Turtle Creek Terrace doesn’t look as dilapidated as Lincoln claimed

After a long and winding road, Lincoln Property’s proposed Lincoln Katy Trail project was denied by city council (I assume they will re-apply). That project would have replaced the Turtle Creek Terrace condo complex. Today, Turtle Creek Terrace unit #168, located at 3203 Carlisle – the intersection of Oak Lawn and Uptown – was listed.

It’s a perfect illustration of my point that replacing 115 existing market-rate affordable housing units with 45 was a bad deal. This one-bedroom, two-bathroom unit has 824 square feet and is listed for $149,000 with Tyler Hagood from Small World Realty. Using basic mortgage tools, that breaks down into a monthly payment of approximately $925 assuming a 30-year mortgage or ~$1,250 for a 15 year payoff. These monthly costs include mortgage, taxes, insurance, and HOA fees.

According to Zillow calculators, using Dallas’ average household income of $54,727, a couple could afford a monthly payment of $1,629/month. Using the 80 percent average median income required for listed affordable housing ($43,781), this home is purchasable by someone earning just $42,000 – less than a qualified affordable unit.

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Neighborhoods

Image courtesy/Trulia

Bluffview, M Streets and Oak Lawn were named as local favorites for Trulia’s first-ever 2018 Neighborlys, citing the best, friendliest neighborhoods across the country. Zillow Group-owned Trulia named national and local winners in 18 major housing markets, ranked by data in categories such as friendliest neighbors, dog-friendliest, most holiday spirit, best social calendar, most walkable, and kid-friendliest.

Nearly 10,000 neighborhoods across the country were ranked based on more than 20 million written reviews and answered polls by participating locals on Trulia Neighborhoods’ What Locals Say feature. Nationally, neighborhoods in Oakland, Orlando, Philadelphia, Minneapolis, Long Beach, and Gilbert, Arizona were named best in the country.

Among the local honorifics:

North Dallas: Friendliest Neighbors

preston hollow

Trulia says you’ll find the friendliest neighbors in this very broad definition of neighborhoodwhich spans most of Preston Hollow. Developed from farmland in the 1930s, Preston Hollow still has a pastoral feel when neighbors gather in front yards for impromptu gab sessions. While there is some debate about boundaries, they are generally considered to be Royal Lane, Hillcrest Lane, Northwest Highway, and Midway Road. (more…)

open housesRealtors — did you know that every week, we solicit pitches for our various featured listing posts like the Tuesday Two Hundred, the weekly roundup of Open Houses, Thursday Three Hundred, Friday Four or Five Hundred, and more?

All you have to do to get in on the action is join our Facebook group, Getting the Dirt. It’s a great place to virtually mingle with fellow professionals, ask questions, lend a hand, and, yes, pitch stories to CandysDirt.com writers.

Take, for instance, this week’s three properties featured in our CandysDirt.com Open Houses of the Week. After asking members to share their listings that would help someone meet a common New Year’s resolution, three Realtors pitched their open houses — and are now seeing them featured today.

Want to see who made a successful pitch? (more…)

duplexIf one of your goals for 2019 is to become a real estate investor, you could probably not do much better than the charming duplex nestled between Highland Park and Oak Lawn — and since it’s well under $1 million and already leased, it’s probably one of the easier ways to enter the market.

Located at 3921 Hawthorne Ave., this upstairs/downstairs duplex was built in 1931 — meaning it has loads of character and charm. It’s also been well-maintained and has had many upgrades and updates throughout the property.

Each unit has two bedrooms and two full baths. Gleaming hardwoods throughout both units also make the homes feel light and bright, and attention has been paid to the finishes as well — this is no ordinary rental property. (more…)

Oak LawnEvery Thursday, we bring you our pick of the hottest North Texas properties in our CandysDirt.com Open Houses of the Week. These are the places you don’t want to miss that weekend. And this week, we’re taking a look at the condos and townhomes in the Oak Lawn area.

This week, our homes range in price from $215,000 to $645,000. Which ones will you visit?

COZY NEST ON NEWTON

Open house: Saturday, Nov. 3, and Sunday, Nov. 4, 2-4 p.m.
While this condo at 4106 Newton Ave., comes in at about 771 square feet, its layout and 10-foot ceilings make it seem much larger than it actually is. (more…)

Rarely do you find enclaves in Dallas that are seeded with one particular architect like Oak Lawn is with Bud Oglesby designs. The modernist architect was quite prolific in the area, with many of his angular, eye-catching townhomes and condos located in the Mansion Park area and nearby. We always love seeing how homeowners have updated this well-known architect’s work, while still retaining the form and function that make Bud Oglesby homes so recognizable. 

This particular two-bedroom condo is our High Caliber Home of the Week presented by Lisa Peters of Caliber Home Loans for that reason and more. Not only is it a sizable example of a unit in this Hood Street complex, but it’s sleek and serene with plenty of its original 1969 charm.

“The current owner performed a tasteful update in 2015 making a harmonious connection of some of the 1969 elements — floating staircase and GE Wonder Kitchen — with modern creature comforts like new lighting, custom cabinetry, and appliances,” says Compass Dallas listing agent Brad Jeffreys.

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Granite returned to the Oak Lawn Committee as part of a three-building agenda. While Granite’s Cedar Maple project was last on the agenda, its size pushes it to the front of my line. After last month’s OLC meeting, the developer was given eight things to work on, and they did.

The biggest was a reduction in height from 425 to 399 feet, which eliminated two office floors and also cut parking by 111 spaces. Part of the reduction was based on Granite’s own internal research into parking patterns within its multimillion square feet of office properties. Their research shows a continual decline in parking usage — some from Uber and Lyft, some from walking and cycling, and some just from people not being in the office as much. If you work from home two days per week, that’s two days a parking space will be empty. Flow that through hundreds of workers and two lost floors, and the result is fewer spaces.

They also supplied support letters, a more fleshed-out landscape plan, and answers about parking on its adjacent streets.  Kinda nuts and bolts, the fun and confusion came in from the traffic study.

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Texas is known for its barbecue, but you don’t have to hit up a restaurant to enjoy the state’s favorite cuisine. Pick the right apartment, and you’ll be able to do your own grilling when the weather is warm. These are our favorite Dallas apartments with upscale barbecue grills so you can impress guests and perfect your ribs recipe.

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