different rules and amenities. I'm sure a sales rep can break that down.

[ryeabs]

Recently bought a lot in Benders Landing Estates (3rd party sale) but bought towards the middle of the community to be farther away from both Spring Creek and the San Jacinto. Used the interactive flood plains map from Montgomery County (http://gis.mctx.org/flood/) to ensure property was in Zone X in both the current and preliminary maps (going into place in the future??). Was surprised at how many properties fell into the 100 yr flood plan. I'll still be planning for flood insurance (but at the lower 500yr discounted rate) as it seems like anyplace in Houston can flood if the rain cloud parks over your area for long enough!

The developer told me something to the effect that the original Benders Landing HOA was in transition from the developer to the homeowners when they purchased the land (or began development?) for BLE and thus the reason for having them separate. Not sure on the validity....

The restrictions do vary between the two (examples: no RV garages, workshops, detached garages without connecting roofline in BLE, etc...)

[Tiffyblu]

Anyone living in BL have info with any flooding in or around the neighborhood?

[ryeabs]

Drainage has worked very well. 7" at my house last night in a few hours and the drainage was full but flowing and working. A few houses along the back near Spring Creek (in flood plain) had water up into yards but not in the houses with last weekend's creek cresting. Standing water last night in yards and streets in parts of original Bender's Landing but looks to have receded after heavy rains stopped.

[usulbaggins]

Originally Posted by ryeabs

Recently bought a lot in Benders Landing Estates (3rd party sale) but bought towards the middle of the community to be farther away from both Spring Creek and the San Jacinto.

I think this is the key part. Stay away from both Spring Creek and San Jacinto and its fine.

[Tiffyblu]

Originally Posted by ryeabs

Drainage has worked very well. 7" at my house last night in a few hours and the drainage was full but flowing and working. A few houses along the back near Spring Creek (in flood plain) had water up into yards but not in the houses with last weekend's creek cresting. Standing water last night in yards and streets in parts of original Bender's Landing but looks to have receded after heavy rains stopped.

Thanks. We're soon to be homeowners in BLE. It will be nice to have an acre of land. Gotta get a bigger mower!