Other than crime being worse in Oak Forest and median income being higher in Garden Oaks, what are the advantages/disadvatages to these places?

what parts should be avoided?

Garden Oaks is the obvious winner of the two.

Its not even debatable, really.

Thats what I gathered. what are the general boundries of the two?

Anyone have any reason as to why they live in Oak Forest and why its okay for them?

It's all about your budget.

If you're planning on spending $250K, then Oak Forest is your only option.

If you have $300K and up, then you can start looking at Garden Oaks.

You're really comparing apples to oranges.

The average lot in Garden Oaks is about twice as large as one in Oak Forest.

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The average lot in Garden Oaks is about twice as large as one in Oak Forest.

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thats the kind of info I'm looking for. from quick look at HAR, looks like more new builds in Oak Forest.



any parts of Garden Oaks to avoid?



[This message has been edited by BMX Bandit (edited 2/5/2010 2:07p).]

there are a handful of new-builds in my section of GO, but it's mostly ~40's homes that have been re-done [to varying degrees].

avoid my section.

which section is that?

Uno.

where is section uno?

essentially shepherd to yale and 610 to 34th as far as i know.

and there is no reason to avoid it. i have yet to have anything stolen...though the old lady across the street makes cookies...if you're into that sort of thing or not.

old ladies, yes.

Does section 1 still go to Garden Oaks Elem?

Candlelight Estates is also worth checking out as well. It is basically just north of Oak Forest but still south of Pinemont, west of Ella. Decent size lots and homes bigger (and nicer) than Oak Forest. At least in the sample size I have seen from various friends.

In Garden Oaks the lots are huge, but note that they tend to get smaller as you move towards Ella. My wife's Aunt & Uncle live in Section 5 (as do we) but they are about 5-6 houses from Shephard and we are half a block from Ella, yet their lot is like 3K sq ft bigger than ours.

Olive, it would appear so.

http://dept.houstonisd.org/ab/schoolboundarymaps/GardenOaksES.pdf

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from quick look at HAR, looks like more new builds in Oak Forest.

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I believe there's been more new construction in Garden Oaks but that price point (>$500K) is pretty soft right now so you're not seeing a ton of it.

If you are looking for a quality neighborhood with nice houses in that area you need to look at Shepherd Park Plaza. The HOA is one of the best in the city. The house prices and taxes are between Oak Forest and Garden Oaks.

Whether it true or not, A lot of the realistate people that live in the area think that buying in Garden Oaks is not a good idea at this point becausea they feal it has hit an appreciation ceiling. It grew exponentially for a long time, but even before the bottom fell out of the market, people were saying even lots were becoming over valued.

Others will disagree. Just something to think about.

[This message has been edited by AgLA06 (edited 2/5/2010 5:21p).]

Having said that, walking to The Petrol Station might be enough to compensate.



FYI RK description is only half of Garden Oaks.

Shepherd Park Plaza is the area to the north of where Garden Oaks ends. (North side of 43rd)

[This message has been edited by AgLA06 (edited 2/5/2010 5:21p).]

Diggity

$300k is way short for Garden Oaks. The cheapest thing listed right now is $400K and the average is about $550K or $600K.

Oak Forest = $150K-$300K
SPP = $300K-$650K
Garden Oaks = $450K-1mil

If you are just looking for a big lot in the area for the money I would look at Oak Forest north of 43rd on the streets either side of Hewitt. The street on either side of Hewitt are all curved in various directions and therefore create situations in which the lots be huge. It a local secret. Several houses right there have been bought and either torn down or added onto for this vary reason.



[This message has been edited by AgLA06 (edited 2/5/2010 5:37p).]

And why is it that we haven't had a GO/OF meet up somewhere?

Or, should I say, why don't I know about one that you guys have had?

$300K isn't going to get you much in Garden Oaks, but there are some options there.

I was just giving the starting range because no matter what price range I give someone always jumps on me

...and I have yet to see a million dollar house in Garden Oaks.

...or a home in SPP for over $450K.

...and Oak Forest has had plenty of sales over $500K and several over $600K.

[This message has been edited by Diggity (edited 2/5/2010 6:00p).]

If you are looking at GO/OF you also may want to expand your search to Lazybrook/Timbergrove (west of the Heights). I was originally going to purchase in Oak Forest but ended up buying in Lazybrook (just south of OF inside 610), I have been here 3 years now and love the location. For ~$250k you can find a decent sized 50s/60s home that is livable but will need some updating. Lot sizes are usually around 8-10k square feet and there are plenty of ags in the neighborhood.

[This message has been edited by RaginKajun (edited 2/6/2010 9:31a).]

Diggity I was just offering my 2 cents.

I know the feeling and was expecting some of the same in return, but happy to see I didn't. I didn't list the 1/2 mil stuff in OF because he souned like he didn't like the new builds(don't fit the neighborhood so much) and that is probably 98% of anything in that price range. I listed the high end stuff in GO because for the most part, the new builds tend to match the architecture of the neighborhood.

I don't know about the rest of you guys, but I probably have a differnet view of the area because I grew up in both Oak Forest and Shepherd Park Plaza. Garden Oaks wasn't very attractive when we relocated to SPP from OF and then way out of my parents price range after things turned around. My wife and I now live in OF because I wanted to be in the area and its all we could afford. Having said that, If I was going to choose between the three and had the money, I would live in OF or Candlelight Estates just east of W. T.C. Jester and north of 43rd. Its probably the best mix of lot size, house size, year built, and price of all the area.

Lazy Brooke and Timbergrove are also very nice as mentioned, but for me it is just too close to the not yet re-developed areas east of Ella where my office was for years.

We should defenitely do a meet up. I am addicted to the Petrol Station and spent way too much there last year according to my credit card statements. (dang itemizing by place spent)

[This message has been edited by AgLA06 (edited 2/6/2010 10:34a).]

Drove thru this morning. The oak forest neighborhood seemed much worse & the houses for sale are nice, but stick out like sore thumbs.

Those on Althea in garden oaks looked like more of what I would be interested in. Not really looking to move, just curious as to the options

Moved into GO in October and love it. Was looking in both OF and GO and actually put offers on houses in both areas. LOVE GO, the neighborhood is was better established and just feels a LOT nicer than OF. Not knocking, OF, really liked it, but if choosing between the two GO is a lot better. Feels way safer and more family like than OF. We also looked in Timbergrove, which was also nice, but GO was our favorite of the three. Just my two cents.

BMX.. shoot me an email. i live in candlelight and thinking about selling my house. Price would be in the $360K area.. it is completely remodeled with a pool. i also grew up in this area and owned a couple houses in this area. kyle@maximinsure.com