Future Property Values in Sugar Land (Houston, Austin: HOA, new home, employment)

[Failed Engineer]

Originally Posted by ipuck

You forgot the #1 appreciation area, Riverstone (the new section).

I'm not referring to builder induced appreciation on new builds. That has a different set of factors influencing it altogether, and not really reflective of true value. If there is a resale amongst the new builds there, the seller will soon realize that people will pay the premiums to the builder, but not to an owner of a house amidst those new builds.

Indeed, I know of some resales in the SL portion of Riverstone that have been languishing on the market for awhile now.

I was referring only to established communities in my previous post.

[ipuck]

Originally Posted by Failed Engineer

I'm not referring to builder induced appreciation on new builds. That has a different set of factors influencing it altogether, and not really reflective of true value. If there is a resale amongst the new builds there, the seller will soon realize that people will pay the premiums to the builder, but not to an owner of a house amidst those new builds.

Indeed, I know of some resales in the SL portion of Riverstone that have been languishing on the market for awhile now.

I was referring only to established communities in my previous post.

But the Riverstone prices is a direct correlation to the appreciation in Sugar Land. The price increase for new houses from 2-3 years ago is beyond any appreciation in First Colony and is what buyers look at when they are buying in Sugar Land. If the appreciation was not so much in Riverstone, the rest of SL might not have such a significant increase.

I saw some of the newer used houses languishing also. But I heard they are still selling well for new houses.

[usc619]

I never really considered Riverstone as Sugarland

[AK123]

Originally Posted by usc619

I never really considered Riverstone as Sugarland

Probably because only some of the newer sections are; the rest is MoCity.

I have a friend in there who I think may have a Sugar Land postal address, but the manhole covers say MoCity... which I take to mean only MoCity can annex them.

[ipuck]

Originally Posted by AK123

Probably because only some of the newer sections are; the rest is MoCity.

I have a friend in there who I think may have a Sugar Land postal address, but the manhole covers say MoCity... which I take to mean only MoCity can annex them.

From my understanding zero part of Riverstone is actually Sugar Land. The zip code only serve as a postal address and nothing else. Riverstone is currently a part of ETJ between Sugar Land and Missouri City.

Some one wrote a nice fact on this subject a while back. Basically the original plan was for Missouri City to annex them after x number of years (Mud paid off) when they first decide to build this. Missouri City will provide police/fire and charge them for it.

I assume now that the price has skyrocket and the high tax base, Sugar Land will probably want to take them over instead of Missouri City when the MUD is paid off.

[usc619]

It will stay with MoCity

[AK123]

Originally Posted by ipuck

I assume now that the price has skyrocket and the high tax base, Sugar Land will probably want to take them over instead of Missouri City when the MUD is paid off.

That would mean MoCity would have to agree to an ETJ swap, which I doubt they would do if it means they'd lose a high tax base.

When the annexation by MoCity happens to Riverstone, I'm unsure if those will remain Sugar Land postal addresses/zip 77479, or if it will change. Our area has Richmond postal addresses but the city of Sugar Land has expressed on and off interest in acquiring the ETJ (as they did for New Territory many years back)... if they ever were to, I'm unclear what would happen with postal addresses here as well.

[ipuck]

Originally Posted by AK123

That would mean MoCity would have to agree to an ETJ swap, which I doubt they would do if it means they'd lose a high tax base.

When the annexation by MoCity happens to Riverstone, I'm unsure if those will remain Sugar Land postal addresses/zip 77479, or if it will change. Our area has Richmond postal addresses but the city of Sugar Land has expressed on and off interest in acquiring the ETJ (as they did for New Territory many years back)... if they ever were to, I'm unclear what would happen with postal addresses here as well.

The zip code is assigned by USPS and does not have anything to do with the annex.

BTW, you would never know with the Johnson Development guys. Plus all the residents in Riverstone just assume they are Sugar Land residents anyway.

[usc619]

Originally Posted by ipuck

The zip code is assigned by USPS and does not have anything to do with the annex.

BTW, you would never know with the Johnson Development guys. Plus all the residents in Riverstone just assume they are Sugar Land residents anyway.

That's what they would like all of the residents and potential buyers to think lol

[EasilyAmused]

Originally Posted by usc619

That's what they would like all of the residents and potential buyers to think lol

Funny, I really don't know anything about the area out that way, but I see Riverstone and Cross Creek Ranch as two places that would be first on the list for depreciation if the sky does fall. They remind me of the book Texasville. You already see lots of reduced pricing in those MPC's on Har. Looking at the homes, location and their sizes, they seem very inflated. All the value is in the house.


First Colony should be fine, unless we hit a 1980's type situation. In which case, even River Oaks will go down.