Newer Neighborhoods in Rosenberg? Thoughts? (Houston, Sugar Land: sale, apartment, rentals)

[fashiongal]

We are looking for a smaller home (preferably new construction) in the suburbs. Recently sold our larger home in a master planned community and want to buy our “retirement” home (but not looking for anything like Del Webb, we don’t mind a variety of ages with our neighbors and don’t want all the extra fees associated with a 55 plus community). Rosenberg (some of the newer subdivisions) seem to offer the most for your dollar. We want a home under 300k because we don’t want to be burdened with high taxes, but in a safe area, low tax rate, low HOA. Proximity to the freeway is important, as well as stores, dining, parks. Any opinions on the area? We did have a bad experience in our younger days of moving into a brand new subdivision where we were the only Caucasians in the neighborhood. Not prejudice at all, but like more diversity than being a complete outcast! What about safety? Some of the neighborhoods look fairly nice, but some of the outlying areas do not. I’ve heard the school district is not that highly rated. We don’t have kids or grandkids, but should we want to sell someday, will that be a big issue for us? Seems the area is growing now that Sugar Land and much of Missouri City is not building much new construction... people have to go somewhere. Katy, Clear Lake, Alvin, The Woodlands are all out of the question as hubby has to work about 2 more years in Southwest Houston/Stafford area.

[Failed Engineer]

Why not stay in Sugar Land? $300k will get you a nice, completely updated smaller home in a neighborhood like The Highlands. It has the demographics you are looking for and is zoned to good schools and resale won't be any issue like it will be in any far out sub $300k community in a market with anything approaching normal home supply. The surrounding area is extremely stable and won't be subject to rapid change. It hits all of your preferences in the original post other than new construction and it's an enviable commute for your husband.

[NigerianNightmare]

Originally Posted by fashiongal

We are looking for a smaller home (preferably new construction) in the suburbs. Recently sold our larger home in a master planned community and want to buy our “retirement” home (but not looking for anything like Del Webb, we don’t mind a variety of ages with our neighbors and don’t want all the extra fees associated with a 55 plus community). Rosenberg (some of the newer subdivisions) seem to offer the most for your dollar. We want a home under 300k because we don’t want to be burdened with high taxes, but in a safe area, low tax rate, low HOA. Proximity to the freeway is important, as well as stores, dining, parks. Any opinions on the area? We did have a bad experience in our younger days of moving into a brand new subdivision where we were the only Caucasians in the neighborhood. Not prejudice at all, but like more diversity than being a complete outcast! What about safety? Some of the neighborhoods look fairly nice, but some of the outlying areas do not. I’ve heard the school district is not that highly rated. We don’t have kids or grandkids, but should we want to sell someday, will that be a big issue for us? Seems the area is growing now that Sugar Land and much of Missouri City is not building much new construction... people have to go somewhere. Katy, Clear Lake, Alvin, The Woodlands are all out of the question as hubby has to work about 2 more years in Southwest Houston/Stafford area.

A lot of the newer neighborhoods in Fort bend County, especially those at a lower price point are more likely to have Caucasians in the extreme minority. I'm sure as you already know, even the wealthy areas of Fort Bend County are only plurality Caucasian. Now don't know if it will be at the level of being the only Caucasian in the neighborhood, but as Rosenberg is largely Hispanic, new construction might have a Hispanic tilt, and if it borders, Missouri City, demographics might be closer to Sienna Plantation, if it borders, Sugar Land areas, it might be significantly more Asian.

[Jtxg]

I second what Failed Engineer said - it really sounds like an updated home in Sugar Land might be a better fit - think Highlands, Settlers Park, Chimneystone, Colony Bend, etc. The tax rate in Sugar Land is low, HOA fees are low, convenient to most things, and a diverse populations (both age and ethnicity).

I have a good friend that lives in a new neighborhood in Rosenberg (off Minonite or however you spell it). It's a DR Horton neighborhood called Sunset Crossing. They've only lived their maybe a year or so and are talking about moving. They are younger and both white, and are a rather extreme minority in that neighborhood. Another friend of mine lives in a newer section of Walnut Creek (literally a mile from Sunset Crossing) and she loves where she is at - granted her home was probably $50k more than the other friend's house.

You mentioned low taxes, but most of the new neighborhoods I am familiar with in Rosenberg have a tax rate over 3%, which isn't low. The dollar amount may be lower than you are used to, but the tax rate is not low.

[fashiongal]

Originally Posted by Failed Engineer

Why not stay in Sugar Land? $300k will get you a nice, completely updated smaller home in a neighborhood like The Highlands. It has the demographics you are looking for and is zoned to good schools and resale won't be any issue like it will be in any far out sub $300k community in a market with anything approaching normal home supply. The surrounding area is extremely stable and won't be subject to rapid change. It hits all of your preferences in the original post other than new construction and it's an enviable commute for your husband.

Thanks, but we have looked in Sugar Land. We started out looking in the Highlands. Some of the homes are nice and have been repaired - but we haven't come across any yet. The ones that have come on the market have major issues - foundation/roof, etc. and we don't want a fixer-upper. We don't mind minor repairs (new carpet, cabinets). But when you are talking major repairs, you are talking major bucks. I pull up Sugar Land (especially First Colony) every morning and take a look. Also, we look at Greatwood. Resale homes in the area around 300k are going on the first day (if they look good at all) with multiple offers. We recently made an offer on a resale in Sienna (smaller home that we currently have) and made a very decent over the listing price offer. According to my realtor, we were outbid by someone that made a 50k over offer price. It's nuts out there right now.

[fashiongal]

Originally Posted by NigerianNightmare

A lot of the newer neighborhoods in Fort bend County, especially those at a lower price point are more likely to have Caucasians in the extreme minority. I'm sure as you already know, even the wealthy areas of Fort Bend County are only plurality Caucasian. Now don't know if it will be at the level of being the only Caucasian in the neighborhood, but as Rosenberg is largely Hispanic, new construction might have a Hispanic tilt, and if it borders, Missouri City, demographics might be closer to Sienna Plantation, if it borders, Sugar Land areas, it might be significantly more Asian.

That is what we are finding. We have been looking at the demographics of the schools where the homes are zoned to try to get an idea. We've also been doing a lot of driving around. Yes, Rosenberg is largely hispanic, wealthier Sugar Land seems to be mostly Asian, more established areas of medium priced Sugar Land seem to be pretty diverse, and past the FB Tollroad on Highway 6 seems to be mostly African American. We saw a few Caucasians out in Rosenberg in the neighborhood we were looking at, but since it's new - it's no telling what it will be like. The section was Seabourne Landing. One problem is there is an older section of Seabourne Landing across the street and it didn't seem very well maintained. And as you go along Hwy 36, it doesn't look very appealing.

[fashiongal]

Originally Posted by Jtxg

I second what Failed Engineer said - it really sounds like an updated home in Sugar Land might be a better fit - think Highlands, Settlers Park, Chimneystone, Colony Bend, etc. The tax rate in Sugar Land is low, HOA fees are low, convenient to most things, and a diverse populations (both age and ethnicity).

I have a good friend that lives in a new neighborhood in Rosenberg (off Minonite or however you spell it). It's a DR Horton neighborhood called Sunset Crossing. They've only lived their maybe a year or so and are talking about moving. They are younger and both white, and are a rather extreme minority in that neighborhood. Another friend of mine lives in a newer section of Walnut Creek (literally a mile from Sunset Crossing) and she loves where she is at - granted her home was probably $50k more than the other friend's house.

You mentioned low taxes, but most of the new neighborhoods I am familiar with in Rosenberg have a tax rate over 3%, which isn't low. The dollar amount may be lower than you are used to, but the tax rate is not low.

We have been looking for a resale but are getting frustrated at the bidding wars. We love Colony Bend - there was a recent listing in that neighborhood that went so fast we didn't even get a chance to make an offer. I've heard Sunset Crossing is turning into a bunch of rentals. Walnut Creek looks better to me. You are right - Rosenberg does have higher taxes. Sugar Land - in most areas - have the low taxes and HOA that we are looking for. I guess we will just have to keep looking. Ugh - we really didn't want to have to go into an apartment, but I think that's where we are going for the meantime until we get a home we like.

[NTexas2010]

You could also look at Greatwood. I don't know if $300k will quite get you want you want, but if you can stretch that budget a bit, it will meet a number of the criteria you mentioned.

[LocalPlanner]

Have you looked in Pearland / Manvel? That's not a crazy commute at all by Houston standards, and the area is known for being the most diverse of any Houston suburb, which is saying a lot.

[mojo101]

I live in Richmond,right by 1093 and 1464,George Bush high school right outside our subdivision and an elementary school right behind my backyard,
houses are built in early 2000 and in pretty good shape,I dont think you can avoid Hispanic neighbors unless you want to move to River Oaks.
We may be in Richmond but we go into Houston to do our shopping and dining as 1093 becomes Westheimer Rd and you can find everything there.
During the winter storm,I am glad I have so many hispanic neighbors,one is a painter and he shut off the main water valve for me in the street,another owns his own construction business and advice me what to do when the water pipes in the attic burst,across the street is a family of father and sons long distance movers,they recommend me a plumber to fix my water pipes,then it was almost impossible to find a plumber and I am grateful.
Not to mention his wife held a garage sale and sold me some generators costing me $8 which I resold on Ebay for $35-55!
Now if I live in a neighorhood where all my neighbors are office workers sitting behind a desk,??what could have happened to me and my house?
Our houses are under 20 years old,still in good shape,the neighborhood is safe,we have a huge receiving pond behind us and after rainfall,you can see ducks and egrets feeding and we have Kroger,Walgreen and Subway,Mcdonald,Starbuck ,Autozone.
Subdivision fee is now 550 annual,includes use of swimming pool and park,also covers any damage of our fence facing the street
But Fort Bend County houses may be cheaper but tax is higher as the other poster points out
come join us.