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1111 Post Oak Blvd.

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I recently noticed that a chain link fence has been erected around 1111 Post Oak Blvd. This is the very old and recently vacated apartment complex directly west of the McDonalds. Does anyone know what they are going to do with that land?

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I recently noticed that a chain link fence has been erected around 1111 Post Oak Blvd. This is the very old and recently vacated apartment complex directly west of the McDonalds. Does anyone know what they are going to do with that land?

I work nearby and you can see a lot of junk piled up under the carports and the fence did go up last week as you mentioned. Grubb & Ellis had it listed for $16.99M - not sure if someone purchased it or not.

1111 Post Oak Blvd listing

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1111 Post Oak started gettting the "wrecking ball" yesterday.

found this on the net. seems that "Alexan Post Oak" apartments will occupy the former 1111 Post Oak Blvd spot.

http://seattle.bizjournals.com/seattle/oth...18400%5E1322520

Im still more interested in the Winhall Condo's (on the other side of the McDonalds) and the dreadful Inverness (corner of Post Oak and Uptown Blvd). I can't see these places lasting for more than 4 years until they are bought out.

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It looks like a lot of these low rent complexes in the Galleria area are going the way of the dodo. This means that Briargrove ES, St. George Place ES, and Grady MS will not be so overcrowded.

By the way, this is where the Alexan Lofts will be zoned to for school:

* Briargrove Elementary School - http://www.bgroadrunners.org/

* Grady Middle School - http://ms.houstonisd.org/gradyms/

A choice of:

* Lamar High School - http://hs.houstonisd.org/lamarhs/

* Lee High School - http://hs.houstonisd.org/leehs/

* Westside High School - http://hs.houstonisd.org/westsidehs/

Profiles:

* http://dept.houstonisd.org/profiles/Briargrove_ES.pdf

* http://dept.houstonisd.org/profiles/Grady_MS.pdf

* http://dept.houstonisd.org/profiles/Lamar_HS.pdf

* http://dept.houstonisd.org/profiles/Lee_HS.pdf

* http://dept.houstonisd.org/profiles/Westside_HS.pdf

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found this on the net. seems that "Alexan Post Oak" apartments will occupy the former 1111 Post Oak Blvd spot.

http://seattle.bizjournals.com/seattle/oth...18400%5E1322520

Im still more interested in the Winhall Condo's (on the other side of the McDonalds) and the dreadful Inverness (corner of Post Oak and Uptown Blvd). I can't see these places lasting for more than 4 years until they are bought out.

I've kept an eye at listings on har.com of the Winhall units you mention as an investment/rental property, but I was kind of thinking them same thing on them eventually seeing the wrecking ball. They seem to be in much better condition than the Inverness across the street.

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I've kept an eye at listings on har.com of the Winhall units you mention as an investment/rental property, but I was kind of thinking them same thing on them eventually seeing the wrecking ball. They seem to be in much better condition than the Inverness across the street.

Yes, I think within a matter of 5 years Winhall may get bought out. Im not certain how to evaluate which is the better property to buyout: Inverness or Winhall. inverness seems to be high value property due to its proximity to Uptown Park. But I have been inside of them and they are not the best looking living spaces.

Winhall is an AMAZING property. I actually own a unit there. The interirors of most of them are wonderful (in 2000 they offered rehab units with modern amenities such as wood floors, Stainless appliances, granite, etc). I was told the McDonalds between winhall and 1111 Post Oak isnt going to "renew its lease" (whatever that really means) and they are soon to go as well. The buyouts for owners of winhall/invervess properties could ptentially be very lucrative. There has been a lot of buzz about a winhall buyout. But if you get one for investment, beware of the HOA fees which will slice into your profits. Can't rent too high or potential tenants can simply go across the street to 1200 post oak or lofts on post oak (newer buildings and more modern amenities).

In closing, i think both winhall and inverness are great buys at the moment for anyone who has a little patience. The way they are re-building on post oak blvd. is incredible. Cosmopolitan, Pavillion (coming soon), Eatzi's strip (Wulfe and Co), and the one coming to the corner of Post Oak and 610 (across from uptown park). Im very excited to see what the future has for the small strip on post oak between san felipe and 610.

by the way, what's coming to the corner of post oak/san felipe where the chinese restaurant used to be?

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Yes, I think within a matter of 5 years Winhall may get bought out. Im not certain how to evaluate which is the better property to buyout: Inverness or Winhall. inverness seems to be high value property due to its proximity to Uptown Park. But I have been inside of them and they are not the best looking living spaces.

Winhall is an AMAZING property. I actually own a unit there. The interirors of most of them are wonderful (in 2000 they offered rehab units with modern amenities such as wood floors, Stainless appliances, granite, etc). I was told the McDonalds between winhall and 1111 Post Oak isnt going to "renew its lease" (whatever that really means) and they are soon to go as well. The buyouts for owners of winhall/invervess properties could ptentially be very lucrative. There has been a lot of buzz about a winhall buyout. But if you get one for investment, beware of the HOA fees which will slice into your profits. Can't rent too high or potential tenants can simply go across the street to 1200 post oak or lofts on post oak (newer buildings and more modern amenities).

In closing, i think both winhall and inverness are great buys at the moment for anyone who has a little patience. The way they are re-building on post oak blvd. is incredible. Cosmopolitan, Pavillion (coming soon), Eatzi's strip (Wulfe and Co), and the one coming to the corner of Post Oak and 610 (across from uptown park). Im very excited to see what the future has for the small strip on post oak between san felipe and 610.

by the way, what's coming to the corner of post oak/san felipe where the chinese restaurant used to be?

Thanks for the additional insight. Yes, some of the Winhall units do look very nice on har.com. Figuring in the HOA (at one time I saw what they were, but can't remember), it looked like the rental potential was marginal - you would be hoping to break-even cash flow and ride up some appreciation. That was a while ago so things may have changed. Having mulitple new units at 1200 Post Oak and the new Avalon property does put quite a few more units in the are with nice features and ammenities.

The strip of land where the Chinese place was looks to be additional parking for the shoe store. I think I read where the State of Texas purchased it, but ended up selling it back to the private sector as they didn't need it for street/sewer expansion.

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I think I read where the State of Texas purchased it, but ended up selling it back to the private sector as they didn't need it for street/sewer expansion.

The the owners of the Chinese restaurant are left with a perfectly bad CITY mistake, they could have kept their business. I hope they were able to at least reopen somewhere else. :closedeyes:

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Thanks for the additional insight. Yes, some of the Winhall units do look very nice on har.com. Figuring in the HOA (at one time I saw what they were, but can't remember), it looked like the rental potential was marginal - you would be hoping to break-even cash flow and ride up some appreciation. That was a while ago so things may have changed. Having mulitple new units at 1200 Post Oak and the new Avalon property does put quite a few more units in the are with nice features and ammenities.

The strip of land where the Chinese place was looks to be additional parking for the shoe store. I think I read where the State of Texas purchased it, but ended up selling it back to the private sector as they didn't need it for street/sewer expansion.

The Winhall units are by far the "steal" of the entire galleria/Uptown area. HOA fee's aren't that bad. The only way I'd sell is if I get bought out. Otherwise, I'm gonna rent, and gain the appreciation. For the one bedrooms HOA Fees start around 200 bucks (not bad considering BASIC cable, water, maintenance, and not having to mow grass - lol). You made a great point: the value comes in the appreciation instead of the rental cash flow margin. I once rented my 1 BR unit to a corporation for 1700 a month! So profits are possible depending on a little opportunity. But for the most part, and more realistically, I think 100 bucks would be about right.

I was wondering what happed to the chinese restaurant. I thought it was for road expansion as well, but seems like that plan flopped. So it's only serving as a parking lot now? was hoping that they were gonna prepare to knock down Brucette's and build something 'cool' on that corner.

But back to the original thread post: 1111 Post Oak is a great and large plot of land. I am excited that the city is making intentional efforts to make Post Oak Blvd an amazing place to live. Not quite Michigan Ave (Chicago), but hey, it'll do! Now if they would only buy out the darn Winhall so I can make a huge profit!

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alexan_post_oak.jpg

Updated info from uptown-houston.com

Atlanta-based Trammel Crow Residential recently announced its plans to build 390 upscale, mid-rise apartments at 1111 Post Oak Boulevard. The project, dubbed Alexan Post Oak, will house four floors of apartments above two floors of parking. Units will average 965 square feet and will feature 10-foot ceilings, granite kitchen countertops, stainless steel appliances and hardwoods in the living room, kitchen and dining room. Additionally, the property will have a 16,000-square foot clubhouse, Internet caf

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Prosperity Bank on the southwest corner of Ambassador Way and Post Oak will block that nice view. Good looking property.

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Prosperity Bank on the southwest corner of Ambassador Way and Post Oak will block that nice view. Good looking property.

The SW corner of Ambassador's Way and Post Oak is the Stewart Title building (24 story high rise).

Edited by ProHouston

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Nice. More dense Uptown infill!

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The SW corner of Ambassador's Way and Post Oak is the Stewart Title building (24 story high rise).

My mistake. I should have said corner of Hollyhurst/Uptown Park Blvd and Post Oak. I turn on Ambassador Way each day, so I guess I had that in my head.

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Anyone know what their building on the huge site at approximately 1205 Post Oak Blvd? If you Google that address, Google will show you the the approximate location off of Post Oak. I think there used to be apartments here, but can't remember. Site goes virtually down to San Felipe, but not quite, with some older office complexes before that street. I'm guessing newer apartments, but does anyone have the scoop? Sorry in advance if this is covered in another post, but I couldn't find anything!

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Guest Plastic

There's supposed to be some big center liek The Pavillions planned by The Galleria.

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i think thats crows deal. will build apartments and getting about $1.70 psf in rent.

Trammell Crow heads Uptown with Alexan

Houston Business Journal - July 28, 2006by Jennifer DawsonHouston Business Journal

Print this Article Email this Article Reprints RSS Feeds Most Viewed Most Emailed

Trammell Crow Residential has selected Post Oak Boulevard -- which is being marketed as the Rod

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The more people who move in (residential wise), the sooner that BRT will be LRT!

And all this dense development is making traffic so much worse as well. Not all "redevelopment" is a good thing.

BTW I picked up a copy of Suburban Nation. It's nothing more than a liberal socialist sales pitch IMO. Any book that cites "examples" of the authors' work (read: hire us) isn't unbiased. If the 'burbs were so bad, The Woodlands wouldn't be the #1 selling development in the state, now would it?

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BTW I picked up a copy of Suburban Nation. It's nothing more than a liberal socialist sales pitch IMO. Any book that cites "examples" of the authors' work (read: hire us) isn't unbiased. If the 'burbs were so bad, The Woodlands wouldn't be the #1 selling development in the state, now would it?

The Suburban Nation is not liberal at all, just good neigborhood planning.

There is nothing good about new suburban hoods. Developers cheap out on street cost, that is why they do not have grids.

Why do you think all these grid neigborhoods in Rice Military, 4th Ward, and Midtown are going through redevelopment.

And look at Katy, just sprawl after sprawl, especially in the NW.

I digress. <_<

Edited by Pumapayam

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The Suburban Nation is not liberal at all, just good neigborhood planning.

There is nothing good about new suburban hoods. Developers cheap out on street cost, that is why they do not have grids.

Why do you think all these grid neigborhoods in Rice Military, 4th Ward, and Midtown are going through redevelopment.

And look at Katy, just sprawl after sprawl, especially in the NW.

I digress. <_<

I have to disagree on the "nothing good" about suburban hoods. I live in one (Imperial Oaks) in Montgomery County. We love it. We moved there FROM Houston (near I-10 and Chimney Rock). Wouldn't trade it for anything. Besides the commute (which on the Hardy isn't bad at all), there are several things we like:

- lots of trees, green spaces, and conservation areas in our neighborhood

- a new community center with several swimming pools, recreation facilities, etc. Oh, and we don't have to rely on "the city" to maintain them - as if that'd ever happen

- maintained sports courts and walking trails

- a HOA that beautifully maintains the community landscaping

- our stores are new and therefore more open, spacious, and IMO more enjoyable to shop in

- our roads are all new and therefore not full of potholes (like most of Houston)

- we have our own elementary school which has a community feel

- I have a 4 bedroom house, 2 car garage house with a pool for less than $200K. Try getting that in "The Heights" or "Uptown" - NOT

- most importantly, I can go the gas station after dark and not have to constantly look over my shoulder for fear of getting carjacked.

As far as grids, I don't think cost is a huge factor. Pavement is pavement. It is usually a function of either geographic limitations or the fact that some developers steer away from grids so the neighborhood doesn't have a cookie-cutter feel. If you look at the 'burbs of Dallas (Plano, Frisco, etc.) it is almost ALL grids because developers can easily acquire cheap farmland in blocks and convert it to neighborhoods. Also, the 'burbs in DFW are incorporated cities with regional planning, so the interconnected grid system is much more palnned-out by the North Texas Regional Council of Governments. Cities work together to fuse their road systems. (The more upscale neighborhoods tend to be "less gridded" so they don't look so "tract"). Here in Houston, the outlying area is all MUDS and unincorporated areas, so there isn't the same level of regional planning, hence no grid (unless you are in Katy/Sugar Land).

It mostly has to do with how the area has grown-up over the years and how much available space there is. Compare a map of an older city in the northeast or Atlanta to a map of Phoenix - big difference - and it is largely geographic.

Everyone has their own personal preferences. You couldn't give me a free house to entice me to move back into the city. But I understand why some people may prefer it (close to museums, short commute, more cultural, etc. etc.). But as a new Dad, different things are important to me now - and to say there is "nothing good" about new neighborhoods is completely false. Like I said earlier, if they are so bad, then why are Collin, Denton, Rockwall, Williamson, Fort Bend, and Montgomery counties the fastest growing in the state?

I agree with you on one thing. I wouldn't move to Katy (or anywhere west) in a million years. It's just like Dallas IMO (no trees).

Edited by jasons

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Yes, that might be the case with a NEW suburb today. The problem is ALL new suburbs age. Most do not age well. Something newer will always open up just further down the road that will remind people of why you moved where you did in the first place. Soon, your space will be surrounded by wider roads, strip malls, more traffic, and other issues. Then, when you want to flee even further away, you'll come to realize that you can't sell your place for what you want because developers are able to offer NEW (amazing that people still mistake NEW for quality) homes on the cheap.

It's why "inner ring" suburbs all over the nation are faltering.

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I agree with you on one thing. I wouldn't move to Katy (or anywhere west) in a million years. It's just like Dallas IMO (no trees).

Well, I have plenty of large! live oak trees around my house in the Katy area. So don't fall into generalizing areas you don't live in like the previous person did to the area you live in. I realize the perception is that of old rice fields but. In the last 30 years there have been tons of trees planted to fill in with the old ones and most of the Neighborhoods had severaloak trees planted on the lots. Even in South Katy areas Kelliwoods and Cinco ranch areas have become and are becoming pretty wooded. Also don't forget the Barker resivoir south of 1-10 it is a virtual forest with hike and bike trails to use.

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The Suburban Nation is not liberal at all, just good neigborhood planning.

There is nothing good about new suburban hoods. Developers cheap out on street cost, that is why they do not have grids.

Why do you think all these grid neigborhoods in Rice Military, 4th Ward, and Midtown are going through redevelopment.

And look at Katy, just sprawl after sprawl, especially in the NW.

I digress. <_<

I browsed through it once, but was disappointed for similar reasons. There were some undertones that I kept on picking up on that could only possibly come from a blue state mentality.

Suburbs cater to people who like them. Believe it or not, there is a market for them. I'm certainly not a part of that market, but that doesn't mean that I'm going to belittle the people that are or that I have any intention to prevent them from living out their preferred version of the American dream.

Btw, if you placed street grids like those in Midtown in every single new development within Katy, that wouldn't mean that you'd start seeing walkable high-density development...it'd just be really inefficiently-laid-out low-density stuff with a higher ratio of impermiable surface per household than just about anywhere in the Houston area. It'd also cost more money to create such an innefficient layout. The only reason that the old grids are back in favor is location.

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It's why "inner ring" suburbs all over the nation are faltering.

You may consider them to be faltering...I consider it the creation of new well-located AFFORDABLE HOUSING. And as you stated, just because something is old doesn't necessarily mean that it is lower-quality.

That's the beauty of a constant pace of unincumbered development; home prices are perpetually low. That is a good thing!

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Yes, that might be the case with a NEW suburb today. The problem is ALL new suburbs age. Most do not age well. Something newer will always open up just further down the road that will remind people of why you moved where you did in the first place. Soon, your space will be surrounded by wider roads, strip malls, more traffic, and other issues. Then, when you want to flee even further away, you'll come to realize that you can't sell your place for what you want because developers are able to offer NEW (amazing that people still mistake NEW for quality) homes on the cheap.

It's why "inner ring" suburbs all over the nation are faltering.

I wouldn't say "ALL" but many are...and I think a lot of it has to do with tracts and tracts of low-quality ranch houses that were built and surrounded by apartments (that have since become run-down). Great examples of this are places like Mesquite, Garland, and Irving near Dallas and to some extent areas of W/NW Houston. Those are the subdivisions built in the 70's and 1980's that are your typical Fox and Jacobs ranch house with two Arizona Ash trees in the front yard and the low-pitched 20-year brown shingle roof. Regardless of location - who wants to buy a piece of that?

Contrast that to most of North Dallas (which at one time was the suburbs) where the homes are nicer, custom homes on larger lots. Those areas have not suffered the same fate and urban blight.

As for where we live, they just finished widening part 1 of Rayford and Riley Fuzzel all the way to the Hardy. Part 2 of Rayford should start soon and they are indeed building a new strip center (anchord by a Kroger Signature) just outside the neighborhood. Call me crazy but we're very much looking forward to the new shopping center as it will be much more convenient than the HEB on I-45. I'm sure there will be more traffic too (hence the widening of Rayford) but nothing like the overdeveloped condo-land where I work on Post Oak.

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Yes, that might be the case with a NEW suburb today. The problem is ALL new suburbs age. Most do not age well. Something newer will always open up just further down the road that will remind people of why you moved where you did in the first place. Soon, your space will be surrounded by wider roads, strip malls, more traffic, and other issues. Then, when you want to flee even further away, you'll come to realize that you can't sell your place for what you want because developers are able to offer NEW (amazing that people still mistake NEW for quality) homes on the cheap.

It's why "inner ring" suburbs all over the nation are faltering.

Unlike inner cities, which we all know have never faltered. ;-)

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Grids move traffic better. Just ask ems and the police and fire departments which they like better.

Oh, I have little doubt that police, EMS, and fire department folks prefer grids. And perhaps insurance companies should take the effect of these agencies' response times into effect when calculating customers' monthly premiums...but the consumer should choose. And they do.

If consumers in low-density areas were willing to pay for the extra costs associated with the kinds of grids that are in Midtown, then developers would create a subdivision for them. But somehow, I'll bet you that when there average 3 housing units per acre of developed land, traffic flow isn't all that much of a problem worth curing in the first place. But efficient traffic flow is why most of the greater Houston area already has a grid system built out of our major thoroughfares.

Edited by TheNiche

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Any idea how much alexan post oak will cost to rent?

One article noted $1.69 per square foot range so a "large" 1,000 square foot one bedroom would be in the $1,700 range.

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How far along is this project?

The garage structure is complete. On the front 1/3 or so they have what looks like the full 3-4 floors of residences framed. On the middle 1/3 there is a floor or so framed while the back 1/3 is just garage. I will try to remember to toss my camera in my bag and snap a few shots this week as I have a pretty good view from my office. There is a constant flow of wood framing material arriving and going up every day.

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