Yonkers

Great job. I dig the style.

Problem with Hunters Creek Drive is that you can only access from the feeder. If you miss it you have to go all the way around and try again.

Looks like you do get a second chance with Hickory Hollow St, no?

I agree Yonkers - I think they may have meant Hunters Creek Drive from the previous post, not Larston?

Oh, good point. That house on Hunter's Creek is awkward. It's part of Hunter's Creek but not quite... know what I mean? How would you even talk a walk in the neighborhood. There are about 3 streets you can hit and no way to hit a trail or something to get to the rest of Memorial without hitting the frontage road. There's no back end green belt that I can see from the map.

Have a few frieds that lived on that street at one point. I never did like that fact that it did not connect to any streets to the south.

Seems like a good location to me. You can hit Bingle or Campbell to go south to I-10 if you want. Other than that, not many people will be using that street for through traffic. Nice big lot but I couldn't afford half a mil and then throw another half a mil for a decent house on top.

Looking closer on Google Maps I would be more concerned with the commercial strips that are very close on either side of the property. What are you guys opinions on that?

I've noticed that there are a couple of places in the Villages south of I-10 that still do have somewhat reasonable prices for some reason. One of these is on Hunters Creek drive within Hunters Creek Village. You can still get houses on 20,000 sq ft lots there for between 500k-700k, such as this one:

http://search.har.com/engine/dispSearch.cf...mp;backButton=Y

I assume that this is because it fairly close to the freeway, but I've driven through there before and there didn't appear to be much noise. Anyone else have an idea as to why it's so much cheaper here. In any case, you might want to check it out.

G

Something like that is a hard sell for someone like me. Beyond being an investment, it would first and foremost have to be a house we want to live in. And while it looks like it's been updated nicely on the inside, it's only 2000 sq ft. And as a tear down it would be too expensive for me to be able to build up something else on the land.

So basically it's lot value only and the lot is close to the freeway. I'm sure someone will buy and build a McMansion on it though.

I was driving through Campbell place this morning and saw a couple of good lots for sale - here's one:

http://search.har.com/engine/dispSearch.cf...mp;backButton=Y

May not be subdivided but horses allowed? LOL... that's an odd deed restriction.

West Of Gessner, North Of Memorial, East of Beltway and South of 1 10.

The area where Memorial MS, Holly Spirit, T&C Center, Rice/Blockbuster shopping center is located.

Memorial Woods maybe?

As prices in the actual villages get high enough to push people (like me) out further, I'm not surprised to see this. You can still get a good sized lot in this small area and it's still on the east side of Beltway. You can find $1+mil homes north of I-10 too so why not here.

I still have my fingers crossed to be able to get into Hunter's Creek/Bunker Hill/Hedwig Village. I really do want a lot at least 15k sq ft. That allows you have a 4000+ sq ft house that doesn't look like you're squeezing Yao Ming into a Prius.

Great advice, HedwigTramp. I so want to do that. Unfortunately my wife is focused on the house itself above the investment/appreciation. I know you guys can't help me there, but I do appreciate the advice.

I was hoping for a 50s ranch (mainly because that's all there is) that is already partially updated on the inside and that is on 20k sq ft lot. But my wife poo poo'd the ranch style housing, which leaves me with nothing else in Memorial to choose from. So I'm forced to go across I-10 but the lots there are all smaller. So I'm thinking of just buying a lot there and then building a house on top. It won't be as much of an investment but at least the wife will be happy with the house. Cause if momma ain't happy...

In order to make up for this short fall the city granted variances from the lot size requirement in order to allow for the creation of two patio home developments to make up for this shortfall. There is also a patio home type development in Hunters Creek and apartments in Hedwig that obviously don't meet the lot size requirements.

Ah ok. So that's where the Creekside Villas came from. And yeah, I know a lot of the businesses along the frontage road were just wiped out.

I had long noticed that the there was less new development, and thus lower prices for houses on Ronson, Bayram, and Panatella streets than on other similar streets in the area. I came to the conclusion that the only reason for this was that those streets are accessible only via Long Point with no outlet on to Westview, which is more attractive and thus preferred.

Ah, yes. I had looked it up on Google Maps before but didn't notice it didn't run all the way through to Westview. I guess that could cut down on through traffic but I can definitely see how it would be inconvenient too.

Also, any idea on what type of construction costs for these quality of new houses getting put up? The one on Pine Chase for example, assume they bought it on the low end of $200k for the lot. They're listing it for $829k. At 3860 sq ft, that would make the house currently cost $163/sq ft. Assuming a good profit margin in there and it looks like maybe the building costs are $130-140/sq ft? That's just a pull-it-out-of-my-bum guess, however, so I really have no idea.

Thanks again.

Wow. Great information! Thanks a lot. I accidentally went to an Open House in Piney Point today (accidental because I wrote down address and it turned out to be some $1.8 mil house... lol) and the agent mentioned something about it being grandfathered in. The house was on a 8800 sq ft lot. I didn't quite understand what she meant but now that you mention the minimum lot size that makes sense.

What about this lot near where you live? It's not too expensive and a decent size. Is it because it's close to Long Point?

http://search.har.com/engine/dispSearch.cf...mp;backButton=Y

And that's good to hear about Westview. I wasn't too concerned about the noise but it definitely wasn't a positive. And with that much patrol around the area, I assume crime is not too bad.

Thanks again for the information. Definitely helps.

Yonkers, I know exactly the house that you visited, as I live just a few streets down form it towards Bingle at the corner of Westview and Moritz - also on the "wrong side" of Westview There really is no wrong side of Westview, other than the fact that on the northern side of the street between Wirt and Spring Branch Creek the houses are zoned to Landrum Middle School rather than Spring Branch Middle School which people prefer (but as I mentioned in my earlier there are alternatives and the other schools are the same - Memorial High and Valley Oaks Elementary down the street). Pine chase is one of the streets that's really getting a lot of redevelopment. Let me know if you have any questions about the neighborhood!

Wow, that is close. Questions I do have re: the neighborhood.

1. The lot for this house is listed as 8800 or so. Is that typical? It seems like lots in Memorial Villages are much larger than they are north of I-10 in Spring Valley/Hillshire.

2. This house is right on Westview. I don't know enough about this area but it seems like it's a busy street - not like Bingle or something but still well used. I could definitely hear cars. Then again I live near the Beltway now and have gotten used to it. What are your thoughts?

3. Just did a quick search. Looks like this lot was bought back in May of 07 for $200-250k. Not sure if this is typical of lot values in the area. Debated about buying and building a house myself.

4. Anything else you can tell me about the area?

Thanks.

I went to a couple of open houses today. One was in Spring Valley on Pine Chase. It was a corner lot that sits right on Westview (north side). From what I understand that's the wrong side of Westview (if there is such a thing) to be in the Spring Valley area. Plus sitting right on Westview I could hear all the traffic. It was a new construction and looked nice however.

The other house was in Hedwig Village. About the same price but this one was a 1950s ranch... and it showed. Of course the location was a lot better. But I don't think I could convince my wife to spend this much money on a older house not even in a style she likes. It's beginning to look like my search for a Memorial house will be futile.

I'm going to focus more on Spring Valley and 'Memorial-lite' west of I-10. Otherwise I might have to just go back to the exurbs of Woodlands, Cypress, Katy.

The "80 year old Mrs. Amundson" lives in Minneapolis, not the East Coast.

To be fair I almost consider Dallasites to be Yankees

Thanks for the reply. I agree that the area should see continue growth and appreciation. I'm hoping to take advantage of this slight downturn to find something cheap. However, I don't think too many people living in this area are affected so the prices are still pretty high.

I'm trying to find either a place in Memorial east of Gessner or a place in Spring Valley south of Westview. I really like the large lots in Memorial but the housing prices do reflect that. Plus I'm having a hard time convincing my wife on the ranch-style houses that are prevalent in Memorial. She prefers the newer styles that you find in SV.

I'm going to be patient and keep on looking. I don't think we've hit a bottom yet so I'll see if a good deal comes along.

Thanks again.

The house looks great. Good luck!

So a house I was going to buy in Spring fell through. I've expanded my search again and thought it would be cool to live in a little closer. Inside the loop was considered but maybe even better is where it's close enough to where my wife works (towards Katy) and to where I do (Greenspoint).

So I was looking at maybe Memorial (but so expensive!) or north of I-10, like Spring Valley (a little less so). I really like the schools and the location. But do you think they are overpriced now or is it going to continue up as gentrification pushes northward etc. I do have concerns that just a little north of Spring Valley (north of Longpoint etc) it's a totally different scene.

Also, can anyone tell me why the houses immediately south of Town & Country (east of Beltway, west of Gessner, north of Briar Forest) is considerably cheaper? It's still considered Memorial and goes to nearly the same schools, no?

It is also the developer for the Bridgeland community out west/NW. My wife was interested in that area so wondering what will happen now?

Even though some of those things aren't a huge deal to fix, I think you made the right decision.

Buy a house, not a hassle.

flipper

Yeah, mainly for me it was... if the builder skimped on these things I did find... what did he skimp on that I have not found yet.

Thanks for the help.

Hi all,

I just wanted to update everyone since you've been very helpful in this process. I've decided to withdraw my bid. I had a stucco/mold inspector come out yesterday and he found too many problems. He said the flashing on the roof is all done wrong. He said along the roof line there should be step flashing but instead they used straight flashing or J-flashing (can't remember which he said). Even worse he said, at the bottom they did not have any kick-out flashing. He said the water runs down the roof and hit's the slight lip of the stucco and wears it down. He showed me a spot where it happened. He said to redo the step flashing I would have to pull down all the stucco... couldn't even surgically remove it because it'll never be right. So the entire wall. Yikes!

On the inside he did water testing with a two-pronged prod thingy and found 50% penetration in some spots on the sheathing. I never got around to the air sample testing because I had heard enough.

He found other code violations. Height of ceiling in one of the stairwells was only 6ft (should be 6'8" he said). No GFCI outlet upstairs at all. He mentioned something about the heating unit exhaust on the roof was not tall enough so it could cause backdraft and push CO back into the house.

Anyway, too many issues for me. I think it still might be a good investment for someone else but I don't believe I have the stomach for it since it would be my main house. If it was an investment property I think I might have gone through with it.

Thanks for helping and listening.

I was just made aware of the possible use of infrared technology as part of the inspection process. Know anything about that?

http://www.texas-inspection.com/infrared/

Hi cgallagher,

Once again, I appreciate the detailed reply. The explanation of the remediation process is great. And I agree I need more information so I can make an informed decision. At this point, who do you suggest I bring in to get me that information?

I've talked to this gentlemen and he said he can do a mold & stucco inspection. I'm confident he can do the mold part but not sure if he's the right person to check out structurally where the water intrusion might happen.

http://www.moldconsultanttx.com/index.php

You also had suggested Dale Phillips

http://www.dpis.com/

Thanks again.

just seems you're trying to make a buck in favor of your child's health. if 60% of the baseboards show an elevated level of moisture as you stated in the first post and others show more and you're still trying to justify your position, someone isn't thinking clearly.

I appreciate your opinion. I don't think it's a fair assessment but I appreciate your response. I did ask for it after all.

My main point on this is... what does 60% elevated moisture level really mean? What does a Yellow signal on a hand held unit mean to me? Does that indicate moisture that can be fixed or is that the other extreme and the mold has already taken hold in 60% of the house?

Obviously I have reasons why I'd want this to work out. I think it's a beautiful house and I have a good monetary reason to go through with it too. Of course I would never do it if my child's health is in question. The question though is, is that position clear yet? I don't want to 'horror story' myself away from this house. I want it all based on facts.

So in the end I know I need to get an inspector. This will allow me to make an informed decision. I started the thread to see what the likelihood that this deal is either a 'maybe' or a 'walk away'. So far the advice given are a toss up so I'll give it a chance at least and make it a 'maybe' by hiring an inspector.

I do really appreciate all the advice.

i hear a child wheezing.

Obviously that is one of my concerns. Can you give more information? Is it your opinion that once there is a moisture problem that there will be a mold problem? And there is a mold problem there is no fix?

Can you clarify your statement?

Have your insurance agent pull a CLUE report on the property. That database keeps a history of claims and losses and the type. However, there is no "mold" option, just "water." So if there was a "water" claim for $200 or $1000... probably to fix a broken pipe. If there is an $85000 "water" claim, that was probably mold remediation. I wish they would fix their database so you would know for sure.

The house looks great. Buy it. Then in 10 years when all the stucco falls off, just put up hardi plank and be done with it.

That was one of my main concerns. Is it possible to fully remediate mold? Meaning... can we make sure it really is gone? Assuming the numbers work out, in the end I just want my family to be safe.

The seller's agent is trying to see if the bank will take even less now, so if he can it makes this even a more attractive price point. I've been vacillating between dropping it and going through with it. I think I'll just have to pay to get another inspector out there because I'm making too many decisions without enough facts.

Thanks for the reply.

"Are you (Seller) aware of any item, equipment, or system in or on the Property that is in need of repair, which has not been previously disclosed in this notice?"

You know a lot better than me, but to me that reads that you need you disclose it if it is currently in need of repair and not if it has been repaired in the past. Not that I'd ever not disclose something required of me, but wouldn't volunteer past repairs if it was fixed already and not required to be disclosed.

Ah ok. So Section 5 of that form would cover if there was mold and it got remediated. What section would cover if there was just possible water damage (no mold) and that got fixed? Like if stucco need to be fixed or flashing or gutters added?

Thanks.