Question re: Memorial Villages (Houston, The Woodlands: best neighborhoods, for sale, appliances)

[Axiom]

It seems Memorial is always mentioned when people ask about the best neighborhoods and/or schools in Houston. Yes?

I just did a quick search on the following villages: Hedwig, Hunters Creek, and Piney Point. I believe they're all part of the preferred Memorial area?

I came up with 149 properties currently on the market, and not a single recent sale. It looked like many of the listings had been sitting for a very, very long time. In fact I ran across one claiming an extremely motiated seller, but with DOM over 600.

I realize higher end properties take longer to sell; but that seems like a lot of listings without any activity that I could find. Are there really that many people with the kind of wealth it takes to potentially wait years for a buyer when they want to sell? (some listings I glanced at were vacant)

Personally I think I'd be wary of buying there. I'm not really familiar with Houston in general or that area in particular though. Help me out, what am I missing?

[RCH99]

That's interesting. It may be that ever since this one person,in particular (a native Houstonian ), moved just west of there from The Woodlands (an exburb), a couple of years ago, everybody has been trying to flee.........

[cheryjohns]

Originally Posted by Axiom

It seems Memorial is always mentioned when people ask about the best neighborhoods and/or schools in Houston. Yes?

I just did a quick search on the following villages: Hedwig, Hunters Creek, and Piney Point. I believe they're all part of the preferred Memorial area?

I came up with 149 properties currently on the market, and not a single recent sale. It looked like many of the listings had been sitting for a very, very long time. In fact I ran across one claiming an extremely motiated seller, but with DOM over 600.

I realize higher end properties take longer to sell; but that seems like a lot of listings without any activity that I could find. Are there really that many people with the kind of wealth it takes to potentially wait years for a buyer when they want to sell? (some listings I glanced at were vacant)

Personally I think I'd be wary of buying there. I'm not really familiar with Houston in general or that area in particular though. Help me out, what am I missing?

What site are you looking on? The MLS shows 23 currently on the market in those 3 subdivisions - with 7 that are currently under contract or sold within the last 30 days.

[Axiom]

Originally Posted by cheryjohns

What site are you looking on? The MLS shows 23 currently on the market in those 3 subdivisions - with 7 that are currently under contract or sold within the last 30 days.

Aha, maybe that's the problem. I just did a quick zillow search. Of course I know not to pay attention to their zestimates, especially in a non disclosure state like Texas, but I assumed their active and sold stats were more accurate than that. They are in my area.

So even the high end is still moving in Houston?

[HtownLove]

If I could afford it I would not be wary of the villages at all. Those homes are gorgeous.

I like my million dollar neighborhoods to look like million dollar neighborhoods, and those neighborhoods certainly do. I can tell you a few neighborhoods that have houses that are million dollar houses but the neighborhood looks like 50K neighborhoods.

[cheryjohns]

Originally Posted by HtownLove

If I could afford it I would not be wary of the villages at all. Those homes are gorgeous.

I like my million dollar neighborhoods to look like million dollar neighborhoods, and those neighborhoods certainly do. I can tell you a few neighborhoods that have houses that are million dollar houses but the neighborhood looks like 50K neighborhoods.

You are in a somewhat transitional neighborhood - hang on - you'll be so glad.

[HtownLove]

Originally Posted by cheryjohns

You are in a somewhat transitional neighborhood - hang on - you'll be so glad.

I wasn't talking about my Neighborhood. It is actually a 250K neighborhood that looks like a 3 Million dollar neighborhood. I like it a lot.

[cheryjohns]

Originally Posted by Axiom

Aha, maybe that's the problem. I just did a quick zillow search. Of course I know not to pay attention to their zestimates, especially in a non disclosure state like Texas, but I assumed their active and sold stats were more accurate than that. They are in my area.

So even the high end is still moving in Houston?

Yes and no. In the whole area north of Memorial and south of I-10 - from the Loop to Highway 6 (this encompasses a lot of different neighborhoods) - it's not selling as well as it used to - but the reason isn't the area - it's the age of the homes and the lack of updating. The problem with some of the homes is they haven't been updated in a long while. Many buyers don't want to take on that big of a project. When one of the regular posters here put her house on the market about 8 months ago, it sold in like 15 minutes, but she had it in beautiful condition. I get frustrated while showing homes in that area - a lot still have 1970's formica and original ancient appliances, etc. I showed one the other day for over $475K that had red flocked walpaper. I hope that stuff never makes a come-back.

[cheryjohns]

Originally Posted by HtownLove

I wasn't talking about my Neighborhood. It is actually a 250K neighborhood that looks like a 3 Million dollar neighborhood. I like it a lot.

I bet you will be shocked at what those houses will go for in about 10 years.

[HtownLove]

Originally Posted by cheryjohns

I bet you will be shocked at what those houses will go for in about 10 years.

I prefer South Macgregor, but I have seen some empty lots for sale on North Macgregor that I often wonder about. I wonder why they are empty in the first place. It is such a charming neighborhood with very friendly people