help me choose a area!

[tktwhiz]

Hello beyond,

I am currently looking to purchase my first home.

Areas I'mlooking at is Chaparral Valley, Walden, and Legacy.
I have found a floor plan that i love to go on a lot in Chaparral Valley, that is not offered in Walden or legacy, its about $20000 cheaper than Walden.

For Walden, basically same option, don't care about floor 5lan, but don't hate it. Talking to the sales rep, it would bring most financial gain after all said and done after community is completed.

what do u rrecommand ? Chaparral Valley or Walden?

[jaeden]

I don't know a ton about either area in terms of amenities, but IMO the access in and out of Chap Valley sucks. Granted its not a huge community but there is really only one road. Its also a larger hill so could be dodgy in the winter.

Besides price and the details of your lot selection, it seems like it would really come down to what will be in walking distance of your home. Both communities are close to the same things via car. Either one will have you waiting a few years at least for things like shops, playgrounds, and schools to be built (unless they exist already of course...)

I wouldn't give too much weight to the sales rep's opinion of future value. They are pretty motivated to tell you whatever will get you to buy.

My last thought is for first time buyers, often times you don't really know what you want in a home. Unless you have rented a bunch and have a good idea of what floorplans would fit your lifestyle, I would tend towards keeping things simpler and cheaper.

[tktwhiz]

basic run down is like

chap valley 1800sqf double attached garage walkout and open concept i love. $525k

walden 2100 sqf double attached garage, walkout cal-de-sac pie lot, and more traditional homes... $545k

just curious to see which area has more potential investment wise?

[Masked Bandit]

The cons with CV are A) only one road in & out and B) I don't think there will ever be any businesses down there like a gas station / convenience store. That means EVERY time you want something you'll have to get in the car. Walden on the other hand already has that taken care of.

Do you get lake access down in CV? If so, then that would be enough to tip the deal for me. Even if you personally have no use for that, come resale time it's gold. If there is no lake access though I would go back up to Walden (not Legacy, whole other conversation) and keep pushing the builders to change the floor plan to what you want down in the Valley. Which builders are you looking at down in the Valley versus Walden?

[J.M.]

Walden. Not too far away from all the other local amenities in the shawnessy/somerset area. Don't even consider legacy lol fuck that place is literally in the middle of nowhere haha

[BlueHaloGirl]

I don't know either area well but based on your description of both and the lots I'd say go Walden. Cul-de-sac and pie lot are hard to find and are so awsome! No traffic!! Also sounds like the better choice for ammenities close by without haveing to drive.

[88CRX]

The price difference is probably almost all because of a cul-de-sac pie lot. Maybe someone else can speak to it but I bet that lot is a $15k upgrade by itself.

[jaeden]

Originally posted by 88CRX
The price difference is probably almost all because of a cul-de-sac pie lot. Maybe someone else can speak to it but I bet that lot is a $15k upgrade by itself.

When we looked about 18 months ago, starter home pie lot in Auburn Bay was a $7K premium. I think this was on a side road, not cul-de-sac.

[A790]

What are your priorities with respect to location? Proximity to schools, services, work, etc?

My advice would be to buy the location that makes the most sense for your lifestyle. Both areas are nice and will certainly appreciate in value over time.

[KappaSigma]

None of the above.

[Type_S1]

Do you work downtown? if so go take a drive in the morning from there into downtown and realize you mine as well be living in Airdrie or Cochrane with how retarded the commute is. I am surprised they call that Calgary.

[schocker]

Originally posted by Type_S1
I am surprised they call that Calgary.
Until recently, I thought Walden wasn't in Calgary :rofl:

[tktwhiz]

I don't work DT
I work up north so my commute is only to the air port once a week, so i m not tied up to live anywhere close to DT.

Recently found out that 135kv transmission line would be passing along stony just north of CV. I think I'll pass that.

Walden is too expensive and I would be house poor for couple years and I don't think I would like to be in that position...

Ahhhh the joy of house shopping..... I had enough for a while lol

[leftwing]

Is there a reason you are only considering new builds? There are a few houses in Chaparral for sale that seem to fit your criteria. I would choose Lake Chaparral over the Valley for the simple reason of lake access. If you have kids, having access to the lake is a huge asset I would think.

Also what about other communities nearby such as Silverado or Cranston?

[JRSC00LUDE]

300 square yards!

[tktwhiz]

Haha I guess for me lake access is not a big deal... I would probably never use it anyway and I don't want kids.

I have looked at a few resale homes but nothing really had caught my eyes. And all resale homes have premiums on its prices.

[Freedom69]

If you're looking for future gains on the house investment wise and like the area, check out Auburn Bay or Mahogany. Newer communities closer to the new hospital, Lake access and close to Stony as well.

I am currently in Mahogany and move to Cranston Riverstone at the end of the month. It breaks my heart because it's a great community and I'll miss the lake for sure. I'll be living in the river valley and being a fly fishing fanatic, it's not a bad trade off I guess, only moving so my kids can go to the school their friends are going to...

They're projecting an instant 40% increase in value for Mahogany as soon as the hospital opens fully and more increase as the community grows. It'll be Calgary's largest man made lake when it's done and Mahogany will be Calgary's largest community as well.

Auburn Bay is a great community as well and a little less expensive than Mahogany.

Be careful when assuming you'll get lake access in Chaparral because it may not be the case, this is the same for other older lake communities as well.

Just my two cents...

[JamMan23]

Originally posted by Freedom69
They're projecting an instant 40% increase in value for Mahogany as soon as the hospital opens fully and more increase as the community grows.

I literally laugh out loud when I read these kinds of statements. You really think a 400k house is going to become a 560k "instantly" when the hospital is fully open? "They" are salesmen.

As far as new communities go, I don't think a place like Walden or Legacy are that bad, they are both under 10 minutes from Somerset station, meaning it's better than any new community east of the Bow (Cranston, Auburn Bay, Mahogany, etc...)

[Freedom69]

Originally posted by JamMan23


I literally laugh out loud when I read these kinds of statements. You really think a 400k house is going to become a 560k "instantly" when the hospital is fully open? "They" are salesmen.

As far as new communities go, I don't think a place like Walden or Legacy are that bad, they are both under 10 minutes from Somerset station, meaning it's better than any new community east of the Bow (Cranston, Auburn Bay, Mahogany, etc...)

Laugh away buddy...

I bought my house 2 and a half years ago for $470000 and just sold it for $589000 and the hospital only partially opened. I was just giving an option, but thanks for your opinion...

[KappaSigma]

The value went up cause about 3 years ago real estate was much softer. I bought my place for 550 and its worth 700k now. Has nothing to do with a hospital.

[J.M.]

Originally posted by Freedom69


Laugh away buddy...

I bought my house 2 and a half years ago for $470000 and just sold it for $589000 and the hospital only partially opened. I was just giving an option, but thanks for your opinion...

Yeah but you now have to buy another place and it's probably gonna cost a lot more than the $470k you paid 2.5 years ago for the place you just sold.

Mahogany is a nice community though, the lake there is awesome.

[Freedom69]

Originally posted by J.M.


Yeah but you now have to buy another place and it's probably gonna cost a lot more than the $470k you paid 2.5 years ago for the place you just sold.

Mahogany is a nice community though, the lake there is awesome.

Indeed I did pay a lot more for the new house I move into at the end of the month, but it's on the river and wasn't affected by last years floods due to great planning by the developer. The house is not in the same class as the current house, it's a definite move up I guess so it's not an accurate comparison.

Again, investment is always in the back of my mind and the fact there is only a total of 1100 lots available, value will increase when that last lot sells.

For the guy that said the hospital had nothing to do with the increase on the House in Mahogany, that statement is incorrect. 8500 jobs to be had at the Hospital itself so living in a community like Mahogany, Auburn Bay or Cranston is very appealing so of course it would add value to the communities close by.

Throw in the associated businesses, retail and other opportunities that will come because of the hospital and that will also add value by default.

Of course you have the right to your opinion.

[Mr_John]

Originally posted by Freedom69


For the guy that said the hospital had nothing to do with the increase on the House in Mahogany, that statement is incorrect. 8500 jobs to be had at the Hospital itself so living in a community like Mahogany, Auburn Bay or Cranston is very appealing so of course it would add value to the communities close by.


The properties will definitely increase in value because of the hospital, but not by 40%.

[Civic_Drift]

If I have kids, I'd choose to live in Chaparral, Cranston, or Auburn Bay because there are schools there already or soon-to-be (Auburn Bay).

[Freedom69]

Originally posted by Civic_Drift
If I have kids, I'd choose to live in Chaparral, Cranston, or Auburn Bay because there are schools there already or soon-to-be (Auburn Bay).

Agreed, and one of the reasons for the move for me. Great point.

[leftwing]

Originally posted by tktwhiz
Haha I guess for me lake access is not a big deal... I would probably never use it anyway and I don't want kids.

I have looked at a few resale homes but nothing really had caught my eyes. And all resale homes have premiums on its prices.

I am not sure if I am right or not, but don't new houses typically depreciate instantly, the same way new cars depreciate once they are driven off the lot? I may be completely off here, but I thought that I heard/read that somewhere.

Not sure how old you are, but even for adults having lake access is pretty awesome and underrated. Ill stop trying to sell you on lake access now.

If you don't have kids and aren't planning on having any, do you really need a 2000 sqft house? Just a thought to consider. You mention not wanting to be house poor, and seems like you can afford the price you are looking at but from a necessity standpoint that seems like a lot of wasted house. Have you considered the new townhouse builds in the communities you are looking in?

[Mr_John]

Originally posted by leftwing


I am not sure if I am right or not, but don't new houses typically depreciate instantly, the same way new cars depreciate once they are driven off the lot? I may be completely off here, but I thought that I heard/read that somewhere.


That's the first I've ever heard that. Many people don't have the patience or flexibility to wait 'x' months for a property to be built so they'll pay the premium for a move in ready.

[oz388]

Chaparral Valley and Riverstone of Cranston are both built within the flood fringe. Wouldn't this cause negative impact to future value of these communities?

Walden is built on a closed landfill with a lot smaller units for younger/poorer families. Legacy, although now it is at middle of nowhere, however it started as a up-scaled community with expensive estate homes, I would choose Legacy over Walden.

Auburn Bay and Mahogany, both would cost you $500+ to $800+ in annual community fees for a couple month of lake access in summer. (I assumed most ppl would rather stay home in winter)

[CapnCrunch]

Hearing the name Walden always makes me think of a mixture of Compton and Watts.

[JamMan23]

Originally posted by oz388
Chaparral Valley and Riverstone of Cranston are both built within the flood fringe. Wouldn't this cause negative impact to future value of these communities?

Walden is built on a closed landfill with a lot smaller units for younger/poorer families. Legacy, although now it is at middle of nowhere, however it started as a up-scaled community with expensive estate homes, I would choose Legacy over Walden.


When you go to the sales center for Riverstone or Chap Valley you hear "We've done X Y Z making it impossible to flood!" as well as "It didn't flood in 2013 at all!". I think that probably calms most people. We'll see how "impossible" it is in 10 years...

I don't see the landfill as a big deal, I never smell anything, my problem is that they say it will become "parks and paths", but I see it being a big barren hill for a long time...

That whole area will feel sort of "middle-of-nowherey" for a while, there is a big mall planned in between Walden and Legacy, when that is built out (10-15 years) people will forget it was ever on the edge of the city (like any other development).

[Freedom69]

Originally posted by oz388
Chaparral Valley and Riverstone of Cranston are both built within the flood fringe. Wouldn't this cause negative impact to future value of these communities?

Walden is built on a closed landfill with a lot smaller units for younger/poorer families. Legacy, although now it is at middle of nowhere, however it started as a up-scaled community with expensive estate homes, I would choose Legacy over Walden.

Auburn Bay and Mahogany, both would cost you $500+ to $800+ in annual community fees for a couple month of lake access in summer. (I assumed most ppl would rather stay home in winter)

The Developer designed Chaparral Valley and Riverstone of Cranston with potential flooding in mind. Both made it through the flood of a million years unscathed last year. Being that I was considering buying in Riverstone, I went down and watched very closely and after seeing what I saw at the peak of the flood, I decided to buy.

Mahogany, where I've lived the last few years is an all year community as far as the lake goes with skating in the Winter. This is Canada, so if people live here and would rather stay home in the Winter, they should look to live elsewhere...
Auburn Bay is the same...
Mahogany Annual Dues are under $400 and it's worth at least double that in my opinion.

I really don't care if someone is interested in the communities I mentioned, I was simply giving options based on what I know from experience.

It might help the OP if everyone would do that instead of speculating on what they think, rather than known facts and numbers...

Just my two cents.

[JamMan23]

Originally posted by Freedom69

Mahogany, where I've lived the last few years is an all year community as far as the lake goes with skating in the Winter. This is Canada, so if people live here and would rather stay home in the Winter, they should look to live elsewhere...
Auburn Bay is the same...
Mahogany Annual Dues are under $400 and it's worth at least double that in my opinion.


Lakes are overrated in Calgary, you're basically paying for a skating rink most the year. The HOA fees are such a good "deal" because a lot of residents don't even use the thing, like a company health insurance policy. Half the people are subsidizing it for the other half.

[J.M.]

Originally posted by JamMan23


Lakes are overrated in Calgary, you're basically paying for a skating rink most the year. The HOA fees are such a good "deal" because a lot of residents don't even use the thing, like a company health insurance policy. Half the people are subsidizing it for the other half.

There will always be people buying homes in areas with lakes no matter what

[Freedom69]

Originally posted by JamMan23


Lakes are overrated in Calgary, you're basically paying for a skating rink most the year. The HOA fees are such a good "deal" because a lot of residents don't even use the thing, like a company health insurance policy. Half the people are subsidizing it for the other half.

It's very obvious you've never lived in a lake community, and for some reason you've chosen to side track this thread with your opinions on them...

To each their own.

[oz388]

Originally posted by tktwhiz
Hello beyond,

I am currently looking to purchase my first home.

Areas I'mlooking at is Chaparral Valley, Walden, and Legacy.
I have found a floor plan that i love to go on a lot in Chaparral Valley, that is not offered in Walden or legacy, its about $20000 cheaper than Walden.



I've been looking to build a new house in deep south of Calgary as well and spent quite awhile time researching builders, lots, communities. My pick for your 3 options are:

1. Legacy - (still in early development stage meaning you can get in cheap with the newest designs from builders, and it has great potential to be a luxury community just looking at the amount of Estate homes they are planing to build there.)
2. Chap Valley - (since u've found the lot and floor plan that u loved and is $20000 cheaper than else where; these r good reasons, however do consider Heavy Fog, Highway Noise, Limited Road Access issues.)
3. Walden - (I won't consider a landfill community therefore I don't know Walden enough)

[Masked Bandit]

Originally posted by oz388
Chaparral Valley and Riverstone of Cranston are both built within the flood fringe. Wouldn't this cause negative impact to future value of these communities?

Walden is built on a closed landfill with a lot smaller units for younger/poorer families. Legacy, although now it is at middle of nowhere, however it started as a up-scaled community with expensive estate homes, I would choose Legacy over Walden.

Auburn Bay and Mahogany, both would cost you $500+ to $800+ in annual community fees for a couple month of lake access in summer. (I assumed most ppl would rather stay home in winter)

Walden is NOT built on a closed landfill. There is a now closed landfill ADJACENT to Walden that is set to become soccer fields / green space at some point.

Are you sure about the community fees in Auburn Bay & Mahogany? We're in Lake Chaparral and our annual fees are only ~$350. I think it's close to that in Cranston and they don't have a damn lake.

[jaeden]

Someone else already posted and I can confirm the HOA fees for Mahogany are in the $400 range per year.

[oz388]

Originally posted by Masked Bandit


Are you sure about the community fees in Auburn Bay & Mahogany? We're in Lake Chaparral and our annual fees are only ~$350. I think it's close to that in Cranston and they don't have a damn lake.

Auburn Bay
Annual fees for 2014-15 are:
Standard - $435.52
Lake Access - $598.85
Lake Shore - $871.03

I live in Cranston and I pay $165 a year.

[TurboK]

All three communities are great choices if you are looking down south and really comes down to personal preference at the end of the day. I think its also important to think about what builder you are using as well. Which one did you have in mind?

[tktwhiz]

i was thinking cardel, put deposite down and found out about the planned 138kv transmission line.... and i said no..

haha maybe ill wait little bit until markets little better for the buyers. :cry:

[tktwhiz]

Originally posted by Mr_John


The properties will definitely increase in value because of the hospital, but not by 40%.

yah if it was the case... but that seems little bit too high considering homes there are about $400k - $600k... unless my math is way off..


Originally posted by leftwing


I am not sure if I am right or not, but don't new houses typically depreciate instantly, the same way new cars depreciate once they are driven off the lot? I may be completely off here, but I thought that I heard/read that somewhere.

Not sure how old you are, but even for adults having lake access is pretty awesome and underrated. Ill stop trying to sell you on lake access now.

If you don't have kids and aren't planning on having any, do you really need a 2000 sqft house? Just a thought to consider. You mention not wanting to be house poor, and seems like you can afford the price you are looking at but from a necessity standpoint that seems like a lot of wasted house. Have you considered the new townhouse builds in the communities you are looking in?

im not too sure about depreciation of new homes at this moment, but i know that builders prices it out to the forcasting prices when the home you are building are complete, correct me if im wrong here..
yah 2000 sqft home maybe little on the big side for me, but thing is there are so much difference between homes if your sqftage of the homes go down, you definitely pay less but it just don't feel the same, like no bonus room and tiny kitchen...

also looked at townhomes and duplexs and mainly just worried about noise thru the walls, with all the advanced sound systems now, it just comes right thru your wall.

this is my problem, was looking at town homes and deplex, with few more bucks i can get detached single family homes.... maybe $20k more i can get good size single family homes in airdrie! yay... now $20k more i can get like single attached garage homes in calgary.. not so bad.... damn for $20k more i can get decent double attached garage home!!... but wait... for another $20k more.... the shit just keeps on goin....... ahhhhhhh:nut: :nut: :nut:


Originally posted by oz388
Chaparral Valley and Riverstone of Cranston are both built within the flood fringe. Wouldn't this cause negative impact to future value of these communities?

Walden is built on a closed landfill with a lot smaller units for younger/poorer families. Legacy, although now it is at middle of nowhere, however it started as a up-scaled community with expensive estate homes, I would choose Legacy over Walden.

Auburn Bay and Mahogany, both would cost you $500+ to $800+ in annual community fees for a couple month of lake access in summer. (I assumed most ppl would rather stay home in winter)

that negative impact is what im worried about if it does flood out even one home in the community, the media would blast out and impact the property value...

on the other hand, i have checked out legacy, but it doesn't seem so premier as they make it to be... nowadays its all mixed with laned homes, townhomes, multi family homes anyways...

[oz388]

Originally posted by tktwhiz
i was thinking cardel, put deposite down and found out about the planned 138kv transmission line.... and i said no..

haha maybe ill wait little bit until markets little better for the buyers. :cry:

where and when will the transmission line be built?

[tktwhiz]

Originally posted by oz388


where and when will the transmission line be built?

https://www.enmax.com/generation-wires/transmission-and-distribution/current-projects/foothills-area-transmission-development-south

its only a proposal right now but alternate isn't much better, and don't really make sense for the Enmax.
jun of 2015 is what it says.. hummm kinda convenient considering chap valley community supposely be completed just around that time... builders would have sell all the lots by then.

[TurboK]

That's too bad, you definitely don't want to be living near one of those power lines. Are you still looking at the other two areas?

[tktwhiz]

Originally posted by TurboK
That's too bad, you definitely don't want to be living near one of those power lines. Are you still looking at the other two areas?

oh yah i will still look around but thinking of taking a break for a bit... its so much work..

[TurboK]

Try using www.newhomescentral.com. Makes finding a new home a lot easier.