Does anybody live in or own a lot in Benders Landing? I'm thinking about buying a lot there in the next 4-6 months. Any thoughts about living and/or building there?

We have lived here for 3 years. In section 2 of the original benders landing. We love it. Our neighbors are Ags and they have 2 daughters that are the same age as ours. Lot selection is very important. I am a self employed General contractor now but I built thru a home builder I worked for. I catalog'd all the available lots out here at one time so I am fairly familiar with the neighborhood. Call me or email me sam at Creekstoneoutdoors dot com If you have specific questions or need help.

[This message has been edited by AggieSam02 (edited 1/12/2011 7:21p).]

My in laws live there. I wouldn't live there, but that's just me...for obvious reasons. Besides that, it's a nice place.

I have a lot for sale out there right now. Good location, about 1/4 mile from the recreation center.

http://search.har.com/engine/5903-White-Birch-Run-Spring-TX-77386_HAR23243258.htm

i'd heard rumors about problems w/ ground water or adjacent pollution - does any of this sound familiar?

I personaly would not build or buy in there due to the school district.

I live in Bender's Landing. Actually in the same section as Sam02. Make sure if you decide to build that you handle any drainage issues carefully but other than that it has been a great place to live.

I also work for Conroe ISD, and I am not sure why you would steer someone away from an exemplary school distict. Oak Ridge High School might not be the best but to lump all of Conroe ISD is just plain stupid.

"Cowards die many times before their deaths, the valiant never taste of death but once"

My cousin bought a lot there a long while ago for $30K and sold it a few years later for $75K. Not a bad investment. I've not been out there since the utilities were being put in, like 10 years ago.

quote:

---

Make sure if you decide to build that you handle any drainage issues carefully but other than that it has been a great place to live.

---

BigO_02 - Are you just referring to the grading on the lot?

FWIW, they hollowed out what is essentially flood plain in the Spring Creek and West fork San Jac river to build it...it doesn't flood per say because they did a good job engineering the drainage, but the lots are flat lowland, and hold water, so they need a drainage plan.

if you're going to build it wouldn't hurt to order a geotech report.

quote:

---

I personaly would not build or buy in there due to the school district.

---

What are you talking about? Conroe ISD is bad? You mean Oak ridge high school? I'll agree on Oak Ridge not being the best but it's really not that bad. I see two things happening within the next 15 years in regards to the areas high school:

A) The whole area remains zoned to Oak Ridge high school. As Imperial Oaks, Legends, Spring Trails, Spring Trails Discovery and Benders Landing get built out Oak ridge will get a nice influx of upper middle class families.

B.) A new high school is built and this new High school becomes one of the better high schools in the Spring/Woodlands area.


I for one think Benders Landing is a nice place. We live in Spring Trails and have talked about buying a lot in Benders Landing soon and in 15 years building our final home there.

One thing to keep in mind is the area will continue to grow and infrastructure will continue to get put in. The Gran Parkway will be in within the next 10 to 15 years and the new Woodlands like development "SpringWoods Villiage is scheduled to begin soon just on the other side of 45. In my opinion the surrounding areas of the woodlands and Springwoods village will see significant growth over the next 30 years supported by it's own business centers and entertainment centers. And due to the Woodlands being built out mostly the only area left to go is East of 45. You get into some flood plain areas but those will just be left as nature reserves within planned communities.



[This message has been edited by coscaggie (edited 1/13/2011 1:20p).]

Thanks for all the feedback....

Where is the line within the development between Benders Landing and Benders Landing Estates..... or is it all really the same thing?

They have a main entrance into BLE from BL when you go in off Rayford (in the subdivision). Basically, from Riley Fuzzel, turn right at Birnham Woods 4 way stop, take a left on Rayford and when you go another 1/2 mile or so you will see the entrance to BLE.

Generally speaking, the lots in BLE are lower than BL. Also, something many people don't know when they buy a lot is the deed restrictions in BL require your top of slab 12'' above the crown of the street while BLE requires 18''. You get a double whammy in BLE - lower lots and higher elevation requirements. 6'' of fill can make a big difference.

Yes, get a geotech. ALWAYS do this...no matter where you build. Your structural engineer should read the report to design your foundation. Your contractor should read the report to determine what type of lot prep requirements need to be followed (ie - proof roll, proctor test on fill, compaction testing of fill, etc). Use select fill. Don't let some buddy have his pool company dump their excavation on your lot (happens more than you think). Few builders do proof rolls and most structural engineers stipulate this as part of their design. It essentially tests for pumping of the soils and voids than can be created when trees are removed.

Shoot me an email and I can send you a plat map of all sections of BL and BLE pieced on one page. I got it from a realtor earlier this year when I was looking for a lot to build a spec on. It's really a great tool, especially if you don't know the subdivision that well. Again...sam at creekstoneoutdoors dot com
[This message has been edited by AggieSam02 (edited 1/13/2011 2:03p).]

[This message has been edited by AggieSam02 (edited 1/13/2011 2:05p).]

The real question is whether or not they'll run off non-residents who want to try the fishing in the community lakes...

My mistake- I was refering the Oak Ridge, not the entire Conroe ISD.

RAB

Yes I am talking about your lot grading. The downside is you will lose a lot of trees, but I would make sure you determine where the water flow is going on your lot and the ones around you. When we built we would have spent more time on this as we graded our lot well but our neighbors had theirs to drain on our property. Overall it is not a big issue just something I did not pay as much attention to when we built that having to go back I would have spent more time and money doing right the first time.

"Cowards die many times before their deaths, the valiant never taste of death but once"

Also on the school idea is that as far as expansion, Conroe and Oak Ridge high schools may be split in the future if the growth in these areas continue. This would seperate the Tamina element from the southern part of the Oak Ridge zone making a huge difference in the school.

"Cowards die many times before their deaths, the valiant never taste of death but once"

I don't think Oak Ridge is a BAD school, its just not equal to the Woodlands HS or College Park. It's probably preferable to Conroe HS.

It's definitely not equal to woodlands or college Park. I do think it's in the districts best interest for Oak ridge to become a better school. Some of the houses in Oak Ridge are very nice with prime location that people tend to shy away from to do not being zoned CP or TWHS.

[This message has been edited by coscaggie (edited 1/14/2011 8:53a).]

For those of you who have built in Benders, what type (if any) of surveys did you have done when you bought your lots? We're starting to get serious about buying out there and plan to build in a few years. Since I've heard some negative things about flooding and unsubstantiated soil rumors, I was wondering if there was anything that would be prudent of me to do before buying. Any input is appreciated. Thanks.

[This message has been edited by Bassmaster (edited 3/25/2013 3:30p).]

Q10 says its a great place to live.

Get a slab elecvation certification from a surveyor. This is used to ensure that the slab is not in the flood plane and should be required by your lender if any part of your lot is in the flood plane.

I am not sure what you can do about the soils if it is existing construction.

It is not existing construction. I'm just looking to buy an empty lot.

Any builder will have to build it out of the flood plane to get a building permit. I can't imagine a place like benders landing would be in the flood plane. You can search around online for DFIRMs to see if your specific lot is in the flood plane.

You can hire an engineer to test your soils and recommend a slab design for your soils.

Bassmaster - We did end up building in BL. As far as surveys, we just got the traditional type typically required by lenders/builders/etc. The primary flooding information will come from FEMA and your insurance agent. Any agent can confirm that you're not in a flood zone.

I don't think any of Benders Landing or Benders Landing Estates is in a flood zone anymore. When we were working with our agent, she was able to show us what sections had some portions in the flood zone before FEMA re-drew the map. We're the paranoid type, so we picked a lot that had never been in a flood zone. Our agent is a resident here, so she knows the area really well. If you need her name, or if you just have questions about the area or process, just let me know.

Take this black mans advice.... ORHS is very white.

That's all I have to say.

That's, RAB. That's what I was looking for.