Help choose my next home's location! (Houston, Victoria: appointed, HOA, houses)

[Waffleton]

Just wild to me since fiscally it makes no sense and the tax rates are quite a bit higher in the new MPCs as well.

What are you getting in an MPC that you aren't in Green Trails? A community pool? A walking trail?

[LocalPlanner]

Originally Posted by Waffleton

Just wild to me since fiscally it makes no sense and the tax rates are quite a bit higher in the new MPCs as well.

What are you getting in an MPC that you aren't in Green Trails? A community pool? A walking trail?

Yes, many MPCs have more extensive walking trails and recreational facilities. Developers were realizing by the late 1990s that amenities were an important differentiator. By the 2000s, walking trails became rated the #1 amenity in MPCs and I believe have remained so ever since. Some MPCs have whole social programs associated with their recreational facilities now.

However, if you're not someone who needs these things, then nothing wrong with declining to pay the extra home price premium and higher HOA fees of the highly-amenitized MPCs. Green Trails is perfectly nice, and a better commute into Houston than Cinco or most other Katy developments.

[HTownNearNative]

Originally Posted by Waffleton

Just wild to me since fiscally it makes no sense and the tax rates are quite a bit higher in the new MPCs as well.

What are you getting in an MPC that you aren't in Green Trails? A community pool? A walking trail?

Both Green Trails and Green Trails Estates have community pools, trails, rec center and community activities. They just don’t have a gym and a restaurant like some new communities. It developed starting just east of Fry Rd/Greenfield Chase Dr and development moved north and east all the way to close to Barker-Cypress and I-10 for the newest builds around 1999. Homes from Trendmaker, David Weekley and Newmark. The Estates community and Green Trails Village south of Greenfield Trace were build on average in the mid (Estate) to late (Village) 80’s to early 90’s. Green Trails and Green Trails Park were mostly build throughout the 1990’s. To address one post regarding flooding, Harvey flooding only affected some homes in the southernmost section (south of Ivory Mills Ln). Beautiful neighborhood. They also have a gated community of custom homes called Green Trails Forest (1990’s). Beautifully mature oak trees throughout. Unincorporated Harris County Precinct 5. Houston zip code 77094. Lots larger than 10k-15k can be found here.

Plenty of information below.
Green Trails
Green Trails Estates

Nottingham Country is on average a lot older (1970’s-1980’s mostly, rare 1990’s build in southernmost section near Highland Knolls) by 10-20 years depending on location in community. They are the next best commuting location in South Katy. Nottingham Country only has a community center with a pool and cost to use the pool is extra. Many of the homes there already have a pool. Many tend to sit on smaller lots than Green Trails. Styles of homes are quite varied as these homes were originally custom homes. The southernmost sections I believe have a separate HOA along with some Kelliwood estate homes (Kelliwood Nottingham Country). Lower HOA dues overall since they have less/optional amenities.

[gwarnecke]

Originally Posted by Waffleton

Just wild to me since fiscally it makes no sense and the tax rates are quite a bit higher in the new MPCs as well.

What are you getting in an MPC that you aren't in Green Trails? A community pool? A walking trail?

I agree 100% - Green Trails represents incredible value in terms of house quality, school rankings, beautiful lots with mature trees, and a relatively convenient commute, especially to the Energy Corridor area. It boggles the mind that so many folks would pay a premium to put up with a much longer commute to the south or western edges of Katy.

As was mentioned before, flooding isn't much of an issue in Green Trails. A few homes near the reservoir took on some water during Harvey, but most stayed high and dry. The widespread flooding occurred further south and was mostly concentrated south of Westheimer Parkway.

My guesses as to why Green Trails doesn't command more of a premium include:

-Traffic on Fry just south of I-10 can get really jammed up, even on weekends. Too many lights too close together. Still, there are other north/south routes to I-10.
-Most of the homes are getting to the age where lots of work is needed, and given that many are 4000 sq ft+, renovations are not cheap.

[KerrTown]

Originally Posted by gwarnecke

I agree 100% - Green Trails represents incredible value in terms of house quality, school rankings, beautiful lots with mature trees, and a relatively convenient commute, especially to the Energy Corridor area. It boggles the mind that so many folks would pay a premium to put up with a much longer commute to the south or western edges of Katy.

The reservoir blocks any alternative routes to I-10, so your only choice is the freeway. Until Barker-Cypress (or Greenhouse) is connected to Westheimer Parkway, you're still beholden to the freeway for access.

A severe accident near Greenhouse a couple months ago created a severe traffic snarl that backed up the inland direction to Westgreen. Luckily I was able to exit and use Westgreen to Westheimer Parkway to go to my destination.

[Waffleton]

Thanks all, appreciate the input.

Wife, as it usually goes, loves the new builds with tall ceilings, but I keep pushing her to think about in a few years when traffic is back to a level normalcy. Even two days a week in the office at a 45+min commute would drive me nuts. Can change the house (to some extent), but can't change the location (or the MUD taxes...).

As my wife and I looked at a lot of new builds, I find it ironic that builders tout that people are coming to these places to 'get more space' when the homes are built right on top of one another with a wooden fence erected ten feet outside the patio door.

[fnh]

Originally Posted by Waffleton

My wife and I are looking to buy a home in the next year or two ...

In-laws live near Willowbrook Mall so I/we would like to stay >30 minutes from there.

This gave me a giggle, but perhaps you mean <30 minutes.

[golondrina62]

Originally Posted by WRM20

My friends and colleagues who live in MC would disagree with you. They all love it.

Good for them. For sane, rational people, it's a mistake.

[TallGreengrass]

Originally Posted by golondrina62

Good for them. For sane, rational people, it's a mistake.

Judgy much? Or however the meme/phrase goes. We get it you don’t like it. Others do.

[Waffleton]

To close the loop on this thread, we're closing on a home in Kelliwood/Nottingham Country/Green Trails!

The homes have a bit more charm, room, and opportunity to grow into than what we could find elsewhere for same price. The location and tax rate also can't be beat.

I wonder the sustainability of new home prices in the outer suburbs, especially with mortgage rates set to rise and the world trending towards more of a sense of normalcy. I suspect some folks may regret their commutes 5+ years down the road, but we shall see. Thanks all again