I lived in Denver for 11 years and moved back to Texas just when this project was beginning. I have several friends that live in Stapleton and they absolutely love it. Seeing Stapleton come to fruition is why we bought in Mueller.
It's a very impressive development - my brother and his family just moved to Denver and I plan on checking out Stapleton when we get around to visiting them. It does seem like there is a "Gap" problem at Stapleton as well, but that's just based on looking at available homes on the website.
It also struck me that the income qualified places were in their own sections. Even though Mueller is thus far not making the affordable house "indistinguishable" as they were supposed to, they are mixed in with everyone else and I think that's an important and good thing.
Stapleton is HUGE! 7.5 square miles translates to 4,800 acres, compared with Mueller's 711 acres (1.1 square miles). And it might be even more dense than Mueller, though I don't know how they've accounted for multifamily versus single family construction. From the article above: "The developer eventually chose 20 building companies that are now building 15 housing types, generally on small urban lots with density as high as 25 homes to the acre." By my math, there are roughly 13 of Mueller's 37' x 90' lots per acre.
Pricing at Stapleton does seem fairly comparable to Mueller, at least on the low end. We don't have $1,000,000+ units yet, but I'm sure they'll make their way in later if there is a perceived demand.
From the article: "Stapleton homes sell from $120,000 to over $1 million, with apartment rents from $600 to $2,000 a month." Looking at the Stapleton website, the lowest priced homes (from the low $100s to the mid $100s) come with a tag "income qualified." Market rate homes start at the low $200s, for a unit in what appears to be comparable to the Mueller Houses. Detached single family starts at the mid $200s, with a home roughly comparable to DW's SoCo or Meritage's Vaughn/Keeton.
At Mueller, I am hoping that as we start to see more varieties of townhouse/rowhouse/condo/multifamily construction in later phases, we will see the gap between affordable and market rate narrow.
If the article is accurately representing the development, income groups are mixed: "Significantly for social diversity, homes for drastically different household incomes often exist on the same block or across the street from each other." I didn't look closely at any maps to verify that, though.
At Mueller, I like how the affordable houses are mixed in with the rest of David Weekley's construction, and in my opinion, they blend in very well. There's been more than one instance where we've been wandering around the construction site and decided to go through a SoCo, only to realize the house we'd entered was one of the affordable homes, or vice versa. Also, some of the facades for the affordables are ridiculously cute. Vying for my favorite of all the facades presently under construction - from any builder at any price level - is Elevation B of the Pecan.
I REALLY wanted to move back to Denver and live in Stapleton but could not afford a detached single family home there. We bought the Scott plan from Meritage and to get something comparable in Stapleton we would have paid 450 - 500k. I have friends that live there and I visit often. It is a beautiful community, but Austin's home prices are still much more affordable.
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