Northside-Northline & Northside Village (Houston, Irving: real estate market, how much, townhomes)

[AcresHomes44]

Don't sleep on these two areas, they're the next to shine in Houston's real estate market because of their proximity to central Houston via 45. Northside Village was the first to transition because it's less than 15 minutes to downtown Houston via 45; Northside-Northline has a little more work to do, but I think it'll get there eventually.

[LocalPlanner]

Originally Posted by AcresHomes44

Don't sleep on these two areas, they're the next to shine in Houston's real estate market because of their proximity to central Houston via 45. Northside Village was the first to transition because it's less than 15 minutes to downtown Houston via 45; Northside-Northline has a little more work to do, but I think it'll get there eventually.

I did some work in the Northside Village area a couple years ago and was surprised at how much gentrification was underway in residential housing. New townhomes were even going up on the Hardy / Elysian side of the area. Commercial development has yet to reflect that level of changes, but will get going eventually (WOMH may help that).

[vherre1]

We bought in Lindale Park, part of the Northside Village in October. We’re pretty happy with our decision and think this area can only go up from here. Great Mexican food in the area and some trendy new options. With the completion of the Elysian viaduct, you’re looking at <10 min from downtown. Retail along Fulton and Irvington should catch up eventually. Schools are not there yet, so probably looking to do magnet or go private for our kids.

[Scientific]

At this point in the game, anything on the west side, inside the beltway will be changing in the next 10 to 15 years. Independence Heights, Acres Homes, Northline, Sharpstown. Throw a dart on a map if you want.

[AcresHomes44]

Originally Posted by vherre1

We bought in Lindale Park, part of the Northside Village in October. We’re pretty happy with our decision and think this area can only go up from here. Great Mexican food in the area and some trendy new options. With the completion of the Elysian viaduct, you’re looking at <10 min from downtown. Retail along Fulton and Irvington should catch up eventually. Schools are not there yet, so probably looking to do magnet or go private for our kids.

The schools have to catch up, which they will eventually. It doesn't make sense for an area to transition and the schools remain horrible.

Originally Posted by Scientific

At this point in the game, anything on the west side, inside the beltway will be changing in the next 10 to 15 years. Independence Heights, Acres Homes, Northline, Sharpstown. Throw a dart on a map if you want.

Acres Homes (my old hood) has a while to go before it reaches full gentrification status. At best, it's transitioning with new housing being built in the area.

[hbcu]

Schools rarely catch up unless the private schooling gets too expensive and folks got to chose between city living and schooling. If they do, normally it’s just the elementary that changes. After that it’s a crap shoot

[NigerianNightmare]

Originally Posted by hbcu

Schools rarely catch up unless the private schooling gets too expensive and folks got to chose between city living and schooling. If they do, normally it’s just the elementary that changes. After that it’s a crap shoot

I think schools will eventually catch up, the truth is you just need back to back to back gentrification. No where in Houston has gentrified that much so schools in the city have never actually had the chance to catch up. The issue is gentrified normally have smaller household sizes and far less kids than the people they replace so 10,000 gentrified might contribute 200 high school kids while the 5,000 residents in the i gentrified part of the neighborhood is contributing 500 high school kids.

[Failed Engineer]

I never really expected to see the day Acres Homes would gentrify, but there's new houses going up around there that are pretty pricey. I'm surprised, to be honest.

[airdrawndagger]

Originally Posted by Failed Engineer

I never really expected to see the day Acres Homes would gentrify, but there's new houses going up around there that are pretty pricey. I'm surprised, to be honest.

Agreed. Acres Homes also benefits from having relatively large lot sizes for its location in the city. It's an intriguing RE investment opportunity if you have enough time for growth/maturity as the neighborhood continues to transition.

[AcresHomes44]

Originally Posted by Failed Engineer

I never really expected to see the day Acres Homes would gentrify, but there's new houses going up around there that are pretty pricey. I'm surprised, to be honest.

Acres Homes won’t gentrify too much because the longtime residents aren’t going for that. Garden City (Homes, not the projects), Heather Glen and Willow Run are the hotspots for those pricey homes. The heart of Acres Homes will probably be the last to transition.

Originally Posted by airdrawndagger

Agreed. Acres Homes also benefits from having relatively large lot sizes for its location in the city. It's an intriguing RE investment opportunity if you have enough time for growth/maturity as the neighborhood continues to transition.

It’ll be a sight to see for my stomping ground. Acres Homes definitely doesn’t look the same as when I was coming up there. It’s nostalgic for me.