UHCoog27 Posted May 8, 2007 Share Posted May 8, 2007 79 unit gated community. Anyone with thoughts on Waterhill or this particular area?http://waterhillhomes.com/navigation.htmlThey'll also have two-story units (1360 sqft) starting at $159,999. Good value? Link to comment Share on other sites More sharing options...
TheNiche Posted May 8, 2007 Share Posted May 8, 2007 79 unit gated community. Anyone with thoughts on Waterhill or this particular area?http://waterhillhomes.com/navigation.htmlThey'll also have two-story units (1360 sqft) starting at $159,999. Good value?I like to see this going on so deep in the East End. I sincerely wish them the best of luck. Link to comment Share on other sites More sharing options...
UHCoog27 Posted May 8, 2007 Author Share Posted May 8, 2007 I like to see this going on so deep in the East End. I sincerely wish them the best of luck.Is this implying that they'll need luck? Link to comment Share on other sites More sharing options...
Guest danax Posted May 8, 2007 Share Posted May 8, 2007 I like the area and that parcel is on a decent sized hill, with Navigation in front (not a very busy street, although truck traffic might be something to consider) so any view is not going to be trumped. I am thinking any trains are grade-separated nearby too so horns might only sound like distant whales, instead of trumpeting elephants. I'd compare this area to an eastern version of Rice Military, minus the "convenience" and retail magnetism of the West End, which you'll pay double for, another one of those things that people seem to gladly overpay for. That's why people own cars. You could take a taxi twice a week to Whole Foods from Navigation and still come out ahead. And the RM area still has car-hop crack dealers on several corners, which you're not likely going to have to deal with around Nav.As Niche mentioned, this pin on the map represents a scouting expedition of sorts for townhouse construction, although there's a project completed on Sidney not too far from there between Canal and Harrisburg and actually one much further east on Hedrick too. But this one will stand alone in the Navigation area for now, like a long-stemmed lotus blooming from the murky bottom. The pond is vast and fertile however, and the seeds are being carried on the winds of change. And if the Bayou ever realizes just a piece of its potential, that nabe might really take off. It might take a long time for the clusters to starting touching like Rice Military though. The progression seems to be empty parcels get built on first, then at some point the teardowns begin, but prices will have had to increase a lot for that to happen. The Clinton Dr area nearby is a similar scene, a few years ahead, and I believe they're still in the empty parcel stages over there. Link to comment Share on other sites More sharing options...
4thWardBoy Posted May 8, 2007 Share Posted May 8, 2007 it does seem to be a bit premature for that area. 79 units? wow. Link to comment Share on other sites More sharing options...
jm1fd Posted May 9, 2007 Share Posted May 9, 2007 79 unit gated community. Anyone with thoughts on Waterhill or this particular area?http://waterhillhomes.com/navigation.htmlThey'll also have two-story units (1360 sqft) starting at $159,999. Good value?That site is REALLY thin on the details. What's the cross street for this? Link to comment Share on other sites More sharing options...
UHCoog27 Posted May 9, 2007 Author Share Posted May 9, 2007 That site is REALLY thin on the details. What's the cross street for this?Huh. Just earlier today they had floor plans and all kinds of details on that very page.Here's an HAR listing: http://www.har.com/4643492This is right near Lockwood and Navigation, officially off Avenue J and Engel. Link to comment Share on other sites More sharing options...
musicman Posted May 9, 2007 Share Posted May 9, 2007 As Niche mentioned, this pin on the map represents a scouting expedition of sorts for townhouse construction, although there's a project completed on Sidney not too far from there between Canal and Harrisburg and actually one much further east on Hedrick too. The ones on Sidney sure weren't selling well last yr. Link to comment Share on other sites More sharing options...
TheNiche Posted May 9, 2007 Share Posted May 9, 2007 Is this implying that they'll need luck?I'm not sure, just yet. Like Danax mentioned, they're built on a sizable hill, and I suspect that some of the units up against Navigation might have views of Turkey Bend if they're tall enough and at the right angle. Water views are hard to come by in any part of town, so those units would be really hot. Honestly, I always knew that this area along Navigation was destined for a residential boom, and I figured that this might be one of the first sites to get filled in, but I would never have guessed that it would've happened so soon.But my primary concern in wishing them luck is to substantiate and justify higher land values throughout the East End, where I'm a property owner. Link to comment Share on other sites More sharing options...
UHCoog27 Posted May 9, 2007 Author Share Posted May 9, 2007 Thanks for all the responses, guys. We're likely going to buy.Also, the property across the street is for sale:http://www.har.com/7611316 Link to comment Share on other sites More sharing options...
Vertigo58 Posted May 9, 2007 Share Posted May 9, 2007 Thanks for all the responses, guys. We're likely going to buy.Also, the property across the street is for sale: http://www.har.com/7611316 Welcome, welcome, welcome to the Near East End! Be sure to tell your friends and coworkers! Link to comment Share on other sites More sharing options...
jm1fd Posted May 9, 2007 Share Posted May 9, 2007 Huh. Just earlier today they had floor plans and all kinds of details on that very page.Their site is broke as a joke in FireFox.... Link to comment Share on other sites More sharing options...
TheNiche Posted May 9, 2007 Share Posted May 9, 2007 Thanks for all the responses, guys. We're likely going to buy.Also, the property across the street is for sale:http://www.har.com/7611316Its already has an option pending. Also, any realtor that lists anything as residential in 77011 as the "Ship Channel" submarket is shooting themselves in the foot. Link to comment Share on other sites More sharing options...
jm1fd Posted May 9, 2007 Share Posted May 9, 2007 Its already has an option pending. Also, any realtor that lists anything as residential in 77011 as the "Ship Channel" submarket is shooting themselves in the foot.HAHAHAHAHA. Ship Channel submarket. Priceless. Link to comment Share on other sites More sharing options...
Guest danax Posted May 9, 2007 Share Posted May 9, 2007 Its already has an option pending. Also, any realtor that lists anything as residential in 77011 as the "Ship Channel" submarket is shooting themselves in the foot.Agreed that at this point, The Ship Channel doesn't conjure positive images in most minds, but it could be a positive designation at some point. Imagine having views of the turning basin on one side, distant DT on another, and the petrochemical skyline on another. It would be a truly unique residential setting.If this sells for $185K it would be a positive sign for the area. If they ultimately tear down the structures and build townhomes on the 10K sq ft lot, then a lot of those typical 5K lots nearby with homes could sell for maybe 100K and still be viable as teardowns, and we'd might see a lot of redevelopment. Not sure if my assessment is correct though. Link to comment Share on other sites More sharing options...
TheNiche Posted May 9, 2007 Share Posted May 9, 2007 Agreed that at this point, The Ship Channel doesn't conjure positive images in most minds, but it could be a positive designation at some point. Imagine having views of the turning basin on one side, distant DT on another, and the petrochemical skyline on another. It would be a truly unique residential setting.If this sells for $185K it would be a positive sign for the area. If they ultimately tear down the structures and build townhomes on the 10K sq ft lot, then a lot of those typical 5K lots nearby with homes could sell for maybe 100K and still be viable as teardowns, and we'd might see a lot of redevelopment. Not sure if my assessment is correct though.Yeah, I guarantee that there will be a day in the future that the Ship Channel becomes viewed as an asset that appeals to homeowners. Frankly, it already appeals to me. But for the time being, it is not a good point to advertise.I doubt that this'll sell for $185k. Link to comment Share on other sites More sharing options...
4thWardBoy Posted May 12, 2007 Share Posted May 12, 2007 i passed by the site yesterday. constructions is still in its infancy stage. i see the potential, location wise. it is a 5 minute drive down navigation to minute maid park. and the site is not inside "the hood". it's basically on a wide, commercial industrial thouroghway which doesn't pose any traffic congestion issues. still the problem of available retail in the area, but hopefully the lockwood/harrisburg site will soon turn into the big retail shopping center it is planned for. it maybe a little ahead of it's time, but time will catch up and this area will be very desirable IMO in the near future. Link to comment Share on other sites More sharing options...
UHCoog27 Posted May 21, 2007 Author Share Posted May 21, 2007 Just an update on where they are construction wise: Link to comment Share on other sites More sharing options...
ArchitecturalPRGirl Posted May 21, 2007 Share Posted May 21, 2007 The Waterhill owners are friends of mine and are young, aggressive guys with good insight. They're smart because this will be the next midtown type situation a little down the road. Look at Washington Ave. Same thing. All the surrounding areas of downtown will eventually be built out and urban. I think it's pretty cool. Places like the 6th Ward are being preserved so at least it's not complete demolition. Link to comment Share on other sites More sharing options...
house567 Posted May 24, 2007 Share Posted May 24, 2007 I hope that your Waterhill friends use different stucco and flashing subs, because the units built in my neighborhood have had many callbacks. Link to comment Share on other sites More sharing options...
ArchitecturalPRGirl Posted May 24, 2007 Share Posted May 24, 2007 I hope that your Waterhill friends use different stucco and flashing subs, because the units built in my neighborhood have had many callbacks.It happens Link to comment Share on other sites More sharing options...
jm1fd Posted May 25, 2007 Share Posted May 25, 2007 It happensIsn't that what they say about crap? Are you trying to say that Waterhill builds crap? Link to comment Share on other sites More sharing options...
ArchitecturalPRGirl Posted May 25, 2007 Share Posted May 25, 2007 Isn't that what they say about crap? Are you trying to say that Waterhill builds crap?No not at all. Get a life:) Link to comment Share on other sites More sharing options...
MidtownCoog Posted May 25, 2007 Share Posted May 25, 2007 do these have bayou views? Link to comment Share on other sites More sharing options...
TheNiche Posted May 25, 2007 Share Posted May 25, 2007 do these have bayou views?I trespassed when they were doing site work and climbed to the top of one of the dirt mounds that was situated about a third of the way back from Navigation. Try as I might, I could not see water over the burnt-out building on the opposite side of Navigation. ...but from the vantage point of a three-story townhome right at the leading edge of the property...who knows? Link to comment Share on other sites More sharing options...
MidtownCoog Posted May 25, 2007 Share Posted May 25, 2007 I know some of them over there do. Or it sure looks like they do from downtown. Seems like that would be a nice view.They should take better advantage of the bayou scapes. Especially the part of the bayou inside 59. Seems like such a waste of land. Link to comment Share on other sites More sharing options...
Vertigo58 Posted May 25, 2007 Share Posted May 25, 2007 I know some of them over there do. Or it sure looks like they do from downtown. Seems like that would be a nice view.They should take better advantage of the bayou scapes. Especially the part of the bayou inside 59. Seems like such a waste of land.Link might say?http://www.waterhillcompany.com/about.html Link to comment Share on other sites More sharing options...
UpperEastSideNewbie Posted May 26, 2007 Share Posted May 26, 2007 I trespassed when they were doing site work and climbed to the top of one of the dirt mounds that was situated about a third of the way back from Navigation. Try as I might, I could not see water over the burnt-out building on the opposite side of Navigation. ...but from the vantage point of a three-story townhome right at the leading edge of the property...who knows?Would these townhomes have good views of the bayou or are they priced in the high $100's because they will have a panoramic view of all the scrap metal businesses on the north side of Buffalo Bayou? Link to comment Share on other sites More sharing options...
TheNiche Posted May 26, 2007 Share Posted May 26, 2007 Would these townhomes have good views of the bayou or are they priced in the high $100's because they will have a panoramic view of all the scrap metal businesses on the north side of Buffalo Bayou?You're way off. The scrap metal facility you mention is indeed along the north side of the bayou, but is between York and Lockwood.If any sliver of the Bayou is visible, it will be part of the old Turkey Bend, which is now used by barges to access General Stevedores' Navigation Terminal and Cemex's concrete plant. Link to comment Share on other sites More sharing options...
musicman Posted June 11, 2007 Share Posted June 11, 2007 just drove by there a few mins ago. the pressboard sheathing is not a good sign if a buyer is looking for something quality. hope no synthetic stucco is involved, if moisture gets behind there it will just fall apart. Link to comment Share on other sites More sharing options...
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