twgreen

I just received a letter from the HOA on the issue of recreation center parking.

Looks like twgreen delivered, nice job!

Group

As ive said, ill try to shoot straight an help when i can. I can promise ill pass concerns on up. FYI, i spent this morning taking pics of fountains not working, job sites, etc, and will get those going as well. As always, contact me if you need anything.

Wayne

First off, we think about it everyday. I understand our buyers are making a huge investment, and so are we. If you think this isn't a problem everywhere else then your mistaken. I was personally called to a scene at 4am up in the Woodlands one Sunday morning (I live in Silverlake). They actually caught the guy, who was a worker, thinking he could get away with it. Let me assure current homeowners that 99% of these guys will not come close to an owner occupied home for the fear, sorry to be blunt, shot. They prey on the homes that they know are not occupied and most of these guys with tools are like a pit crew for a race car team. zip...zip and appliances gone. Although, and thanks to alot of you, Southern trails has remained consistent, if not a pick up in sales, most builders are not. That means trades are out of work and their workers are certainly more desperate then before. I'm in no way excusing this, as a matter of fact, it downright disturbs me. We are paying for security, putting up cameras, etc. While these break-ins and damage is a concern to our buyers, please understand its a concern to us. One, we dont want our buyers upset, second, it costs us money, time, and when we forecast certain numbers, like most business's, we are expected to hit them, no excuses. I will note this thread, and continue to address it. I apologize to any effected and offer my number 281-713-1492 to anyone (regardless of builder) to contact me should they need to. I would also ask, as we do in my community to keep an eye out for suspicious activity and call me, I don't care if its 2am. Once we nab some of these thugs, I'm not saying this will completely stop, (ive been doing this 13 years and its always been somewhat an issue) but I do believe we can make some think twice before attempting to steal or destroy. Thank you all for the post and I will do everything within the law to help curtail this.

Wayne Green

Group

Here's a link that may benefit all. Ive printed and will review to see what we can better do to protect our community.

http://www.buildernewsmag.com/viewnews.pl?id=291

I personally had a close encounter with their undercover security at ST. I contacted AW to verify the people I met were who they claimed to be. AW checked and the folks I met were legit. I guess they still could have been involved, but I'm not going to subscribe to that conspiracy theory. It was probably a different kind of 'inside job', if you catch my drift.

It seems logical that your decision will give AW pause to rethink their security policy at ST...especially for the new homes under construction.

Best of luck in your new home search.

First off, we think about it everyday. I understand our buyers are making a huge investment, and so are we. If you think this isn't a problem everywhere else then your mistaken. I was personally called to a scene at 4am up in the Woodlands one Sunday morning (I live in Silverlake). They actually caught the guy, who was a worker, thinking he could get away with it. Let me assure current homeowners that 99% of these guys will not come close to an owner occupied home for the fear, sorry to be blunt, shot. They prey on the homes that they know are not occupied and most of these guys with tools are like a pit crew for a race car team. zip...zip and appliances gone. Although, and thanks to alot of you, Southern trails has remained consistent, if not a pick up in sales, most builders are not. That means trades are out of work and their workers are certainly more desperate then before. I'm in no way excusing this, as a matter of fact, it downright disturbs me. We are paying for security, putting up cameras, etc. While these break-ins and damage is a concern to our buyers, please understand its a concern to us. One, we dont want our buyers upset, second, it costs us money, time, and when we forecast certain numbers, like most business's, we are expected to hit them, no excuses. I will note this thread, and continue to address it. I apologize to any effected and offer my number 281-713-1492 to anyone (regardless of builder) to contact me should they need to. I would also ask, as we do in my community to keep an eye out for suspicious activity and call me, I don't care if its 2am. Once we nab some of these thugs, I'm not saying this will completely stop, (ive been doing this 13 years and its always been somewhat an issue) but I do believe we can make some think twice before attempting to steal or destroy. Thank you all for the post and I will do everything within the law to help curtail this.

Wayne Green

I've noticed the exact same thing. As if walking the extra few feet from the parking lot would tax them beyond recovery. I wonder if there's a difference in parking habits between those who use the exercise equipment vs those who use the grill. Maybe the developers would consider posting a few signs along the streets to gently remind people to park in the parking lot.

Ill bring up maybe posting or somehow tactfully making it know "No Parking". Ill get back with solution.

Wayne

Back to the topic of this wall. The issue seems to be finally resolved, because it has recently been completely converted into a solid brick wall. You can still see the new mortar in it where they filled in the gaps at the top. It looks much better!

Group-

feel free to email me directly wgreen@ashtonwoodshomes.com Fire away questions. thanks

I'm finding it a real quest to get any answers about the ST HOA. Here is what has been happening to me: I send an email to the Southern Trails HOA care of the PCMI site, then (if I'm lucky) someone from the PCMI replies a few days later and says they are forwarding my email to the person on the ST HOA. Then it seems to fall into a black hole, cuz I never hear from anyone.

I really want to find out when the HOA next meeting is, so I can attend it, meet everyone, and get some direct email addresses. Wish me luck.

Please forward or at least copy me on questions and issues so i can follow up or possibly answer and/or resolve. Wayne

I had a good chat with twgreen at the Ashton Woods model yesterday. I learned some new info (at least new to me).

The construction to widen 518 west of Kirby is moving forward. I guess that's why they are currently laying in the new (bigger) drainage pipes along the 2-lane. No ETA on it's finish yet, though.

The land east of ST is zoned for residential, except for a chunk along 518 adjacent to the ST main entrance (a parcel of land on the left as you face the ST main entrance). That chunk of land will have a church built on it.

twgreen had a new ST site plan printed out and he gave me a copy, it shows much more detail than what can be found on the ST website. Many new roads and sections of the development are shown. It is a very nice map, and I hope he can convert it to a pdf document and replace the old pdf that is shown on the ST website. (hint, hint)

Hint? I can take a hint. Also, here's a neat 288 map i just got. Dang, files too big

Group

That pic is a little fuzzy. Are those trees directly behind the entrance?

No. haha. How and why would they add those? There will be homes. No retail in the community,

I hope not..i'm not so into it.

It looks like a Sienna Plantation section.

It'll block the view of the beautiful Trendmaker homes in the front.

Group

That pic is a little fuzzy. Are those trees directly behind the entrance?

twgreen, I just tried your AOL address and it didn't work. I'd like to get in touch and have a look at Southern Trails. How can I reach you?

hmmm. thats weird. Wgreen@ashtonwoodshomes.com or 281-541-1013 direct. I look forward to talking with you.

Wayne

I see you guys are talking about some fences inside Southern Trails. I have to go and take a look, but I want to add to the fence discussion.

I live in SCR (Heron Bay - Coventry Homes) which is very close to Southern Trails entrance.

When I built my house, Southern Trails was not an option yet, but most probably I would have gone for a TrendMaker home if they were available at that time building their first section. I was also very impressed with both Ashton Woods and David Weekly and their first areas of development.

But now when I drive on 518 west of Sothern Trails entrance and west of the church and see that wooden fence they put and that will only get uglier with time, there is no way I would consider buying in that section and to be honest, Southern Trails lost some appeal to me. I would be one of those that would prefer to pay a little more to have a nicer look around.

On the same note, the new section of Newmark/Trophy did a great job with their entrance/wall along CR 48.

ive never said i didnt prefer brick. and we as developer built their entrance and it is nice. i jut drove through SCR and 75% of the brick has green mildew and water stains on it, which isnt all that appealing to me. bottom line gentleman, it comes down to dollars and cents (sense). all of those amenities get absorbed in lot cost. We have already absorbed some addtional items and thanks to the builders for agreeing to support the rise in lot cost. As far as appeal of Southern trails. We arent even close to finshed with the entry and perimeter of the community. Within 4 months its gonna have a look i think our homeowners will be proud of. I welcome any ideas and things to improve the community. And i will shoot straight and be honest on what we can and cant do and even try to explain why. It may not always be what you want to hear, but please believe me when i say i have only the best intentions (im actually condsidering moving here......anyone know someone who wants a 5400 sq ft home in Waterbury Estates in Silverlake?)

Well, I certainly agree about a buyer saving money on a lot at ST. I know I did. And you are right about Newmark at Arbor Lakes in SCR; the sales agent I talked with there last summer made it clear that their lots were sold at an extra price on top of the home price. The cheapest lot Newmark had was $4K and those with a backyard bordering the lake were $30K. That was too steep for us.

I hear what you are saying about not competing with SCR, but put on your homeowners hat again and think about it. To a buyer, you ARE competing. The entrance to ST is right across 518 from an entrance to SCR. People out house-hunting (like I was) are going to see the two subdivisions side-by-side and probably take a peek at both. ST competes with SCR by default, simply due to it's close proximity.

You have to find a way to get the house-hunters out of their car and into your sales office. Then you can show them why ST is better. However, without enough eye-appealing extras of the same level as SCR, many folks will just drive on by.

And that is exactly why im spending 80% of my time here in s trails. Your so correct sbout the buyers hat. I break a sales pros position down to PRO. Principle, Role, Objective. Principle (work smart, max opportunity) Role (extremely important!!!!!) councel, educate, and guide (NOT SELL). All builders teach a "Sales Process". Thats useless unless one understands the "Buyers Process" or buyer hat. Most Sales people try to sell you. I alwyas just tried to help someone make a good decsion.

Your right though. 100% correct in your last paragraph. One must differentiate. And some will just drive on by. Thats why referrals, and realtor relations are huge for us. Signage is important but our City of Pearland folks say no way.

Call me sometime 2815411013

twgreen, I appreciate your candid reply. Certainly there were alot of tough decisions you guys have to make, and you have done fine. But let's be realistic. Southern Trails is competing with that 'giant' Shadowcreek for buyers, and as you know first impressions are very important to buyers. Let me share my experience, as an example. I drove through Shadowcreek Ranch and I saw the brick walls everywhere. They are very, very appealing. Then I drove through Southern Trails and the brick-walled entrance quickly gave way to those unpainted fences. Immediately I thought 'second-class subdivision'. I turned around and went back to searching in Shadowcreek. It wasn't until a few months later that I took a second look at Southern Trails. I dug deeper into ST and saw it was indeed superior to the phases 3 and 4 of Shadowcreek. I was very glad I did this due diligence, of course, but will the majority of buyers? Or will they be sold on Shadowcreek's eye-appealing extras? At ST you are pricing homes in the same range (or higher) as builders in sections of Shadowcreek, so you've got to match up in all ways possible, especially in ways that leave an initial impression. I know it's tough when they obviously have more resources and $$$ available for infrastructure. However, if it comes down to sacrificing a lake or playground at ST to get brick walls (at least along the main drive), I think it would be worth it, to bring in the buyers.Once again, just my opinion. I appreciate this dialogue with you.

No, its good debate. I dont see myself as competing with SCR. And thats not knocking them. I will also produce lot cost difference if youd like for a 60' lot here and a 60'-65' there (about 25k). Look at Newmarks base pricing in Arbor Lakes (65' which ill concede 5k). They have 3300 sq ft at 266k base. I know what they paid for those lots because i worked there 10 years. At 266k base, they r losing money. Also, they had to pay for each lot up front, hence 26 builers in there. Noone can keep up with takedown so they choke on lots or dump inventory. Im sorry, just not a place i would care to live investment wise. That said, everyone has their priorities. I appreciate your hot button on the fence. Those poor builders are choking over there on lots. Again, im not knocking anyone but look at TOUSA stock price (.12/share). Going bankrupt (TOUSA, not Newmark...Someone will buy Nemark and they will be ok but their parent company is on its last beath). Look at Horton (11/share). their balance sheets are so whacked out they dont know what to do. Our balance sheet is clean, inventory supply healthy, and a company extremely liquid. Might sound a little arrogant, but SCR and the brick fences are not compettion. Not to someone that knows what they are investing in. They sell discounts, we provide lifestyle. That brick fence woud cost millions. The homeowner in me (im in silverlake and wish i ad your rec center) likes the brick fence. The homeowner in me also likes driving in s trails at night and seeing 4-5 fountains lit up with beautifully designed homes as i drive thru. I will give SCR this, there is a heck of alot of brick walls over there. Also, being zoned to Willowridge HS isnt doing much for their sales velocity either. These are all just my opinion. When Ashton Woods asked me to join the team and i saw the product and the vision (city wide), i jumped on it. And im a creature of habit. Not many spend 10 yrs with same homebuilder.

twgreen, I appreciate your candid reply. Certainly there were alot of tough decisions you guys have to make, and you have done fine. But let's be realistic. Southern Trails is competing with that 'giant' Shadowcreek for buyers, and as you know first impressions are very important to buyers. Let me share my experience, as an example. I drove through Shadowcreek Ranch and I saw the brick walls everywhere. They are very, very appealing. Then I drove through Southern Trails and the brick-walled entrance quickly gave way to those unpainted fences. Immediately I thought 'second-class subdivision'. I turned around and went back to searching in Shadowcreek. It wasn't until a few months later that I took a second look at Southern Trails. I dug deeper into ST and saw it was indeed superior to the phases 3 and 4 of Shadowcreek. I was very glad I did this due diligence, of course, but will the majority of buyers? Or will they be sold on Shadowcreek's eye-appealing extras? At ST you are pricing homes in the same range (or higher) as builders in sections of Shadowcreek, so you've got to TimOnce again, just my opinion. I appreciate this dialogue with you.

TimStop by the sales office sometime. Id enjoy meeting you and visiting some more.

You kinda answered your own question. Look, im not saying brick fences all the way around wouldnt be appealing, but we are spening massive amounts of money in infrastructure (1.5 million dollar rec area, 1.7 million last count to convert that front lake). And we want to try to keep our base pricing (and lot costs) at some sort of equilibrium with the market. When you plan a community, you have focus groups and these things are brought up. Then you prioritize and commit and get going. The Water amenities, rec center, and a reasonable lot cost won out. With our product and design in the 60's coming in around 250k ish with reasonable upgrades and what this community offers is a darn good buy. again, the aesthetics of the fencing is nice, but the question i ask is "will the consumer pay $270k instead of $250k for the same home because the fence is brick on the perimeter? Some might, our opinion is most wont.

twgreen, thanks for all the information. Question: I went to the PCMI website link you gave, and is there a reason why Southern Trails doesn't appear in the PCMI directory ?

Here you go Tim:Name: Southern Trails RAI E-Mail: customercare@pcmi-us.com Thanks for the heads up.

My wife and I are very interested in Southern Trails, one of the newer master-planned communities along the Hwy 288 corridor, just west of 288 off FM 518. The builders seem to be some of the best, including Newmark, Ashton Woods, David Weekly, Imperial, Trendmaker, and Trophy, and and the location seems great too (only 1.5 miles from 288 and the soon-to-come Pearland Towncenter), and not too close to the Blue Ridge landfill - which lies approx. 2 miles northwest, along the west side of FM 521. (Sidebar: The close proximity of the landfill to the final phases of Shadowcreek Ranch is the main reason we elected not to build there.)We checked the mileage from Southern Trails to the Texas Medical Center, and it is only 12.5 miles. You can't beat that if you work there (which we both do). The early phases are almost built out, but Ashton Woods still has a dozen or so lots available in the section near the main entrance, with a price range of $200K-250K. I would appreciate any comments any of you have about Southern Trails and/or Ashton Woods. Ashton Woods is the builder we would probably be contracting with for our home, since Weekly has closed out there and Newmark is located too far back in the complex. Thanks!

timIf you have any specific questions about ashton woods, email me at twgreen@aol.com. although id love to sell all of this group homes, i find it inappropriate to use this forum as a advertisement. I will simply use it to update and anwer what i can.

Thanks twgreen!

Do you know if the large lake in the front-right of Southern Trails Dr. will be raised? I'm not talking about the lakes with the Southern Trails signs

Thanks again!

Group- just talked wirh PCMI and we will be added. Thanks for bringing to our attention. Good Teamwork!

Thanks twgreen!

Do you know if the large lake in the front-right of Southern Trails Dr. will be raised? I'm not talking about the lakes with the Southern Trails signs

Thanks again!

Ive asked that too. Im told mother nature, when active again will bring it up.

twgreen, thanks for all the information. Question: I went to the PCMI website link you gave, and is there a reason why Southern Trails doesn't appear in the PCMI directory ?

Finally got someone. Our contact was off today but i brought to their attention and i informed our land guy whois in constant talks with them. It should be up soon.

<br /><br /><br />

My politically correct answer would be I'm not sure. I noticed that too. another reason I'm gonna be devoting 75-80% of my time out there. I'm working close with mark, our land vp and we r proactivly going to address these things. I'm driving the entire community daily not only monitoring job sites but homeowner yard maintenence. I've alreay had several discusions with HOA about some of the yards (most look great, which is why I will not allow a few to bring those down). Back to your question, they prob jjuust haven't gotten around to it. Thanks for the alert and I'm addressing as I type. Thanks

I just sent this to them:

Results for search on "southern trails":- No Matching Records -I guess we dont exist.

<br /><b>twgreen</b>, thanks for all the information. Question: I went to the PCMI website link you gave, and is there a reason why Southern Trails doesn't appear in the <a href="http://www.pcmi-us.com/directory.asp?id=127334&page=2&dir=7" target="_blank">PCMI directory</a> ?<br />

<br /><br /><br />

My politically correct answer would be I'm not sure. I noticed that too. another reason I'm gonna be devoting 75-80% of my time out there. I'm working close with mark, our land vp and we r proactivly going to address these things. I'm driving the entire community daily not only monitoring job sites but homeowner yard maintenence. I've alreay had several discusions with HOA about some of the yards (most look great, which is why I will not allow a few to bring those down). Back to your question, they prob jjuust haven't gotten around to it. Thanks for the alert and I'm addressing as I type. Thanks

Group-Im the Sale Manager for Ashton Woods. Being that we are also he developer, I will be devoting probably 75% of my time there for the next 90-120 days as a lot is happening. Ive been in the bsiness and this area for 15 years. Please do not hesitate to stop by and visit or ask any questions you may have. We have a new Land Director who is the best Ive seen. He has the community looking better than it has is awhile. And the front lake is near complete. I will do what I can to help all (including thos with othe builders ). You all should see the frontage of the church properrty knocked down this week or early next. Our goal is to clean up "our"side of 518 even if we foot the bill. Somebody mentioned gated area. That will be a (im not gonna say active adult) low maintenece section of new product that has some incredible design. Id say 60 days out on that and 45 on the next 60's. Please dont hold me to exact as lots of factors play a role (contractors, weather, the city etc). Thanks to those who live their and those considering (again, even the other builders), ask. Thanks

I'm not aware of any website. I haven't been able to find them with a search either.

Group. Here is link:http://www.pcmi-us.com/

Hi Tammy, I do have one question. Have you heard anything about the developer and/or the Homeowners Association replacing the wooden fences along the main road (Southern Trails Drive) with brick walls? The first section of Southern Trails Drive looks great with the brick walls, but then it changes to wood fences when you get further south towards the community center. The wood fences are not even painted a uniform color. It's a bit unappealing, but not a show-stopper for making a purchase.Thanks for all the other info you gave.

Working on this one. Cant guarantee but it has been discussed

My wife and I are very interested in Southern Trails, one of the newer master-planned communities along the Hwy 288 corridor, just west of 288 off FM 518. The builders seem to be some of the best, including Newmark, Ashton Woods, David Weekly, Imperial, Trendmaker, and Trophy, and and the location seems great too (only 1.5 miles from 288 and the soon-to-come Pearland Towncenter), and not too close to the Blue Ridge landfill - which lies approx. 2 miles northwest, along the west side of FM 521. (Sidebar: The close proximity of the landfill to the final phases of Shadowcreek Ranch is the main reason we elected not to build there.)We checked the mileage from Southern Trails to the Texas Medical Center, and it is only 12.5 miles. You can't beat that if you work there (which we both do). The early phases are almost built out, but Ashton Woods still has a dozen or so lots available in the section near the main entrance, with a price range of $200K-250K. We are down to about 11 lots which we purchased from Weekly. Id say first of year we will start building in new section which is +/_ 90 lots. We are going to split in half. 1/2 70' and 1/2 60'I would appreciate any comments any of you have about Southern Trails and/or Ashton Woods. Ashton Woods is the builder we would probably be contracting with for our home, since Weekly has closed out there and Newmark is located too far back in the complex. Thanks!