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Moving to The Woodlands. Any Recommendations?

8,970 Views | 67 Replies | Last: 5 mo ago by ktownag08
YNWA.2013
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11:11a, 9/14/22
Wife and I are looking to move to The Woodlands in Nov/Dec from Katy due to work. Any recommendations? Neighborhoods to look at or to avoid? New construction vs older homes? Real Estate agent recommendations?
-FTA c/o 2013
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TXTransplant
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1:05p, 9/14/22
I've lived here for almost 12 years. There are a few things you should know, if you don't already.

The Woodlands Township (the actual incorporated area) spans two counties (Montgomery and Harris) and three school districts (Conroe, Tomball, and Magnolia).

There are other areas that will call themselves The Woodlands, but they are actually Woodlands-adjacent (meaning they are not actually in the Township). Some of these areas are zoned to the districts listed above, but there are also areas zoned to Klein ISD, Spring ISD, and even Montgomery ISD.

The zip codes that are actually in The Woodlands are 77380, 77381, 77382, 77384, 77385, 77389, and 77375.

All of these zip codes are on the west side of I-45, except for 77385. Not all of these zip codes are 100% in The Woodlands. I live in 77389, and only a small part of my zip is in The Woodlands.

There are pros and cons to being within the Township boundaries, but if this isn't a requirement for you, it will open up your home search a lot and you will likely get more house for your $.

Real estate prices in the zip codes I listed above are still high compared to two years ago (assuming the house is actually in The Woodlands). The market has cooled somewhat, but I'm still seeing inflated prices, mainly because inventory is still pretty low (especially at the <$500k price point).

You are not going to find new construction in 77380 (except for a few tear-downs that will be $1MM+), 77381, or 77382. There is new construction is 77375 and 77385. My neighborhood in 77389 is built-out, but most of the houses are <10 years old, many are <5.

There are areas in 77380 that flood (technically those houses aren't in The Woodlands, but are adjacent).

The realtor I would have recommended moved to New Braunfels a few months ago, so I don't have a great suggestion.

But if you have any specific questions about neighborhoods or schools, feel free to ask.

My best suggestion is to start searching those zip codes on HAR. See if there is a anything you like at your price point. If not, gradually start expanding the search.
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coastalAg
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4:39p, 9/14/22
AG
You should drive through The Woodlands one weekend and check it out. All of the Villages feel a little different based on their age. See what you like and go from there.

My preference would be to be more centrally located in Panther Creek or Cochran's Crossing. Somewhere in the vicinity of Gosling between Woodlands Pkwy and 242 is a nice sweet spot. Homes are older, but the lots are typically good size and there is not a bad school in the area. Super easy access to about anywhere you want to go too.

There are some nice newer areas in Sterling Ridge, but that is pretty far West and can be a beating to get to 45 from there.

If you look at any neighborhoods immediately south of Woodlands Pkwy watch the schools as there are some Elementary schools that are not rated well.

I dont personally like Creekside but know many people that live there and love it. Look at where you would be commuting and drive the routes in and out. There are some road expansions going on that should make it better, but going north and south in and out sucks during rush hour.



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TXTransplant
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In reply to coastalAg • 4:56p, 9/14/22
I would agree with all of this. But I have a local commute (I live and work in The Woodlands), so I can (for the most part) avoid the north/south traffic issues if I time it correctly. Creekside has been great for us, for tons of reasons not mentioned here. I have a senior in high school, and I'm so glad he's in Tomball ISD and not Conroe (for very specific reasons).

As the previous poster said, it's a drag getting from Sterling Ridge to 45, especially if you are taking 45 south into town. It prob adds 20 min to the trip (in normal traffic).

A lot of what works for you will depend on your commute (if you even have one).
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BCG Disciple
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In reply to coastalAg • 11:14p, 9/14/22
AG
100% agree with this. Homes were built in late 80s/ early 90s, but there is something there to work with. Area is beautiful, and not too far back in the Woodlands like your Alden Bridge. It is Woodlands proper. Great schools and low tax rates considering age of MUD. Mine is 2.1%. Great access to all amenities.
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Bill Robbins
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11:17p, 9/14/22
AG
If you're ok with an older home, I recommend looking at Oak Ridge North.
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BCG Disciple
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11:23p, 9/14/22
AG
I live in The Woodlands, have three kids in different schools in The Woodlands (elem, intermediate and junior high). My wife is a realtor here and works with a great team that would love to talk with you about the area from someone who knows and deals with these questions on a daily basis.
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johnrth
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6:21a, 9/15/22
Jessie Githens is a great person to work with. She and I went to high school together here in The Woodlands back in the early 2000s so she knows The Woodlands.
https://www.cbarealtors.com/agents/1140164/Jessie+Githens
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water turkey
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8:24a, 9/15/22
I live in Alden Bridge, off of 242. We moved here in 2016 from Round Rock.

We really like it. Our little area is quiet and well kept. Easy access in and out of the neighborhood as well.
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TXTransplant
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9:18a, 9/15/22
Wrong thread.
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Red Pear Realty
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In reply to YNWA.2013 • 9:57a, 9/15/22
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AG
I'd love to help y'all! I'm an Aggie class of 2009, masters in real estate from A&M in 2010, have helped buyers and sellers in hundreds of transactions (including in the Woodlands), and on top of that, we split our commission (paid by seller) with you at closing! My contact info is in my profile. Shoot me a text and let's discuss!
Sponsor Message: We Split Commissions. Full Service Agents in Austin, Bryan-College Station, Dallas-Fort Worth, Houston and San Antonio. Red Pear Realty
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ktownag08
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10:18a, 9/15/22
AG
Good options near the Woodlands too off of 99 that have Conroe ISD schools include Spring Trails, Harmony, Woodson's Reserve, and Benders Landing (acreage lots). Worth a drive through as new home and recently built options at all price points are available.
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Petengr
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11:00a, 9/15/22
AG
Also in Alden Bridge. Only moved here a few months ago, but can answer any questions. Enjoying it so far minus the commute, but you know that before moving here.
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YNWA.2013
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In reply to TXTransplant • 11:25a, 9/15/22
Thank you for the detailed response from you specifically, but also for everyone that's taken the time to give their two cents. It is much appreciated and is going to help us in narrowing our search and decision down.

I have actually been looking at HAR.com for a while now. We aren't attached to a specific area but the closer to 45 we are, the better as my job is off of 45 and 242. This may be a wide range but we have liked Jacob's Reserve, Carriage Hills, Alden Bridge, Cochran's Crossing, Indian Springs, and Grogan's Mill. Sterling Ridge is too far west for us. Research Forest, Panther Creek, and East Shore seem to be way out of our price range from what I've seen for sale on HAR. We'd prefer not to live in Magnolia/Montgomery for school reasons and we'd like to stay north of that Spring Creek River (we've been told for flooding reasons, don't know how much truth there is to this).

We have a new build now (2020) so it would be difficult to go to an older home (pre-1995) with no renovations (not impossible, but not ideal.) Interest rates continue to rise which will drastically change the house we can afford so that has put a small damper on our spirits. But it seems to me that most of the neighborhoods have a wide range of priced homes so our search continues!
-FTA c/o 2013
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TXTransplant
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In reply to YNWA.2013 • 11:38a, 9/15/22
Given your work location, if you aren't already, I'd recommend looking in Harper's Preserve which is east of 45 at 242. I'm pretty sure it's zoned to Conroe schools. Lots of homes built in the last 10 years over there, as well as very new construction. The newest sections are on the south side of 242. Also look in Stillwater, which is just south of 1488 at 45.
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ktownag08
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12:03p, 9/15/22
AG
Very few flooding concerns in the communities I mentioned (only a few homes flooded during Harvey and they were ones backed closest to Spring Creek).

That said, given location of your job, I'd take a hard look at Jacobs Reserve or Carriage Hills. We have friends in both, and great communities.
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coastalAg
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12:14p, 9/15/22
AG
Carriage Hills and Jacob's are nice neighborhoods, but having to take 1488 to get anywhere would get old really fast for me.

Based on your job location, Alden Bridge or Cochran's would both be really nice options.
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Bassmaster
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12:21p, 9/15/22
AG
1488 sucks terribly and is getting worse.
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LostInLA07
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3:57p, 9/15/22
AG
You can buy my house in Creekside in about 1 month
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YNWA.2013
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In reply to LostInLA07 • 5:22p, 9/15/22
You may say that jokingly but our time frames might line up!
-FTA c/o 2013
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TXTransplant
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In reply to LostInLA07 • 5:26p, 9/15/22
The neighbor I never met! Where are you moving to?
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LostInLA07
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In reply to TXTransplant • 5:50p, 9/15/22
AG
Creekside. We're still neighbors!
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LostInLA07
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In reply to YNWA.2013 • 5:52p, 9/15/22
AG
We close on our new home in 2 weeks and then are going to get our house ready to list. I can send you the floor plan.
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YNWA.2013
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6:05p, 9/15/22
Yes, that would be great!

Also, how was the process of closing on a home first before selling your current one? Do you just already have the down payment saved up or how are you approaching this?
-FTA c/o 2013
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TXTransplant
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In reply to LostInLA07 • 6:07p, 9/15/22
Haha! Of course! Just trading houses!
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LostInLA07
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In reply to YNWA.2013 • 6:16p, 9/15/22
AG
Yes we had the down payment ready. Used jja79, a TexAgs poster who works at Amegy…they had the best terms for the loan type we preferred. Beat our credit union by 0.5% and 0.25 points. I'm sure rates are higher now but it's a 10/1 ARM at 4%.
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jja79
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In reply to LostInLA07 • 9:12p, 9/15/22
AG
Your timing on rate was very good.
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YNWA.2013
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In reply to jja79 • 7:56a, 9/16/22
Ughh, already gone up that much?

If we were to shop around for rates now, how long are they typically locked in for? Could I lock now if I'm not gonna be looking until November?
-FTA c/o 2013
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jja79
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In reply to YNWA.2013 • 9:11a, 9/16/22
AG
Rates are at a 14 year high and I wouldn't even begin to guess where they might be next week much less February. I don't have an extended lock on resale, someone else may. We do have an extended lock on new construction with options for 180 or 270 days. Two months ago I locked a Texags poster on a rate now below current market on a house that won't be done until late Dec/early Jan.
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LostInLA07
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In reply to YNWA.2013 • 12:32p, 9/16/22
AG
What's the best email to use to send to you?
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water turkey
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2:25p, 9/16/22
I'm in Windvale, just south of 242/1488 in Alden Bridge. You would have about a 10 minute commute.

Be prepared to buy an older home and renovate it. That's what we did.
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YNWA.2013
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In reply to LostInLA07 • 3:23p, 9/17/22
marco.apple720 at gmail
-FTA c/o 2013
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LostInLA07
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In reply to YNWA.2013 • 3:29p, 9/17/22
AG
Sent
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Dan Scott
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4:53p, 9/17/22
AG
I found a nicely renovated house that has thick greenery between backyard and Woodlands Parkway. How much do the trees guard against road noise?

https://www.har.com/homedetail/3-n-timber-top-dr-spring-tx-77380/10854350

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ktownag08
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7:42p, 9/17/22
AG
It's thick right now, but what will it look like in fall/winter?

A house backing up to a major thoroughfare is personally a non-starter for me, but it does look like a nice reno in a good community.
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