Shady Acres Info

[elultimo]

Hello. My wife and I are moving back to Texas from New Mexico this September. We have a 14-month old daughter and have been perusing a number of townhomes (within the loop) and free-standing dwellings in The Heights. Specifically, we have targeted the Shady Acres area as the prices seem fairly reasonable. Much in the way of conflicting information from our realtor and my (metrosexual) Houstonite brother. We will be looking at some places in person in a few weeks, but I wanted to know in advance whether Shady Acres is a viable option. Specifically: 1) safety? 2) other young families? 3) proximity to restaurants/grocery stores/etc? 4) potential over the next several years? Many thanks for anyone and everyone's insight!

[heightsd]

Shady Acres is a smart choice. Also check out just outside the loop in Garden Oaks, Oak Forest and some surrounding neighborhoods (I'm not as familiar, but lots of people are buying there too.) Downside is older, smaller homes, but upside is great yards, sleepy streets, beautiful established neighborhoods.

We've lived in Shady Acres since '08 and are very happy. We have a similar aged daughter as well, and safety, other families proximity to EVERYTHING is great. Shady Acres has the benefit of being right at almost every major highway (easy access to 610, I-10, 290, 45, 59...) Potential over next few years seems positive. We've seen probably a $50k increase in home value personally (although we won't know for sure until someone sells I guess) in three years. Not bad considering the rest of the country, and even most of Houston which has remained either flat, dropped, or seen marginal increases to my (admittedly light) knowledge.

I know of a home (next door) that is just like ours (roughly 2400+ sq feet, 3 yrs old, 3 bed, 3 bath, 2 story, sensible floor plan, 2 car garage, private street, etc etc) that isn't on the market yet but will be going on soon. Barely lived in as the owner traveled a lot for work. Contact me here with a private message if you want to know more and I might be able to put you in touch with owner/realtor.

Highly recommend this area in case you can't tell. We're very happy. Other issue to look into is schools, and I am not as knowledgable on that either- our daughter will go to a different district as we have a teacher in the family. But I know Houston can be challenging in terms of matching good schools with where you want to live.

Good luck

Hello. My wife and I are moving back to Texas from New Mexico this September. We have a 14-month old daughter and have been perusing a number of townhomes (within the loop) and free-standing dwellings in The Heights. Specifically, we have targeted the Shady Acres area as the prices seem fairly reasonable. Much in the way of conflicting information from our realtor and my (metrosexual) Houstonite brother. We will be looking at some places in person in a few weeks, but I wanted to know in advance whether Shady Acres is a viable option. Specifically: 1) safety? 2) other young families? 3) proximity to restaurants/grocery stores/etc? 4) potential over the next several years? Many thanks for anyone and everyone's insight!

[samiamj]

Hello. My wife and I are moving back to Texas from New Mexico this September. We have a 14-month old daughter and have been perusing a number of townhomes (within the loop) and free-standing dwellings in The Heights. Specifically, we have targeted the Shady Acres area as the prices seem fairly reasonable. Much in the way of conflicting information from our realtor and my (metrosexual) Houstonite brother. We will be looking at some places in person in a few weeks, but I wanted to know in advance whether Shady Acres is a viable option. Specifically: 1) safety? 2) other young families? 3) proximity to restaurants/grocery stores/etc? 4) potential over the next several years? Many thanks for anyone and everyone's insight!

I have lived in Shady Acres for eight years now. In 2003, most people thought I was nuts due to the overrun lots, abandonned homes, dilapidated houses/businesses, lack of national stores and so on. However, that has all changed in the last few years. My property value has increased at least 40 percent. Home prices are very stable in this area. In the last real estate home report by the Houston Chronicle, foreclosure rates are less than 1% for Shady Acres.

1. Safety: Just don't park your cars in the street or driveway. I highly recommend you park it in your garage. We have had several issues with tires/rims being stolen, cars being broken into for Ipod/GPS/Laptops, and just vandalism of vehicles. I personally rather clear my garage of clutter than deal with a broken window. Another issue I noticed is the theft of yard tools from opened garages. Living in the city, you just have to be cognizant of your surroundings.

2. My patch of neighborhood has tons of newborns. Out of ten homes, four couples just had a newborn within the last year. The census did note that this area has seen a resurgence of yuppies (20s-40s).

3. Tons of Mexican restaurants. In the next few months, a wine bar is opening up on W 20 and a pizza/hoagie restaurant on W 23 and two new Mexcian restaurants on Ella and W 26. You will not starve here.

Wal-Mart is coming within a year on I-10 and Yale and that will compete with Krogers (national grocer). If I am not mistaken, the Krogers on W 11 is listed as one of the largest store in the chain in the Southwestern part of the US. We have Foodarama on W 18 with HEB Grocery.

4. Potential=Growth and property value will keep growing. I thought my place was not worth more than 230K but my neighbor is selling her house (same floor plan) for 260K.

If you choose Shady Acres, good luck!

We do have tons of townhomes here. BTW Certain parts of Shady Acres have flooding concerns. With this current drought, it may be a thing of the past.

[elultimo]

I have lived in Shady Acres for eight years now. In 2003, most people thought I was nuts due to the overrun lots, abandonned homes, dilapidated houses/businesses, lack of national stores and so on. However, that has all changed in the last few years. My property value has increased at least 40 percent. Home prices are very stable in this area. In the last real estate home report by the Houston Chronicle, foreclosure rates are less than 1% for Shady Acres.

1. Safety: Just don't park your cars in the street or driveway. I highly recommend you park it in your garage. We have had several issues with tires/rims being stolen, cars being broken into for Ipod/GPS/Laptops, and just vandalism of vehicles. I personally rather clear my garage of clutter than deal with a broken window. Another issue I noticed is the theft of yard tools from opened garages. Living in the city, you just have to be cognizant of your surroundings.

2. My patch of neighborhood has tons of newborns. Out of ten homes, four couples just had a newborn within the last year. The census did note that this area has seen a resurgence of yuppies (20s-40s).

3. Tons of Mexican restaurants. In the next few months, a wine bar is opening up on W 20 and a pizza/hoagie restaurant on W 23 and two new Mexcian restaurants on Ella and W 26. You will not starve here.

Wal-Mart is coming within a year on I-10 and Yale and that will compete with Krogers (national grocer). If I am not mistaken, the Krogers on W 11 is listed as one of the largest store in the chain in the Southwestern part of the US. We have Foodarama on W 18 with HEB Grocery.

4. Potential=Growth and property value will keep growing. I thought my place was not worth more than 230K but my neighbor is selling her house (same floor plan) for 260K.

If you choose Shady Acres, good luck!

We do have tons of townhomes here. BTW Certain parts of Shady Acres have flooding concerns. With this current drought, it may be a thing of the past.

I have lived in Shady Acres for eight years now. In 2003, most people thought I was nuts due to the overrun lots, abandonned homes, dilapidated houses/businesses, lack of national stores and so on. However, that has all changed in the last few years. My property value has increased at least 40 percent. Home prices are very stable in this area. In the last real estate home report by the Houston Chronicle, foreclosure rates are less than 1% for Shady Acres.

1. Safety: Just don't park your cars in the street or driveway. I highly recommend you park it in your garage. We have had several issues with tires/rims being stolen, cars being broken into for Ipod/GPS/Laptops, and just vandalism of vehicles. I personally rather clear my garage of clutter than deal with a broken window. Another issue I noticed is the theft of yard tools from opened garages. Living in the city, you just have to be cognizant of your surroundings.

2. My patch of neighborhood has tons of newborns. Out of ten homes, four couples just had a newborn within the last year. The census did note that this area has seen a resurgence of yuppies (20s-40s).

3. Tons of Mexican restaurants. In the next few months, a wine bar is opening up on W 20 and a pizza/hoagie restaurant on W 23 and two new Mexcian restaurants on Ella and W 26. You will not starve here.

Wal-Mart is coming within a year on I-10 and Yale and that will compete with Krogers (national grocer). If I am not mistaken, the Krogers on W 11 is listed as one of the largest store in the chain in the Southwestern part of the US. We have Foodarama on W 18 with HEB Grocery.

4. Potential=Growth and property value will keep growing. I thought my place was not worth more than 230K but my neighbor is selling her house (same floor plan) for 260K.

If you choose Shady Acres, good luck!

We do have tons of townhomes here. BTW Certain parts of Shady Acres have flooding concerns. With this current drought, it may be a thing of the past.

[elultimo]

Just wanted to say thanks again for all the helpful insight and speedy replies!

[Tiko]

I'd be a little nervous about the bayou...how did it fare during Allison? Timbergrove got nailed just to the South...

[samiamj]

I'd be a little nervous about the bayou...how did it fare during Allison? Timbergrove got nailed just to the South...

If I am not mistaken, homes along Turkey Gully got flooded. Hence my developer bought up the trailer park lot for the cheaps and built our homes. With the pier and beam foundation, I feel confident about my house. My garage on the other hand is another matter.

[ricco67]

If I am not mistaken, homes along Turkey Gully got flooded. Hence my developer bought up the trailer park lot for the cheaps and built our homes. With the pier and beam foundation, I feel confident about my house. My garage on the other hand is another matter.

Not to mention that Allison was a freak storm that hit the city TWICE. The odds are pretty small of it happening again.

[Ross]

Two words. Flood Insurance. Get it, even if you don't think you need it.

[goastros]

Take a look in our neighborhood too--Lazybrook. Right next to Shady Acres and our home never flooded. Most of the houses are at top of slope. I know the guy across the street from me is going to be selling soon because he's getting transferred. Some deals are to be had depending on how much the home has been updated. Neighborhood is switching from older folks to newby's moving in. Lady across the street from me just had her second child.

[ricco67]

With the "move here" comments, I wonder if there will be entire neighborhoods filled with HAIFers.

[poyea]

Another option to look at is Norhill Heights, or Sunset Heights, or possibly Heights proper on the west side of Yale. Norhill/Sunset will generally have smaller lots and smaller houses, but I think it has a more "neighborhood" feel (just my opinion...not knocking on any area). Heights on the west side of Yale is generally a bit less expensive than on the east side of Yale, and most have 6,600 sq ft lots with a mix of older homes and new builds. There are even some new builds up around 17th street around Ashland being built right now.

Just some other ideas. Best luck to you on your search.

[sifuwong]

For you house/townhouse hunters, which areas from your experience have had better home prices with these factors combined(quality, size, location, convenience, safety,etc.) as far as Shady Acres, Timbergrove, Sunset Heights, Norhill, Cottage Grove?

[curley1733]

For you house/townhouse hunters, which areas from your experience have had better home prices with these factors combined(quality, size, location, convenience, safety,etc.) as far as Shady Acres, Timbergrove, Sunset Heights, Norhill, Cottage Grove?

I searched for about a year and came to the conclusion that Cottage Grove had the best of your combined factors for the price. Especially with the Intown Homes properties going in, Cottage Grove is getting nicer and nicer. Of course I'm biased because I live in Cottage Grove now, but I looked in all of the places you listed and ended up in Cottage Grove. You can't beat the location and convience with is being right next to I-10, and we have had no problems with safety. In my opinion the prices are still reasonable compared to most of the Greater Heights.

[sifuwong]

Does anyone have experience with Century Custom Homes or townhomes i should say? How's the quality? Thank you.

[plumber2]

Two words. Flood Insurance. Get it, even if you don't think you need it.

Flooding is not a thing of the past. It will happen again. Yes get flood insurance, but a flooded residence is still a pain to recover from.

I suggest the Heights or Norhill. If you look at some older topograhy maps, you will understand why the Heights was built were it was and didn't go further west beyond Nicholson or Sheperd. Shady Acres is built on land that is naturally prone to flooding, even though the bayous have been enlarged and drainage improved.......it will happen again.

Other than that, it is a nice area, currently desirable and trendy.

[OutfieldDan]

Flooding is not a thing of the past. It will happen again. Yes get flood insurance, but a flooded residence is still a pain to recover from.

I suggest the Heights or Norhill. If you look at some older topograhy maps, you will understand why the Heights was built were it was and didn't go further west beyond Nicholson or Sheperd. Shady Acres is built on land that is naturally prone to flooding, even though the bayous have been enlarged and drainage improved.......it will happen again.

Other than that, it is a nice area, currently desirable and trendy.

The Heights is fine, but be careful to stay out of a historic district or you'll be sorry. Norhill is completely regulated. Fortunately not all of the Heights is under total government control (yet).

[gcreader]

What, typically, should a person expect to pay for flood insurance in Shady Acres?  Let's say, corner of Couch and 23rd, or Bevis at 22nd.