LEADER LISTING The Leader • Saturday, July 25, 2020 • Page 1B
Contentious housing project back in play By Adam Zuvanich azuvanich@theleadernews.com
Photo by Zarah Parker Laura Gleen, left, and Kevin Strickland attended a neighborhood meeting on March 14 at the property at 1433 Dian St., where a developer plans to construct a 108-unit apartment complex that would cater to low-income renters.
mentation that the civic club’s southern boundary is 15th Street – just north of the project site – meaning the Shady Acres group did not need to be notified as required by the statute used to award the tax credits. In a letter outlining his
decision, Wilkinson wrote that he sided with the developer because the map provided by the civic club was outdated and that the developer’s argument was corroborated by information on the civic club’s Facebook page and by records
Market Update
Area home sales plunge as pandemic takes hold
recipients during the meeting. Based on the latest application log on the TDHCA’s website, dated June 26, the project’s score had it in good position to be awarded the tax credits. Nearby resident Kevin Strickland, who is part of the
GREENWOOD KING
PROPERTIES Agent Spotlight
Juli Moore
By Landan Kuhlmann
y o u r f i n d t o p l a c e
time last year $567,915 got you a home here – this year one can be had for $545,450 on average through the end of June, according to HAR. Year-to-date median price dropped slightly (1.4 percent) down to $473,500. 77009 On the eastern edge of the Heights, there was the most dramatic sales downturn year-over-year. Only 32 homes closed in this area last month, nearly a 53 percent drop from the 68 sold last year. Through the end of June, this zip code has also experienced the second-largest dip in year-to-date sales. Agents have seen just 215 sales, compared to 296 during the same period last year. Accompanying the sales increase were price spikes. The average home buyer paid $538,528 in these neighborhoods, an 11 percent June increase year-over-year. Median home price rose to $454,000, with the 12.2 percent spike the largest in area neighborhoods. To date, a home costs $505,901 while the median price sits at $435,000. 77007 For the southernmost portion of the area that includes Rice Military, it was a rough month as it was for many others. June saw a 15.2 percent dip in sales, with just 72 last month compared to 85 the previous June. There has also been more than a 12 percent downturn to date, with 363 sales so far in 2020. Average June home prices rose 2.7 percent year-overyear, up to $573,877. Median prices for the month also rose with a 4 percent increase to $488,750. Year-to-date, the average home buyer has paid $513,402, a 6 percent dip from the same period last year. Year-over-year median price through the end of June is relatively steady, rising from $455,000 to $459,000.
6007 Pineshade, $520s Kristin Tillman, 281.785.3566
a
local neighborhoods. Pricing trends in this neighborhood saw both average and median prices increase slightly year-over year. The average home closed for $286,284 (a 4.6 percent rise), while the $282,500 median price was a jump of about 2.6 percent. Year-to-date, homes are going for $284,053 (flat from last year), while median prices are 4.9 percent higher than 2019 at $277,900. 77091 The zip code including the Northside and Greater Inwood neighborhoods was the only locale in the area to experience a spike in sales. June closings were up 41.2 percent year-over-year, with 24 coming off the market compared to 17 the previous year. Also the only neighborhood ahead of its pace from last year, there have been 107 sales through the end of the month – up 32.1 percent from 2019. On the pricing front, yearover-year June average prices dipped down to $230,925, while median prices increased by 2.3 percent up to $243,500. Year-to-date, the average home here has cost $256,112. Through the same period last year, median price is up to $255,000. 77008 Down in the Heights, buyers were slightly less frequent than the same month last year. Agents saw 92 homes come off the market in this area, down 7.1 percent from the 99 sold last June. The neighborhood has sold just 430 homes through the end of June 2020, marking a 15.4 percent downturn from the same point in 2019. Average home price in this market was $537,485 last month, down 5.6 percent for the month year-over year. Meanwhile, median home prices came in at $476,500 last month, a 6.4 percent drop from June 2019. At this
P R O P E R T I E S
Photo from Houston Association of Realtors website Homes sales in many of the local zip codes saw a sharp dip last month.
h o m e
713.502.0775 / jmoore@greenwoodking.com
landan@theleadernews.com
The Houston Association of Realtors (HAR) said in a recent news release that home sales in the region at large have surged back to normal Houston summertime levels despite the COVID-19 pandemic, due to properties going under contract before the pandemic hit. However, many local neighborhoods cannot say the same. In the six zip codes served by The Leader, five of them saw a significant dip in year-over-year June closings and are well off of their 2019 pace, according to the most recent report from HAR, while home prices saw a mixed bag of results. Only the Northside/Greater Inwood area (77091) saw a year-over-year rise in June home sales per the report, while the Woodland Heights/ Sunset Heights/Northside Village neighborhood (77009) saw the most dramatic dropoff. New listings were down 7 percent in Houston the week ending July 13, while properties withdrawn due to COVID-19 rose by 2.1 percent last week, according to HAR. 77018 In the Garden Oaks and Oak Forest neighborhoods, sales dropped by nearly 14 percent compared to the same month last year. Over the course of the month, 62 homes closed in the area – down from 72 sales during the same period last year. Through the end of the month, the area is also 7.4 percent behind its 2019 pace, with 301 homes sold by month’s end. Home prices here showed the most significant dip for buyers, with average prices dropping 13.7 percent down to $485,353. Meanwhile, median home sale prices came in at $398,950 – down nearly 12 percent year-over-year. Yearto-date, the average price is down 2.9 percent, while median prices held at $415,000. 77092 On the western edge of the area, there was also a significant decline in sales. Just 19 homes came off the market last month, compared with 24 the previous June – a 20.8 percent dip. Accordingly, the area is also well off last year’s sales pace, with just 99 homes sold through the end of the month. The figure marks a 32.2 percent drop from the 146 sold through this time last year – the largest among
with the City of Houston Department of Neighborhoods. So the Dian Street Villas project was back in the running for the tax credits heading into Thursday’s meeting of the TDHCA governing board, which was scheduled to select
GREENWOOD KING
Area homeowners’ monthslong effort to block an affordable housing project in their neighborhood might fall short – by a margin of one block. The several hundred Heights-area residents opposed to the Dian Street Villas, a 108-unit, mixed-income apartment complex planned for 1433 Dian St., thought they had successfully thwarted the project on June 23. That’s when the developer’s application for 9 percent federal housing tax credits was terminated by the Texas Department of Housing and Community Affairs (TDHCA), which awards the annual tax credits based on a competitive scoring system. The TDHCA ruled at the time that the developer, Houston-based nonprofit Texas Inter-Faith Housing, should have notified the Shady Acres Civic Club of its plan as part of its application submitted earlier this year. The decision was based on information provided by the Shady Acres Civic Club, which told the TDHCA that the project site was within its boundaries. But TDHCA executive director Bobby Wilkinson reinstated the application July 9 after an appeal by the developer, which provided docu-
group opposed to the project, said he thought it had a “50/50” chance of being awarded. “It’s difficult to predict,” he said. “There’s so much politics in all of this.” Russ Michaels, the executive director for Texas InterFaith Housing, did not respond to a text message seeking comment. He previously said the project, which calls for three stories atop a parking garage and 96 of the 108 units to be reserved for low-income renters, likely would not move forward without tax credits that are worth millions of dollars over a 10-year period. The project had a favorable score going into Thursday’s selection meeting in large part because it received letters of support from the Houston City Council and State Rep. Anna Eastman. The office of city council member Abbie Kamin, who represents the area and voted to support the project, did not comment about its status when asked to provide one earlier this week. “I hope the application is approved,” Eastman said in a Wednesday text message. “To lose the opportunity over a technicality in how neighborhood organization boundaries are registered with the state seems wrong to me. The folks
1911 W. 15th, $470s Dena Musfy, 281.935.6993
3014 Heritage Creek Oaks, $420s Colleen Sherlock, 713.858.6699
1137-A W. 21st, $390s Juli Moore, 713.502.0775
See Dian P. 3B
Page 2B • Saturday, July 25, 2020 • The Leader
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After getting his degree in Business Management from Texas State University (then Southwest Texas State), real estate never really crossed Harley Hedgpeth’s mind as a career path. Now, the longtime area resident and Berkshire Hathaway agent isn’t sure how he didn’t think of it sooner, and uses that experience to create the best situation for anyone who comes to him. Hedgpeth was originally an oilfield transportation salesman for more than 25 years before even considering the notion of real estate. But during the process of building himself two homes in the Houston area – one in 2004 and another in 2010 – he caught the bug. “Through that process I just kind of switched gears to real estate. Later, I purchased some homes for investments, and realized I was pretty good at it,� he said. “So I decided to become a realtor.� Hedgpeth has worked with both buyers and sellers as an agent for Berkshire Hathaway Home Services Premier Properties since 2014, primarily focusing on properties in the Heights, Garden Oaks and his own neighborhood of Oak Forest. As a resident of the area for more than three decades – the Heights until 1999 and Oak Forest since then
– Hedgpeth believes that his experience in the neighborhood as it has evolved is a boost for his clients. If they need a rundown of the business climate, school situation or something else, he’s got it for them. “I’ve lived here so long and I love it, so I’m naturally an advocate for it. My knowledge of the area can help bring folks in and find the perfect home (for them),� he said. “I’m knowledgeable about homes and what it takes to find the quality property for a buyer or help a seller, and I know what information I need to give them so that they can go and make a sound decision.� Harley was recognized in 2019 as President’s Circle for Berkshire Hathaway Home Services Premier Properties, which is only given to the top 5 percent of agents nationwide. His satisfied clients are reflected in his 5-star rating on HAR.com. Further, his wealth of knowledge in negotiations, home construction and the intricacies of the local area gives his clients an inside track and steady guiding hand through what can be a stressful process. “(Couple that) with my knowledge of the area and I can help buyers get the best deal for their money and sellers get it for a fair market price,� he said. “I understand sales, so it naturally flowed over into real estate and helping people.�
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The Leader • Saturday, July 25, 2020 • Page 3B
These six foods can soothe your pet’s tummy troubles Dear Tabby, Our dog gets the occasional upset stomach, which often results in vomiting and diarrhea. The vet has checked it out and can’t seem to find a problem. We’ve resorted to treating the symptoms at home and were wondering if there are foods that we should keep on hand that might help him in times of intestinal distress? Tummy Troubles in Timbergrove
Dear Tummy Troubles, There’s nothing worse than having a pet who isn’t feeling well. Adding to the misery of watching your pet in pain is the clean-up that ensues from these moments of intestinal distress. The good news is that there are several foods that you can keep
on hand to help nurse your pooch through those times. These foods add needed vitamins, nutrients, healing powers and also might entice your sick pup to eat. Best of all: no emergency trip to the grocery store needed. Most items can be stored in your pantry or refrigerator for extended periods of time. Pumpkin Pumpkin is high in fiber and packed full of vitamins (just make sure you buy pure pumpkin and NOT pumpkin pie filling, which is chock-full of sugar). Pumpkin can help get your dog’s digestive system back on track in a jiffy and many dogs love the taste of it. In fact, you can add a little pumpkin to your dog’s food any time that you feel like he needs some extra fiber and vitamins in his diet. Shredded chicken Unseasoned chicken
is
easy for dogs to digest and often stimulates their appetite. Chicken is loaded with essential vitamins, nutrients and fats that can help get your dog over the “hump” of an upset tummy. Make sure to remove all bones and sharp pieces of cartilage prior to feeding. Rice Unseasoned, cooked rice can be added to dog food or served independently to a dog who needs encouragement to eat. It is a food item that is easily digested. Chicken or bone broth Mild in flavor and rich in hydrating nutrition, you can use chicken or bone broth in your dog’s food to stimulate his appetite. This easily-digested addition helps to quiet an upset tummy and provides moisture and flavor to a bland dog food. Plain, unsweetened
yogurt A tablespoon of plain, unsweetened yogurt can help replenish helpful bacteria that is often depleted when a dog has stomach problems. Yogurt can also encourage a dog to eat. Oatmeal Unsweetened oatmeal provides fiber and is easily digested for dogs who have upset stomachs. Make sure to cook the oatmeal in water (as opposed to milk) to circumvent any problems with dairy. When introducing new foods to your dog, be sure to offer in small amounts first. Also, be sure that what you’re feeding your dog doesn’t contain garlic or onion -- both toxic to dogs. And, lastly, if symptoms don’t resolve in 24 hours, seek help from your veterinarian.
Do you have a question for Tabby? Email her at deartabby questions@gmail.com.
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Dian, from P. 1B who stand to benefit from a project like this do not have an organized voice to advocate for their creation.” While the project has been fiercely opposed by a group of nearby residents – more than 700 signed an online petition called “Stop Dian Street Villas” – some who live in the area support the proposal. Kate Black said she represents a group of about 80 Shady Acres residents called “YIMBY Heights,” which supports affordable housing and the Dian Street Villas project. “I would be ecstatic if it was awarded the 9 percent tax credit,” she said. The neighborhood associations near the proposed apartment complex, while they include residents who support the Dian Street Villas, took a united stance against it last month. Greater Heights Super Neighborhood Council president Mark Williamson said the organization wrote a letter of opposition to the TDHCA on behalf of the Shady Acres Civic Club and nearby Clark Pines Civic Association, citing the project’s potential impact on traffic in the area. “You can argue about whether they made a goodfaith effort to fulfill the (notification) obligation under the state regulations,” Williamson said of the developer. “They seem to have missed the mark in some ways.” Williamson called the TDHCA’s required engagement process “confused and confusing” and said it should be clarified in future years. The TDHCA only recognizes neighborhood organizations that are on record with a county or Texas’ Secretary of State. And in his explanation for granting the developer’s appeal, Wilkinson said the fact the Shady Acres Civic Club’s boundaries aren’t recorded with the state made it difficult to corroborate its claim that its jurisdiction extends to 14th Street – which would have put the Dian Street Villas project within its scope. At the same time, Williamson said neighborhood organizations are not legally obligated to record their boundaries with the state. “If the state law says you have to be registered with the county or Secretary of State,
but neither the county nor the Secretary of State is willing to act as a repository for information about what areas these various people cover, I don’t know what the TDHCA is supposed to do,” Williamson said. “I don’t know what developers are supposed to do, and I don’t know what civic associations hope to do.” TDHCA spokesperson Kristini Tirloni said the agency follows the state’s rules for awarding the housing tax credits, and that the process is evaluated and amended every year. She also said the TDHCA provides public comment opportunities so residents can voice their opinions about the process. Strickland said he hoped the TDHCA’s four board members considered the neighborhood’s comments about the Dian Street Villas project when making their final determination about awarding the tax credits. He also said an award for Texas Inter-Faith Housing wouldn’t necessarily ensure that an apartment complex would be constructed near his home. Another key funding source for the Dian Street Villas project is the city, which has conditionally pledged $11 million from the Community Development Block Grant it received after Hurricane Harvey. The city is in an ongoing lawsuit with the Texas General Land Office, which wants to take control of $1.2 billion in disaster relief that it says the city has not used in a timely and responsible manner. Strickland said he also has been trying to facilitate a scenario in which the 2.05-acre property at the southwest corner of Dian and 15th streets is used for another form of affordable housing that is not an apartment complex. In a letter to the TDHCA supporting Texas Inter-Faith Housing’s appeal, the current property owner, Dian Park, LP, wrote that it originally purchased the land for the development of a townhome complex. The property, which Texas Inter-Faith Housing has under contract, previously was used for commercial purposes. “Whatever happens on Thursday may not be the end of the story,” Strickland said.
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Page 4B • Saturday, July 25, 2020 • The Leader
Remembering Tony Vega A drive-through memorial service for Tony Vega, a local pastor and owner of Tony’s Mexican Restaurant in Shady Acres, was held last Sunday in the restaurant parking lot. At right are the signs set up to greet mourners. Below, a young area resident looks at an altar set up in remembrance of Vega. In bottom right photo, Vega’s widow, Liz Vega, right, is embraced by a community member. (Photos by Adam Zuvanich)
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