East End/EaDo Real Estate

[TheNiche]

Fair enough, but I think we can agree that these are not "anti-design". As rps correctly pointed out, Houston townhomes are entirely different creatures, and I can certainly understand why many are turned off by much of Houston's recent townhome boom. Many of them are bland, repetitive, and poorly designed (e.g. not facing the street). The only point that I was trying to make is that it doesn't have to be this way. You can build nice townhomes, and they don't have to look like Perry's, Tin-Cans, or even Federalist Row Houses.

The only thing that even remotely strikes me as being "anti-design" is a minimalist aesthetic...but that in and of itself is a form of design.

A more appropriate label would be "designless". Its not that anybody intends for basic townhomes to be so bland, so much as it is that good design costs money...and there are many people that simply can't afford it along with all the other priorities that they want in a home. If you don't like it, well that's fine, but just know that if good design was required of all new townhomes, we wouldn't have nearly as vibrant a downtown-area scene because many people would be priced out of the market.

[bachanon]

well said.

[ricco67]

let us not forget of the times there are times when SOME of us on here complain on the design of some buildings because they are "dated" or are so "70's" or whatever inspite of the fact that they were highly lauded at the time of completion as "futuristic" or "distinguished".

Being in style today, doesn't mean you will be stylish tomorrow.

Look at some of the floor plans of some of the older homes and see how they were gutted. Today's homes are being outfitted with Home theater or "home office" space. That may or may not be "necessary" in the future.

How many of us look back at our hairstyles or clothing and say, "What the hell was I thinking?"

[musicman]

Fair enough, but I think we can agree that these are not "anti-design". As rps correctly pointed out, Houston townhomes are entirely different creatures, and I can certainly understand why many are turned off by much of Houston's recent townhome boom. Many of them are bland, repetitive, and poorly designed (e.g. not facing the street). The only point that I was trying to make is that it doesn't have to be this way. You can build nice townhomes, and they don't have to look like Perry's, Tin-Cans, or even Federalist Row Houses.

But you can say the same thing about many of the new homes that are being built. things just look cheap to me. at the minimum i like finished windows. it is just rare to find that. i also hate how most new houses have a toilet directly next to the tub. just looks tacky.

Edited July 17, 2006 by musicman

[Guest Sebastian De La Ghetto]

I looked in this area last year, and was also surprised to see so many generic looking, all hardiplank exterior Pery homes selling like hotcakes. I opted to buy a mckinney villa off of mckinney instead. They are a mediteraneanish design, i think. never heard of the builder before (northgate) but its worked out well so far. now if only they would build a tunnel through the GRB so i can ride my bike straight to work.

Edited July 19, 2006 by Sebastian De La Ghetto

[bachanon]

welcome to the forum SDLG.

[TheNiche]

I looked in this area last year, and was also surprised to see so many generic looking, all hardiplank exterior Pery homes selling like hotcakes. I opted to buy a mckinney villa off of mckinney instead. They are a mediteraneanish design, i think. never heard of the builder before (northgate) but its worked out well so far. now if only they would build a tunnel through the GRB so i can ride my bike straight to work.

Welcome to HAIF, Sebastian.

I think that at one point early on, METRO was considering tunneling the East/SouthEast lines under the GRB as a subway service. Didn't work out too well (a very short-lived and little-discussed proposal), so Capitol St. seems to be pretty well locked in as the favorite now.

[stolitx]

Anyone going?

I'm going to try. Details if you hadn't heard yet -

Monday, 9/25

Milby HS Auditorium

1601 Broadway

7:00

[firstimehomebuyer]

I'm looking to possibly purchase a townhome on Mckinney ave. called Mckinney villas, but the only thing stopping me is the railroad right behind the property! Can anyone tell me how often this train runs, if it only runs during the day or throughout the night, can you hear the trains despite being indoors....any information will definitely help me decide!! I know from reading this forum, a couple of people have mentioned that they live in the Mckinney villas....any regrets?

[Guest danax]

I live near a different East End train and it runs 24/7, with frequency varying depending on the freight loads. Typically it's every couple of hours or so.

They have to blow by law at least 5 times at each intersection, gate or no gate. They can be heard indoors for miles. I live 6 houses from the tracks and it goes unnoticed usually ,although people I've been talking to on the phone can hear it. I do sleep with foam earplugs and a fan blowing as a noise cancelling device and I never wake up. Your brain sort of adjusts. A horn honking outside my house or the thundering la bamba music is much more disturbing.

If I were looking to buy and could afford to, I would hunt for a non-train affected area mainly for improved resale potential.

[TheNiche]

I'm looking to possibly purchase a townhome on Mckinney ave. called Mckinney villas, but the only thing stopping me is the railroad right behind the property! Can anyone tell me how often this train runs, if it only runs during the day or throughout the night, can you hear the trains despite being indoors....any information will definitely help me decide!! I know from reading this forum, a couple of people have mentioned that they live in the Mckinney villas....any regrets?

I've heard from folks that live in Alexan Lofts, further up the line, that the train does indeed run at all times of the day and night. That's the bad news.

The good news: you get used to it.

[GREASER]

yes you do get used to it and it doesnt really bother you at all

[foxmulder]

yes you do get used to it and it doesnt really bother you at all

I spent the night at my GF parent's house and woke up contiunously to the train.. She was sound asleep

[ricco67]

yes you do get used to it and it doesnt really bother you at all

I spent the night at my GF parent's house and woke up contiunously to the train.. She was sound asleep

Then there you go!

[GREASER]

I have noticed a big demographics change at the grocery store over the last 6 months or so...is it my imagination?? I have also heard a few derogatory remarks at the store aimed at hispanics....just outright rude and ignorant remarks. Any one notice this?

[TheNiche]

I have noticed a big demographics change at the grocery store over the last 6 months or so...is it my imagination?? I have also heard a few derogatory remarks at the store aimed at hispanics....just outright rude and ignorant remarks. Any one notice this?

It is hard to quantify the rate of change between censuses, but I know that things are starting to shift, and it seems like the shifts are accelerating. I know that a lot of it is spillover from people that have been priced out of Montrose and the Heights, and I envision that the next few years will leave the East End looking like a nacent artists' colony before things start yuppifying in earnest.

I look forward to the 2010 Census.

[Original Timmy Chan's]

It is hard to quantify the rate of change between censuses, but I know that things are starting to shift, and it seems like the shifts are accelerating. I know that a lot of it is spillover from people that have been priced out of Montrose and the Heights, and I envision that the next few years will leave the East End looking like a nacent artists' colony before things start yuppifying in earnest.

Change comes slowly...not that it's a bad thing.

I was hearing the same thing about the 2nd Ward becoming an "artists colony" and the "next Montrose" when I was looking at renting an apartment over there about 15 years ago.

I haven't been over in that area for a few years, except for the warehouse district...but the warehouse district has always been filled with artists, ever since I've known it. Between Commerce St, the Maggot Colony, the Axiom/catal huyek/Harvey's Club DeLuxe/the Axiom, it seems that the creative folks (and those who like to get loaded) have always gravitated towards that area.

Maybe a few of them have actually made some $$$ and moved down the road into something nicer than a warehouse!

If people (presumably Anglos) are moving in and making disparaging comments about Latinos, that's not a good thing. Sounds like when all the yuppies moved into the Montrose and kicked all the cool people out.

[rps324]

I guess it comes as no surprise to anyone that I think there is a shift afoot on the east side.

I think it is pretty easy to see why. A lot of inner-loopers demand homes with some level of character/architecture/whatever you want to call it. If you are in the under $200,000 price bracket, especially if you are way under it, which many younger single buyers (among others) are, where else are you going to go?

Prices have moved so much in Heights, Garden Oaks, Montrose, Timbergrove, etc that people either can't get in there at all, or what is available is a train-wreck. Oak Forest & Westbury still have some affordability, but often times the more affordable homes in those areas are too plain for their tastes. The more interesting houses at the top end of the market in those areas are also getting more & more pricey.

There are great options that have a little character all over the east end. Just an example, (one for the won't you be my neighbor file), a custom built home came up across the street from me, loaded with mahogany paneling, hardwood floors, one of those permanent metal roofs, copper gutters, etc. A really nice house. There is an old scrapbook from the 50's still in where the original owner saved every brochure, booklet, clippings, etc that guided the selection of every appliance down to the last piece of tile. It is a great little archive. The house is about 2400 sq ft on a 12k lot in the $150's. For somebody in that price range, it will be very hard to beat in any other close in neighborhood.

Edited November 10, 2006 by rps324

[musicman]

I have noticed a big demographics change at the grocery store over the last 6 months or so...is it my imagination?? I have also heard a few derogatory remarks at the store aimed at hispanics....just outright rude and ignorant remarks. Any one notice this?

i don't think the remarks are directed at hispanics but at anyone who doesn't agree with the person's beliefs. there are some who have tried to make radical changes (which realistically won't happen in a short time span). I met one who was willing to bulldoze certain areas (3rd) ward because he said it "needed to be changed" i dont live there, but i sure defended them. If an "outsider" moves in, you have to try an get along with those who are already there first. then after that, you work for improvements with the existing residents help. i know i've made a small difference where i'm at.

Maybe a few of them have actually made some $$$ and moved down the road into something nicer than a warehouse!

If people (presumably Anglos) are moving in and making disparaging comments about Latinos, that's not a good thing. Sounds like when all the yuppies moved into the Montrose and kicked all the cool people out.

For many of them the warehouse is a 2nd home. at least the few i know. Then you have some that are being taken to court cause they won't pay their rent, like a chronicle photographer! you have good and bad everywhere.

i don't see the anglos as a problem, but i would narrow it down to people with the i'm better than you attitude.

don't know if the yuppies kicked them out, or the "cool people" left willingly. i think it was the latter. the montrose "hip" factor is fading quickly.

Edited November 10, 2006 by musicman

[Modernceo]

A demographic change to more white people on the east side ? It would take a huge amount of white people to do that, since every time Ive gone over to the east side it seemed predominanently hispanic, (probably 75-80% hispanic, and 10+% black and just a fraction of whites).

[TheNiche]

A demographic change to more white people on the east side ? It would take a huge amount of white people to do that, since every time Ive gone over to the east side it seemed predominanently hispanic, (probably 75-80% hispanic, and 10+% black and just a fraction of whites).

Claritas estimates that 91% are Hispanic or Latino. Whites comprise 5%. Blacks comprise 3%. Of course, Claritas bases its estimates on 2000 Census data, which doesn't reflect recent changes very well. So my own estimates would put the white population closer to 8% or 9%, probably not above 9%.

It is important to recognize, though, that just because 91% of people may be Hispanic or Latino, doesn't mean that there are that many Hispanic or Latino households. This is because white and black households tend to have fewer people in them.

[Original Timmy Chan's]

If an "outsider" moves in, you have to try an get along with those who are already there first.

i don't see the anglos as a problem, but i would narrow it down to people with the i'm better than you attitude.

don't know if the yuppies kicked them out, or the "cool people" left willingly. i think it was the latter. the montrose "hip" factor is fading quickly.

I'm just thinking back to my college days, when the Montrose was filled with dive bars and punks and freaks. The biggest party of the year was the Westheimer Freak, errr, Street Festival.

When the yuppies and townhomes moved in, they started complaining about the folks who already lived in the neighborhood...they killed the Westheimer Street Festival a long time ago.

It was a non-racial gentrification that occured in the Montrose about 15 years ago.

There have been a couple of articles in the Houston Press lately about noise complaints at Helios and Walters on Washington. Apparently people have moved in near these long-established venues and then have the audacity to complain that people are playing music on the weekends! No $#%&!!!

[Guest danax]

The same types of folks that cleaned up the Heights are moving East and they're not just white. 99% of the houses over here are over 50 years old so the supply is large and the best ones are naturally getting snatched up first. My neighborhood is full of project houses from the 30s and 40s from 65K to 100K.

I foresee certain neighborhoods maintaining their historic and architectural integrity over the years but there will be a lot of demolition too, as there is little community interest or involvement in the poorer Hispanic areas plus, a lot of the housing stock is wrecked and lower end. The Magnolia Park area north of Harrisburg could be another Rice Military type townhouse cluster. There is so much land that will easily yield to developers on the East End that the entry level townhome might be the predominant architectural style in a decade or so. And, expect some "affordable housing" projects to get plopped down at taxpayer expense too.(Prop F passed).

[GREASER]

A demographic change to more white people on the east side ? It would take a huge amount of white people to do that, since every time Ive gone over to the east side it seemed predominanently hispanic, (probably 75-80% hispanic, and 10+% black and just a fraction of whites).

ya this is more what I was refering to...

[musicman]

There have been a couple of articles in the Houston Press lately about noise complaints at Helios and Walters on Washington. Apparently people have moved in near these long-established venues and then have the audacity to complain that people are playing music on the weekends! No $#%&!!!

guess if they can't stop the train horns they have to complain about the neighborhood establishments. anyone want to open a cantina with me?

[rps324]

an article on Hobby Chamber

[Scharpe St Guy]

Another new listing in Broadmoor, good size, appears very clean and maintained, and Great Price. Won't last long at this price.

1407 Elliott

Scharpe St Guy

[VicMan]

The home is zoned to the following Houston ISD schools: Cage ES, Jackson MS, Austin HS

[rps324]

Unless fuzzy photography is its friend & it looks a lot worse in person, that looks like a good deal for somebody.

[Guest Marty]

Buy some ad space on Bulletin Board "Houston Architecture Information Forum"

Edited December 13, 2006 by Marty

[Scharpe St Guy]

??? Don't understand Marty???

It's not my listing, I just live in the neighborhood, saw a good deal in an emerging neighborhood and shared the info. Should I have gone about this some how differently for you?

Scharpe St Guy

Buy some ad space on Bulletin Board "Houston Architecture Information Forum"

[Guest Marty]

??? Don't understand Marty???

It's not my listing, I just live in the neighborhood, saw a good deal in an emerging neighborhood and shared the info. Should I have gone about this some how differently for you?

Scharpe St Guy

Why don't you put this in the classified ads next time. no i'm not going to report you to a moderator like some people do.

[Scharpe St Guy]

Unless a Moderator or the Editor or others concur with you I will continue to post homes that are interesting within the section that applies. I have no financial gain or interest in this property so it's not mine to sell. Those of us interested in the East End enjoy seeing new deals/homes come available so that we can possibly introduce friends or family to the neighborhood.

You need to relax Marty and take a breather, All the Best,

Scharpe St Guy

Why don't you put this in the classified ads next time. no i'm not going to report you to a moderator like some people do.

[nmainguy]

??? Don't understand Marty???

It's not my listing, I just live in the neighborhood, saw a good deal in an emerging neighborhood and shared the info. Should I have gone about this some how differently for you?

Scharpe St Guy

You acted in the spirit of HAIF. You offered information regarding a potential renovation in the East End. One day I may choose to offer up renovated properties in my neighborhood in order to enhance the value of near-town living. When that happens, I'd be pleased to offer Marty first shot.

[Guest Marty]

[editor]

Unless fuzzy photography is its friend & it looks a lot worse in person, that looks like a good deal for somebody.

Uggh. You're right. I've never understood why people will put so much time, effort, and money into selling their home, but then think any old picture taken with a camera phone is going to help them. If you're going to spend $20-50k in repairs and improvements to attract buyers, dropping less than $500 on some decent pictures would seem to be a no-brainer.

[flipper]

Have many people been able to sell "improved" properties for much more than this one is listed for in Broadmoor?

fliipper

[Scharpe St Guy]

Flipper,

Not sure of the work required on this one and depending on how nice you make it I would think it could sell for between $145-$175,000.

Then how much can you knock off that price, would love to see you enter into the neighborhood and fix up a home over here.

Thanks,

Scharpe St Guy

Have many people been able to sell "improved" properties for much more than this one is listed for in Broadmoor?

fliipper

[jm1fd]

Another new listing in Broadmoor, good size, appears very clean and maintained, and Great Price. Won't last long at this price.

1407 Elliott

Scharpe St Guy

Too bad the next street over is Telephone. That'll probably make for commercial-ish neighbors in the backyard.

[flipper]

Hey the first house I did was 6434 Pinehurst in Houston Country Club!

Flipper,

Not sure of the work required on this one and depending on how nice you make it I would think it could sell for between $145-$175,000.

Then how much can you knock off that price, would love to see you enter into the neighborhood and fix up a home over here.

Thanks,

Scharpe St Guy

[rps324]

Hey the first house I did was 6434 Pinehurst in Houston Country Club!

I know that house. It sold in the $160's a few years ago, then just sold again as a foreclosure for $149,900. Whoever got it this last round stole it. I sold one across the street for full asking of $154,900 that was no where near the condition of this house.

[flipper]

I know that house. It sold in the $160's a few years ago, then just sold again as a foreclosure for $149,900. Whoever got it this last round stole it. I sold one across the street for full asking of $154,900 that was no where near the condition of this house.

I'm the one who got 163k for it, which was unheard of in HCC at that time.

When we remodeled it it got: new windows, new HVAC, new wiring, alot of new plumbing, new bathroow, new kitchen.

I was sad to see that the woman we sold it to got foreclosed on.

[jm1fd]

Hey the first house I did was 6434 Pinehurst in Houston Country Club!

I just flipped through the befores and afters on your web site. You sure do like to paint brick!!

[flipper]

I just flipped through the befores and afters on your web site. You sure do like to paint brick!!

Yeah, we tend to paint the brick unless we just really like the color like we did on the Pinehurst house. It's really hard to get a big WOW factor with a plain brick house with fresh trim paint.

flipper

[silverartfox]

Too bad the next street over is Telephone. That'll probably make for commercial-ish neighbors in the backyard.

Similar houses in the Heights and Montrose areas also have "commercial-ish" neighbors in their back and side yards. Still, these properties apparently have appeal for some of us confirmed "Inner Loopers". A tall, solid fence works wonders in screening out sights and intrusions.

[Scharpe St Guy]

Could you please share the website, I would like to view?

Thanks,

Scharpe St Guy

I just flipped through the befores and afters on your web site. You sure do like to paint brick!!

[jm1fd]

Could you please share the website, I would like to view?

Thanks,

Scharpe St Guy

I'll wait for Flipper to share it overtly if he wants to. He's already shared it on this thread, albeit indirectly.

[jm1fd]

Look what's back on the market, just down the street. Lower price than last time it was listed, too. Although I fear the stucco isn't original and could cause major moisture issues if it wasn't properly done.

Oh...and on the subject of backing up to commercial property....there's a big difference in backing up to something like Onion Creek Cafe in the Heights or Montrose versus backing up to Jose's Taco Emporium and Rat Sales in the ghetto.

[Scharpe St Guy]

Does anyone know Will Clark? I have put 4 offers now on a property he has listed, not the one in Broadmoor and getting anything out of him is impossible. Not sure if he is trying to protect me for some odd reason because he knows something negative about the area or house or what. The property i'm speaking of has also been lowered in price 3 times since my initial offer which was full price.

Very frustrating but the extra time to take care of other projects will either expose a new home to bid on or a better price on the one i'm looking at.

Scharpe St Guy

ps... Flipper purchase that home in Broadmoor for $44,000. I'm sure you could beat the bank up on the price and do a great remodel.

Look what's back on the market, just down the street. Lower price than last time it was listed, too. Although I fear the stucco isn't original and could cause major moisture issues if it wasn't properly done.

Oh...and on the subject of backing up to commercial property....there's a big difference in backing up to something like Onion Creek Cafe in the Heights or Montrose versus backing up to Jose's Taco Emporium and Rat Sales in the ghetto.

[Guest danax]

ps... Flipper purchase that home in Broadmoor for $44,000. I'm sure you could beat the bank up on the price and do a great remodel.

There must be some scary problems with that house at 44K in Broadmoor. At least there's carpet and not ceramic tile on the wood floors, it would appear.

I really like Broadmoor. It's still cheap, it's got snug neighborhood lines and is quietly going from ghetto to gold.