Waco has the Brazos and Bosque rivers running through it. Normally, that would be hot property. But, the vast majority is farmland.

I know one new development is going in but very little housing will actually front the river. And, there is another development off Gholson Road.

Is there so little housing because of flooding? Farmers not interested in selling? Something else?

Flooding

Flooding?

Common sense posting is discouraged here

Flooding

So we're saying flooding?

I'm sensing a theme here.

Almost all of the part you see as farmland is in the flood plain. And you can't just build a berm and start building houses on it.

CTbruin said:

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Flooding?

Common sense posting is discouraged here

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Are you saying flooding is not an issue?

and as recently posted, a big residential development next to the river is in the works.

So I don't think flooding is the answer as much as the demand sufficient to justify incurring the costs to handle the flooding has not been there.

cowboycwr said:

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CTbruin said:

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Flooding?

Common sense posting is discouraged here

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Are you saying flooding is not an issue?

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No

As already mentioned there is some development along the river north of Waco. The houses just aren't on the water/river as they are a little bit off (about 100 yards in most cases) and very large lots (usually).

One reason could be the lack of roads going along the river/towards the river which would increase the cost of any development, especially if it now involves building a new road and talking to multiple land owners.

Also, somewhere north and south of Waco the Brazos stops looking like it does through town and looks more like other Texas rivers. This means that in the middle of summer it is a trickle in many places and you can take your shoes off to cross without your knees getting wet. At other times (like now) it is full, flowing and can get pretty wide.

Finally, at times like now you can see spots where it washes away parts of the banks causing many parts of the river to have banks that have a steep drop down to the actual river, again unlike Waco where it is pretty flat with the banks. The river in Waco stays pretty constant because of the dams, that prevent flooding like can be seen in old photos

Here's your reason.

CAB had a home on the Brazos River. It was great with a beautiful view.

It's been interesting to see thoughts on this topic.

Water moccasins crawling in bed with you?

SteamedHams said:

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Here's your reason.

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This is the Brazos, right?

Easy. One of my clients lives off the river and the water got to her back yard last week.

SteamedHams said:

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Here's your reason.

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Where is that?

cowboycwr said:

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SteamedHams said:

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Here's your reason.

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Where is that?

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https://maps.app.goo.gl/SoEAJLJXEuK67L6v7

SteamedHams said:

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cowboycwr said:

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SteamedHams said:

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Here's your reason.

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Where is that?

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https://maps.app.goo.gl/SoEAJLJXEuK67L6v7

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Thanks. I should have finished reading the thread before posting as you already answered it.

My apologies.

Many land owners along the Brazos are farmers going way back in the day. Farmers rarely liquidate and when they do it's for stupid high $$$$. I've reached out to several and threw out my price opinions on them but to no avail. Some close to a million.

beavers guild.

- kkm

{ sipping coffee }