Best neighborhoods to live in Madison and other helpful info (Huntsville: sales, HOA)

[RocketDawg]

Originally Posted by Madpatriot

Having lived in Madison for over 10 years, (Military transplant). I recommend that you avoid the East and center sections of the city. The reason being is that the North/South corridors, mainly Hughes RD and Wall Triana Blvd/Sullivan are packed twice a day during rush hour from all of the freeloading County residents who use it as a through way to get to work. County line Road is on the Western edge of the city and runs North to South but is four lanes. The people (free loaders) who live in the County and Athens City also use this route but it is four lane all the way from US 72 to I-565. You will find that the County folks (both Limestone And Madison) pay half of the property and vehicle taxes that Madison residents pay yet complain the most about traffic through Madison. Bottom line take a drive during rush hour and see where you want to live. I have and am happy that i live on the Southern section of County Line.Rd. Let the flames begin

Well ... those "freeloaders" are using public streets ... so I don't really see how a person can complain. Of course they're going to choose the fastest and most convenient route for them. And I live in Madison, not the freeloading county. And regarding the tax structure you mentioned ... a countywide metro government would solve that problem but nobody seems to want to consider it.

Most rush hour problems here seem to be correlated with how closely the Army decides to check vehicles entering Redstone Arsenal. On some mornings, traffic on Hwy 20 (Madison Blvd) and 565 is stopped eastbound ... on other mornings at the same time, one can breeze right through. Westbound afternoons seems to be fairly similar on all days ... heavy but negotiable, other than the Madison exits.

Traffic here and in other mid-sized cities, like Birmingham, is really not a huge issue. Take a trip to Atlanta or Los Angeles or any other truly large city to bring things back to reality.

[Becky2517]

Originally Posted by HB2HSV

Plus it only has one TEMPORARY traffic light! 😜

BUT, we're getting one!!

I forgot about the schools...my bad

[muddman09]

I live on the East Side and have heard horror stories about the homeowners associations in the West Side . If you like really big houses with your neighbors an arm length apart and Homeowners Associations with too much time on your hands head west . I've got just short of an Acre on the East side , my kids go to Bob Jones , and it's really quiet .

[Madisonhopeful]

Thanks for all of the information! I will have to look at the map in detail more to see exactly where all these places are! I have elementary school aged children. But I am hoping this will be our forever home, so being in the better school districts is top priority. Price would be up to $300k. Ideally, I'd like to buy the smallest least expensive house in the most desirable neighborhood. I know, I know...everyone's dream and not likely! Honestly, best thing would be to find a place to rent for 6 mo-year to get to know the area first, but I don't think I can move all our stuff, then move it again 6 months later. I do not enjoy moving and I don't think I have that in me! At my price point, I need a ready to move in house, not one that needs renovations. So, doesn't necessarily have to be brand new neighborhood, but close.

How much do the different HOA's vary? And chance there is a neighborhood close to a place I could ride 4 wheeler? As in, ride out of the garage next door to something? Or just dreaming? We live out in the sticks currently so we can just ride on our land. We did look at some lots in some neighborhoods, and all the HOA said no use of 4wheelers. Is that the norm there? It's not a deal breaker, just would make the country girl in me happy!

[HB2HSV]

Riding a 4 wheeler in a subdivision? With HOA busy bodies watching you like a hawk?

You better plan on keeping your grass less than 6 inches buddy, no dandelions and NO WEEDS!

[TN2HSV]

Might want to look at neighborhoods in East Limestone or Toney/Harvest. OR a house in Madison that isn't in a "subdivision". I can't think of any subdivisions that allow 4-wheelers to be ridden. If you're used to a more rural environment, subdivisions might not appeal to you anyway. BUT... Our old house was in Hardiman Place/Creekside and it doesn't have an HOA. I never saw 4-wheelers but that doesn't mean they aren't allowed. However, subdivision streets are Madison city streets, so if 4-wheelers aren't allowed on city streets, you're out of luck.

[TN2HSV]

Originally Posted by HB2HSV

Riding a 4 wheeler in a subdivision? With HOA busy bodies watching you like a hawk?

You better plan on keeping your grass less than 6 inches buddy, no dandelions and NO WEEDS!

Yes, wanting your neighbors to keep a well-maintained yard is a horrible thing!

I happen to like having an HOA. Don't want one? Easy solution. Don't buy in a neighborhood that has one.

But even without HOA's, city ordinances apply.

[cnygreek]

One thing to keep in mind when buying a home in Alabama, this is not a full disclosure state. So, you won't know that your home is in an HOA and no one is legally obligated to tell you the home is in an HOA. You also don't sign a separate document agreeing to the HOA covenants. Just signing your closing agreement to buy the home legally binds you to the HOA covenants. So, when looking at a neighborhood make sure you work closely with your real estate agent on if you want a home in an HOA or not. Then take the initiative to look at the HOA covenants on your own if you do decide to buy in an HOA.

There are HOAs on the east and west side of Madison. I live on the east side of Madison in a neighborhood that doesn't have an HOA, but you can go further east and find neighborhoods with an HOA.

For my money the traffic isn't a big deal, you just learn to live with it. The traffic is a lot worse here than where I came from though. The difference for me is getting to/from home in 10 minutes versus 15 minutes on light versus heavy traffic times.

[djmaxwell]

Originally Posted by cnygreek

Just signing your closing agreement to buy the home legally binds you to the HOA covenants.

Covenants are filed with the appropriate probate office and exist with or without an HOA. HOAs are a vehicle for enforcing the covenants, but they can be enforced without it.

[LCTMadison]

Originally Posted by djmaxwell

Covenants are filed with the appropriate probate office and exist with or without an HOA. HOAs are a vehicle for enforcing the covenants, but they can be enforced without it.

Correct. The HOA is just the legal arm that enforces. Without an HOA, the restrictions can be enforced thru filings by individual homeowners.

You also do not have to be in a neighborhood to have deed restrictions. For example, we have a 20 acre farm type property in Elkmont that has restrictions put on it by a previous owner....no chickens raised for commercial sale. So its not just homes in neighborhoods. I sold another 20 acres last fall off Holt Rd that had several restrictions put on it by a previous owner...the seller was able to track that person down and they filed a corrective deed removing those for the buyer as a condition of the sale.

Many, many neighborhoods in the area that don't have HOAs still have CCRs that buyers need to know about.

CCRs are tied to the deeded property so once that deed is conveyed to you, you are bound to those restrictions. If you are in a newer development, the declarant can amend at their discretion. Legendwood is one example...Jim Wright completely rewrote those restrictions to fit what he was going to build, and he had every right to do so as declarant.

There are many neighborhoods that you do sign HOA disclosure documentation at closing....and many homebuilders also now have disclosure documents in their contracts and will have the buyer acknowledge the CCRs at time of contract.

HOA/CCR disclosure at contract is something we have been pushing the legislature to pass for several years with not much success.