Teardown
development moves at rapid pace in near northwest
The signs are everywhere that the near northwest part of Houston is
going through major changes. In many areas there is a land rush by
developers to acquire property in close-in neighborhoods which are now
considered hot places to live. The problem is that many houses built in
the 50s and 60s or earlier are much smaller than people want to live in
today, and do not offer the convenience and features of newer homes. So
many of these old houses are being bought by developers who tear them
down and build higher priced homes, condos, and townhomes. According to
Tina Burgos of the Inverness Realty Group, many of her buyers
"cannot afford to purchase a 'fixer upper' on a full lot and
further spend the dollars to renovate the home to modern standards. So
many of them prefer brand new construction (with very few, if any,
maintenance issue headaches to contend with for years after move-in),
patio homes or single family homes on replatted smaller lots."
The current teardown boom will eventually affect everyone, and many
residents are expressing their fears about the changes taking place.
Will families get priced out of their own neighborhoods? Can they afford
the increased taxes as the value of property goes up? Lower income and
senior residents who want to remain in the neighborhood often cannot
afford much higher taxes. Some people feel that teardown development
destroys the character of the neighborhood and does not allow for
preserving its historic nature. A good example is Sunset Heights, where
residents have waged a battle to save old bungalows and prevent changes
to lot sizes and setbacks.
Critics of higher density development point out that it increases
traffic congestion and flooding; they call for better planning. One
legislator, State Rep. Garnett Coleman, has attempted to stop the
development of new townhomes in the Third Ward. He feels that instead of
allowing higher priced homes to be built, the city should give tax
abatements to builders of affordable rental property for Third Ward
residents.
On the other hand, many people see the new development as necessary
to revitalize neighborhoods with many old and rundown homes. They feel
the consequences of not revitalizing these neighborhoods would be
population decline, loss of retail businesses, weakened public schools,
and an increase in crime. They believe the new families and young
professionals who would be attracted to such the redeveloped
neighborhoods would take an active interest in improving the area and
its schools, and would attract new businesses and restaurants.
Whereas the Heights has benefited from its abundance of old Victorian
homes and charming bungalows which have undergone restoration, Bellaire
has become the prototype for the teardown and rebuild surge that is
sweeping other part of Houston. According to real estate sources, a lot
in Bellaire can now bring up to $250,000. Some neighborhoods like
Bellaire, the Heights, and Midtown have changed drastically in value
with new development and home construction.
Neighborhoods such as Shady Acres, Cottage Grove, and Clark Pines are
currently experiencing intense teardown and rebuild development. A
resurgence of home remodeling has revitalized the Spring Branch area,
but there have been quite a few houses torn down and new ones rebuilt,
too. Larger neighborhoods such as Timbergrove Manor, Lazybrook, Mangum
Manor, and Shepherd Forest, with mostly well maintained ranch style
homes, have yet to experience much teardown activity. Other
neighborhoods with many small 40s and 50s style homes, such as Oak
Forest and Garden Oaks, have had consistent remodeling and
reconstruction, and many people feel that more extensive redevelopment
is inevitable.
Developers maintain that the law of supply and demand should rule.
Many home buyers want the convenience that close-in neighborhoods
provide. Fuel costs and long commutes are a larger consideration than
ever. Older neighborhoods are desirable because of their tree lined
streets, large yards, and closeness to city amenities such as museums,
theaters, sports stadiums and fine restaurants. What kinds of changes
will the demand for their land bring to the near northwest
neighborhoods? We shall find out soon as more and more people discover
that the near northwest is one of the best places to live.
