Saragosa

Builders of Hope CDC’s affordable condo project in the Bishop Arts District, the Saragosa (seen in the foreground), will make homeowners of Dallasites that might not otherwise be able to afford to enter the market (Photos courtesy 3D Immersion Tours).

As new construction of single-family homes continues to become more expensive, even existing homes in affordable price points can be as fine as hen’s teeth in high-demand areas like the Bishop Arts District of Oak Cliff. But one community development corporation is aiming to change that — starting with one condo development.

It’s been a steady refrain for almost a year among economists and builders — construction nationally isn’t getting any cheaper, with tariffs, skilled labor shortages, increases in land costs, and increased costs in construction materials. In February, it was almost certainly the consensus at an affordable housing conference at the Dallas Federal Reserve that one entire segment of new single-family home construction — homes priced less than $200,000 — had virtually disappeared from the market. A study in May of the area all but confirmed it. (more…)

This is about to become a common sight in our beloved Bishop Arts District neighborhood. In fact this sight is just off Bishop, across from the Laughing Willow. There are demo’d vacant lots in the middle of neighborhoods all over North Oak Cliff’s most popular entertainment district. I’ve found three new ones within the last week. Here’s the skinny on the last 10 projects under construction now, for a grand total of 27 individual projects.

“How did this happen?” you might ask. Perhaps it was the local option election that made North Oak Cliff “wet” in 2010? Or the nearby Trinity Groves’ explosion into Dallas’ culinary scene? Or Bishop Arts’ own explosion onto the ‘great neighborhood’ scene? Maybe the Bishop/Davis Rezoning Plan in 2010 or the Oak Cliff Gateway zoning changes in 2014 (and then updated in 2015)? Or did it all start in 2002 with the Bishop Street reconstruction? Maybe it’s a bit of all of this — and great neighbors who throw great, big annual events. For sure, that.

Your favorite restaurants and shops need your support more than ever before — with all the construction, sales are down about 30 percent across the board.  Seventeen (and counting) separate construction sites are underway within a half-mile of the district! From now on you need to make weekly trips — to gauge progress on these, have a bite to eat, and find something you can’t live without. There are some GREAT new shops opening too — ALL owned by Dallas and Oak Cliff locals. Legit.

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In Part 1 we covered the big development projects under construction immediately around the Bishop Arts District (projects numbered 1-8 on the map.) Part 2 covered the projects mostly west of Bishop Arts (projects 9-16.) Here are projects numbered 17-26 below. (Yes! 26! Though more like 28 actually….) Note that project numbers correspond to the map above.

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A new familiar sight in North Oak Cliff.

In the first part of this overview we covered the big development projects under construction immediately around the Bishop Arts District (projects numbered 1-8 on the map below.) Driving through the neighborhood, it’s unbelievable how much construction is occurring simultaneously. Over $330 million according to my calculations. Not to mention all the road work and utility work: the extension of parallel parking further south on Bishop Ave has wrapped up, Adams Street has been widened, Melba and Madison will get a facelift as soon as the utility work is complete, and Jefferson’s having new brick crosswalks and beautified medians constructed.

Real Estate projects under construction or in development in North Oak Cliff.

The road reconstruction in North Oak Cliff isn’t over yet though: soon the Tyler-Polk Two-Way conversion will be under construction (planned completion in 2019) and a “complete streets” redesign of Davis Street was on the agenda in 2014 when the City Design Studio completed a thoroughfare study. Who knows when that will get funded. Hopefully not for a while — we’re all getting a bit of construction-fatigue.

Here’s the skinny on the development projects sprinkled all over the North Oak Cliff neighborhood, in various phases of development. Note the project numbers corresponding to the map above.

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Davis St looking west to N. Zang Blvd. from the CVS sidewalk.

If it’s been a few months since you last drove through the Davis/Zang intersection near the Bishop Arts District, you likely wouldn’t recognize where you are now. Buildings five stories tall are going up on three of the four corners, and a new CVS stands where El Corazón was. Melba St., on the other side of the district, is beginning to feel like the State Thomas neighborhood of Uptown: mid-rise apartments and town homes on all sides with a small historic home here or there.

Not only are the streets torn up from increasing utility sizes to accommodate the growth and reconstructing complete streets, but there are about 20 large-scale residential and commercial projects currently under construction in North Oak Cliff, totaling more than a quarter of a billion dollars of investment and adding more than 1,200 units.

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Hold on to your cocoa, folks, this listing is hot, hot, hot! Located just one mile from Dallas’ trendy Bishop Arts Districtyes you read that right – sits this gorgeous, three-bedroom, two-bathroom beauty that has been extensively restored and priced to sell!

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Joe Big Pic

It may have been back in July, July 28 in fact, but we are still feeling the fun from the shindig Joe Atkins and his Bishop Arts team threw on a hot Thursday night to showcase his second and newest real estate office in the Metroplex: 419 West Eighth Street, right near Davis. He transformed a Bishop Arts house into a great real estate office space, and any Realtor who wasn’t basking in the mountain air was at the party.

419 W 8th

What a transformation!

Joe’s first office is the only residential real estate shop in downtown Dallas at 2201 Main Street, #840.

Not only was Joe showing off spacious new digs complete with meeting rooms and a full kitchen, he showed off his growing team of agents, some seasoned and some fresh from Champions School of Real Estate. One of the newest: former Coldwell Banker agent Tommy Wooten, who has won so many Metrotex awards he is going to need a Montanan Big Sky to store them. Jump for a whole bunch of crazy pics and fun people. Oh yes, this is not Joe’s last office. He has big plans for Tommy and we cannot wait for the next party:

Tommy Wooten

 

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KESSLER PLAZA 2510 W 10th Street Front

It’s rare to find an adorable home at an affordable price in a North Oak Cliff neighborhood that is seeing dramatic price increases and appreciation. I mean, this area of Dallas is growing like gangbusters, attracting more and more Millennials, so prices are increasing along with gentrification.

But this home just west of Hampton Road in Kessler Plaza is not only a cutie from the curb, but it’s a tremendous value considering that in this area, similar homes are being marketed for much more — nearly $50,000 in some cases!

KESSLER PLAZA 2510 W 10th Street porch

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Photo courtesy Dallas ISD Foster Elementary School will host a open house for parents and community members interested in Spanish language immersion tonight from 5 p.m. to 6 p.m.

There are many neighborhoods that are home to “hidden gems” of Dallas ISD – schools that don’t get the attention of their more popular siblings, but have the same programs and successes. (Photo: courtesy Dallas ISD)

I just spent two days fielding queries about neighborhood schools from folks that just moved into my neighborhood. I’m about to tell our readers the same thing I’ve told them: You always hear about the same schools because they’re great schools, and you may feel like you must buy a home in the attendance zones for those schools, despite the low inventory. But often, there are great schools with the same programs (who just haven’t had those programs as long) sitting right under your nose. In fact, there’s still some time to get into your family’s next home near one of these great undiscovered or under-discussed schools before the school year starts.

So I’m thrilled that Dave Perry-Miller Real Estate asked me to write about the schools that are just as awesome, but are less well-known. Keep in mind, this is just a small sampling — there are schools all over the Dallas Independent School District that have amazing programs that are not the usual suspects. (more…)