Natty

There are plenty of nice, fairly affordable homes south of Blodgett and north of OST. This area is sometimes referred to as part of 3rd Ward, but historically it is more aligned with the Riverside Terrace name

Riverside Terrace is out of his price range, even for a fixer upper.

I know someone on this forum will know.

What is the new development being built @ 288 and S.Macgregor, behind the pschy hospital? across the freeway from Mosiacs. Think it's called "The Modigaliani"(sp) There is some advertising up but hard to read when driving. Looks like some really expensive real estate.

Finally found out answer to my question. See today's Houston Chron. Business section Nancy Sarnoff : Real Estate Chron.com Web Search

powered by YAHOO! SEARCH

Nancy Sarnoff: Real Estate

June 20, 2008, 8:44PM

Medical Center's health results in development

Townhouses are latest project of many to sprout in area

By NANCY SARNOFF

Copyright 2008 Houston Chronicle

TOOLS

Email Get section feed

Print Recommend

Comments (1) Yahoo! Buzz

A 52-unit townhouse project is being developed near the Texas Medical Center on land that once housed the Wright Morrow Estate.

It's the latest project to be announced in the area, as developers rush to cash in on housing demand from employees of Houston's expanding medical community.

Joseph Casimir of Cypresswood Capital said the foundation will be poured this week for the first eight units of the project, called The Modigliani, for Casimir's favorite Italian artist and the project's Romaneseque-, Florentine- and Venetian-influenced architecture.

The site is on about five acres on South MacGregor Way, east of Texas 288 and fronting Brays Bayou.

The Morrow House was built in 1936 at 3028 S. MacGregor Way and was the home of Wright Morrow, an early Houston philanthropist and attorney.

It was in poor condition and demolished for the townhouse project.

Residential developments ranging from pricey stucco-constructed homes in gated enclaves to townhouses clad in painted tin have been sprouting up in the area as its neighborhoods have gentrified.

A twin-tower residential project called Mosaic is being developed on nearly five acres on Almeda near Hermann.

Casimir bought the land at the end of 2006 from the University of Texas for almost $5 million.

The university had planned to build a new Mental Science Institute on the site next to the UT/Harris County Psychiatric Center, but those plans fell through.

Casimir's multilevel townhouses will start at $650,000. Some units will be larger than 4,000 square feet.

The project will be marketed to Medical Center doctors, administrators and executives from downtown "tired of gas prices," Casimir said.

The first units will be completed around December.

BGK Architects designed the project.

Casimir, who has primarily developed suburban shopping centers, said the mortgage crisis and weakness in the housing industry delayed the townhouse development for several months.

Townhouse and condo sales were down 19 percent last month compared with May 2007, according to the Houston Association of Realtors, which tracks properties sold through the Multiple Listing Service.

The median price, however, rose 16 percent to $156,900.

Casimir said the higher end of the market is less prone to mortgage finance issues that have plagued the first-time-buyer market.

So far, three of his units have sold. Once one more sells, the he'll begin work on another phase of eight units.

After conducting market research, "our indications show Houston is not as affected," he said.

Apologies for that crazy ladies behavior. Maybe she forgot to take her medication. 99.9% of Riverside Terrace are normal, happy, hardworking individuals who are happy to see sightseers in our neighborhood. We have people driving and cycling thru the neighborhood all the time. I think I speak for the majority of RV residents when I say we appreciate the new interest in our homes and neighborhood.

I live in Riverside Terrace and love it. I would never live anywhere else. (have lived in the burbs) Having said that all Riverside Terrace is not equal. Unfortuately your budget is not going to allow you to live in the parts of Riverside Terrace that are safe and more tranquil. I too would be hesitant to live in the houses you selected. I think others have given you good advice - Rent first and check out areas once you've explored a bit. Whatever you do do not buy in the suburbs, or any masterplanned community until youv'e been in Houston a while. If you don't do generic well the planned communities might be a mistake could also be an expensive one especially if you plan to sell in < 10years.

On the comment about there being no same sex couples with children in the neighborhood, I saw a lesbian couple last week at the Local Voting Precint Caucus Convention with their son. Perhaps there are more, but we do have such families here in our "hood".

Good to know! Thanks for the info.

I live in Riverside Terrace and love it. Can't believe I'm able to live inside the loop 2.5 miles from my job in the Med center, and everything else Houston has to offer.

Not sure about the Riverside/77004, but Riverside/77021 has a few "white" people. There are two households with neighbors I know that are gay, there maybe more. In the last year three White families have moved into houses in the neighborhood. None with children at least two with same sex occupants - does this mean they are gay ?? In answer to your question You would be very welcome here. You have to feel comfortable being in the minority, have humility and have respect for the history, also come with an open mind you'll be fine.

I know someone on this forum will know.

What is the new development being built @ 288 and S.Macgregor, behind the pschy hospital? across the freeway from Mosiacs. Think it's called "The Modigaliani"(sp) There is some advertising up but hard to read when driving. Looks like some really expensive real estate.

I'm not saying its right but white people have to understand that black people are always going to be suspicious of y'all.

You don't have to go too far back to understand why! Judging by how a large percentage of white people feel about black people/ minority people and their neighborhoods, It would seem strange to many as to why even a small number of white people would want to live in a minority neighborhood. Very rarely do you see true diversity in neighborhoods. The neighborhoods that are diverse are usually going "downhill" as whites are move out and minorities move in.

Riverside Terrace is a very favorable place to live due to its proximity to everything. I would bet a large $$ amount (exorbitant) that in < 10years there will be a majority white presence in Riverside Terrace. Taxes will drive many away the pursuit of the "White" American Dream will cause the rest to go, (Woodland, Sugarland, Katy,and all the other MASTER planned communities).

Riverside Terrace would be my choice hands down. Love the proximity to everything, the lot sizes, the trees,the people.

Both areas have different demographics. Depends who you are comfortable living next too. Bottom line, how comfortable are you being in the minority? You might not base your decisions on demographics but others do and this might affect how easy it will be to resale the property.

Does anyone know how hcad calculates sq ft for tax purposes? My architectural plans show sq ft less than what hcads has, don't know where they got their numbers from. Could it be they include all closets? and is the sq ft from porches and porto corche included even though they are not air conditioned? Would appreciate any info. Thanks.

I guess the buyer got cold feet. The listing is now active again.

The house probably needs alot of work. It's difficult to get a mortgage and construction/rehab loan in this area. The comps are just not there so often you aren't able to borrow enough money to do anything worthwhile. We bought in the Riverside area recently so know the difficulty, luckily we had savings and so were able to supplement what we got from the bank. I think eventually the comps will be there but not right now.

You're right that most here haven't spent more than the time it takes to drive through 3rd Ward so we really don't know how it really is there plus, we really don't have much representation from that area on this board, so it's nice to have you. But it's not necessarily racist for people who don't know what 3rd Ward is really like in 2007 to assume that crime would be relatively higher there than in other parts of the city. Not knowing firsthand leaves one relying on statistics and anecdotes and statistically, black still usually means higher crime. Another HAIF contributor who lives nearby, Original Timmy Chan's, has also stated that the area's crime is overestimated and now you're helping to set the record straight too.

As you mentioned, the ironic thing about that is that once people lose their fear of the area then, as Garnet Coleman said, "they" will start moving in.

Please note I have called noone racist, all I was asking for was clarification. I do however think it is wrong to perpetuate wrong information based on preconceived prejudices. I agree with you more representation is needed on this board. Not sure it will change the deeply entrenched beliefs people have.

I actually cited MULTIPLE sources. Can you provide better ones? Heretofore, all you've done on this thread is piss and delicate flower about how we're wrong. Problem is...that's all you've done....we're mostly reasonable people...provide us with some counterexamples.

I have driven through the 3rd ward as well as Washington Terrace and Riverside Terrace.

I don't think I've in your words "piss and delicate flower" thru this thread. Each to his own interpretation. I'm not sure what counter examples you want. All I'm asking for is accurate information without the personal prejudices when reponding to questions.

To be fair you did include the TSU reference, and I must congratulate you for having made and survived the trip thru 3rd ward.

Here's another description and another which happens to mention the 3rd ward as "being the most desperate ghettos of Houston"

You are kidding me right !?! people on this board get their information about a neighborhood from Wikipedia a free online enclyclopedia.

Why don't you take a drive around the neighborhood? I promise you there is nothing better than seeing for yourself. You will be safe, the boogie men don't come out till dark.......

Are we talking about the same 3rd ward here? I thought the 3rd ward (and all the other wards, for that matter) were primarily modest little homes built around or before the turn of the century. That doesn't mesh too well with the description of renovating an expensive 1/2 million dollar house. You're not expanding the boundaries of the 3rd ward because of race are you? Why that would be racist.

Exactly what mean I mean. If you knew 3rd ward you would not have made the above comments. Other HAIFers would also be more educated in their comments too!

Paste this link and you will get an idea of where third ward starts and ends http://www.houstoncl.com/3rdward/3rdward.htm

Take a drive down S. Macgregor toward UH all that area is 3rd ward.

I've pulled a few listings for you. It seems like it's gotten almost impossible to get in anywhere in the 3rd Ward anymore. Prices have gone up, up, up since last I checked. The area around South Union is still cheap though, even though the demographics are better.

"The Niche" Just needing clarification. What do you mean the demographics are better? Third ward is by no means as bad as some of this board would like others to think. Alot of you have never been anywhere near the 3rd ward but because of your preconceived predudices continue to make derogatory comments about it. Maybe I'm being over sensitive. In reality I am sick and tired of the derogatory repetition. Don't get me wrong there are small pockets of the area that are suspect and we know there is crime in the area but tell me of an area that has no crime. We all know the real reason why certain people dislike the area.

I am in the process of renovating an expensive home in 3rd ward >$500000, there are many others doing the same. We love the neighborhood and are glad that people like you can not afford to live here.

This goes out to all who continue the negative commentary - live a little, broaden your horizons, open your mind, you might learn something.

I second and third that! You already have your finger on the pulse.

There are also Houston ISD magnet and transfer programs. I.E. you may apply to, say, Poe Elementary or West U Elementary and send your kids to either school.

Not sure if people are aware but the magnet program is a lottery program. So yes you can wish to send your child to any school in HISD but every child that lives out of area is put into a lottery. Names are pulled out one by one until they meet their quotas. We all know about lotteries not everyone can win. If you don't win too bad!! too sad!! My childs future is more important than fingers crossed we might win the lottery. The Poe elementary that you speak of is rated TEA unacceptable. Call me elitist if I choose not to rely on a lottery or presumed "Good Schools".

Part of Riverside Terrace is zoned to an Exlempary TEA rated school - Lockhart Elementary. The school is a magnet school for Math/Science and Technology. The school is 98% African American. At the magnet program Open House many parents were interested in the math/science and technology aspect of the school and the fact it was a TEA rated school got people really excited. When they heard it was 98% African American they literally ran from the table. It is perception that a "Good School" cannot have > 10% minority, any number higher than that and the phenomena "White Flight" sets in. Already happening in some of the suburbs.

There needs to be balance I believe that any school predominately of one race is bad for the students and bad for society, especially considering the type of world we live in. Students are done a disservice if not exposed to other people and cultures. For African American kids it perpetuates lack of self esteem and the belief that anything African American is negative.

I will live in Riverside Terrace and send my kids to a private school with at least some diversity, so that they at least will have balance. Just like many other parents in Riverside Terrace who want to live in a predominately African American neighborhood we send our kids to school outside of the neighborhood for balance. Living in a predominately Anglo neighborhood, and sending my kids to a predominately Anglo attended school left my kids with an unbalanced view of the world.

I am in the process of looking for a new home. The only areas I am looking are Riverside Terrace South Macgregor area and Quail Valley, because of the large number of minority professionals in both areas. I am shocked to see some of the comments concerning Quail Valley, which is the area I will probaly settle in. It is one of the most beautiful well maintained areas in suburban Houston. Is it because a large number of African American professionals have moved in, that it is called "too ghetto". Riverside on the other hand is getting an influx of White professionals but is still over 80% African American but no one is calling it "too ghetto". I guess the more things change, nothing really changes!

I can't comment on Quail Valley think I drove thru there once. I believe you when you say it's beautiful. The reason no one is calling Riverside Terrace /South Macgregor ghetto is because it's not.

Have you driven thru Riverside Terrace/South Macgregor? it is hardly ghetto no matter who is living there. Granted there are many homes in need of repair but still it is nowhere close to ghetto. Everyone, especially African Americans need to wake up, and drop the common held belief that minority = negative/undesirable/unsafe. Good areas = <20% minority Good schools = <20% minority. Hopefully more are staying or moving back. Anglos are realizing the potential of the area - the beautiful trees, its proximity to everything,and its history. If you are very lucky prices are still affordable. Remember: Location Location Imagination. I think Riverside Terrace has the potential to be a truely diverse neighborhood, 80% African American, 20% Anglo.

How come you don't like the new pearland? is it all the traffic? or just different tastes?

I personally love the new area, since I love the urban feel (if it can be called that.)

Pearland is hardly urban and there is definately not an urban feel to any part of Pearland. I don't think you can call excessive traffic, generic shops, and track homes urban. I currently live on the West side have done for 6 years and thankfully will be moving soon.

Can anyone recommend a Door company here in Houston? I need a new Entry Door fitted. I like the wrought iron/wood combination look. I need someone who can come out measure and then fit the door. Any suggestions of a reliable company would be greatly appreciated.

Again, i dont like apartments and i sure as hell dont like people using race to define a persons character or economic status. Some of the so called "middle class" people are drowing in debt and are 1 pay check away from being homeless. Keep that in mind!!!

So eloquently put. You are so right.....

Just goes to show - You can run but you can't hide.

There is crime everywhere no matter where you live. I think others have made the point before just because an area is affluent does not mean it is immune to crime.

Can someone please explain to me why whenever an affluent/ burb neighborhood experiences crime, mention is always made of its proximity to a poorer/minority/LA folks. The recent Sugarland story involves a Sugarland victim and criminals who lived in Sugarland ????

I'm not Joking!