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First time home buyer (need opinion)

4,277 Views | 27 Replies | Last: 2 yr ago by swimmerbabe11
2026NCAggies
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11:48a, 10/20/23
Hi, I am in no way informed with real estate. We have been waiting a couple years hoping the market might take a turn and housing prices to lower close to where they were before pandemic. But we are getting tired of waiting.

So we found this house in Montgomery and I would like to know what yall would do or what yall think about the deal

started out at 653k, they just reduced it 48k to 605k. They are willing to negotiate with us. But I have no idea what price I should target. We are cash buyers.

They are trying to clear their inventory before the end of the year.

So basically, what do yall think about the value on this one? It is a K. Hovnanian home close to lake Conroe, in gated neighborhood. The development is owned by a guy named Steve Bowen, and it looks like it has been neglected a little but he is starting to put some money in to it (so the sales rep. says...). Quick research on him, kinda shows he is a shady guy, idk if this should be a factor in buying this house?

He is telling K. Hovnanian he is planning to dredge the canal behind the house, it would make it water front property if he did that. Found out he has been telling people this for awhile. So that is doubtful to happen, which is not a big deal honestly just thought I would throw that out there.

Anyway thank you in advance

https://www.har.com/homedetail/176-peninsula-point-dr-montgomery-tx-77356/13548867
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ItsA&InotA&M
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12:14p, 10/20/23
As is , at some point that eroding canal bank will extend to your patio.
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BiggiesLX
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12:27p, 10/20/23
I wouldn't buy a new build built in the last few years without being there during all phases of construction.
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SteveBott
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12:39p, 10/20/23
AG
Contact Jamie at Red Pear. He should do a market comparison of sales to make sure it's priced at market. I'd advise having him represent you in the deal. He will negotiate his price with you. A bonus he may know inside info on the seller and the subdivision
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2026NCAggies
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In reply to ItsA&InotA&M • 1:06p, 10/20/23
ItsA&InotA&M said:
As is , at some point that eroding canal bank will extend to your patio.
Yeah I figured that would be a future project, will putting in some kind of erosion control be really exensive?

and I will have to worry about the neighbors doing erosion control too
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2026NCAggies
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In reply to SteveBott • 1:07p, 10/20/23
SteveBott said:
Contact Jamie at Red Pear. He should do a market comparison of sales to make sure it's priced at market. I'd advise having him represent you in the deal. He will negotiate his price with you. A bonus he may know inside info on the seller and the subdivision
Man I wish I had posted this earlier, I already have an agent that has been representing us
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SteveBott
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1:09p, 10/20/23
AG
Has the agent done market comps?
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2026NCAggies
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In reply to BiggiesLX • 1:10p, 10/20/23
BiggiesLX said:
I wouldn't buy a new build built in the last few years without being there during all phases of construction.
Yes, I am also considering this too, went into the attic and they do not look to have cut corners on the framing and insulation but you never really know. Everything I looked at seems to be solid build, minus some cheap finishing, which is easy to replace for me
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MAS444
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2:28p, 10/20/23
AG
I know nothing about that specific area but being right in the middle of 2 creeks would be a hard NO for me, especially in a developing area like that.
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ATM9000
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1:49a, 10/21/23
AG
Hold on… When did ditches start getting described as canals and having a house on a ditch described as waterfront property?
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jja79
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6:19a, 10/21/23
AG
The person that wrote the photo captions aced creative writing class.
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Yesterday
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8:22a, 10/21/23
AG
This is something you and your paid realtor should hash out but I bet Jaimie would give advice for a nice bottle of wine.

Bottom line most people will have different views on the particular house they would want. Many of us are also not in a "tired of waiting" state of mind so we can pass easily unlike you.

I've built a house and have bought several existing including a few rentals. Guess what, They've all had issues! Nothing major but I've had to adjust foundations, replace roofs, water heaters, plumbing etc etc etc.

Do a good inspection, get some comps and if you're good with the offer go for it!
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Sea Speed
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8:58a, 10/21/23
AG
User swimmerbabe works for that builder. May be able to pick her brain.
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swimmerbabe11
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12:31p, 10/21/23
I want to be very clear that I am biased and feel very conflicted in responding to this thread about a community that I do not represent, but is in my "team".

Things I know:
Waterstone is a beautiful community in a beautiful area and I think that floorplan is great.
That developer has been very difficult to work with and I would not be counting down the days to building a canal.
I personally think that once the community is sold out..developer doesn't matter than much, esp if you con't care about the canal/the HOA changes management companies once they are sold through.

Our end of year is right now.. so this is the time to negotiate. I don't have access to see what deals they have been taking in that community, so I can't help with that. If you lowball, expect a counter..but if you want the home, they are going to try to make sure both sides are happy.

If I were buying new construction, I personally would want to meet the project managers more than the sales rep. They are the people who will be doing warranty calls etc. The sales rep out there is outstanding and I do very much like her...but her project manager is very very good and when I sell out my community, I hope I keep my guys or get Waterstone's.


Shameless plug, I have really great opportunities in my community in Tomball and a Halloween event happening on the 26th with Mahaffey elementary. My homes are priced under 400k.

https://www.har.com/homedetail/10418-astor-point-trl-tomball-tx-77375/16412195

https://www.har.com/homedetail/23035-sandhill-crest-ct-tomball-tx-77375/16426194

https://www.har.com/homedetail/10314-pumpkin-ash-ln-tomball-tx-77375/16395722

and I can cross sell this home:
https://www.har.com/homedetail/1719-sun-dial-dr-angleton-tx-77515/15895617




edited to add: I think its great that you did your research and I know the sales rep out there, she will be transparent on any questions you have and I encourage you to ask them!
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AgsMyDude
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8:37a, 10/22/23
AG
First time home buyers and $600k properties.

What a time to be alive.
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MookieBlaylock
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In reply to AgsMyDude • 9:10a, 10/22/23
AG
AgsMyDude said:
First time home buyers and $600k properties.

What a time to be alive.


He is only FTHB in name only, dude had 600k cash
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AgsMyDude
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In reply to MookieBlaylock • 9:40a, 10/22/23
AG
MookieBlaylock said:
AgsMyDude said:
First time home buyers and $600k properties.

What a time to be alive.


He is only FTHB in name only, dude had 600k cash


For sure but still a FTHB
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Mas89
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In reply to 2026NCAggies • 10:03a, 10/22/23
AG
Plugging in that address to the fema flood maps shows that that back yard appears to be in zone AE of of flood zone. Assuming the address/ map pulled up correctly. Google fema flood map and enter the address. Those do not appear to be " canals " but large drainage ditches.
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jja79
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In reply to AgsMyDude • 10:55a, 10/22/23
AG
AgsMyDude said:
First time home buyers and $600k properties.

What a time to be alive.


I thought the same thing. Congratulations to him.
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2026NCAggies
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10:18p, 10/23/23
Thanks Ags, for the good advice. I'll make sure everything is clear on the flood front.

Figured the dredging of the canal was a pipe dream. Until awhile down the road at least.

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2026NCAggies
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In reply to swimmerbabe11 • 10:33p, 10/23/23
swimmerbabe11 said:
I want to be very clear that I am biased and feel very conflicted in responding to this thread about a community that I do not represent, but is in my "team".

Things I know:
Waterstone is a beautiful community in a beautiful area and I think that floorplan is great.
That developer has been very difficult to work with and I would not be counting down the days to building a canal.
I personally think that once the community is sold out..developer doesn't matter than much, esp if you con't care about the canal/the HOA changes management companies once they are sold through.

Our end of year is right now.. so this is the time to negotiate. I don't have access to see what deals they have been taking in that community, so I can't help with that. If you lowball, expect a counter..but if you want the home, they are going to try to make sure both sides are happy.

If I were buying new construction, I personally would want to meet the project managers more than the sales rep. They are the people who will be doing warranty calls etc. The sales rep out there is outstanding and I do very much like her...but her project manager is very very good and when I sell out my community, I hope I keep my guys or get Waterstone's.


Shameless plug, I have really great opportunities in my community in Tomball and a Halloween event happening on the 26th with Mahaffey elementary. My homes are priced under 400k.

https://www.har.com/homedetail/10418-astor-point-trl-tomball-tx-77375/16412195

https://www.har.com/homedetail/23035-sandhill-crest-ct-tomball-tx-77375/16426194

https://www.har.com/homedetail/10314-pumpkin-ash-ln-tomball-tx-77375/16395722

and I can cross sell this home:
https://www.har.com/homedetail/1719-sun-dial-dr-angleton-tx-77515/15895617




edited to add: I think its great that you did your research and I know the sales rep out there, she will be transparent on any questions you have and I encourage you to ask them!


Thank you so much. Yes the sales rep is really good and very nice lady

The canal isn't a big deal for me honestly. Like you said area beautiful, good schools and values should only go up in Montgomery. A lot of people area are moving out of Harris county.

Yep. Whoever built those houses did a good job.

Anyway thanks again everyone. I'll let y'all know how we come out

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SteveBott
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10:54p, 10/23/23
AG
Good luck 2023. FYI checking flood zone maps is not easy. They are using what seems like 1980's technology. At least last time I checked a few years ago. And they are not as precise as I would expect.

If in a zone it can be damn expensive. Another option is to have your soon to be insurance agent run it. I'd have it in the Houston are even not in a zone. About 500 a year if not in a zone. Thousands in one.
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NoahAg
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In reply to AgsMyDude • 12:55p, 10/24/23
AgsMyDude said:
First time home buyers and $600k properties.

What a time to be alive.
It's like House Hunters:

"She's working on her masters in mid-15th century Mediterranean fashion. He's a freelance canine behavior counselor. Their budget is $650K."
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NoahAg
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In reply to swimmerbabe11 • 12:59p, 10/24/23
Quote:
If I were buying new construction, I personally would want to meet the project managers more than the sales rep. They are the people who will be doing warranty calls etc.
This. I've known approximately one builder's sales rep that I would say I trust. Usually, they don't know much about homebuilding, bounce from one community to another, and will tell you everything they can to make the sale, regardless of whether or not it's true.
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swimmerbabe11
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In reply to NoahAg • 9:02p, 10/24/23
Wow, that was like "thanks for the agreeing with me, but also OUCH"
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NoahAg
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In reply to swimmerbabe11 • 5:25a, 10/25/23
swimmerbabe11 said:
Wow, that was like "thanks for the agreeing with me, but also OUCH"

I meant to say "with all due respect." I'm sure you're one of the 1% of good ones.

I do like K Hov as a builder.
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2026NCAggies
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In reply to swimmerbabe11 • 12:48p, 10/27/23
swimmerbabe11 said:
I want to be very clear that I am biased and feel very conflicted in responding to this thread about a community that I do not represent, but is in my "team".

Things I know:
Waterstone is a beautiful community in a beautiful area and I think that floorplan is great.
That developer has been very difficult to work with and I would not be counting down the days to building a canal.
I personally think that once the community is sold out..developer doesn't matter than much, esp if you con't care about the canal/the HOA changes management companies once they are sold through.

Our end of year is right now.. so this is the time to negotiate. I don't have access to see what deals they have been taking in that community, so I can't help with that. If you lowball, expect a counter..but if you want the home, they are going to try to make sure both sides are happy.

If I were buying new construction, I personally would want to meet the project managers more than the sales rep. They are the people who will be doing warranty calls etc. The sales rep out there is outstanding and I do very much like her...but her project manager is very very good and when I sell out my community, I hope I keep my guys or get Waterstone's.


Shameless plug, I have really great opportunities in my community in Tomball and a Halloween event happening on the 26th with Mahaffey elementary. My homes are priced under 400k.

https://www.har.com/homedetail/10418-astor-point-trl-tomball-tx-77375/16412195

https://www.har.com/homedetail/23035-sandhill-crest-ct-tomball-tx-77375/16426194

https://www.har.com/homedetail/10314-pumpkin-ash-ln-tomball-tx-77375/16395722

and I can cross sell this home:
https://www.har.com/homedetail/1719-sun-dial-dr-angleton-tx-77515/15895617




edited to add: I think its great that you did your research and I know the sales rep out there, she will be transparent on any questions you have and I encourage you to ask them!
Hey could you check your personal inbox, I have some questions about the process, we are having issues with the rep out there
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swimmerbabe11
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1:13p, 10/27/23
responded, happy to help!
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