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Shadow Creek Ranch

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I passed by Shadow Creek Ranch today because my friend bought a new house out there. Along McHard there are several signs that say new retail coming soon, new townhomes coming soon and etc. We are talking about really mixed in with the rest of the neighborhood. So tell me something. Does anybody know if this will be just regular strip malls and townhomes that you see around 518, or will it develop like the Woodlands and Sugar Land with new urbanism projects? I'm telling you, suburbs are getting more attractive these days such as the Woodlands and Sugar Land. I hate to be one of the people that takes away from the inner city population by moving to the suburbs, but it is getting really tempting.

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I passed by Shadow Creek Ranch today because my friend bought a new house out there.  Along McHard there are several signs that say new retail coming soon, new townhomes coming soon and etc.  We are talking about really mixed in with the rest of the neighborhood.  So tell me something.  Does anybody know if this will be just regular strip malls and townhomes that you see around 518, or will  it develop like the Woodlands and Sugar Land with new urbanism projects?  I'm telling you, suburbs are getting more attractive these days such as the Woodlands and Sugar Land.  I hate to be one of the people that takes away from the inner city population by moving to the suburbs, but it is getting really tempting.

Those along McHard will most likely be nice strip centers and apartment complexes. The "lifestyle centers" with high-end retail and work-live spaces, townhouses, waterways, etc. are planned for the BW8 and 288 intersection and another one at BW8 at Pearland Parkway. The one at Pearland Parkway is being driven by a longtime resident looking to make a big splash on his old hometown. The drawings I've seen show a waterway, midrise townhouses with ground-level retail and indications that retailers such as Virgin Megastore, Williams Sonoma and other such "destination retailers" may be in the works, though I have not seen any verification of this.

The one at BW8 and 288 is being planned by an established developer of these types of centers. I don't have any information on it, as it has only recently been announced.

My money's on the Pearland Parkway one being the first to make. I've even seen what looks like some grading going on on the site. Not to mention that McHard will soon open up between Pearland Parkway and 518....and eventually all the way to 288. This area is, indeed, starting to look very promising.

I think the end result will be an area that eclipses Sugar Land Town Square(great idea not very well executed, imo) and more on-par with The Woodlands, when it's all taken as a whole. The trump card is that Pearland is its own small town and it's only 15-20 minutes out of the city. Nice.

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Thanks for the info, I will elaborate more in my post maybe tomorrow, but right now I am kind of tired.

Virgin Megastore and Williams Sonoma? Oh my goodness. What is wrong with Houston. Stores that we are struggling to get in downtown, Virgin Megastore atleast, are possibly headed to the suburbs. Please don't make this onto another Dallas, where the suburbs are where it's at.

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Hi everyone,

I was curious if anyone on these boards is living currently in the Shadow Creek Ranch (SCR). I currently live in Clear Lake but my fiancee will be moving to Houston in about a year. She will be working in downtown Houston and since I work in Clear Lake, we need to find some kind of happy medium. From looking at the maps, Pearland and Shadow Creek Ranch really seems to fit that to a tee. I would guess that we would each have about 30 minute commutes.

From there, we'll get the house and enjoy the DINK lifestyle. For the record, I'm not opposed to living closer to downtown, ITL even, but the affordability just isn't there. I wish there were more houses between 8 and 610 on the south/southeast side but there just isn't much there. I have read on here about Idyllwood and drove through there the other day. I would imagine that if just the right deal came along it would ok but for the most part, the houses there were looking run-down and small.

Thanks!

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There is a new subdivision that is going up between Beltway 8 and I-610 along SH288. Right now that area appears to be a waste land, but with the popularity of the Pearland areas and the strengthening in the job market, that area will become hot also. Lots of empty tracts of land in there prime for development.

I wish I remember the name of that subdivision to tell you, the pictures looked good and the options for those homes were tremendous. They had lots of different upgrades available. Maybe you can drive in the area and check it out.

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I have read on here about Idyllwood and drove through there the other day.  I would imagine that if just the right deal came along it would ok but for the most part, the houses there were looking run-down and small.

LOL. If you think the houses in Idylwood are run down and small, then don't even bother with ITL.....go directly to a McMansion in suburbia.

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LOL.  If you think the houses in Idylwood are run down and small, then don't even bother with ITL.....go directly to a McMansion in suburbia.

But here's the thing... small can't be fixed typically. Run-down can. I drove up and down every street there the other day and there were too many houses that just didn't look taken care of. Some were beautiful and those people should be commended. And the nice tree-lined streets reminded me of growing up. I don't know if you live in Idylwood or not but you can't honestly tell me that everyone is taking care of their houses like they should. I realize they are older houses but that just means it takes a little extra effort than a pristine new house would take. Note that I would prefer an older house in an older neighborhood and if the right thing came along with the neighborhoods ITL, I would definitely go in that direction. But for me, it isn't just about the one house; it's about the neighborhood as a whole. And I'm sorry, but I was a little disappointed with Idylwood after hearing about it on these boards.

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Guest danax
  I don't know if you live in Idylwood or not but you can't honestly tell me that everyone is taking care of their houses like they should.  I realize they are older houses but that just means it takes a little extra effort than a pristine new house would take.  Note that I would prefer an older house in an older neighborhood and if the right thing came along with the neighborhoods ITL, I would definitely go in that direction.  But for me, it isn't just about the one house; it's about the neighborhood as a whole.  And I'm sorry, but I was a little disappointed with Idylwood after hearing about it on these boards.

Are you sure you were in Idlywood? I don't remember seeing any real run-down looking houses in there.

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Are you sure you were in Idlywood? I don't remember seeing any real run-down looking houses in there.

Positive.

I've been through a dozen of neighborhoods and it just seems like Idylwood could be doing more. No big deal.

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I'm starting to face the same thing. I greatly prefer living inside the Loop, but I am starting to think that that day may be a little further out than I would like (due to costs). The next best thing would be to pick a good area with access to the HOV lanes so I can use QuickRide. Hopefully I can get in there soon.

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Positive.

I've been through a dozen of neighborhoods and it just seems like Idylwood could be doing more.  No big deal.

I think that you might have been disappointed because you were expecting some sort of inner loop nirvana.

Believe me, Idylwood as a whole is, like most older communities inside the loop, continually improving. Gut/redos are more and more common, but of course there are going to be homes that are run-down either due to lack of funds or lack of desire (i.e., absentee landlords). If there wasn't, I guarantee that one of the positive aspects of the neighborhood (it's affordability relative to other inner loop neigborhoods) would quickly disappear.

Repeat after me: "There are few to no bargains in desirable neighborhoods inside the loop." If you can find one, you better jump on it, because goodness knows everyone else will too!

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Guest danax
I think that you might have been disappointed because you were expecting some sort of inner loop nirvana.

Believe me, Idylwood as a whole is, like most older communities inside the loop, continually improving.

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I think that you might have been disappointed because you were expecting some sort of inner loop nirvana.

Maybe I was... but that was only because of these very boards on this very site talking it up. Unrealistic expectations? Maybe.

The fact is, Houston homeowners and landlords need to take care of these great old houses before people move in, tear down, and build McMansions (or whatever the term of the moment is.) When that happens, the land will have become more useful than the house and the houses will be lost forever.

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I moved into SCR in November. No complaints, but the suburbanization around us (all the malls, hospitals etc) is going to be a pain. Commute west on the Beltway isn't bad at all but they need to punch through Kirby to 8 as just that 2 miles on 288 is getting worse every day.

Wife drives into downtown. She goes in early and comes home early and says it isn't bad. Moves constantly and take her 30 min to get to the office (westside of downtown off 45). If she leaves the house after 7:15 or so though it's brutal 45-1hr. I thought the Ft Bend toll road would help as it seems like a lot of the traffic was people from the HW 6 communities (Sienna, etc) coming to 288 to get downtown instead of dealing with 59, but it hasn't helped at all.

With all the people moving in over here it's just going to get worse. They have a plan to widen 288 but it's not on the plans until at least 2009.

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Suburbia only works when the entire's metro-area population isn't that great. The old suburbs inside Beltway 8 worked in the 1980s because Houston's population was still manageable. Now Houston is one chaotic mess and has been since 1999 or so. I'd stay away from SCR.

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Looking for any updated information on Shadow Creek Ranch...

Are they still selling homes at a brisk pace? How is the increased traffic being handled? Does traffic move smoothly or is it quickly becoming congealed gridlock? How is the quality of construction?

Anyone?

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Traffic on SH 288 is indeed getting worse, particularly at the FM 518 intersection. However, SCR is still selling homes at a brisk pace and construction is just heating up. Land has been cleared south of FM 518 and new homes will be going up there soon. Also, a regional mall/"power" center is slated to begin construction later this year on the NW corner of the SH 288/FM 518 intersection.

I can't speak to the quality of home construction but they do have some pretty intriguing ammenities as far as suburban subdivision are concerned, including numerous parks, lakes, bike and jogging trails and picnic areas.

The area is in desperate need of expanded vegetation, though. Looks very barren.

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The intriguing amenties is one of the things that has me interested about the development. Right now, I live near Memorial Park/Buffalo Bayou/etc, and it is so nice to have the parks so close by....but, from a quick overview of SCR, it looks like you could have a decent house (and at a decent price) without giving up nearby parks and walking trails.

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The intriguing amenties is one of the things that has me interested about the development. Right now, I live near Memorial Park/Buffalo Bayou/etc, and it is so nice to have the parks so close by....but, from a quick overview of SCR, it looks like you could have a decent house (and at a decent price) without giving up nearby parks and walking trails.

My fiancee and I are moving into SCR in early May and we're really excited about it. Yes, traffic is only going to get worse in this area of town. However, it is really only going to get worse all over town in time. So compared to other parts of the city, 288 isn't in too bad of shape in terms of freeway congestion. My financee will be working downtown and we're estimating about a 30 minute drive for her each way. But she'll be going in early and staying a little late. I'll be working near Ellington Field so I expect about a 30 minute commute, too. Based on our two working locations, SCR just made sense. We're a young couple who were able to build our first house. I think that's pretty great.

The big traffic problem in this area, detailed in this thread, http://www.houstonarchitecture.info/haif/i...?showtopic=4523

is the lack of direct connections (or flyovers) between Beltway 8 and 288. Just plain foolish. It will also really help if they have B8 mainlain exits to Kirby and/or Kingsley. Forcing everything to go through the stoplights under the interchange is a traffic catastrophe waiting to happen.

But, last night I had to drop something off at my builder and then I drove to Rice Village for dinner. From deep within SCR to parking in Rice Village in 18 minutes at 6:30. That's pretty nice.

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What's funny is that SCR is zoned to Alvin ISD instead of Pearland ISD.

SCR kids are zoned to Mary Burkes Marek ES in Pearland (Don Jeter ES in Rosharon prior to 2004), Manvel JHS in Manvel, and Alvin High School in Alvin. Manvel High School, which is being built in Manvel, will serve SCR kids starting next year.

Personally I think the Pearland and Alvin districts should be consolidated and a fourth high school (with the other three being Pearland, Alvin, and Manvel) should be built in Pearland.

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My husband I have lived in Shadow Creek Ranch for a about 8 months ... we really like it. And we are excited the new developments! Our property taxes went WAY up!!!! We are fighting it ...

My husband works downtown and it usually takes him about 30 minutes to get to his office in his desk. He has to park in garage in couple of blocks away ...

I love it out there ...

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My husband I have lived in Shadow Creek Ranch for a about 8 months ... we really like it. And we are excited the new developments! Our property taxes went WAY up!!!! We are fighting it ...

My husband works downtown and it usually takes him about 30 minutes to get to his office in his desk. He has to park in garage in couple of blocks away ...

I love it out there ...

Shadow creek is a really nice area. I decided not to move there because of the 4.2% tax rate. That is just tooooo high.. Nice area though.

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I know the whole Alvin ISD has kept a lot of Pearland residents away as well as the taxes.

Also FYI....the new sections of SCR West of Kingsley will be going to FORT BEND ISD. :blink:

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I know the whole Alvin ISD has kept a lot of Pearland residents away as well as the taxes.

Also FYI....the new sections of SCR West of Kingsley will be going to FORT BEND ISD. :blink:

So you're telling me SCR will be split into three school districts?? Wow. Who are the ad wizards who came up with THAT one?

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So you're telling me SCR will be split into three school districts?? Wow. Who are the ad wizards who came up with THAT one?

I think all of SCR is in Alvin ISD. I live west of Kingsley and it's definitly Alvin ISD in my section and the current elementary on Kirby is Alvin ISD.

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I think all of SCR is in Alvin ISD. I live west of Kingsley and it's definitly Alvin ISD in my section and the current elementary on Kirby is Alvin ISD.

Yeah, you're right. I'm west of Kingsley, too. No kids in my immediate future so sometimes these things slip my mind. I guess I was counting as third what it SHOULD be... Pearland ISD. Doh.

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Sorry I was was not exact in where the new section is to be built.

The next phases that are closest to FM 521 will be FBISD. We were told by developers they are trying to zone to Hightower HS, but will most likely go to Willowridge HS.

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Sorry I was was not exact in where the new section is to be built.

The next phases that are closest to FM 521 will be FBISD. We were told by developers they are trying to zone to Hightower HS, but will most likely go to Willowridge HS.

If they new subdvisions west of Kingsley are zoned to Willowridge HS, then the builders would have a tough time selling houses. I'm in Silver Leaf Glen which is west of Kingsley. According to the builder and the appraisal letter from Brazoria county, the subdivision is zoned to Alvin ISD.

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Newmark Homes in SCR has their section "Arbor Lakes" listed as Hightowere HS on their site.

And yes it will be a hard sell either way.

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Newmark Homes in SCR has their section "Arbor Lakes" listed as Hightowere HS on their site.

And yes it will be a hard sell either way.

are those schools that bad?

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Kingsley Dr. is not a definite boundary between Alvin ISD and Fort Bend ISD. The dividing line between these school districts is actually the county line that separates Fort Bend county and Brazoria couty. It's difficult to describe exactly where this subtle line runs, but I can give you a list of all sections in SCR that fall within Fort Bend county or Fort Bend ISD--since they overlap. The following sections of Shadow Creek Ranch are zoned to Fort Bend ISD:Edgewater, Lake Meadows, Brook Run, Westhaven, Arbor Lakes, Azalea Creek, Windy Shores, Country Glen, Piney Trails, Orchard Village, Cedarwood, Eden Cove, Holly Landing, Westwood Springs, Pelican Shores, Autumn Brook, and Blackberry Crossing. The rest in SCR are in Alvin ISD if the development is not subject to change.

In order to attract people to purchase homes in Fort Bend ISD, they also work out a deal with Alvin ISD, allowing elementary students in Fort Bend sections to go to Marek Elementary School in Alvin ISD more info at The Facts. I don't know how long this is going to last; I'm really hoping those sections in Fort Bend ISD can file petitions to join Alvin ISD or builders will have a tough time marketing it.

Edited by bobby123

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Hightower is not a terrible school

But some are complaining about Patricia Paquin, the principal. When the school opened it was held in VERY high regard, but some feel the new principal ruined things.

See http://www.houston-press.com/Issues/2006-0...ws/feature.html

It's hilarious how Pearland is zoned to a grand total of SIX school districts:

* PEARLAND ISD: Many elementary schools, many middle schools, many junior high schools, Pearland HS

* ALVIN ISD: Several elementaries, Manvel MS, Manvel HS

* FORT BEND ISD: Goodman ES, Baines MS, Hightower HS

* HOUSTON ISD: Some in Almeda ES and some in Law ES, all in Woodson K-8 (for 6-8 only), all in Worthing HS

* PASADENA ISD: Some in Moore ES and Beverly Hills IS, some in Frazier ES and Thompson IS, all in Dobie HS

* CLEAR CREEK ISD: Weber ES, Brookside IS, Clear Brook HS

Edited by VicMan

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HHS is horrid. I went there (class 05'!) and from what I have been hearing, things have gone downhill big time.

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HHS is horrid. I went there (class 05'!) and from what I have been hearing, things have gone downhill big time.

See, school administrators - This is why you don't hire people like Paquin - As UrbaNerd mentions, the wrong principal can cause a school's reputation to plummet (And he's not the only one with that opinion - The Press mentions how teachers do not wish to deal with Paquin)

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Question for Shadow Creek Ranchers:

Do the streets ever flood in SCR?

I've been living here since January and never experienced a problem with flooding streets. It's a huge neighborhood so I can't vouch for all the areas, but all the areas I have driven through in heavy rain seem to drain pretty quickly.

Good news for those with young children living in Shadow Creek Ranch (Alvin ISD).

Mary Burks Marek Elementary was rated "Exemplary" by the new 2006 TEA accountability ratings.

Manvel JH was Recognized

Alvin HS was Acceptable

http://www.tea.state.tx.us/perfreport/acco...2006/index.html

FYI, construction has started for the new Alivn ISD elementary school on Kinglsey and Regents Bay. Sign said it should be open for Fall of 2007.

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Question for Shadow Creek Ranchers:

Do the streets ever flood in SCR?

I have never seen any flooding in the area. Some bad storms have come through but not a "major" one however.

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I know the whole Alvin ISD has kept a lot of Pearland residents away as well as the taxes.

Also FYI....the new sections of SCR West of Kingsley will be going to FORT BEND ISD. :blink:

The street that divides the two counties and school districts in Shadow Creek Ranch is Trinity. As you turn off 2234 (Shadow Creek Parkway) Brazoria County and Alvin Independent School District are to your left and Fort Bend County and Fort Bend Independent School District are to your right. The county line division travels along the border of Meadow Trails West south thru the lakes to 518. The Splash Park in Shadow Creek Ranch is in Fort Bend County and just north of there before 2234 will be the Fort Bend ISD Elementary School.

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I've been living here since January and never experienced a problem with flooding streets. It's a huge neighborhood so I can't vouch for all the areas, but all the areas I have driven through in heavy rain seem to drain pretty quickly.

FYI, construction has started for the new Alivn ISD elementary school on Kinglsey and Regents Bay. Sign said it should be open for Fall of 2007.

AND soon to follow is the Alivin ISD Intermediate School next to Marek Elementary on Kirby . .

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Financing Clears Way for $130M Development

By Amy Wolff Sorter

hou_shadowcreekranch1.jpg

Shadow Creek Ranch

PEARLAND, TX-Transwestern Development Co. and WCF Development have obtained $62 million in financing for vertical development of the 600,000-sf Shadow Creek Ranch Town Center. The $130-million, open-air center will break ground Nov. 15.

Earlier this year, the JV developers secured $15.69 million in interest-only financing to buy the land at Texas 288 and FM 518 and complete site work, according to Erin Wallets, senior loan associate with Fremont Investment & Loan's Dallas office. "We knew financing would be needed for vertical development so we were working on that too and just closed on it," says Wallets, who structured the deal with Fremont's Jeff Teetsel in Phoenix.

Wallets tells GlobeSt.com that the project was attractive from many angles, especially the strength of the market and the reputation of the borrowers. "All the housing going up in the area and the lack of retail at this point, especially at this intersection, makes this a very attractive project that should do well," she adds.

The power center is adjacent to Shadow Creek Ranch, a 3,500-acre, master-planned development with high-end single-family homes. Additional residential developments are being constructed within 10 miles of the retail development. Shadow Creek Ranch Town Center will be anchored by H-E-B's first "Plus" store, a 150,000-sf format. Another 200,000 sf is spoken for or under negotiation by various local, regional and national tenants. The center is slated to open in late summer 2007.

http://www.globest.com/news/740_740/houston/149461-1.html

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