I heard a rumor that DR Horton/Lennar may be in the process buying a large ranch off of Peach Creek Rd for more "cheap" houses. Anyone hearing anything on that?

Seems like a lot of that area is in a flood zone, it may not be true, but if it is, it's not a positive thing IMO.

Isn't that outside of city limits?

Is it in CSISD or NISD?

Are you talking something like Creek Meadow off of Koppe Bridge Rd?

No Peach Creek Rd south of Peach Creek Cutoff. Southern Point subdivision practically reaches Peach Creek Cutoff now. I'm pretty sure all that out there off of Peach Creek road is CCISD but not in the city limits (yet)

Texasclipper said:

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No Peach Creek Rd south of Peach Creek Cutoff. Southern Point subdivision practically reaches Peach Creek Cutoff now. I'm pretty sure all that out there off of Peach Creek road is CCISD but not in the city limits (yet)

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The north portion of Peach Creek Estates is CISD and the southern portion is NISD

Sounds like the area off Hwy 30 is becoming. Hardy Weedon is booming with new homes. They are working on four or five at a time, sitting right on top of each other.

We would not have built where we did if we had known all this was coming...

Glad to see more options becoming available. Our local market has always been known to be insulated somewhat from what my RE friends tell me. I guess the big builders are figuring that out.

plant science guy said:

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I wonder how the ranch felt when their neighbor sold and it all turned into 5-10 acre lots.

Also did some quick math and the median income (to reduce the effects of outlier high salaries) of Texas is about 90k for a household. After taxes, they can afford to spend about 1800 a month on a mortgage. If they have a down payment of 20% (not likely) they can take on a loan for 285k and stay within the "responsible" 30% of their monthly income. That's lower than a lot of the cheap DR Horton houses we're talking about.

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These starter homes are ~$2700/2800 a month with a FHA loan @ 3.5% down.


20% down with taxes and insurance is still around $2300 a month.

JP76 said:

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plant science guy said:

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I wonder how the ranch felt when their neighbor sold and it all turned into 5-10 acre lots.

Also did some quick math and the median income (to reduce the effects of outlier high salaries) of Texas is about 90k for a household. After taxes, they can afford to spend about 1800 a month on a mortgage. If they have a down payment of 20% (not likely) they can take on a loan for 285k and stay within the "responsible" 30% of their monthly income. That's lower than a lot of the cheap DR Horton houses we're talking about.

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These starter homes are ~$2700/2800 a month with a FHA loan @ 3.5% down.


20% down with taxes and insurance is still around $2300 a month.

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Many first timer homebuyers have both spouses working at least for a few years,

Yep

I have heard from two of the builders at Southern Pointe that Lennar bought/is buying all/most of the lots on the north side of Southern Pointe.

CS78 said:

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Anyone that bought 5-10 acres within 15 minutes of College Station, knew the risk. If you truly want to be insulated you need more acreage or more distance.

And it's not like these are going to turn into high crime areas. College Station, even South College Station, has a long history of a mix of middle class to upper middle class hoods. All the way back to the big boom in the early 80s. In my opinion, it's what makes this place so great.

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What you say about crime is fairly true for CS and I hope it stays that way. But as the area continues to grow and expand, i wonder if that will continue to be the case. I hope so.

My original post wasn't about the middle class people buying homes next to "expensive homes", but rather about the change in lifestyle this volume of people, cars, and homes have on existing folks. The lifestyle in an 1-5 acre neighborhood surrounded by other 1-5 acre neighborhoods or large land owners is different than in a 40x40 foot lot neighborhood. I have lived in both.

I'm also concerned about risk of these new neighborhoods changing from middle class to something else even though they typically don't in in CS. They inevitably do in Texas urban areas. The fact that some of these builders build utter crap quality homes can be a factor in the decline of the neighborhood. I would say that Stylecraft is a huge step up from DR Horton.

Regarding the post mentioning "what did the rancher think when his neighbor sold out to the acreage developer": the rancher whose neighbor sold out to an acreage subdivision developer has no lifestyle impact, so if he did "care", it still really didn't impact his daily life. But having several short setback two story homes looking into your 1-2 acre back yard, partying on the weekends 15 feet from your back fence, and adding hundreds of cars to your streets has an impact. This isn't about not wanting to associate with "those people", but about changing how you live and impacting your property values.

Texasclipper said:

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I stand corrected. It never crossed my mind to do such things. But i grew up in a rural small town and that sort if thing wouldnt be tolerated.

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The crazy thing is the number of sex toys/devices that get thrown into our pastures. Mostly beer and other alcoholic containers, then sex toys and then drug paraphernalia like broken bongs, etc. I carry gloves with me when cleaning up weekly.

oklaunion said:

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Texasclipper said:

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I stand corrected. It never crossed my mind to do such things. But i grew up in a rural small town and that sort if thing wouldnt be tolerated.

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The crazy thing is the number of sex toys/devices that get thrown into our pastures. Mostly beer and other alcoholic containers, then sex toys and then drug paraphernalia like broken bongs, etc. I carry gloves with me when cleaning up weekly.

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If you want something in between smaller homes and quad plexes, why not put in some duplexes? The sizes are similar to the small homes (about 1000 sq ft for each half of the duplex), so you could get 2 residences (the 2 sides of the duplex) in around the same amount of space as a house that's around 1000 sq ft (if you're actually doing them that small), but they wouldn't look so out of place as a fourplex which tends to be 2-story and need more parking. Duplexes can be either owner-occupied or rental, but a lot of the people in them are families who can't afford a house and don't want to be in an apartment because they want the semi-privacy and want a yard for their kids. There will also be some students, but that's practically everywhere in CS.

If both sides of the duplex are considered one property with one owner, I don't think they are eligible for the city's down payment assistance, but you could design some of them to actually be two properties so someone could just own the side they live in and get the down payment assistance. I think you'd have to split the attic to do that. In duplexes that are one property (or at least in mine), the attic is one big space and only one side has attic access (so that's where someone would need to go if they had to work on the attic part of the AC, etc. regardless of which half of the duplex is having the issue).

Please consider that duplexes are not the same thing as fourplexes. Actual houses would be great if there can be some inexpensive but not built shoddily. Next best in my opinion would be duplexes so they still mostly look and feel like houses.

This is helpful feedback, thank you.

We can definitely look at the duplexes model, thank you for the feedback!

SHEETROCK IN THE SHOWERS

It is amazing what growth/urban sprawl can do to those starter homes, though.

(This is the SF Bay Area in CA, so a degree of unreality applies, but still)

My grandparents bought their first home, original owners, in San Carlos, CA, in 1949 (122 Sunnydale Ave if you want to look it up on Zillow.) My mom and her brother were 7 and 5 and the time. 122 sq ft, 3/1, single car garage. No idea what they paid for it, but it's $1.875 million now.

My parents bought their first home in Livermore, CA, in 1972 (no address, Mom still lives there). They were DINKs when they bought it, I came along in 1974. 3/2, 1600 sq ft, 2 car garage. They paid $36k for it. Appraised when my Dad passed earlier this year at ~$1.25 million.

threecatcorner said:

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If you want something in between smaller homes and quad plexes, why not put in some duplexes? The sizes are similar to the small homes (about 1000 sq ft for each half of the duplex), so you could get 2 residences (the 2 sides of the duplex) in around the same amount of space as a house that's around 1000 sq ft (if you're actually doing them that small), but they wouldn't look so out of place as a fourplex which tends to be 2-story and need more parking. Duplexes can be either owner-occupied or rental, but a lot of the people in them are families who can't afford a house and don't want to be in an apartment because they want the semi-privacy and want a yard for their kids. There will also be some students, but that's practically everywhere in CS.

If both sides of the duplex are considered one property with one owner, I don't think they are eligible for the city's down payment assistance, but you could design some of them to actually be two properties so someone could just own the side they live in and get the down payment assistance. I think you'd have to split the attic to do that. In duplexes that are one property (or at least in mine), the attic is one big space and only one side has attic access (so that's where someone would need to go if they had to work on the attic part of the AC, etc. regardless of which half of the duplex is having the issue).

Please consider that duplexes are not the same thing as fourplexes. Actual houses would be great if there can be some inexpensive but not built shoddily. Next best in my opinion would be duplexes so they still mostly look and feel like houses.

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I have been a real estate agent for 30 years, I am aware of the difference between duplexes and fourplexes as well as eightplexes, Thank you, though,

Many of what people thing are duplexes with one owner are actually what the real estate industry calls "homeplexes" where each side is owned by different owners. Many of what appear to be duplexes on west Holleman and in SW valley are homeplexes, I never encouraged people to buy one side as it can create issues, What occurs when the roof is damaged and leaks and the other owner can't or refuses to pay for half the roof replacement?

Also many of the fourplexes around CS have different owners of each unit. Also, there is at least one apartment complex in town that is converting its apartment buildings to condos and selling them individually to buyers,

My comment about multifamily is that most will end up being rental properties as typically rental properties landscaping and lawns are not maintained as well as what individual dwelling owners do, I have no issue with any of it, but I think that there should be sufficient separation between rental duplexes and fourplexes properties and detached single family dwelling subdivisions.

Larger apartment complexes normally are no issue as the owner has a large investment in the property and have a management company maintaining it,