The wife and I are moving from Liberty Hill down to the Houston area soon, either June or July, and because of our job locations we've narrowed our search down to Spring Branch and Cypress. I grew up in Baytown and my parents are still there so I'm familiar with Houston as a whole, but not the individual neighborhoods. Any advice or nuggets of information are welcome. Thanks in advance!

We like the Cypress area, specifically Bridgeland, because of its "newness" and access to amenities like walking trails. Kids aren't in the picture yet, but I'm assuming it would be a good place to live for them in the future as well. I've also heard that 290 is much less crowded than the other major highways in town.

I don't know a lot about Spring Branch other than it has a good school district and it makes sense for us to live there from a geographical standpoint for access to our jobs, my parents, and access to activities in and around downtown. We like some of the older homes there that have been renovated, but I'm not sure about how safe of a neighborhood it is.

What area of Spring Branch? "Good school district" doesn't apply to alot of it

The two homes we like right now are in Spring Shadows and Campbell Woods, north of I10.
Is it just the areas south of I10 that have good schools?

I vote Cypress. Anything inside Hwy 6 has a good likelihood of being sketch as hell. We lived in Copperfield at 529 and Hwy 6 for 7 years and hell that was ghetto when we moved out 2 years ago; it went downhill fast in the time we lived there. Live as far from the city as you can. Especially for the kids - Bridgeland will probably be a safer bet. Spring Branch (I worked over there for several years) is nice neighborhood here and there but then you turn a corner and you're in the ghetto again. We moved to Montgomery 2 years ago and best decision ever. Though I love the country. Drive isn't much worse honestly, takes about an hour to get down to I-10/Beltway from our house now. It took about 45 min coming from Cypress.

You want to be south of I10 for good schools in Spring Branch. Demographics are much, much different once you cross the interstate.

Cypress resident here as of last September.

Pro - Bridgeland is great for families and there's plenty of suburb stuff to do. Not all that different from a Cinco Ranch just a good bit newer.
290 isn't bad at all after construction but it's still a hike into Houston proper.
Blackhorse and Cypress Lakes within about 10 minutes so 54 holes of, at worst, decent golf.
About an hour door to door from Bridgeland to College Station.
Cons - it's the epitome of a suburb so lean into it

I live in Spring Branch and have for 12 years. You do NOT have to live south of I10 for good schools. Stay south of Long Point. We live north of 10 and my kids still go to Memorial High School and Spring Branch middle school. But West of Gessner I think you are zoned to Spring Woods High School, which is not bad at all and have friends whose kids go there. It is in transition I think and in a few years will be just as good with a lot of younger people (my wife's cousin included) moving to Shadow Oaks area.

I prefer SB over others part of Houston (grew up in Katy) as my job is central and I don't spend 1-2 hours a day in traffic. Not having to drive in traffic for 10 plus years make me realize how much I hate it and will never live that far from work ever again.

But you are looking at $450 minimum for something decent i think and that quickly goes up to $750-$1mm as you get closer to Spring Valley and the other villages. South of 10 your looking at $1.5MM minimum.

But to each their own.

Depends on what you want. If you want to live in master-planned suburbia then Bridgeland is your best bet. Think of it as cedar park before it finished being fully developed. if you want to actually be closer to being in the city then Spring Branch will give you that true Houston feel of alternating between nice and ghetto every other block unless you have south of I-10 money in which case i doubt you'd be consulting texags for real estate advice as youd have a guy do all of that for you. I know plenty of people who live in the "redeveloped" parts of north Spring Branch and they love it. But they dont mind being neighbors with a washeteria and "korean" massage place. but its a trade off to being close to tons of good food and usually a shorter commute. They also don't have kids in school yet.

cajunaggie08 said:

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Depends on what you want. If you want to live in master-planned suburbia then Bridgeland is your best bet. Think of it as cedar park before it finished being fully developed. if you want to actually be closer to being in the city then Spring Branch will give you that true Houston feel of alternating between nice and ghetto every other block unless you have south of I-10 money in which case i doubt you'd be consulting texags for real estate advice as youd have a guy do all of that for you. I know plenty of people who live in the "redeveloped" parts of north Spring Branch and they love it. But they dont mind being neighbors with a washeteria and "korean" massage place. but its a trade off to being close to tons of good food and usually a shorter commute. They also don't have kids in school yet.

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Pretty sure it's Korean. Massage is perhaps the word for quotations.

DDub74 said:

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I live in Spring Branch and have for 12 years. You do NOT have to live south of I10 for good schools. Stay south of Long Point. We live north of 10 and my kids still go to Memorial High School and Spring Branch middle school. But West of Gessner I think you are zoned to Spring Woods High School, which is not bad at all and have friends whose kids go there. It is in transition I think and in a few years will be just as good with a lot of younger people (my wife's cousin included) moving to Shadow Oaks area.

I prefer SB over others part of Houston (grew up in Katy) as my job is central and I don't spend 1-2 hours a day in traffic. Not having to drive in traffic for 10 plus years make me realize how much I hate it and will never live that far from work ever again.

But you are looking at $450 minimum for something decent i think and that quickly goes up to $750-$1mm as you get closer to Spring Valley and the other villages. South of 10 your looking at $1.5MM minimum.

But to each their own.

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I'm sure it's improving, but it isn't ever going to rank as high as Memorial (or even Stratford).

Bridgeland is nice if you want to live far out in a nice master planned suburb.

I like Spring Branch and like mentioned if you're near Westview (east of Blalock I think) then you're zoned to the good schools. Long Point still probably scares the Cypressites but it's much better than it was 5 years ago when I moved near it and I survived. I do miss the Boozenasium and still go to the goon every few months. Nice houses in Spring Branch are going to be pricey, but I'm sure Bridgeland has crazy high taxes, HOAs and they keep half or a full point of your selling price when you sell.

bigjag19 said:

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cajunaggie08 said:

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Depends on what you want. If you want to live in master-planned suburbia then Bridgeland is your best bet. Think of it as cedar park before it finished being fully developed. if you want to actually be closer to being in the city then Spring Branch will give you that true Houston feel of alternating between nice and ghetto every other block unless you have south of I-10 money in which case i doubt you'd be consulting texags for real estate advice as youd have a guy do all of that for you. I know plenty of people who live in the "redeveloped" parts of north Spring Branch and they love it. But they dont mind being neighbors with a washeteria and "korean" massage place. but its a trade off to being close to tons of good food and usually a shorter commute. They also don't have kids in school yet.

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Pretty sure it's Korean. Massage is perhaps the word for quotations.

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something is getting massaged so i left it out of quotes. I just wasnt sure if the workers were actually Korean

obligatory - Houston is full, try El Paso

Are you set on just those two areas? If not, I'd give GOOF (Garden Oaks / Oak Forest) a look. Good area with a lot of young families. Oak Forest Elementary highly rated. Home prices probably comparable to Spring Branch. Wife's family is in Baytown - would not want to drive there from Bridgeland with any regularity. Not a bad drive from oak forest

Live in town in Spring Branch for now. If you have a kid tomorrow, you have 5 years until they start school and you can move. Schools can change a lot in 5 years. Plus, you'll be trying to predict what the district will look like 10 years from then when the kids is in high school. So buy for now, and then adjust when necessary.

With no kids right now, I would do Spring Branch. Just know it's transitioning and has for the past, 5 years?

Diggity is a realtor so he would know better than most.

For every older home renovated, there is at least another that hasn't been touched and has about 5 cars parked there with 3 generations living there, and the apartments that will eventually get bull dozed are all still inhabited.

DDub74 and drumboy gave pretty good specifics about Spring Branch. It really is about what side of the street you're on. Just a matter of do you want to buy a fixer upper or buy from someone that already fixed it up.

Again with no kids, to me it's worth the gamble.

On the other hand, Bridgeland is a lock for the next big suburb and you could live in your house for the next 25 years. Kids may not be right now, but they could be tomorrow and you wouldn't have to think about moving if you were in Bridgeland.

txcincinnatus said:

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Are you set on just those two areas? If not, I'd give GOOF (Garden Oaks / Oak Forest) a look. Good area with a lot of young families. Oak Forest Elementary highly rated. Home prices probably comparable to Spring Branch.

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Maybe comparable to Spring Valley home prices but not Spring Shadows or Shadow Oaks. I don't think you can a comparable house in OF as you can in SB proper.

Seems like OF homes are either cheaper tear down or gut jobs or brand new mansions for $1mm+.

BaytownAg13 said:

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The wife and I are moving from Liberty Hill down to the Houston area soon, either June or July, and because of our job locations we've narrowed our search down to Spring Branch and Cypress. I grew up in Baytown and my parents are still there so I'm familiar with Houston as a whole, but not the individual neighborhoods. Any advice or nuggets of information are welcome. Thanks in advance!

We like the Cypress area, specifically Bridgeland, because of its "newness" and access to amenities like walking trails. Kids aren't in the picture yet, but I'm assuming it would be a good place to live for them in the future as well. I've also heard that 290 is much less crowded than the other major highways in town.

I don't know a lot about Spring Branch other than it has a good school district and it makes sense for us to live there from a geographical standpoint for access to our jobs, my parents, and access to activities in and around downtown. We like some of the older homes there that have been renovated, but I'm not sure about how safe of a neighborhood it is.

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There's a reason that the KTRH Traffic radio guy says that 290 gets 290'd up. Where would you all be working?

spider96 said:

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BaytownAg13 said:

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The wife and I are moving from Liberty Hill down to the Houston area soon, either June or July, and because of our job locations we've narrowed our search down to Spring Branch and Cypress. I grew up in Baytown and my parents are still there so I'm familiar with Houston as a whole, but not the individual neighborhoods. Any advice or nuggets of information are welcome. Thanks in advance!

We like the Cypress area, specifically Bridgeland, because of its "newness" and access to amenities like walking trails. Kids aren't in the picture yet, but I'm assuming it would be a good place to live for them in the future as well. I've also heard that 290 is much less crowded than the other major highways in town.

I don't know a lot about Spring Branch other than it has a good school district and it makes sense for us to live there from a geographical standpoint for access to our jobs, my parents, and access to activities in and around downtown. We like some of the older homes there that have been renovated, but I'm not sure about how safe of a neighborhood it is.

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There's a reason that the KTRH Traffic radio guy says that 290 gets 290'd up. Where would you all be working?

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I'll be just east of 45 on 610. My wife will be working on I-10 near the Energy Corridor.

txcincinnatus said:

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Are you set on just those two areas? If not, I'd give GOOF (Garden Oaks / Oak Forest) a look. Good area with a lot of young families. Oak Forest Elementary highly rated. Home prices probably comparable to Spring Branch. Wife's family is in Baytown - would not want to drive there from Bridgeland with any regularity. Not a bad drive from oak forest

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We're not set on those two areas by any means, but neither one of us wants to be on the road for an hour going to or coming home from work. The GOOF area would also make sense for us from a commute standpoint, there just isn't as much inventory in our price range (we'd rather not go above $500k if possible).

Lived in the Dirty Branch for 7 years. Location and value can't be beat. Loved every minute of it.

Lots of good advice but two very important questions that haven't been asked:

How do you feel about the following:

1) Non-whites?
2) Aesthetics that might not be the most eye pleasing but completely safe*?

*Safe implies you're financially square with your assorted dealers and don't blast racist comments at the non-whites.

If 1) and 2) bother you then the Dirty Branch ain't the place for you. Lots of great nuggets in the Dirty Branch but it takes a brief adjustment depending on what you're used to.

If you can afford a house in the areas zoned for Memorial HS (or maybe Stratford) then I would recommend Spring Branch based on your job locations. Also the taxes and HOA dues in Bridgeland are quite high.

I live north of I10 in SB and there are good school options, but you will be paying for that in property value. I love where I live and my commute is great. There's definitely an improved quality of life here in SB. All that being said, like anywhere in Houston proper, you're 5 min away from a rough area. On my ring app are gunshots, thefts, robberies, etc every night. You have to watch your surroundings and the police presence is important too. I would move here again in a heartbeat. I commuted for 13 years and I hate traffic, so the better commute is a priority for me. My wife loves it in SB after being in the woodlands previously. You're central to everything.

Since you don't have kids yet, why not rent for a year? figure out what areas you like and don't like.

We have the flexibility to stay with my parents until we find a home we love. The unknowns in the market make me not want to wait too long to buy.

If you want to get in spring branch to stay, and want the good schools.

South of long point.

East of blalock

west of wirt

North of I-10.

With all due respect, if you could afford south of I-10, you wouldn't be asking questions, your kids would be going to st John's or kinkaid .

cajunaggie08 said:

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bigjag19 said:

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cajunaggie08 said:

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Depends on what you want. If you want to live in master-planned suburbia then Bridgeland is your best bet. Think of it as cedar park before it finished being fully developed. if you want to actually be closer to being in the city then Spring Branch will give you that true Houston feel of alternating between nice and ghetto every other block unless you have south of I-10 money in which case i doubt you'd be consulting texags for real estate advice as youd have a guy do all of that for you. I know plenty of people who live in the "redeveloped" parts of north Spring Branch and they love it. But they dont mind being neighbors with a washeteria and "korean" massage place. but its a trade off to being close to tons of good food and usually a shorter commute. They also don't have kids in school yet.

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Pretty sure it's Korean. Massage is perhaps the word for quotations.

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something is getting massaged so i left it out of quotes. I just wasnt sure if the workers were actually Korean

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You're probably correct. They're most likely Philapeenus.

RenoAg said:

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cajunaggie08 said:

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bigjag19 said:

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cajunaggie08 said:

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Depends on what you want. If you want to live in master-planned suburbia then Bridgeland is your best bet. Think of it as cedar park before it finished being fully developed. if you want to actually be closer to being in the city then Spring Branch will give you that true Houston feel of alternating between nice and ghetto every other block unless you have south of I-10 money in which case i doubt you'd be consulting texags for real estate advice as youd have a guy do all of that for you. I know plenty of people who live in the "redeveloped" parts of north Spring Branch and they love it. But they dont mind being neighbors with a washeteria and "korean" massage place. but its a trade off to being close to tons of good food and usually a shorter commute. They also don't have kids in school yet.

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Pretty sure it's Korean. Massage is perhaps the word for quotations.

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something is getting massaged so i left it out of quotes. I just wasnt sure if the workers were actually Korean

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You're probably correct. They're most likely Philapeenus.

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I have no clue what yall are talking about but I never noticed Korean massage places on Long Point. There are washeterias, small hair salons, Cricket Mobile stores, and payday loan shops mixed in with the good Korean restaurants (including good fried chicken), tacos spots, etc.

If you are buying to own for 5-10 years think about the resale of that home. I'm in SB and have seen my home's value increase ~100k in the last 2 years. I have to imagine Bridgeland won't be able to say the same long term. There will certainly be the next Bridgeland being built further out in into the burbs in a few years so you have to wonder why would a potential homebuyer pay the $600k you bought your home for when they can drive 2 more miles out for a brand new build with a builder warranty...

Edit: example being look at all the mass communities being built in Richmond/Fulshear. Those are starting to fill up so they are already building new communities with BROOKSHIRE addresses.

BaytownAg13 said:

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We have the flexibility to stay with my parents until we find a home we love. The unknowns in the market make me not want to wait too long to buy.

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Living in Baytown isn't going to really help you determine if you want to be in bridgeland or closer in town. And there will always be unknowns in the market. But renting then buying will be a hell of a lot cheaper than buying in spring branch, then deciding you don't like the city and selling to move to bridgeland in a year, or vice versa.

HtownWilly12 said:

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If you are buying to own for 5-10 years think about the resale of that home. I'm in SB and have seen my home's value increase ~100k in the last 2 years. I have to imagine Bridgeland won't be able to say the same long term. There will certainly be the next Bridgeland being built further out in into the burbs in a few years so you have to wonder why would a potential homebuyer pay the $600k you bought your home for when they can drive 2 more miles out for a brand new build with a builder warranty...

Edit: example being look at all the mass communities being built in Richmond/Fulshear. Those are starting to fill up so they are already building new communities with BROOKSHIRE addresses.

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The last couple years aren't a great barometer of typical appreciation, but I am pretty confident that most homes in Bridgeland had a similar runup...and neither area should expect that to continue indefinitely.

As far as "the next Bridgeland", it has been a hot area for going on 15 years based on proximity to major traffic arteries, great schools, and a reputable developer (same guys who run the Woodlands). I don't think there is much risk of Bridgeland losing it's cachet, unless one or more of those factors change. Sure, someone might throw up a master planned community in Waller....but it will be in Waller.

At the end of the day, it's two VERY different experiences. One is going to have an Agrestic type feel but it's way the eff out there on 290, and the other is going to be closer to town but you'll have to settle for an older, remodeled house and some riff raff in pretty close proximity. Just depends on what you're looking for.

With no kids, I wouldn't be in a big rush to go to the suburbs, but I realize that not everyone thinks like me.

drumboy said:

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RenoAg said:

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cajunaggie08 said:

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bigjag19 said:

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cajunaggie08 said:

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Depends on what you want. If you want to live in master-planned suburbia then Bridgeland is your best bet. Think of it as cedar park before it finished being fully developed. if you want to actually be closer to being in the city then Spring Branch will give you that true Houston feel of alternating between nice and ghetto every other block unless you have south of I-10 money in which case i doubt you'd be consulting texags for real estate advice as youd have a guy do all of that for you. I know plenty of people who live in the "redeveloped" parts of north Spring Branch and they love it. But they dont mind being neighbors with a washeteria and "korean" massage place. but its a trade off to being close to tons of good food and usually a shorter commute. They also don't have kids in school yet.

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Pretty sure it's Korean. Massage is perhaps the word for quotations.

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something is getting massaged so i left it out of quotes. I just wasnt sure if the workers were actually Korean

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You're probably correct. They're most likely Philapeenus.

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I have no clue what yall are talking about but I never noticed Korean massage places on Long Point. There are washeterias, small hair salons, Cricket Mobile stores, and payday loan shops mixed in with the good Korean restaurants (including good fried chicken), tacos spots, etc.

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This was simply a poor attempt at humor on my part. I didn't mean to besmirch the purity of our beloved Dirty Branch by suggesting that said establishments existed where stated or that we would have less than the best available suppliers of services even if they did. The greater Tine area can meet everyone's needs administered by whatever cultural representative as each prefers. We are an inclusive people. Carry on everyone.

Buy in 2nd ward, renovate it while you live with parents, move in, have kids, move to a suburb, rent eado home out

drumboy said:

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good Korean restaurants (including good fried chicken)

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Krisp?

I'd like look south if I-10 at dairy ashford, kirkwood and wilcrest. Zoned to Stratford. Great people and great neighborhoods.

So I grew up in Spring Branch - my parents still live there. I have lived in Cypress for almost 22 years...

Cypress is easier to figure out as far as what's good and what's not and for $400k+ you can find a pretty good house in a pretty solid neighborhood. The more you spend, in general, the better quality area. Bridgeland is also getting a new private school by 2025 to give you more options for that.

Spring Branch... Where do I start...

Understanding where the school boundaries are is key. If it is not zoned to Memorial or Stratford, I would stay away.

There is no zoning and it shows.

You would probably need to start in the $800k's to be in the right area, but it will be built in the 60's-80's. There are some areas where they are tearing down the old homes and building condos or whatever they are called, but that is the one of the few ways to get something that is a recent build.

South of I-10, be careful with it's flood history.

It might sound like I am dogging SB, but I'm not, it's just more complicated and you would really want a realtor (no, I am not one at all) that you trust that really knows the area. It will cost more, but you are closer to downtown.

Just so I look impartial - although it is true that traffic on 290 is much better since they opened up new lanes, the traffic around Bridgeland on Fry, etc can be pretty bad. It might take you 20 minutes just to get to 290...

Hope that helps!