Cottonwood Valley - Irving (Dallas, Carrollton: 2015, apartment complex, rent)

[jasonk84]

Looking at moving closer to metroplex and are wanting to be in the Las Colinas area. I have plenty of friends in that area, so I've gotten their opinion about their neighborhoods like Windsor Ridge, Parkside, Hackberry Creek, Fox Glen, Lakes, etc. However I was wondering if anyone has insight about Cottonwood Valley. We like the location of it being around 114, 161, 183, however while we went to a few open houses we did notice how bad the roads inside the neighborhood were. Also the back side of Cottonwood Valley was bordered by an apartment complex, and just seems run down around Northgate and Story.

[ChristieP]

That's the far south edge of Las Colinas. Yes, the further south you go in Irving, the more run-down it is. Roads in Las Colinas are notoriously bad due the the very expansive soil in the area, and many of the main streets get a lot of heavy truck traffic.

[TeamLynn]

The foundations of the houses often look like the streets. All of these neighborhoods you mention probably have some of the worst dirt in the Metroplex. HOA dues are pretty hefty in most of these neighborhoods due to be gated and guarded. Once you gate the neighborhood residents are responsible for street maintenance.

What price range do you want to be in? To me the neighborhoods you have mentioned are all very very different and have widely different price ranges. Parkside for example is mostly newer, while CWV might have homes 40 years old or more. There are still some lots and a small amount of building, but mostly done. Same with Fox Glen.

Surprised you did not mention La Villita or any of the communities running along side Riverside/Royal.

I think it comes down to what you want to spend, what you are willing to put up with for HOA dues, what kind of neighborhood you want....for example one with many older residents and no kids, or one with lots of kids, do you want newer or older.

[RemyLebeau]

Originally Posted by TeamLynn

The foundations of the houses often look like the streets. All of these neighborhoods you mention probably have some of the worst dirt in the Metroplex. HOA dues are pretty hefty in most of these neighborhoods due to be gated and guarded. Once you gate the neighborhood residents are responsible for street maintenance.

What price range do you want to be in? To me the neighborhoods you have mentioned are all very very different and have widely different price ranges. Parkside for example is mostly newer, while CWV might have homes 40 years old or more. There are still some lots and a small amount of building, but mostly done. Same with Fox Glen.

Surprised you did not mention La Villita or any of the communities running along side Riverside/Royal.

I think it comes down to what you want to spend, what you are willing to put up with for HOA dues, what kind of neighborhood you want....for example one with many older residents and no kids, or one with lots of kids, do you want newer or older.

This is 100% true. The soil in Irving/Las Colinas is horrible. My office is in Las Colinas and roads that have built/repaved in the last 4 or 5 years are already buckling and massively cracked. There are roads around my work that have a speed limit of 35. Not fast right? Well, it can be a bit too fast because there are parts of those roads that will wreck your suspension at 35.

Because of that, I wouldn't consider buying a home in Irving simply because I know I will have foundation issues sooner than later.

Yes, all of D/FW is similar in terms of shifting soil but for some reason, Irving is really bad.

[jasonk84]

Price range is 600-800k depending on the work needed. We are open to new construction or used. New construction neighborhoods we've seen so far we don't really like (Parkside, Stonegate, Dominon). The locations aren't the best, and right outside the edge of Las Colinas. We haven't checked out La Villita, but we did like University Hills which is by the Riverside area. We are willing to pay more for a gated community. One of the things we noticed with homes in Parkside and Lakes was that they have slab foundations. Many houses I've seen in Enclave, University Hills, and CWV had pier and beam foundations (supposedly better foundations for being in a bad soil area). I am set of being in the Las Colinas area, so I guess we have to kinda deal with the soil issue. We have kids but all 3 are in college, so school district isn't a big issue. Because we want to be around that area we also looked into Coppell, but it was overpriced cause of the schools and many neighborhoods are in flood zones. We are looking for 4000k+, and didn't find many good options in Valley Ranch and the area was meh. Also checked out Mercer Crossing which is close to Las Colinas but on the northeast corner of PGBT and 635. That community is so out of place and overpriced lol.

[WorldKlas]

We owned a house in Cottonwood Valley for 15 years. Our house was pier and beam and the foundation was perfect. The neighborhood is gorgeous and practically crime free. The roads had been resurfaced in front of our house (on Cottonwood Valley Circle S.) in 2006 and were in good shape when we sold in 2015. We didn’t have kids but several of our neighbors did. There’s a little park inside the community so people with little kids did get to know each other by hanging out at the playground there. I don’t think any of the kids in the neighborhood went to public schools. For the most part, its not a particularly cohesive community. However many of the residents belong to the Four Seasons club and socialize by meeting folks there. Its a good location. I didn’t consider the HOA fee too high for a gated community and the HOA was not political or overbearing. We were never exposed to, or impacted by, the apartments on Story Road. And those apartments are not low rent anyway.

[Rakin]

Originally Posted by WorldKlas

We owned a house in Cottonwood Valley for 15 years. Our house was pier and beam and the foundation was perfect. The neighborhood is gorgeous and practically crime free. The roads had been resurfaced in front of our house (on Cottonwood Valley Circle S.) in 2006 and were in good shape when we sold in 2015.

THIS !

Cottonwood has had over the years some very well know people live there from Dr Phil, Tony Romo, Herschel Walker and many more high profile sports stars and Dallas Business Professionals. Most of their Kids go to Private schools and most of the people belong to the Four Seasons.

The homes there can go up to $3+ million and Pier and Beam foundations, Very Custom, Solid as a rock. Yes some are older, some need updating, many have been updated, many are newer and they are still building a few new high $$ homes there. In the nearby area you have 4-5 other high $$ Subdivisions - Enclave of LC, Windsor Ridge, Ect where the Rich and Wealthy live.

Lot of what you've read above from other posters is total BS. They know not what they speak.

[WorldKlas]

None of the other posters live in Las Colinas. Its a great location! All the houses I knowof in Cottonwood built before 2000 have amazing pier and beam foundations. We moved from our house in Cottonwood Valley to a condo in the Highland Park area because we wanted a lock and leave place in order to reside in the DFW only part time. Our house was almost 5000 sq ft. It was a gorgeous place and, like many of the homes, updated with luxury finishes. We felt safe in Cottonwood Valley and loved the Las Colinas location. It is absolutely ridiculous to label Cottonwood as being on the “south end of LC and the further south you go the worse it is.” Never heard such an uninformed comment about Cottonwood. Its total bull and pure jealousy. We had/there are some very high profile, international celebs who reside there.

[smdebnam]

Originally Posted by jasonk84

Price range is 600-800k depending on the work needed. We are open to new construction or used. New construction neighborhoods we've seen so far we don't really like (Parkside, Stonegate, Dominon). The locations aren't the best, and right outside the edge of Las Colinas. We haven't checked out La Villita, but we did like University Hills which is by the Riverside area. We are willing to pay more for a gated community. One of the things we noticed with homes in Parkside and Lakes was that they have slab foundations. Many houses I've seen in Enclave, University Hills, and CWV had pier and beam foundations (supposedly better foundations for being in a bad soil area). I am set of being in the Las Colinas area, so I guess we have to kinda deal with the soil issue. We have kids but all 3 are in college, so school district isn't a big issue. Because we want to be around that area we also looked into Coppell, but it was overpriced cause of the schools and many neighborhoods are in flood zones. We are looking for 4000k+, and didn't find many good options in Valley Ranch and the area was meh. Also checked out Mercer Crossing which is close to Las Colinas but on the northeast corner of PGBT and 635. That community is so out of place and overpriced lol.

Fairways at Riverchase is a gated community in Coppell that is zoned to Carrollton-Farmers Branch schools and has three homes on the market right now.

[ChristieP]

I’ve always heard that Las Colinas ends at Northgate. Cottonwood Valley is barely north of Northgate, which puts it at the southern edge of Las Colinas. I’m not “jealous” at all; Las Colinas is a great area.

Central and South Irving are not upscale areas at all, and could definitely be considered “run down.” It’s heavily Hispanic, and Irving ISD schools in that area are not great. I work in south Irving, and I’m careful leaving work after dark.