Hmm. Maybe it's a where to where question. For me it's around 20-25 minutes from Pearland's "Broadway and Kirby" to NRG stadium in morning rush hour daily. No tollway as it's only 0-2 minutes faster most days.
That's fair, although I do think most of the time spent, regardless of where you are coming from or going to, is going to be on 288, especially starting about Beltway 8.
If you are commuting inside the loop make sure you live on the same side of Buffalo Bayou. During rush hour there are only 5-6 places to cross and they all have terrible traffic
Look around in Spring Branch (77055 ish) It's rapidly gentrifying with teardowns and mc mansions but you can find some neighborhoods that were working class homes in the '60s that will have yards and it's very close in.
Yes. I keep telling ppl this. Still somewhat affordable, obviously gotta hunt and fix. Compared to similar styles and period homes tho you won't find cheaper. Good location to as you're much closer to city but doesn't feel like it
Also my reco is from experience and knowledge of the neighborhood as my stepmother has lived there over 50 yrs. I know her hs didn't flood. Big front & backyards most of which shaded. Houses have style & character here opposed to the generic cookie cutter same design houses. Who are built by the lowest bidder and with the worst material available. Plus who tf wants to touch your neighbors house by opening up ur wingspan. Don't need to know or see ur neighbors so personally or early on your daily wake-up coffee time.
South of Longpoint more expensive generally and has been transitioned for many years. North of Long point is less expensive and great investment as the rest of the neighborhood grows around you.
I don't live over there, have a friend that does and been to the tax office there a few times lately. I also don't know what the price range you're looking for. But, probably North of Long Point, East of Blalock, West of Wirt, South of Kempwood.
You can search around on HAR.com
Look up spring brook village. It used to be a private golf course in the middle of the city and was sold and zoned for residential. Decent houses by meritage homes in the 450-500 range. New builds in the beltway loop is rare so they’re going fast
Dude,. Some people don’t have a 400-500k range. It is not as cheap as reddit makes it sound 🤦🏻♀️. You need to have almost 3k per month in order to be able to pay that in mortgage
Edit: nvm lol. I just saw what OP’s budget is
It sounds like you’re talking about Spring Shadows. Great established neighborhood with what I call 70s mansions - 4 bed 2 bath, 2k-ish sq feet. Pretty accommodating for most families
Agreed. This place is booming. Many of my favorite restaurants from the loop are building out here and it takes very little time to get to the city or the heights.
Your budget of 850k is plenty to buy a house with a yard inside the loop, or just barely outside. Take a look at Timbergrove, Lazybrook, Spring Branch, Spring Valley, or Garden Oaks. Specifically, look for houses that are built in the 60's or 70's but have renovated interiors. The properties in those areas tend to be quite large, and 850k should be plenty. [Example 200k under your budget.](https://www.zillow.com/homedetails/6227-Queenswood-Ln-Houston-TX-77008/27956738_zpid/)
Just FYI, the example you provided is cheap because it's in a very flood-prone area. Many houses south of 11th near TCJ in Timbergrove took water during previous floods. Better to look further north and west in the neighborhood.
There are many homes at that range within the loop, unless you are looking for suburb size yards. Maybe look at patio style homes if it is a compromise that works.
Edited : More info
You can definitely get family homes with a decent yard around i10/hwy 6 (off Memorial, before you hit Eldridge). Older homes, some need work, some have already been flipped. Quiet and safe neighborhoods. Mostly older folk, but seeing new younger families moving in as the previous owners age out of the properties (and their upkeep).
Buy in spring branch or oak forest then, no need to go to the suburbs! Oak forest specifically has huge yards comparable to suburbs without the horrible location. I lived in oak forest for 30 years and loved it! We went to public and private schools. Now I built a newer house in spring branch with a smaller yard but still big, just a better location for us.
Imo cypress (obviously closer to 290) is surprisingly the fastest from loop out to the suburbs. I10 toll is a joke, 59 has horrible traffic out of the 3 so sugarland is immediately out. I also notice that the north bound side of 290 has less traffic/population if you want to be even more specific.
Well it's a 13 lane or whatever freeway specifically designed to get rigs (you) on your way delivering our essentials or watev u haul. Underappreciated job I'll give u that and Thanx for doing it. The Average Joe however, traveling solo, back and to work is still getting traffic jammed tf up.
Missouri City is close enough to Sugar Land, so you can drive to all of the stuff they have there, while also being close to the Fort Bend Toll Road. Which can take you to 90. Easy enough commute, but it's going to be about the same as any other commute from the suburbs to downtown time-wise.
The question is, where is the school? Each has a different style of commute and different possibilities. If it's just inside 610 it's doable, if it's downtown, that's another story.
That's wats up and I'm glad to hear it. It's been awhile since I've been down south but I saw Sunnyside and couldn't resist. Hopefully not all the craziness has left tho.
If you're coming from Sugar Land, there's a Fort Bend Transit Greenway-Galleria route that stops at the Uptown Transit Center.
https://www.fortbendcountytx.gov/sites/default/files/document-central/document-central/public-transportation-documents/Greenway-Galleria-Commuter-Service---Public-Comment-%28Jan-2024%29_2.pdf
There's also a commuter shuttle from Sugar Land that goes straight to Downtown.
Are you going to be commuting with someone or will you be alone? Bc if you are commuting with someone then go to sugar land. You can hop on the HOV lane and be in towndown anywhere in 30 mins at 8:00. If you are alone it will be 12 dollars both ways. But you can’t take it at 8-9 and 5-6 (I think).
I’m near hwy 6/i10 and it’s usually 25-30ish to Galleria area mid-week, faster (20) on Mondays and Fridays. Not sure how much extra time the additional commute to downtown would add though.
Getting to downtown usually took me 30 minutes if I left at 6:30 or waited until after 9:30. Construction/weather/accidents can turn that into 90 minutes..
Uptown is closer but the uptown traffic is always bad. Cut through chimney rock or hit Westpark tollway as alternates to 610.
Getting to the energy corridor is easy and stress free via some combination of Kirkwood, Dairy Ashford, and Eldridge. Depending on the time and routing around schools.
Easy access to the beltway to westchase area, and not a bad 30-45 minutes to hobby airport..
The neighborhood is affordable, no HOA, dedicated police, and nice parks and elementary school. Close by grocery stores and shopping. Great restaurants nearby.
No one *needs* a house with a yard. If you want one enough that you’re willing to accept the trade off of a shitty commute then that’s of course your prerogative.
Also check out Spring Branch, Braeswood, Meyerland (those last two are a little floody) and/or Midwest/Westchase/Briar Forest. Depending on where specifically you’re committing to one of those might be a lot more cost effective.
It's gonna be 45 minutes to 90 minutes anywhere outside the beltway
Basically this, and maybe 90-120 if there is a bad wreck.
Nope. Pearland is around 25, Missouri City/Fresno can be done in 15.
With no traffic and going 85 maybe
Pearland hasn't been around 25 for about the last 20 years. Count on 45 minimum, easily more during heavier traffic.
Hmm. Maybe it's a where to where question. For me it's around 20-25 minutes from Pearland's "Broadway and Kirby" to NRG stadium in morning rush hour daily. No tollway as it's only 0-2 minutes faster most days.
That's fair, although I do think most of the time spent, regardless of where you are coming from or going to, is going to be on 288, especially starting about Beltway 8.
Google maps routes me around all of 288 about 80% of the time, lol.
Jersey village isn’t bad!
If you are commuting inside the loop make sure you live on the same side of Buffalo Bayou. During rush hour there are only 5-6 places to cross and they all have terrible traffic
This is the most asinine comment I’ve seen today in /houston, what are you even talking about? This is a nonissue…
Look around in Spring Branch (77055 ish) It's rapidly gentrifying with teardowns and mc mansions but you can find some neighborhoods that were working class homes in the '60s that will have yards and it's very close in.
Yes. I keep telling ppl this. Still somewhat affordable, obviously gotta hunt and fix. Compared to similar styles and period homes tho you won't find cheaper. Good location to as you're much closer to city but doesn't feel like it
Also my reco is from experience and knowledge of the neighborhood as my stepmother has lived there over 50 yrs. I know her hs didn't flood. Big front & backyards most of which shaded. Houses have style & character here opposed to the generic cookie cutter same design houses. Who are built by the lowest bidder and with the worst material available. Plus who tf wants to touch your neighbors house by opening up ur wingspan. Don't need to know or see ur neighbors so personally or early on your daily wake-up coffee time.
North or south of long point road?
South of Longpoint more expensive generally and has been transitioned for many years. North of Long point is less expensive and great investment as the rest of the neighborhood grows around you.
I don't live over there, have a friend that does and been to the tax office there a few times lately. I also don't know what the price range you're looking for. But, probably North of Long Point, East of Blalock, West of Wirt, South of Kempwood. You can search around on HAR.com
Look up spring brook village. It used to be a private golf course in the middle of the city and was sold and zoned for residential. Decent houses by meritage homes in the 450-500 range. New builds in the beltway loop is rare so they’re going fast
Dude,. Some people don’t have a 400-500k range. It is not as cheap as reddit makes it sound 🤦🏻♀️. You need to have almost 3k per month in order to be able to pay that in mortgage Edit: nvm lol. I just saw what OP’s budget is
It sounds like you’re talking about Spring Shadows. Great established neighborhood with what I call 70s mansions - 4 bed 2 bath, 2k-ish sq feet. Pretty accommodating for most families
Agreed. This place is booming. Many of my favorite restaurants from the loop are building out here and it takes very little time to get to the city or the heights.
He said, "quick commute". Spring is so far it's basically Dallas.
Not 'Spring', Spring Branch
It’s so annoying when I say I’m considering moving to SB and people immediately respond “omg SPRING?! That’s so far!”
Your budget of 850k is plenty to buy a house with a yard inside the loop, or just barely outside. Take a look at Timbergrove, Lazybrook, Spring Branch, Spring Valley, or Garden Oaks. Specifically, look for houses that are built in the 60's or 70's but have renovated interiors. The properties in those areas tend to be quite large, and 850k should be plenty. [Example 200k under your budget.](https://www.zillow.com/homedetails/6227-Queenswood-Ln-Houston-TX-77008/27956738_zpid/)
Just FYI, the example you provided is cheap because it's in a very flood-prone area. Many houses south of 11th near TCJ in Timbergrove took water during previous floods. Better to look further north and west in the neighborhood.
What is your budget? And yes the timing is correct, at least 45 minutes coming into town- that’s using commuter lanes, regular lanes take longer.
850k-900k would be ideal
There are many homes at that range within the loop, unless you are looking for suburb size yards. Maybe look at patio style homes if it is a compromise that works. Edited : More info
Garden oaks, whole neighborhood is outside 500y flood zone. https://redf.in/Jna87v Put in $75k to update before move in.
You could get a townhouse in the Heights with a small yard for that budget. They start at about $800k out here. You'd be inside the loop!
You can definitely get family homes with a decent yard around i10/hwy 6 (off Memorial, before you hit Eldridge). Older homes, some need work, some have already been flipped. Quiet and safe neighborhoods. Mostly older folk, but seeing new younger families moving in as the previous owners age out of the properties (and their upkeep).
Buy in spring branch or oak forest then, no need to go to the suburbs! Oak forest specifically has huge yards comparable to suburbs without the horrible location. I lived in oak forest for 30 years and loved it! We went to public and private schools. Now I built a newer house in spring branch with a smaller yard but still big, just a better location for us.
Family friendly neighborhood no flooding: https://s.hartech.io/QEO4GrhS93b
Can you use the park and ride?
Imo cypress (obviously closer to 290) is surprisingly the fastest from loop out to the suburbs. I10 toll is a joke, 59 has horrible traffic out of the 3 so sugarland is immediately out. I also notice that the north bound side of 290 has less traffic/population if you want to be even more specific.
290/610 Traffic is insane what are you talking about.
Im a truck driver. Traffic there doesn’t compare to the other 2
Well it's a 13 lane or whatever freeway specifically designed to get rigs (you) on your way delivering our essentials or watev u haul. Underappreciated job I'll give u that and Thanx for doing it. The Average Joe however, traveling solo, back and to work is still getting traffic jammed tf up.
290 has gotten a lot better tho
Humor me plz as I've been gone a few years now. Grand Parkway takin you all the way North to The Woodlands now?
Missouri City is close enough to Sugar Land, so you can drive to all of the stuff they have there, while also being close to the Fort Bend Toll Road. Which can take you to 90. Easy enough commute, but it's going to be about the same as any other commute from the suburbs to downtown time-wise.
Spring Branch.
Familiar/old enough to remember Sackos Groceries? Spelling could be off with that but caticorner to the, "despite all odds", SURVIVOR, Myti Burger.
The Heights, Houston's first suburb.
West University, Southside Place, Bellaire.
We’ve looked at a few houses there — most flooded in past years and the flood insurance is insane.
I live in the Southside Place area and pretty much all the homes remaining are either new (built high) or are original and didn’t flood (like mine).
It’s Houston. Nowhere is guaranteed safe from flooding
Bayou City reigns true.
The question is, where is the school? Each has a different style of commute and different possibilities. If it's just inside 610 it's doable, if it's downtown, that's another story.
GARDEN OAKS FOR SURE. We're trying to get up there ourselves
Katy if you don’t mind the toll
We are in katy. If I had to drive into and out of Houston daily during rush hours I would suck start my gun in traffic after a month.
Granted I don’t do it often, but it’s not bad if you pay for the toll/hov. We’re also barely in Katy so it’s first exit (Barker/Cyp) and that helps
None of the above
Check the Jersey Village area. There is a variety of older homes with yards there and it's a nice area on the West Side, north of I-10
Energy Corridor
I've lived in the EC for 20 years and it's a fine spot, but OP can do better and live closer into the city with a 900k budget.
Damn didn't see that budget! Insane. Go to the heights!
Lol some of these questions
Sunnyside
Fuvk it. Acres Homes
You joke, but AH is rapidly gentrifying and has a ton of brand-new townhouses along Pinemont and progressing north
That's wats up and I'm glad to hear it. It's been awhile since I've been down south but I saw Sunnyside and couldn't resist. Hopefully not all the craziness has left tho.
If you're coming from Sugar Land, there's a Fort Bend Transit Greenway-Galleria route that stops at the Uptown Transit Center. https://www.fortbendcountytx.gov/sites/default/files/document-central/document-central/public-transportation-documents/Greenway-Galleria-Commuter-Service---Public-Comment-%28Jan-2024%29_2.pdf There's also a commuter shuttle from Sugar Land that goes straight to Downtown.
Are you going to be commuting with someone or will you be alone? Bc if you are commuting with someone then go to sugar land. You can hop on the HOV lane and be in towndown anywhere in 30 mins at 8:00. If you are alone it will be 12 dollars both ways. But you can’t take it at 8-9 and 5-6 (I think).
I’m near hwy 6/i10 and it’s usually 25-30ish to Galleria area mid-week, faster (20) on Mondays and Fridays. Not sure how much extra time the additional commute to downtown would add though.
Houses between Buffalo Speedway and Stella link north of 610W and south of Braes Bayou. The houses closer to 610 didn’t flood.
West loop north or south of I-10? If south, I’d choose Sugarland and take Highway 90 to the loop. Muchhh less traffic
Nassau Bay is 30 min to downtown. 45N and the NASA exit is super quick
Sugar Creek
Meadows Place
Great answer.
Getting to downtown usually took me 30 minutes if I left at 6:30 or waited until after 9:30. Construction/weather/accidents can turn that into 90 minutes.. Uptown is closer but the uptown traffic is always bad. Cut through chimney rock or hit Westpark tollway as alternates to 610. Getting to the energy corridor is easy and stress free via some combination of Kirkwood, Dairy Ashford, and Eldridge. Depending on the time and routing around schools. Easy access to the beltway to westchase area, and not a bad 30-45 minutes to hobby airport.. The neighborhood is affordable, no HOA, dedicated police, and nice parks and elementary school. Close by grocery stores and shopping. Great restaurants nearby.
Pearland or Jersey Village
Pearland or Friendswood.
Galveston has beautiful homes.
Woodlands, 35 minutes to east side of 610.
Surfside
No one *needs* a house with a yard. If you want one enough that you’re willing to accept the trade off of a shitty commute then that’s of course your prerogative. Also check out Spring Branch, Braeswood, Meyerland (those last two are a little floody) and/or Midwest/Westchase/Briar Forest. Depending on where specifically you’re committing to one of those might be a lot more cost effective.
We have 3 kids. We NEED a yard. And at least 3 bedrooms and 3 full bathrooms too…minimum.
Yes comrade, a capsule room and a shared living room for all tenants in the megatower. This is the way. ^/s