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vidyabhi

why is Telfair so expensive

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I am looking to buy a new home at Sugarland, staying as close as possible to highway 59. I read about Telfair from this forum and had a look for myself. This new development looked good but what absolutely confounds me are the prices - does anyone have an idea, what is it that Telfair has, that the prices are marked so much higher compared to new homes by the same builders in other nearby places - there are hardly any homes selling for anything less than 300,000.

Also can anyone suggest me some good areas in Sugarland very close to hwy 59, where I can go looking for homes not older than 2/3 years ?

Any help, advice is very well appreciated.

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Name some of the other places nearby where you saw similar housing for less. Then we could possibly tell you why.

I can tell you from my initial outlook, that the prices seem on par with other developments around.

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Try Greatwood. The houses are usually just as nice as the ones in Telfair, and there are a lot on the market that are less than 3 yrs old. Furthermore, they are priced about -75k-150k less than brand new ones in Telfair, are further away from 59 (still close access, but far less noise, unless you live in the Manor section), and more heavily forested.

435k in Telfair: hr1891247-1.jpg

315k in Greatwood: hr1929465-1.jpg A tad older than you may like, but there are others in this range; I just selected this one since it was built by the same homebuilder as the latter.

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Looks like any other $300-400k house you'd find in the treeless developments around the city. Greatwood is nicer, overall IMO.

Edited by mrfootball

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Greatwood is nice, as long as you don't mind taking 15-20 minutes to get out of the neighborhood - literally. There are two ways in & two ways out. Even if you happen to live by one of the entrances/exits, you'll still be waiting behind all the other SUV driving soccer moms in the mornings & evenings. I think this is why Telfair is selling for more. You have multiple entry & exit points. You're also closer to the SH6/US59 corridor along with Town Square, among other things.

The only thing I don't like about Telfair is that there are no existing trees like Greatwood. The developer can't help that though, as they were sold the land as cow pasture.

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I am looking to buy a new home at Sugarland, staying as close as possible to highway 59. I read about Telfair from this forum and had a look for myself. This new development looked good but what absolutely confounds me are the prices - does anyone have an idea, what is it that Telfair has, that the prices are marked so much higher compared to new homes by the same builders in other nearby places - there are hardly any homes selling for anything less than 300,000.

Also can anyone suggest me some good areas in Sugarland very close to hwy 59, where I can go looking for homes not older than 2/3 years ?

Any help, advice is very well appreciated.

Telfair is being built on the last, best parcel in Sugar Land. Just like in every real estate transaction, you're paying for location. There are no other locations left in Sugar Land like Telfair, hence the prices.

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Telfair is being built on the last, best parcel in Sugar Land. Just like in every real estate transaction, you're paying for location. There are no other locations left in Sugar Land like Telfair, hence the prices.

Yep, that's the simplest and best explanation. One thing I don't like about Telfair, though, is that it is directly in the flight path of Sugar Land Regional Airport.

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Yep, that's the simplest and best explanation. One thing I don't like about Telfair, though, is that it is directly in the flight path of Sugar Land Regional Airport.

Oh, it's more than that. Telfair is practically right at the threshold of Runway 35. I do touch-and-gos there on weekends, sometimes. I fly in just a few hundred feet above where houses will someday be. My little Piper Cherokee probably won't stir up anyone in the neighborhood, but the line of Hawker and Citation jets that fly in there sure will.

SGR recently renovated and continues to build to attract even more business jet traffic, too. I'm betting residents and the airport will forever be at odds.

Edited by dalparadise

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Telfair is being built on the last, best parcel in Sugar Land. Just like in every real estate transaction, you're paying for location. There are no other locations left in Sugar Land like Telfair, hence the prices.

Just wait until they annex more land to the southwest heading towards Richmond on US 59. :)

Telfair does potentially have an ideal location relative to everything in the Sugarland/NE Fortbend County area but it'll take it a while to mature. The lack of trees is an obvious drawback. It's very similar to the affect seen in parts of Round Rock and Frisco.

Edited by The Great Hizzy!

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Greatwood is nice, as long as you don't mind taking 15-20 minutes to get out of the neighborhood - literally. There are two ways in & two ways out. Even if you happen to live by one of the entrances/exits, you'll still be waiting behind all the other SUV driving soccer moms in the mornings & evenings. I think this is why Telfair is selling for more. You have multiple entry & exit points.

Friends who used to live there said exactly the same thing, that it was awful getting in and out, expecially in the mornings. Too bad these developments never try grid plans.

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Guys, thanks so much for replying - I can see now why Telfair is more expensive. Actually my budget is around 260/270, which is the maximum that I can afford - at the same time I want something as close as possible to hwy 59 and the house shouldn't be more than, say 3 years old. I guess, with my budget, Telfair is out of question - is there a chance I can look elsewhere to satisfy my requirements ( Greatwood ofcourse, as you guys pointed out, is a place I need to go and look at ) - any other suggestions?

thanks

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Guys, thanks so much for replying - I can see now why Telfair is more expensive. Actually my budget is around 260/270, which is the maximum that I can afford - at the same time I want something as close as possible to hwy 59 and the house shouldn't be more than, say 3 years old. I guess, with my budget, Telfair is out of question - is there a chance I can look elsewhere to satisfy my requirements ( Greatwood ofcourse, as you guys pointed out, is a place I need to go and look at ) - any other suggestions?

thanks

I'm pretty sure that anything that is less than 3 years old is going to be deep down in Greatwood, making 59 access an issue.

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Try Greatwood.

Greatwood is nice, but you really have to go out of your way and be patient with trafiic for at least the near term until they finish the 59 expansion project.

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Guys, thanks so much for replying - I can see now why Telfair is more expensive. Actually my budget is around 260/270, which is the maximum that I can afford - at the same time I want something as close as possible to hwy 59 and the house shouldn't be more than, say 3 years old. I guess, with my budget, Telfair is out of question - is there a chance I can look elsewhere to satisfy my requirements ( Greatwood ofcourse, as you guys pointed out, is a place I need to go and look at ) - any other suggestions?

thanks

Try Glen Laurel off of Airport, east of SH6 . They're all less than 3 for under 300k. Try Village of Oak Lake off of Airport, west of SH6. They're all 10 to 15, but again under 300k. That will put you close to the "Shug". Glen Laurel is actually inside the SL city limits. Village of Oak Lake is not, but supposedly part of a future annexation plan.

Anything north of that begins to become hit or miss.

Oh, try the subdivision off of First Colony Blvd, behind the Lowes shopping center off of US59. I think its called Lakes of First Colony. Those are less than 10 & under 300k I think.

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We recently bought in Telfair and found that the prices were actually more competitive than buying an older SL home, say 8-15 years old, and then having to rehab it. We looked all over SL and kept running into owners who wanted pricing that was too high given the condition of the homes. For example, we found several really nice homes in the Commonwealth area that were about 300k. However, the kitchens needed complete overhauls, the bathrooms were equally uninspiring, so we'd estimate 30k to renovate. For that price and minus the hassle, we bought a Trendmaker home on a 12000 sq foot lot, with 3000 sq feet, for right at 332k. We kicked in a further 15k for some extras and we were done.

We were told that some of the builders really did a poor job of bidding their lots when Newland put them on the market, so they overpaid for their lots and now try to pass that screw up onto the buyers. Trendmaker apparently got it right from the start and virtually all of their lots are gone and homes built.

The key to the area is the location and how eventually (probably a year), there will be a direct connection to HW90 & HW6. We work in the Galleria area and it takes about 20-25 minutes to reach our offices. We're thrilled with that. We've seen the full area plan and its going to be a great great place to live with walking to restaurants, pavillons, shopping, etc.

Obviously, there is a wide range of prices in the development, but there is going to be a new section opening in a few months that will have homes in the 275-500s.

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Telfair is no more expensive than Riverstone, another new development in SL/MC.

The best place to live in Sugar Land is Sweetwater/Avalon - beautiful area.

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Finding a home in Sugar Land that is both under 260k and less than 3 years old is going to be a frustrating experience. I tried it last year, and gave that idea up pretty quick. Your only option will be Greatwood (freaking BFE, IMO...and technically not even Sugar Land yet (not FBISD if you have kids)) or maybe the Glen Laurel area. We finally decided on getting an older house (early 90s) in First Colony. I've done the new construction thing before I got my current home, and it does not compare to being in a great location in a slightly older home.

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I second that. My husband and I just bought a house early 9o's in a good location. We felt that the location was more important than how new the house was. Next week we start renovations, I would rather put in what I want. I actually felt that the older homes seemed to be built better than the newer ones.

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My wife and I are sitting back at looking how Telfair come up. At the same time, we are looking for anything decent that pops up in the Avalon/Sweetwater Area too. I convinced her to wait a year if necessary, so that we can really be sure if we want to live in Sugar Land. We are also considering The Woodlands, West U, and Bellaire. we are leaning towards Sugar Land and the Woodlands because they are more conservative areas and are really good places to raise a family. Too many flakes and fruits in West U.

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Telfair is over-priced. Stay away!!.....the more people stay out of Telfair, the better the traffic will be for me when i continue to drive to work everyday.... :)

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Location may be the reason why Telfair is so high, but at what price?

My home in Long Meadow Farms is a Village Builder plan that is also offered in Telfair. Village's current price sheet for my home in LMF is $296,900. In Telfair, the same exact plan is $380,900. Both homes are identical, same GE Profile appliances, same Acme brick, same everything. The plan in LMF is on larger lots too.

Is location really worth $84,000 at 6%+ over 30 years? Nope. That amount of money will pay for a heck of a lot of tolls on the Westpark and pay for the gas needed to drive on it!

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With the current real estate market, it is going to be a long time before Telfair starts really selling. Already way over priced, it will get worse for the builders.

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My wife and I are sitting back at looking how Telfair come up. At the same time, we are looking for anything decent that pops up in the Avalon/Sweetwater Area too. I convinced her to wait a year if necessary, so that we can really be sure if we want to live in Sugar Land. We are also considering The Woodlands, West U, and Bellaire. we are leaning towards Sugar Land and the Woodlands because they are more conservative areas and are really good places to raise a family. Too many flakes and fruits in West U.

If these are your qualifications and you are considering these areas why not consider the Cinco ranch area? just curious?

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My wife and I are sitting back at looking how Telfair come up. At the same time, we are looking for anything decent that pops up in the Avalon/Sweetwater Area too. I convinced her to wait a year if necessary, so that we can really be sure if we want to live in Sugar Land. We are also considering The Woodlands, West U, and Bellaire. we are leaning towards Sugar Land and the Woodlands because they are more conservative areas and are really good places to raise a family. Too many flakes and fruits in West U.

Look at the taxes and the pro-rated association fees of the Woodlands before you leap. The schools are very average, yet far more socially safe than the Houston norm. As to the conservation issue, yes its religious but I found most of our neighbors to be liberals from New England and California.

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With the current real estate market, it is going to be a long time before Telfair starts really selling. Already way over priced, it will get worse for the builders.

You say that, but my wife and I drove through and looked at homes in Telfair Sunday. I can tell you that there seems to be no shortage of buyers just based on the number of homes under construction.

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It looks like they've started clearing land on the south side of 59 (across the highway from Telfair). Is this another phase of Telfair, or another project altogether? Aren't they supposed to be building a park just south of UH-Sugar Land as well?

Also, it looks like 59 is a week or two away from being completed out to the river. This should alleviate some evening rush hour traffic.

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It is another phase of Telfair.... I think 59 is going to take more like 10 months to finish??

Hwy 6 at Hwy 90 should be done in October

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It is another phase of Telfair.... I think 59 is going to take more like 10 months to finish??

Hwy 6 at Hwy 90 should be done in October

Can we merge this with the original Telfair article?

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They are nearly finished with the highway out until just before the Brazos River (i.e. just past University exit).

Currently the road reduces to two lanes at Highway 6; it looks like the lane reduction will now occur about 2 miles further down. This should allow the Telfair and New Territory people to get off the freeway without much of a problem. It will definitely reduce evening commutes.

But you are correct in that the rest of the construction job (i.e. from University to Grand Parkway) is still a year away from completion. The construction of the 10-lane bridge over the Brazos River will take forever to complete.

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You say that, but my wife and I drove through and looked at homes in Telfair Sunday. I can tell you that there seems to be no shortage of buyers just based on the number of homes under construction.

Overpriced is all relative. Being right off 59 is priceless. I bought one of the overpriced homes and my morning drive to work at the BW8 and Westeimer takes about 20 minutes. Driving to First Colony Mall takes about 5 minutes.

From previous experience, it takes 15 minutes alone to get to 59 from some of the more "affordable" neighborhoods...

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thanks for the photoes MrFootball. I like the one looking across the pond to the bridge.

Looks like a nice place. Last time I drove that was it was open fields with a couple of bridges they had built.

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Are you sure? I don't think thats accurate.

I believe the undeveloped section inside Unversity Drive, south of US59 is the final section of Tel-Fair. I think the University owns most of the land on the outside of University Drive for future expansion.

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You say that, but my wife and I drove through and looked at homes in Telfair Sunday. I can tell you that there seems to be no shortage of buyers just based on the number of homes under construction.

Some builders build homes before buyers even take a look. That has happened in the Canyon Gate and Riverpark area . I remember seeing people, including myself, look at inventory homes in this area. Granted this was about 2 yrs ago, but i suspect many builders will go ahead and build anyway with confidence it will sell. Eventually, it will all sell, but not so sure with the market now if it will sell that quick.

Edited by sifuwong

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They are nearly finished with the highway out until just before the Brazos River (i.e. just past University exit).

Currently the road reduces to two lanes at Highway 6; it looks like the lane reduction will now occur about 2 miles further down. This should allow the Telfair and New Territory people to get off the freeway without much of a problem. It will definitely reduce evening commutes.

But you are correct in that the rest of the construction job (i.e. from University to Grand Parkway) is still a year away from completion. The construction of the 10-lane bridge over the Brazos River will take forever to complete.

Somehow i don't think the traffic will be much better even when construction is finished because of Telfair. Once Telfair plan closes out, i think traffic will be just as bad.

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Does any one have a clue when the Hwy 6 / Hwy 90 overpass will be finished??

No, but you'd get more visibility into your question if you made it its own topic.

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Telfair Phase 2 is open...

:unsure: Question:

The Agent for one of the builders told me that the area across from the new section is marked as mix use commercial. What does that mean? I asked him if there was a possibility that new apartments would be built there, and he just looked at me and said that all he knew was that it was labeled mix use.

Anyone know for sure? My wife really likes one of the plans in Telfair and loves the fact that Telfair is close to the mall, first colony, etc, etc, etc...

I do not want to buy a new home...and find out in 2 years that some apartments will be built a BLOCK down from us.

one more question:

Anyone here that live in Telfair...Can you give me dimension of the 80 Foot section? is it 80 x 100, 80 x 120, 80 x 150?

Thank you. :rolleyes:

Edited by icon7

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Freudian slip?

Way to make a first impression on HAIF... If you're M.O. is to create drama where there is none, please don't stay long.

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Btw,

I went to Telfair and stopped in to see some of the custom homes. I was shocked that almost half the lots for the custom homes are already sold. The agent told me most of the homes are going to be around 850K-$1M of the ones that were already sold! Yikes. Also the plan for the commercial mixed use maybe similar to Sugar Land town center with shops on the first floor and luxury apartments on the floors above.

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Just to update folks with a view from a current resident, all of the remaining lots in our section area are sold (60 foot lots, $275-475k), with the exception of one used by a builder for hits construction office. Everything else is sold. There are some flippers who thought stupidly that you could flip a house in a new neighborhood and so there are new homes for sale that have never been lived in. The original buyers were from California and NY, at least of the three that I tried to make a profit only to have to drop their prices back down to what they paid. There is one builder who does have most of his lots in a neighboring section. He was way over priced and his staff were rude and from LA and looked down on people who didn't think buying $50k of upgrades was a good idea.

Now the next large section of "affordable" homes is open and it appears to be selling moderately well. There is a custom section with just crazy prices but i guess if you can afford a 1M dollar home, you probably aren't too price sensitive.

What does surprise me is that many of the houses have small backyards. Buyers have selected homes that eat up much of the lot, giving some homes a townhouse feel in terms of green space. Seems odd to me to do that in the suburbs, but to each his own.

Overall, we like the hood so far, its quiet, our elementary school is a five minute walk and construction seems to be moving to the new areas. There are no plans for apartments, per the developer, but there will be a center section of the neighborhood that will have businesses below, townhouses above in a setting like that of Sugar Land town center.

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Just to update folks with a view from a current resident, all of the remaining lots in our section area are sold (60 foot lots, $275-475k), with the exception of one used by a builder for hits construction office. Everything else is sold. There are some flippers who thought stupidly that you could flip a house in a new neighborhood and so there are new homes for sale that have never been lived in. The original buyers were from California and NY, at least of the three that I tried to make a profit only to have to drop their prices back down to what they paid. There is one builder who does have most of his lots in a neighboring section. He was way over priced and his staff were rude and from LA and looked down on people who didn't think buying $50k of upgrades was a good idea.

Now the next large section of "affordable" homes is open and it appears to be selling moderately well. There is a custom section with just crazy prices but i guess if you can afford a 1M dollar home, you probably aren't too price sensitive.

What does surprise me is that many of the houses have small backyards. Buyers have selected homes that eat up much of the lot, giving some homes a townhouse feel in terms of green space. Seems odd to me to do that in the suburbs, but to each his own.

Overall, we like the hood so far, its quiet, our elementary school is a five minute walk and construction seems to be moving to the new areas. There are no plans for apartments, per the developer, but there will be a center section of the neighborhood that will have businesses below, townhouses above in a setting like that of Sugar Land town center.

Aapchad

Nowdays, you don't get much of a backyard in many subdivisions from alot of builders. Something that i've seen over the past several years. Also, have you noticed that the construction looks like it has slowed down over the past couple months? It doesn't seem like alot of frames are up yet. At least from my view when i am driving on 59s past First Colony.

Edited by sifuwong

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Aapchad

Nowdays, you don't get much of a backyard in many subdivisions from alot of builders. Something that i've seen over the past several years. Also, have you noticed that the construction looks like it has slowed down over the past couple months? It doesn't seem like alot of frames are up yet. At least from my view when i am driving on 59s past First Colony.

Yes and no. On the "no" side, Telfair opened the new section on New Territory Blvd. According to David Weekley builders, who have their trailer on the lot next to us, once the new section opens, the builders are obligated to build out the previous section. So I think there has been activity just because of this reason. The big question I see is what will happen with Darling Homes' section which is near empty. This builder had a strategy of pushing expensive upgrades and not including much in their base home. Their designs were more "California" (the words of their agent to me) and while nice, seemed to be more aimed at empty nesters, not families. Their pricing was high and I would have to agree that if people were comparison shopping, this builder probably fared poorly. I don't know anything about their quality, but I assume its in line with other builders. I had heard from friends that their agents weren't particularly enthusiastic. I guess if nothing is selling and you're on commission, its hard to be cheerful.

The big surprise is how many of the mega homes are going up. I continue to be amazed that there are so many people who can or *want* to live in $1M homes. I would assume that a good majority are "spec", if you can call them that, because I think the builders like to have a few to show off. I don't know how many of us need a media room, a library, a study, a wine room and on and on. I guess some people have lots of furniture. :)

In the new section, I see about five or six frames going up, but I wouldn't call it a frenzy like it was last year. Last year was nuts. The "lifestyle patio homes" section (love that marketing terminology) appear to be going slower than I think most of us expected. I have gone in a few of them and they are nice, but small. I guess that's the point.

The big surprise for us is that the elementary school has a rudimentary playground at best. There is no playset other than some swings. Its my pet peeve that school districts think the PTAs should raise a bunch of money to pay for this. Its not like Texas has low property taxes and it seems more than intentional to not build what I would expect is a fairly common feature of any decent school. There is a baseball diamond, basketball court and soccer field, but that seems to require organized play, like in PE class, rather than just unstructured play. Oh well, I'm showing my age and my dislike of using children to hawk a bunch of crap like candles, cookie dough, popcorn, etc.

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Btw,

I went to Telfair and stopped in to see some of the custom homes. I was shocked that almost half the lots for the custom homes are already sold. The agent told me most of the homes are going to be around 850K-$1M of the ones that were already sold! Yikes. Also the plan for the commercial mixed use maybe similar to Sugar Land town center with shops on the first floor and luxury apartments on the floors above.

Even now I still don't see the draw of it. The neighborhood looks very typical, just itching for suburban decay to take over in ten years.

Houston has too many of these, and Telfair, even the name itself, seems boring and plain.

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