Memorial Real Estate

[jc281]

agree^ anything by 6 is moo. id shoot for kirkwood just south of memorial.

[cdipaolo]

I'd look at Nottingham Forest and Nottingham based on your price range/requirements.

[Gary]

I had a home a few years ago in Westchester (Memorial & Dairy Asford), and I'd kill to have it back. The neighborhood, Although farther east than Kirkwood, had great access to I-10, and wasn't bad at all getting to the Beltway. It's a very mature neighborhood as most in the area are, with great trees, good neighbors, and everyone takes a lot of pride in their homes.

[LookingToMove]

Thanks everyone for the great feedback!

WWYD in our situation:

We have 3 young children.

It's looking like we could look more west (Fleetwood, Barker's Landing) and probably get a large, 4 bdrm 3 bath home. We'd have Katy ISD schools.

Or, we could look more east (Nottingham, Thornwood) and probably have to settle for a smaller, older, 4 bdrm 2 bath home. Spring Branch ISD and probably better resale. My concern would be a family of 5 trying to share only 2 bathrooms once the kids get older... I could see that being problematic down the road. We certainly would like to avoid having to move again after only a few years.

If you were in our situation, WWYD?

[Pumapayam]

If you were in our situation, WWYD?

If you want to live in the Memorial area, I don't think Katy ISD is an option. The 77079 area code is Houston and I think the boundaries all go to SBISD. Someone correct me.

[KatieDidIt]

If you want to live in the Memorial area, I don't think Katy ISD is an option. The 77079 area code is Houston and I think the boundaries all go to SBISD. Someone correct me.

Puma, most areas west of Eldridge go to KISD, and a small portion to HISD.

Honestly, 40 years ago when these houses were built, big families shared two bathrooms. It's a concept lost to the children of Baby Boomers,aka those of us in our mid-20's and 30's. Strangely we all shared bedrooms and bathrooms growing up, and are so scarred by it, we swore our kids would never grown up in such and un-kingly manner. I'm not poking fun at you, merely laughing at our own generation.

I would go for the house in Spring Branch ISD and after a few years...add on to it. Appreciation and space problems solved. Most people find a house that connects easily to the garage and build up after a few years. Giving the kids an area with bathrooms and a gameroom. Or they build off the opposite backside a whole new master suite. If you can find a Nottingham Forest house east of Dairy Ashford it would be a no brainer, however they are getting harder and harder to find in the interior areas for 350k. Thornwood would be my second choice, north of Memorial is SBISD. I'm still not sold on Nottingham West. Too much cut through traffic from the apartment areas over there.

Barkers and Fleetwood are very nice, but the reason they have not appreciated and are not as sought after as the more Memorial locations is that there are less trees, higher traffic, Highway 6 looks like a bomb went off on it, KISD schooling (who is still passing bonds to build new schools rather than improve existing structure) and smaller lots. Fleetwood has a very sterile and packed in feeling to it. They are also a fairly far drive to stores.For resale in that area, anything farther than 2 miles to retail centers is a "haul." And even though its in 77079, it doesn't feel anything like Memorial.

[sttombiz]

Getting down to it anything west of the beltway is not really Memorial. This is what any resident who of the area will tell you. So BL is just as much a part of memorial as any other neighborhood.

As for traffic on Memorial at Eldridge its not that bad. I lived there for 20 yrs. Basically at peak traffic times (5-6) you're already either in your house or if you have to go east on Memorial from your front door to eldridge probably will take you 10 min on average. You're not goin to hit this bc you're goin back to your house at this time and there's no traffic heading west on memorial (except sometimes at kirkwood).

when coming from the park n ride to BL at rush hour it takes me about 5 min. Also the other direction in the morning. Since all you take is the turn around at the freeway and then the entrance at addicks howell off the feeder.

Something the areas east of eldridge dont have access to is grasshopper square. This is a small grove of different restaurants and bars which give a great small town feel. I've always compared it to much less commercialized kemah boardwalk.

With the expansion of BP too comes a town center that will be built off the road behind BL. The reason these areas haven't appreciated as much is because of the school zoning. But now since its proxmity to the Energy Corridor the housing values have shot up.

[LookingToMove]

Wow, great info here.

Sounds like Barker's Landing and Fleetwood would be better for us as far as getting to work (going down Hwy 6 for one of us and using the Addick's park-and-ride for the other), but the long drive to the middle school and high school SUCK! I mean, that's almost a deal-breaker. I'm just thinking in my head school bus accidents on busy I-10, scary. So we'll see. I guess we're just going to have to scope the whole zip with a realtor and see what's available and pricing. I do like the idea of having the schools be closer with the subdivisions east of Eldridge.

What is Grasshopper Square? Never heard of it.

Is there a link or something to the planned Town Center behind Barker's Landing?

[sttombiz]

Yea that would be my biggest deal breaker. You would have to go private or try to get a small apt in the spring branch isd for rent after elementary. Just use the address for zoning. One of my friends did this but its a bit far to go to put your kids in public school.

Grasshopper Square is behind BL on grisby and addicks howell. Great area. The info about the expansion is on the BP website I believe. I dont have the URL offhand. But you can find related info on the BL website.

http://www.barkerslanding.org

[KatieDidIt]

Wow, great info here.

Sounds like Barker's Landing and Fleetwood would be better for us as far as getting to work (going down Hwy 6 for one of us and using the Addick's park-and-ride for the other), but the long drive to the middle school and high school SUCK! I mean, that's almost a deal-breaker. I'm just thinking in my head school bus accidents on busy I-10, scary. So we'll see. I guess we're just going to have to scope the whole zip with a realtor and see what's available and pricing. I do like the idea of having the schools be closer with the subdivisions east of Eldridge.

What is Grasshopper Square? Never heard of it.

Is there a link or something to the planned Town Center behind Barker's Landing?

take a peek at this one when you are out and about. http://www.har.com/9703584

[LookingToMove]

I did notice that listing, and a few others in Thornwood that could use some work.

Also saw another one in there that is a little smaller but already updated, kitchen looks totally new... wonder if it was a flip? Price is about the same as the above...

[marmie]

Hello.

My family is looking to move to the west memorial area and need a realtor. Do any of you have recommendations?

Thanks!

[Ducks]

Hello.

My family is looking to move to the west memorial area and need a realtor. Do any of you have recommendations?

Thanks!

http://members.har.com/sites/gk/dispAgentB...PublicID=CRIBBS

She grew-up in the area and knows it well.

[KatieDidIt]

Hello.

My family is looking to move to the west memorial area and need a realtor. Do any of you have recommendations?

Thanks!

Clinton Simpson with GreenWood King seems to have a bazillion listings around here. Sells a lot of them before he puts them on the MLS as well.

[TxDave]

Good luck in your search - be sure that your realtor actually specializes in the West Memorial area. Someone who does not really know the area could do you wrong

[albertnurick]

We received excellent service from Sharon Krantz at Martha Turner properties. 713-854-2129. If she asks, you can tell her that Albert Nurick recommended her.

[sheeats]

I've lived in 77079 for almost 20 years and while I've seen it change quite drastically in that time, it's never gone downhill and has remained -- I think, at least -- a very quality area of town. There are some "rough" areas of course, but that's Houston for ya. Just avoid the apartment section off Tully and Fern (a huge area of apartments back there, none of them good) and you'll be fine.

I live at the Beltway and Memorial. Decent access to I-10, great access to the Beltway, and awesome schools (Rummel Creek EL, Memorial MS and Stratford HS). Can't speak more highly of those schools. We've got beautiful, mature trees, excellent access to nearby grocery stores and restaurants, and the great City Centre/Town & Country Center right across the street.

If I were you, I would go for an older home with the two bathrooms (two and a half if you can get it). Sharing a bathroom with siblings won't scar your children. It will bring them closer together. I believe in families having "family" spaces instead of everyone having their own corner of some huge house that just costs more to cool down in the summers. But that's just my POV.

You can consistently count on an older home over here appreciating in value, even if it's just for the land. With one of the newer homes or one of the ones further west (Barkers Landing area), that's not always a guarantee.

[LookingToMove]

Thanks everyone.

What we're trying to do right now is figure out if we should stay in Sugar Land, or take the move to Memorial. Because of our job locations, either would do. We have more home selection (and newer homes) in Sugar Land and generally like the area. Also every store imaginable is nearby. But I really like Memorial too, and it's closer to most of our friends. Because of that, and because it's probably a better home investment, we're leaning toward Memorial. But I must admit, thinking about having to update/remodel an older home with a preschooler and two toddlers in the house is a little daunting.

We do have to move because we don't like our elementary school. If we moved to Memorial we'd probably end up with Nottingham Elem or Wolfe Elem. Anyone here have children at either of those? I know they look fine on paper, but I'd like to find out more. I have a friend who is zoned to Thornwood Elem and told me it's gone downhill and lost many good teachers. Since the main reason we're moving is because we don't like our elementary school here in Fort Bend County, I certainly don't want to end up with another one that is not great...

Any other feedback would be greatly appreciated...

[Texas Wahoo]

We do have to move because we don't like our elementary school. If we moved to Memorial we'd probably end up with Nottingham Elem or Wolfe Elem. Anyone here have children at either of those? I know they look fine on paper, but I'd like to find out more. I have a friend who is zoned to Thornwood Elem and told me it's gone downhill and lost many good teachers. Since the main reason we're moving is because we don't like our elementary school here in Fort Bend County, I certainly don't want to end up with another one that is not great...

I attended Wolfe elementary long ago and my half brother and half sister have gone there from Kindergarten through 5th and 3rd grades respectively. It was a great school when I went and I'm pretty sure it's still very good. It's got a very good Gifted and Talented program. It is on a huge plot of land, so there is a lot of space out there for the kids to have recess and play after school. I spent most of my childhood out there playing baseball with my friends. I can't speak to any of the particular teachers because all of the ones when I went there have since retired, but my siblings seem to like them. There are several parents that are very big into participating and are there helping out almost every day (my step-mother included).

If you're looking at higher level schools, that area has been rezoned from Mayde Creek High School to Taylor High School (and their respective junior high schools). The parents in Fleetwood/Barkers Landing/Thornwood all complained when Mayde Creek started going downhill and so Katy moved them to Taylor so they didn't try to get switched to Spring Branch ISD. Taylor has a very good academic reputation and some very good sports programs (Tennis and Swimming have been state champs many times recently).

I can't speak to Nottingham, but I am sure it is also very good.

[LookingToMove]

Do you know when areas west of Eldridge were rezoned to Taylor HS? I didn't know about that, I thought it had always been that way.

I also have a question about Hwy 6. Down where we are right now (Sugar Land/Missouri City) Hwy 6 is very attractive looking as far as the store fronts, planted trees, no billboards, etc. I noticed Hwy 6 on the west side seems still much undeveloped. While I don't expect it to look like Sugar Land (where there is zoning), I wouldn't want it to end up looking like FM 1960 either - yuck!

Also, what about West Oaks Mall? How is that area coming?

I think we are focused on the Thornwood subdivision though. I like Wilchester and some closer to the Beltway, but I think we're out-priced of those. If there's nothing in Thornwood, it would be Fleetwood or BL.

[sheeats]

Also, what about West Oaks Mall? How is that area coming?

Just my personal opinion, but West Oaks Mall is not the nicest mall in town. They've got the Alamo Drafthouse going for them, so that's nice. But everything else about it is really...crappy. I mean, look at it...there are never any cars in the parking lot and the inside of the mall looks like the set from the original "Dawn Of The Dead": old, outdated and mostly abandoned. Steve & Barry's -- one of their anchor stores -- just declared bankruptcy, so don't expect them to be around much longer. In fact, the owners of West Oaks themselves recently declared bankruptcy. The mall is an open sore, IMHO.

The area around West Oaks Mall isn't much better. Nothing but strip malls with adult bookstores and "spas," tile outlet centers and mattress stores, and a few run-down sports bars thrown in for good measure as far as the eye can see up and down Highway 6. They've made an effort with the Barnes & Noble and Best Buy shopping center at Westheimer and Hwy 6, but it's still ugly as hell out there and ghetto-light to boot.

Not a fan, obviously.

[Texas Wahoo]

Do you know when areas west of Eldridge were rezoned to Taylor HS? I didn't know about that, I thought it had always been that way.

They were transitioned around 2000-2001. I actually graduated from MCHS in 2001 and they give us a choice about whether to continue at MCHS or go to Taylor for our senior year (they did that for the class after us as well). After 2002, everyone was zoned to Memorial Parkway JH and Taylor HS.

As for HWY 6, it is just now being developed in the area from Westheimer to Memorial. There are still a lot of empty plots, although their filling up. Just built a giant old folks community with tennis courts and pools and stuff. There is definitely still a lot of really old strip centers that have been there forever on the other side of HWY 6 by the Bayou. There are a few porn shops (24 hour news and video) and some really old restaurants and bars that look like barns or bars. I think that side is pretty limited in terms of useful space because of the resevoir right there. The spas have all been shut down, but the signs are still there unfortunately. I expect the area of HWY from Memorial to HWY 6 to change a lot in the next couple of years. They're still finishing a ton of construction in that area and most of the old strip centers are being torn down or have no occupants and don't even seem to be renting. They're building an office building on the corner of 10 and 6 and I expect more to follow in that general area. It will be interesting to see what changes are coming for that area now that they've done something about the traffic.

West Oaks Mall has seen its good and bad days and I think it is seeing some bad days right now. The Dave and Barrys (or whatever its called) was only there for a couple of years (it replaced the original Mervyns). They just redid all of the signs and most of the interior of the mall the last couple of years and I think it looks pretty nice. Unfortunately, I think they're charging way too much rent, and that's why there is a really high turnover of stores.

[sttombiz]

The switch to Taylor and MPJH occurred in 1996. I was in 6th grade at the time and attending Mayde Creek, the switch happened, and we were rezoned to Memorial Parkway (MPJH) and Taylor HS.

I still believe that we should be attending Stratford since it is so much closer. There is that huge lot next to Wolfe that they should just build a mix use junior high/high school. It probably wouldnt be 5A but that would be the only hiccup. There is support nowadays for the number of children since more of the older generation is moving out of neighborhoods. It looks as though if the trend continues the area will surpass what it is now.

Also I was told that the brick walls along Memorial that house both Fleetwood neighborhoods will be replaced with new ones. This is kind of like how the walls on Memorial housing the Wilchester neighborhoods were replaced.

The only thing I hope for is that Fleetwood neighborhoods finally raise their neighborhood dues. The area cannot support $4-500 a year. In BL we were paying $925 and I think now it is even higher. Memorial Thicket pays upwards to $1500.

BL will hopefully be gated too to contend with the added traffic from the BP expansion or will have a guard gate option at the entrances.

[KatieDidIt]

The switch to Taylor and MPJH occurred in 1996. I was in 6th grade at the time and attending Mayde Creek, the switch happened, and we were rezoned to Memorial Parkway (MPJH) and Taylor HS.

I still believe that we should be attending Stratford since it is so much closer. There is that huge lot next to Wolfe that they should just build a mix use junior high/high school. It probably wouldnt be 5A but that would be the only hiccup. There is support nowadays for the number of children since more of the older generation is moving out of neighborhoods. It looks as though if the trend continues the area will surpass what it is now.

Also I was told that the brick walls along Memorial that house both Fleetwood neighborhoods will be replaced with new ones. This is kind of like how the walls on Memorial housing the Wilchester neighborhoods were replaced.

The only thing I hope for is that Fleetwood neighborhoods finally raise their neighborhood dues. The area cannot support $4-500 a year. In BL we were paying $925 and I think now it is even higher. Memorial Thicket pays upwards to $1500.

BL will hopefully be gated too to contend with the added traffic from the BP expansion or will have a guard gate option at the entrances.

Wow. We pay about 450 a year. We got assessed 2500 last year to build a new wall, but there are some old farts holding out on easments that is really slowing down the building prcess.

[LookingToMove]

My mother (who lives up off FM 1960 near Spring) is giving us so much slack about this.

Her problem is she thinks we're going to end up in a house that's "too small" for the 5 of us and end up having to move again within a few years.

She's saying go to somewhere like Cinco Ranch or something in Katy instead... or just elsewhere in Sugar Land...

Opinions? Remember the schools (elementary mostly) are the biggest factor for us... have 3 young children... not big on "suburbia" but want something nice, safe, and hopefully close to 3000 sq ft on a 300-350k budget. In 77079 I think that would only be Thornwood, Fleetwood, BL.

[sheeats]

I hate Katy/Cinco Ranch, so I'm not even going to try and give an unbiased opinion on it.

There's nothing wrong with Sugar Land. But there's also nothing wrong with living in a house that's 2000 sq ft as opposed to a 3500 or 4000 sq ft, overpriced and underbuilt house that just costs more to cool down because people feel that they have to have "more" of everything, including square footage. Then again, I'm a believer in doing more with less and small-scale living, so keep that in mind when listening to my rants.

I'll repeat what I said earlier: there is absolutely nothing wrong with living in a "small" house with your family (and it's really only "small" by Houston standards, isn't it?). People have been doing it forEVER. Something to think about: families have lived successfully in those 1960s era homes since they were built and families tended to be much closer then than they are now.

[KatieDidIt]

I hate Katy/Cinco Ranch, so I'm not even going to try and give an unbiased opinion on it.

There's nothing wrong with Sugar Land. But there's also nothing wrong with living in a house that's 2000 sq ft as opposed to a 3500 or 4000 sq ft, overpriced and underbuilt house that just costs more to cool down because people feel that they have to have "more" of everything, including square footage. Then again, I'm a believer in doing more with less and small-scale living, so keep that in mind when listening to my rants.

I'll repeat what I said earlier: there is absolutely nothing wrong with living in a "small" house with your family (and it's really only "small" by Houston standards, isn't it?). People have been doing it forEVER. Something to think about: families have lived successfully in those 1960s era homes since they were built and families tended to be much closer then than they are now.

Well, here is an argument for you. My bill just can in today for my 3900 sf house. It's old, but with 2 newish A/C's and one small old one. New Windows. Spray Insulation up to 15 inches thick. $733.00 power bill from May 30 to July 1.

Granted its old. But our 4000+ sf home in The Woodlands was close to that price as well.

[LookingToMove]

Well, here is an argument for you. My bill just can in today for my 3900 sf house. It's old, but with 2 newish A/C's and one small old one. New Windows. Spray Insulation up to 15 inches thick. $733.00 power bill from May 30 to July 1.

Granted its old. But our 4000+ sf home in The Woodlands was close to that price as well.

Our current home, built in 2002, is about 3700 sq ft. Last electric bill was in the 400's. Really don't want to pay much more than that!

We don't use all of our square footage here. The gameroom and bonus room go unused except for storage.

[KatieDidIt]

Our current home, built in 2002, is about 3700 sq ft. Last electric bill was in the 400's. Really don't want to pay much more than that!

We don't use all of our square footage here. The gameroom and bonus room go unused except for storage.

Well, if you haven't gotten June's bill yet you will be shocked. Just keep that in mind when you are chosing you home.

[sheeats]

All that said above, I think Sugar Land is a nice place to live and a nice place to raise a family. They've put a lot of effort into transforming it into an almost insular community, where -- except for a commute in to work -- you don't have to leave on the weekends to enjoy "city life." Unless you want to go to the museums or the symphony, etc. The schools tend to be quite good, too. But you might want to check in another thread or with people who have much more Sugar Land experience than I do.