We are a young couple with a baby and have been renting in the Beachwood area (opposite the mall) for the last 7 years. I work in Cleveland East area between Euclid & Noble Road, the Lake View Cemetery is nearby. We are looking to buy a house and move to the West Side either Westlake/Avon. Our budget is $350K max.

 

Westlake seems much nicer and closer to what we are looking for, urban, closer to shopping, to the highway, excellent schools, restaurants but the houses are out of budget and older. Avon seems more rural, not sure about the school ratings, but the housing is newer and within our budget. The commute from Avon is longer too.

 

Any ideas on what our housing search strategy should be. Should we stay focused on Avon? Or should we only look at Westlake. How is the school and housing resale market in Avon. I know its great in Westlake but not sure about Avon. What about the commute from the West side to the East side. Would that be a pain? Currently I have a 20 min commute from Beachwood and would be ok with 30 - 35 mins on the highway. Also we are looking for Single Family homes in a neighborhood.

 

Thank you.

I can't advise on the real estate questions as I am a renter, have rented all over the W and SW side. I can tell you, having worked E and lived W that the commute is a complete and total pain. I'm not completely familiar with the area where your job is, but there doesn't seem to be nearby major highway access to it so it's going to be at least 45 minutes, I would think, probably more like 70 or 80 minutes, or even longer on bad weather days.

 

If I were you, I would probably consider going a little closer than all the way out that way - and this is coming from someone who loved living in Westlake. I probably would look on the western edge of Lakewood or maybe parts of Rocky River. What's driving the choice to westlake/avon area?

To give any advice, you would probably need to advise why you want to leave Beachwood and head to the "other side."  Westlake (at least the Crocker Park area) is a 35 minute or so trip from the area where you are working (although I am not sure how you get "between Euclid and Noble Rd" since they run perpendicular).  Have you considered Mayfield Village or maybe Highland Heights.  Those are, IMO, comparable communities to Westlake on the East Side and you could get a really nice house for $350K.  In that price range, you might even be able to nab a deal in Gates Mills if you don't mind your house having some age/character.  Highland Heights is consistently rated as a top tier suburb.  Mayfield Village has Progressive HQ'd there and that helps out a lot in terms of city services and community events.  But I don't see a lot of difference between them and Beachwood...... maybe slightly better housing stock, or at least a more diverse stock.  Both school systems (Mayfield and Beachwood) are probably rated higher than Westlake and Avon.

One of my co-workers commuted from Avon to my old office in Mentor. After about 2 years, he couldn't handle it anymore and changed jobs to a company in Brecksville. There's no other way to slice it, it's a bear.

 

Is there a compelling reason why you're looking to live on the west side, particularly so far west? I would think with your budget you could find some pretty decent housing on the east side (say Orange..<cough..cough...self promotion> or Shaker, Beachwood, etc.) and save yourself some commuting hassle.

 

^+1 for Highland Heights. My son's best friend lives there and it's a nice community, neighbors all know each other, Mayfield Schools, houses are priced affordably. Worth checking out

I live in Cleveland Hts and drive to the far end of Westlake every day (closer to Avon than Rocky River).  No traffic it takes me 40 minutes.  Add 10-15 with traffic.  Ignoring the commute neither Westlake or Avon excite me much but I am not much of a suburban person.  If you had to live on the West Side I would pick Rocky River or Lakewood over either Westlake or Avon but of course you won't find much in the way of "new" in those suburbs.  You said Westlake is "Urban".  There is nothing remotely urban about Westlake including their version of Disney Land (Crocker Park).  Schools are better than average but certainly not outstanding.

I live in Cleveland Hts and drive to the far end of Westlake every day (closer to Avon than Rocky River).  No traffic it takes me 40 minutes.  Add 10-15 with traffic.  Ignoring the commute neither Westlake or Avon excite me much but I am not much of a suburban person.  If you had to live on the West Side I would pick Rocky River or Lakewood over either Westlake or Avon but of course you won't find much in the way of "new" in those suburbs.  You said Westlake is "Urban".  There is nothing remotely urban about Westlake including their version of Disney Land (Crocker Park).  Schools are better than average but certainly not outstanding.

 

There is new housing recently built and now being built overlooking the Rocky River valley on both the Lakewood and Rocky River sides of the valley. Check out these developments......

 

http://www.11river.com/ (in fact, these were featured at the start of the movie Draft Day)

http://www.myclevelandcondo.com/clifton_pointe_luxury_ecohomes

 

I grew up in Bay Village and I am very familiar with the area and the schools you mentioned. I have a few thoughts...

 

1.  The commute will be at least 45 minutes most days (possibly longer from Avon)

 

2.  Both are nice communities. Avon is "growing" (suburban sprawl) at a furious rate since a new freeway exit opened last year. The congestion is getting fairly bad and is expected to increase. Westlake for the most part is built out with the notable exception of the crocker park/ american greetings development. I would avoid living in that part of westlake.

 

3. In terms of schools both are good districts. Westlake often gets a bad rap because it had some publicized drug issues in the high school (what school doesn't?). I volunteered recently in the westlake schools and I had a very positive experience. I don't know too much about Avon except that the district buildings are overcrowded and the community isn't too thrilled about paying for more buildings. It seems that families often move to the exurbs for lower taxes but then the school enrollment soars necessitating additional taxes for the schools.

 

4. If I were in your situation I wouldn't move further west than rocky river. Also, IMO river has the best schools on the westside.

We like Westlake a lot more. All our social activities are out there. Friends, religious places, groceries, restaurants. Living in Beachwood we find ourselves going too often to the West side. I was hoping the commute was more like 30 mins or so. Rocky River or Lakewood are not options because the housing there is old and out dated. Also my wife does not work, so I am looking for a community that she will enjoy living even if my commute is long.

fullymooned, I gave you some options of brand-new housing in Rocky River/Lakewood in my message a couple posts ago. Click on the links. They are in your price range.

To give any advice, you would probably need to advise why you want to leave Beachwood and head to the "other side."  Westlake (at least the Crocker Park area) is a 35 minute or so trip from the area where you are working (although I am not sure how you get "between Euclid and Noble Rd" since they run perpendicular).  Have you considered Mayfield Village or maybe Highland Heights.  Those are, IMO, comparable communities to Westlake on the East Side and you could get a really nice house for $350K.  In that price range, you might even be able to nab a deal in Gates Mills if you don't mind your house having some age/character.  Highland Heights is consistently rated as a top tier suburb.  Mayfield Village has Progressive HQ'd there and that helps out a lot in terms of city services and community events.  But I don't see a lot of difference between them and Beachwood...... maybe slightly better housing stock, or at least a more diverse stock.  Both school systems (Mayfield and Beachwood) are probably rated higher than Westlake and Avon.

 

We initially started with Highland Heights and Mayfield. They are both decent areas but I don't think you can say they are just as good as Westlake. Perhaps they are more like Avon. Highland Heights has the Aberdeen area and Mayfield has some newer construction. But we have lived on the East side for many years now and want to move to the West side. It seems livelier on the west side, you see more people walking around, running, soccer games around the Crocker park area. I would say the community seems more active there. The housing options are a lot more there too. We are looking for a house built post 2000.

I live in Cleveland Hts and drive to the far end of Westlake every day (closer to Avon than Rocky River).  No traffic it takes me 40 minutes.  Add 10-15 with traffic.  Ignoring the commute neither Westlake or Avon excite me much but I am not much of a suburban person.  If you had to live on the West Side I would pick Rocky River or Lakewood over either Westlake or Avon but of course you won't find much in the way of "new" in those suburbs.  You said Westlake is "Urban".  There is nothing remotely urban about Westlake including their version of Disney Land (Crocker Park).  Schools are better than average but certainly not outstanding.

 

There is new housing recently built and now being built overlooking the Rocky River valley on both the Lakewood and Rocky River sides of the valley. Check out these developments......

 

http://www.11river.com/ (in fact, these were featured at the start of the movie Draft Day)

http://www.myclevelandcondo.com/clifton_pointe_luxury_ecohomes

 

 

thank you for these links. But I don't see how these will work for us. We are looking for suburban sprawl large estate type neighborhoods. Good examples wood be Aberdeen in Highland Heights, Chagrin Falls in Solon, Settlers Preserve in Westlake. We are also looking for a community so our daughter can make friends. The places you included are more apartment style. In fact the east side doesn't really have that many places to consider and hence we decided on the west side.

I grew up in Bay Village and I am very familiar with the area and the schools you mentioned. I have a few thoughts...

 

1.  The commute will be at least 45 minutes most days (possibly longer from Avon)

 

2.  Both are nice communities. Avon is "growing" (suburban sprawl) at a furious rate since a new freeway exit opened last year. The congestion is getting fairly bad and is expected to increase. Westlake for the most part is built out with the notable exception of the crocker park/ american greetings development. I would avoid living in that part of westlake.

 

3. In terms of schools both are good districts. Westlake often gets a bad rap because it had some publicized drug issues in the high school (what school doesn't?). I volunteered recently in the westlake schools and I had a very positive experience. I don't know too much about Avon except that the district buildings are overcrowded and the community isn't too thrilled about paying for more buildings. It seems that families often move to the exurbs for lower taxes but then the school enrollment soars necessitating additional taxes for the schools.

 

4. If I were in your situation I wouldn't move further west than rocky river. Also, IMO river has the best schools on the westside.

 

But Rocky River doesn't have any good neighborhoods like Westlake or Avon does. Avon has Vineyard Estates, Red Tail, Highland Parks. Westlake has many such areas too. We are not just looking for a good house but also a community that has a pool, rec center, pond and so on.

^Fullymooned, just an FYI, terms like "good neighborhoods" and "out dated" are highly subjective, so not very useful ways to describe things. Especially in the UO community, a plurality of which prefers older houses and neighborhoods.  If you want helpful advice, please choose better language to express what it is you are looking for.

^^^If you are looking for sprawling suburban subdivisions than you are right...Westlake is right for you...try to avoid the ugly ones (architecture and building materials)...there are many of them in Westlake.  It is a bit older but check out the Estates which is off of Crocker as well as Hillard.  It might be a little out of your price range but you may be able to find something for 350,000.  Very well maintained.  The commute will still kill you but seems like that is not that big a deal for you.

thank you for these links. But I don't see how these will work for us. We are looking for suburban sprawl large estate type neighborhoods. Good examples wood be Aberdeen in Highland Heights, Chagrin Falls in Solon, Settlers Preserve in Westlake. We are also looking for a community so our daughter can make friends. The places you included are more apartment style. In fact the east side doesn't really have that many places to consider and hence we decided on the west side.

 

Well, they're townhouses not apartments. I live in an apartment-style condominium where I have neighbors above and below me, yet I own my place, had a mortgage and pay a condo association fee.

 

But as you probably have noted by now, this site and the people on it are more familiar with and inclined to urban living with mixed use and density, not surburban sprawl areas where nobody knows each other, kids have to get rides from parents to go anywhere, and everyone is forced to drive to accomplish all errands. Sadly there is no "suburban Ohio" website that I'm aware of. But I wish you good luck on your search.

To give any advice, you would probably need to advise why you want to leave Beachwood and head to the "other side."  Westlake (at least the Crocker Park area) is a 35 minute or so trip from the area where you are working (although I am not sure how you get "between Euclid and Noble Rd" since they run perpendicular).  Have you considered Mayfield Village or maybe Highland Heights.  Those are, IMO, comparable communities to Westlake on the East Side and you could get a really nice house for $350K.  In that price range, you might even be able to nab a deal in Gates Mills if you don't mind your house having some age/character.  Highland Heights is consistently rated as a top tier suburb.  Mayfield Village has Progressive HQ'd there and that helps out a lot in terms of city services and community events.  But I don't see a lot of difference between them and Beachwood...... maybe slightly better housing stock, or at least a more diverse stock.  Both school systems (Mayfield and Beachwood) are probably rated higher than Westlake and Avon.

 

We initially started with Highland Heights and Mayfield. They are both decent areas but I don't think you can say they are just as good as Westlake. Perhaps they are more like Avon. Highland Heights has the Aberdeen area and Mayfield has some newer construction. But we have lived on the East side for many years now and want to move to the West side. It seems livelier on the west side, you see more people walking around, running, soccer games around the Crocker park area. I would say the community seems more active there. The housing options are a lot more there too. We are looking for a house built post 2000.

 

To each his own.  Good luck.  But I couldn't disagree more about the "liveliness" aspect.  I have been traveling to Westlake and that general area a lot more this past year and I always wonder (outside of Crocker Park) where all the people hide during the day. 

 

Mayfield and HH are absolutely at least on par with Westlake....... and I would bet the city services are superior.  Of course, Westlake has them both beat in the McMansion department.

 

**There's a sprawly suburban development called Chagrin Falls in Solon?  (double face palm)

 

***Given the type of house/neighborhood you are looking for, have you considered some of the south side areas?  Broadview Heights and Brecksville come to mind.  If I was looking for what you are eyeing, I would also consider Medina County.  I'd bet you can get the most bang for your buck out there and I actually like downtown Medina.

There seem to be plenty of options for those sort of big box, development-style houses in that price range in Westlake (built after 2000) from just doing a brief search on Howard Hanna's website.

To give any advice, you would probably need to advise why you want to leave Beachwood and head to the "other side."  Westlake (at least the Crocker Park area) is a 35 minute or so trip from the area where you are working (although I am not sure how you get "between Euclid and Noble Rd" since they run perpendicular).  Have you considered Mayfield Village or maybe Highland Heights.  Those are, IMO, comparable communities to Westlake on the East Side and you could get a really nice house for $350K.  In that price range, you might even be able to nab a deal in Gates Mills if you don't mind your house having some age/character.  Highland Heights is consistently rated as a top tier suburb.  Mayfield Village has Progressive HQ'd there and that helps out a lot in terms of city services and community events.  But I don't see a lot of difference between them and Beachwood...... maybe slightly better housing stock, or at least a more diverse stock.  Both school systems (Mayfield and Beachwood) are probably rated higher than Westlake and Avon.

 

We initially started with Highland Heights and Mayfield. They are both decent areas but I don't think you can say they are just as good as Westlake. Perhaps they are more like Avon. Highland Heights has the Aberdeen area and Mayfield has some newer construction. But we have lived on the East side for many years now and want to move to the West side. It seems livelier on the west side, you see more people walking around, running, soccer games around the Crocker park area. I would say the community seems more active there. The housing options are a lot more there too. We are looking for a house built post 2000.

 

To each his own.  Good luck.  But I couldn't disagree more about the "liveliness" aspect.  I have been traveling to Westlake and that general area a lot more this past year and I always wonder (outside of Crocker Park) where all the people hide during the day. 

 

Mayfield and HH are absolutely at least on par with Westlake....... and I would bet the city services are superior.  Of course, Westlake has them both beat in the McMansion department.

 

**There's a sprawly suburban development called Chagrin Falls in Solon?  (double face palm)

 

***Given the type of house/neighborhood you are looking for, have you considered some of the south side areas?  Broadview Heights and Brecksville come to mind.  If I was looking for what you are eyeing, I would also consider Medina County.  I'd bet you can get the most bang for your buck out there and I actually like downtown Medina.

 

Actually Hts., city services is one thing that Westlake has going for it.  They seem to have money to burn (especially compared to other suburbs).  I have to laugh when I see 6-8 guys tending to flowers in the median on Crocker Road.  Again Westlake is not my cup of tea.  I am actually thinking of moving to the west side after living on the east side my entire life (the commute is killing me) and while I work in Westlake I would never live their in a million years.  Probably end up in Ohio City or Lakewood.

I straddle the fence a little in my personal desires between suburban and urban, but I lean suburban for a variety of reasons. I understand what fullymooned is looking for and why he wants it, even though it's not my cup of tea and definitely not the cup of tea of most people on a site called urban ohio. That being said, I think you might be better off working with a west-side based realtor if you're looking to certain neighborhoods or aspects. I recommend Jerry Villani, who showed me almost 100 homes on the W side of town back when I mistakenly thought I could afford to buy a house. He knows a lot of specifics about what amenities different neighborhoods/developments have.

 

http://www.howardhanna.com/agent/AgentDetail.asp?CEQ_AgentCode=58735

To give any advice, you would probably need to advise why you want to leave Beachwood and head to the "other side."  Westlake (at least the Crocker Park area) is a 35 minute or so trip from the area where you are working (although I am not sure how you get "between Euclid and Noble Rd" since they run perpendicular).  Have you considered Mayfield Village or maybe Highland Heights.  Those are, IMO, comparable communities to Westlake on the East Side and you could get a really nice house for $350K.  In that price range, you might even be able to nab a deal in Gates Mills if you don't mind your house having some age/character.  Highland Heights is consistently rated as a top tier suburb.  Mayfield Village has Progressive HQ'd there and that helps out a lot in terms of city services and community events.  But I don't see a lot of difference between them and Beachwood...... maybe slightly better housing stock, or at least a more diverse stock.  Both school systems (Mayfield and Beachwood) are probably rated higher than Westlake and Avon.

 

We initially started with Highland Heights and Mayfield. They are both decent areas but I don't think you can say they are just as good as Westlake. Perhaps they are more like Avon. Highland Heights has the Aberdeen area and Mayfield has some newer construction. But we have lived on the East side for many years now and want to move to the West side. It seems livelier on the west side, you see more people walking around, running, soccer games around the Crocker park area. I would say the community seems more active there. The housing options are a lot more there too. We are looking for a house built post 2000.

 

To each his own.  Good luck.  But I couldn't disagree more about the "liveliness" aspect.  I have been traveling to Westlake and that general area a lot more this past year and I always wonder (outside of Crocker Park) where all the people hide during the day. 

 

Mayfield and HH are absolutely at least on par with Westlake....... and I would bet the city services are superior.  Of course, Westlake has them both beat in the McMansion department.

 

**There's a sprawly suburban development called Chagrin Falls in Solon?  (double face palm)

 

***Given the type of house/neighborhood you are looking for, have you considered some of the south side areas?  Broadview Heights and Brecksville come to mind.  If I was looking for what you are eyeing, I would also consider Medina County.  I'd bet you can get the most bang for your buck out there and I actually like downtown Medina.

 

I meant Chagrin Highlands. Brecksville and Broadview Heights were options too. But they are south, the commute is the same as from Westlake and there is no social life around there for us. We don't go there much for anything. So we would still be driving over to the Westlake/Parma/north olmstead for things we like to do. But I agree they are good areas to consider.

^Fullymooned, just an FYI, terms like "good neighborhoods" and "out dated" are highly subjective, so not very useful ways to describe things. Especially in the UO community, a plurality of which prefers older houses and neighborhoods.  If you want helpful advice, please choose better language to express what it is you are looking for.

 

I should have clarified, we are looking for suburban sprawl. I apologize for the language, the intention was not to belittle any area or place. We are just looking for a newer construction suburban sprawl area. And if you do a Zillow search, you will find 5 homes available in Mayfield/Highland and 50 homes in Westlake/Avon.

I straddle the fence a little in my personal desires between suburban and urban, but I lean suburban for a variety of reasons. I understand what fullymooned is looking for and why he wants it, even though it's not my cup of tea and definitely not the cup of tea of most people on a site called urban ohio. That being said, I think you might be better off working with a west-side based realtor if you're looking to certain neighborhoods or aspects. I recommend Jerry Villani, who showed me almost 100 homes on the W side of town back when I mistakenly thought I could afford to buy a house. He knows a lot of specifics about what amenities different neighborhoods/developments have.

 

http://www.howardhanna.com/agent/AgentDetail.asp?CEQ_AgentCode=58735

 

thank you.  I will try to contact him. I have myself lived on the Urban side in Cleveland for the past 7 years. Living in apartments right next to Legacy Village and Beachwood Place. I can walk to LA Fitness or Starbucks coffee here. But after having a baby we are looking for newer construction and suburban sprawl kind of environment. I realize I will have to use the car all the time to go anywhere and the commute will be longer to work, but that's a sacrifice I am willing to make because I feel my wife will have a better social life on the west side.

^^^If you are looking for sprawling suburban subdivisions than you are right...Westlake is right for you...try to avoid the ugly ones (architecture and building materials)...there are many of them in Westlake.  It is a bit older but check out the Estates which is off of Crocker as well as Hillard.  It might be a little out of your price range but you may be able to find something for 350,000.  Very well maintained.  The commute will still kill you but seems like that is not that big a deal for you.

 

I second the Estates, it sounds very much like what you're looking for.  There's a pool in the subdivision, and it's right next to the Westlake Rec Center

^^^No worries, and I wish you luck with your search!  One of the nice parts of the region is that it offers a wide variety of suburban neighborhoods, ranging from old, pre-war, tree-lined streets, to newer houses on cul-de-sacs. Hopefully it means there's something for everyone.

^^^If you are looking for sprawling suburban subdivisions than you are right...Westlake is right for you...try to avoid the ugly ones (architecture and building materials)...there are many of them in Westlake.  It is a bit older but check out the Estates which is off of Crocker as well as Hillard.  It might be a little out of your price range but you may be able to find something for 350,000.  Very well maintained.  The commute will still kill you but seems like that is not that big a deal for you.

 

I second the Estates, it sounds very much like what you're looking for.  There's a pool in the subdivision, and it's right next to the Westlake Rec Center

 

Thanks for the recommendation. I am going to look into them. They are a bit pricey. But there are many similar areas in the Westlake that I found too.

I have myself lived on the Urban side in Cleveland for the past 7 years. Living in apartments right next to Legacy Village and Beachwood Place.

 

OK..... enough is enough!  Who put you up to this?!?  DanB?

 

[sarcasm]

i was about to suggest city-data.com but you've already posted there