Anyone have any knowledge of The Legends subdivision in Eureka? (St. Louis: fit in, for sale)

[johnamus]

I've looked at a few houses out there and it seems like a nice place, with a subdivision pool and what look like nice houses spread out on the hillsides.

Does any here live out there or have any information to share about it?

[Inoxkeeper]

I have a friend who lives there, they like it a lot. They have a very nice home and most have backyards that are somewhat secluded.

I have played the course several times, it's a lot of fun but can really kick your butt. It has 27 holes so we tend to cycle the 9's to mix it up.

I have seen and heard more than one ball bounce off the houses (been there, done that and cringed like a madman while watching my T shot head for a window.
It just missed! ) so I don't recommend getting a house on the course.

I am not sure about price ranges but I am guessing they run from the 300$ on up.

[RickMG]

At this time there are 35 active listings in The Legends ranging from $220s to the high $600s, which makes for some fabulous bargains there, but what I've always found as a problem in the Legends is that there are hundreds of homes and always plenty for sale. When an area is that transient home values don't rise as much as they do in established smaller subdivisions. This is one of the nicest subdivisions in the area with beautiful homes of all price ranges and Eureka is one of the nicest areas in Southwest St. Louis County, in my opinion.

Sorry this list looks so tight, but if you look you can figure out what everything means. These are the active listings in The Legends at this time.

ACTIVE Properties
Address City Map Bd Bth SqFt LotSz Age Date $/SqFt CDOM Orig Price List Price

567 Legends View Dr Eureka KK32, 52 3 3 2,235 9701sf 12 06/05/08 98.43 216 275,000 220,000
36 Upper Bluffs View Ct Eureka JJ33, 53 4 2.50 2,259 5998sf 5 01/07/09 115.05 34 259,900 259,900
563 Bluffs View Ct Eureka JJ33, 53 4 2.50 2,316 0.149ac 5 02/03/09 112.22 7 259,900 259,900
548 Bluffs View Ct Eureka JJ33, 53 4 2.50 2,331 9296sf 3 02/04/09 111.50 6 259,900 259,900
553 Vista Hills Ct Eureka KK33, 52 3 2.50 0 0.210ac 9 09/02/08 0.00 250 289,900 269,900
572 Legends View Dr Eureka KK32, 52 4 2.50 2,622 8054sf 9 11/11/08 104.84 157 274,900 274,900
759 Vista Glen Ct Eureka KK32, 52 4 2.50 2,372 7214sf 13 02/03/09 115.94 7 275,000 275,000
631 Bluffs View Ct Eureka JJ33, 53 2 2.50 1,621 0.150ac 4 03/03/08 172.73 283 319,900 280,000
663 Bluffs View Ct Eureka JJ33, 53 2 2.50 1,917 0.167ac 7 03/27/08 146.06 320 315,000 280,000
745 Vista Hills Ct Eureka KK33, 52 4 3.50 2,565 9100sf 10 11/03/08 116.37 231 304,900 298,500
565 Vista Hills Ct Eureka KK33, 52 4 2.50 2,444 0.218ac 9 11/10/08 122.34 81 314,900 299,000
681 Legends View Dr Eureka KK33, 52 4 3.50 3,004 9100sf 12 02/06/09 99.83 301 299,900 299,900
2 Palisades View Ct Eureka JJ33, 53 4 2.50 2,644 0.242ac 4 01/26/09 113.46 15 300,000 300,000
723 Legends View Dr Eureka KK33, 52 4 3.50 2,866 0.209ac 9 03/21/08 105.72 293 325,000 303,000
727 Vista Glen Ct Eureka KK32, 52 4 3.50 2,582 0.174ac 12 10/17/08 119.29 247 312,500 308,000
759 Legends View Dr Eureka KK33, 52 4 3.50 2,886 0.209ac 10 02/04/09 112.61 6 325,000 325,000
505 Fairway Oaks Dr Eureka JJ32, 53 4 3.50 3,668 6564sf 12 01/06/09 92.67 35 339,900 339,900
700 Vista Glen Ct Eureka KK32, 52 4 3.50 2,506 7588sf 12 09/29/08 139.62 134 349,900 349,900
652 Meramec View Dr Eureka KK32, 52 4 3.50 3,436 0.300ac 6 11/26/08 112.02 76 399,000 384,900
350 Palisades Ridge Ct Eureka JJ33, 53 4 4.50 3,210 10084sf 3 01/22/09 121.18 259 395,000 389,000
600 Meramec View Dr Eureka KK33, 52 4 3 0 0.236ac 9 02/06/09 0.00 4 399,900 399,900
1033 Stone Spring Ct Eureka KK33, 52 4 3 0 0.490ac 7 03/28/08 0.00 319 499,900 419,000
613 Grand View Ridge Ct Eureka KK33, 52 5 4.50 3,408 0.277ac 8 10/31/08 123.09 102 449,900 419,500
753 Southern Hills Dr Eureka KK33, 52 4 3.50 2,955 0.517ac 9 10/12/08 144.81 121 438,000 427,900
219 Palisades Ridge Ct Eureka JJ33, 53 5 3 2,403 0.220ac 4 01/27/09 185.19 14 445,000 445,000
953 Stone Spring Dr Eureka KK32, 52 4 3.50 4,488 0.517ac 4 10/09/08 99.15 124 445,000 445,000
762 Southern Hills Dr Eureka KK33, 52 4 3.50 3,604 0.516ac 9 10/01/08 133.16 132 499,900 479,900
412 Cerromar Dr Eureka JJ32, 53 5 4.50 4,024 1.160ac 9 05/07/08 124.01 279 525,000 499,000
545 Overlook Terrace Ct Eureka KK32, 52 4 3.50 3,922 13160sf 15 01/02/08 127.46 363 599,900 499,900
610 Palisades View Dr Eureka JJ33, 53 4 3 0 New 12/12/08 0.00 60 499,900 499,900
777 Southern Hills Dr Eureka KK33, 52 5 4.50 4,950 0.659ac 4 12/08/08 114.95 64 569,000 569,000
400 Thorntree Lake Ct Eureka KK32, 52 4 5 4,423 19698sf 17 08/06/08 128.87 188 625,000 570,000
789 Southern Hills Dr Eureka KK33, 52 4 3.50 4,200 0.601ac 3 11/07/08 142.83 95 599,900 599,900
785 Southern Hills Dr Eureka KK33, 52 4 4.50 0 30520sf 3 03/10/08 0.00 337 649,900 625,000
518 Inverrary Ct Eureka JJ32, 53 4 4.50 0 25199sf 11 09/24/08 0.00 139 675,000 675,000
Listing Count 35 High 675,000 Low 220,000 Median 349,900

[johnamus]

That list of houses for sale is helpful, are you a real estate agent?

I noticed that taxes are high in the subdivision and the HOA fees are high as well ($800/yr), perhaps this is one reason for the turnover. Looking at a map of St Louis I would guess that in a decade or so the Eureka area will become just as developed as Chesterfield/Wildwood, the school district is top notch and the commute time is equal or better than Chesterfield/Wildwood. I'm not sure if this is a good thing.

[RickMG]

Originally Posted by johnamus

That list of houses for sale is helpful, are you a real estate agent?

I noticed that taxes are high in the subdivision and the HOA fees are high as well ($800/yr), perhaps this is one reason for the turnover. Looking at a map of St Louis I would guess that in a decade or so the Eureka area will become just as developed as Chesterfield/Wildwood, the school district is top notch and the commute time is equal or better than Chesterfield/Wildwood. I'm not sure if this is a good thing.

Yes I am a real estate agent as the house next to my name says, but that's not why I sent you the list, I thought it helped answer your original post. As for it being the next Chesterfield, I think it's location alone will make it to where it's never going to be a Chesterfield. By this, I don't mean the area won't be as nice, as it is already and they are building unbelievable new homes in the wonderful rolling hills landscape that makes up Eureka. I say it, because it will never be as centrally located as Chesterfield is, that's all. As for the homes being on the market because of taxes and subdivision fees, I don't think that would be anymore than they are already being overextended with their mortgage. They did know the taxes and fees when they bought the house (although most people know what their mortgage is going to be too). I personally think there are so many for sale (at all times) because of two main reasons. First, there are just too many homes in the subdivision and a percentage are always moving, and second, people moved there thinking they wouldn't mind the commute, but find out later they do. Relocation probably played a big part two, but not so much now as most firms are laying off rather than transferring people. Who knows?

[johnamus]

Now I know what the house symbol means, and yes the list was helpful.

My logic was that even though Eureka is further out, commute time from most of Chesterfield/Wildwood to downtown St Louis calculates as roughly a half hour which is similar to Eureka due to Eureka's proximity to 44.

So what is a good deal in the Legends? A 4bd 3.5bth selling for $80k off of the 2002 construction cost?

[RickMG]

Originally Posted by johnamus

So what is a good deal in the Legends? A 4bd 3.5bth selling for $80k off of the 2002 construction cost?

A good deal is one that feels fair to you and the seller.

[MoNative34]

Originally Posted by johnamus

Looking at a map of St Louis I would guess that in a decade or so the Eureka area will become just as developed as Chesterfield/Wildwood, the school district is top notch and the commute time is equal or better than Chesterfield/Wildwood. I'm not sure if this is a good thing.

Probably not as developed as Chesterfield. It's sort of a landlocked area. The river bottoms lie to the south and east. Greensfelder Park and Rockwoods Reservation are to the immediate north and in between Eureka and Fenton lies West Tyson County Park, Route 66 State Park, Beaumont Scout Reservation, Forest 44 Conservation area, Lone Elk County Park and the Washington University Research Center. What that does is separate Eureka from the rest of suburban St. Louis and make it appear to seem "way out."

[aragx6]

Originally Posted by MoNative34

What that does is separate Eureka from the rest of suburban St. Louis and make it appear to seem "way out."

I am guilty of this myself. I have a friend who bought a home out in Eureka and I was incredulous at first. But I was amazed at how quickly she can access a lot of South St. Louis. She can get from home to drinks in Lafayette Square in 25 minutes.

I'm still not a big fan of the area (but then i dislike St. Peters, Fenton and Chesterfield for the same reasons) but I do understand the appeal for some people.

Also -- yikes on 80k less than construction in 2002. Somebody has lost a frightful amount of money on that house.

[johnamus]

The 80k less than construction isn't the most shocking part, the house is under contract at a price that is 169k less than what it sold for in 2005. That person already foreclosed on the house and it is in the banks hands right now. St Louis is feeling the affects of the collapse of the national housing bubble right now although plenty of sellers are refusing to reduce their prices and end up with long days-on-market. Banks are willing to deal though, I just hope that this trend is nearing the bottom.

You guys are right about the designated green space around Eureka, that would definitely prevent rapid development out there. It adds to the small town feeling though and makes for a nice scenic drive past 270 on 44 W. All in all I suppose its a net benefit in my opinion.

aragx6 I'm curious to hear your reasons for disliking the Eureka area, are they targeted at the downsides of suburbia (e.g. bland housing, lack of nearby cultural activities, long commute times) or is their something more specific?

I lived in midtown Saint Louis for 4 years during college plus 2 years after college and have experienced the highlights of the city. Now that I'm looking to start a family the city's lack of good public schools and relatively higher crime rate are a major turn off. (I know its not terrible everywhere in the city but I've had my car windows smashed twice in midtown and have a few friends in the tower grove area who have been burglarized and had two cars stolen) Not that I didn't enjoy the city but I am ready to move into the suburbs.