View Full Version : SoSA District



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Pete
02-17-2016, 03:03 PM
Lots (small ones) in SoSA are selling for $150K and up.

Any new construction or built with in the last 5 years is going for $275 / SF and up.

Tundra
02-17-2016, 03:13 PM
This 3,092 square house on NW 8th near Francis just listed for a cool $1 million.

That's $323 per SF.

826 Nw 8th Vws, Oklahoma City, OK 73106 - Home For Sale and Real Estate Listing - realtor.comŽ (http://www.realtor.com/realestateandhomes-detail/826-NW-8th-St_Oklahoma-City_OK_73106_M89112-46231)

http://p.rdcpix.com/v01/lb5efa945-m1xd-w640_h480_q80.jpg


She's dreaming if she thinks she'll get a million for that place. and if someone is foolish enough to pay that, then i will lose all faith for humanity

TheTravellers
02-17-2016, 03:33 PM
Thx for the info, y'all, no way can we afford anything north of $200K, but we still want mid-century modern or early 60s ranch, so we'll keep looking further out (Belle Isle-ish), or possibly Classen-Ten-Penn (not MCM or ranch, but close in and not gentrified yet). Nice that we have lots of folks with lots of money (or lots of debt) that can afford that kind of pricing here in OKC, and is moving there instead of Edmond or Gaillardia, I guess.

Pete
02-17-2016, 03:35 PM
Most of Jefferson Park and the Paseo area are within your budget.

Some good options in Gatewood, too.

C10P is affordable but spend some time there walking around before you making any decisions.

Tundra
02-17-2016, 03:44 PM
Thx for the info, y'all, no way can we afford anything north of $200K, but we still want mid-century modern or early 60s ranch, so we'll keep looking further out (Belle Isle-ish), or possibly Classen-Ten-Penn (not MCM or ranch, but close in and not gentrified yet). Nice that we have lots of folks with lots of money (or lots of debt) that can afford that kind of pricing here in OKC, and is moving there instead of Edmond or Gaillardia, I guess.

By asking and getting these overly inflated prices , it only hurts the rest of the community where it was once an affordable area to now only within reach of a few select pocket books.

Pete
02-17-2016, 03:45 PM
There are very affordable options just on the other side of Classen in Classen 10 Penn.

TheTravellers
02-17-2016, 04:46 PM
Most of Jefferson Park and the Paseo area are within your budget.

Some good options in Gatewood, too.

C10P is affordable but spend some time there walking around before you making any decisions.

Thx for the tips, and yep, have Jefferson Park and Gatewood on our list, didn't really consider the Paseo, though, but I guess we should. We'd like to live close in to the center, but we also need a 2-car garage, 3 bedrooms and 2 bathrooms, which ain't easy to find close in, which is why we're also hunting in Belle Isle-ish, Mayfair, etc.

And yes, have heard that it's street-by-street in C10P, but that some great deals are available if you're willing to be a bit risky.

Teo9969
02-18-2016, 06:40 AM
This is Jeff Moore's sister, he's the guy that owned or might still own the block of buildings in Bricktown. She's dreaming if she thinks she'll get a million for that place. and if someone is foolish enough to pay that, then i will lose all faith for humanity

$323 per square foot is going to look like a deal within 10-15 years. No reason to lose faith in humanity for what is a very predictable and foregone result. It may seem like a lot now, and perhaps it's a bit over the market, but the market is going to continue to be pushed up for a good moment to come.

Pete
02-18-2016, 06:44 AM
SoSA has one extremely rare thing which is why the property and homes have become so pricey: Views.

The entire area sits up pretty high with great vistas of the skyline. The view from my place is absolutely stunning.

There simply aren't many things worth viewing in OKC... No real natural elements (maybe Lake Hefner) so the skyline is about it.

Real estate values are all about scarcity and the scarcest thing of all in OKC are views, and SoSA has them.

Plus, of course, great general location with access to downtown, Film Row, Midtown, etc.

HHE
02-18-2016, 06:46 AM
$323 per square foot is going to look like a deal within 10-15 years. No reason to lose faith in humanity for what is a very predictable and foregone result. It may seem like a lot now, and perhaps it's a bit over the market, but the market is going to continue to be pushed up for a good moment to come.

Do you have some case examples? OKC is always a little behind other cities.

Teo9969
02-18-2016, 07:32 AM
Do you have some case examples? OKC is always a little behind other cities.

I do not have any case examples at the ready. It's mainly a hunch based on bits of small research I've done in the past. I did just look through some cities on Zillow and one thing I will say that makes this area unique is that it's really well integrated with the rest of downtown compared to a lot of early 20th c. neighborhoods in downtown areas. In several of the cities I looked at, all single-family/large-lot development was relegated outside of a highway loop. The thing that will make SoSA super valuable is when West Midtown starts seeing activity.

At the end of the day, downtown OKC is still far away from being a compelling Urban locale (especially this far west), and it's going to take time to get there. But within 10-15 years, you will very likely be able to live in SoSA with 0 need for a car, have a front and back lawn, great view, relatively quiet compared to what will happen in other downtown neighborhoods, access to more legit urban districts, etc. etc.

In 2016 dollars, I think this area will probably level out around $600 - $700/sf in about 20 years.


Here are a few examples of large-lot/single-family homes in other downtown neighborhoods in 2 cities ahead of us by 15+ years.
1112 W 7th St, Austin, TX 78703 | MLS #2520424 | Zillow (http://www.zillow.com/homes/for_sale/Austin-TX/29327565_zpid/10221_rid/any_days/30.287921,-97.739503,30.266647,-97.776411_rect/14_zm/1_fr/)
424 N Poplar St, Charlotte, NC 28202 | MLS #3077310 | Zillow (http://www.zillow.com/homes/for_sale/Charlotte-NC/6184589_zpid/24043_rid/500000-_price/1794-_mp/any_days/35.235472,-80.820901,35.215349,-80.857809_rect/14_zm/0_mmm/)

LandThieves
02-18-2016, 09:51 AM
Have you considered Linwood Place? A decent amount of houses in the neighborhood have 2-3 car garages.

Disclaimer: I am partial to neighborhood, since I currently live there.

TheTravellers
02-19-2016, 01:35 PM
Have you considered Linwood Place? A decent amount of houses in the neighborhood have 2-3 car garages.

Disclaimer: I am partial to neighborhood, since I currently live there.

I have heard it mentioned before, and it fits our location criteria (between I-44/235, and between downtown and 63rd-ish), so I'll put it on our list to check out, thx.

Pete
02-19-2016, 01:47 PM
^

I really like the neighborhood north of I-44, south of 50th and between May & Penn.

It's a mixture of older but also some mid-century ranches with 2-car garages. Some can get pricey but you can find some 1,800 SF homes close to $200K.

You can get anywhere quickly from that neighborhood and several of the great grocery stores are pretty nearby: Sprouts, WF, Trader Joe's

HOT ROD
02-19-2016, 01:51 PM
The proximity to downtown and Midtown are going to make this the premier neighborhood for people who don't want historical or vintage. It's not really surprising that houses are selling for the prices they are, considering location. Think of what real estate near the CBD in other cities costs and it's still reasonable. I tried to talk my husband into buying 3+ lots a few years ago when they were selling for about $15,000 apiece. Sigh.

People who want to be reasonably close to downtown for under $250,000 should seriously think about Classen Ten Penn or even see if there are lots/houses for reno available in the Kennedy neighborhood south of the Health Sciences Center. It could take off in the next few years once people figure out how close it is. That's where I would look if I were in the market for affordable housing.

I was thinking the same thing Betts, SoSA is fast becoming OKC's version of the Near North Side in Chicago (similar modern housing stock, similar distance from CBD, similar pricing (comparatively for each market). :)

Pete
02-19-2016, 01:59 PM
BTW, I've absolutely loved living in SoSA now that I've been here a few months.

My view is incredible; arguably as good as anywhere in OKC. Very easy to walk over to Elemental and everything on 10th and all the way over to Broadway.

When Sunnyside Diner, Revolucion and The Flea all open in the near future, there will be 3 great places right outside my door.

Because it's mainly single family homes, you get to know people here pretty quickly. I've met just about everyone that lives over here and there are a lot of movers and shakers.

One thing I've really grown to appreciate is how easy it is to travel west and north from here. I pick up the OKC boulevard at it's eastern most point, which is just 3 blocks west of me and about 8 more south. But you don't have to go through downtown, so you can be on that thing and blowing towards I-40 then I-44 either north or south very quickly. I can hit the 40/44 intersection from my house in about 5 minutes.

I made it door to door to Uptown Grocer at May & Britton in 12 minutes early one morning. Also very easy to get out to see friends and family (and business meetings) in West OKC, the Memorial Corridor and West Edmond without having to deal with Broadway Extension.

Verbode
02-22-2016, 10:43 AM
Great Opportunity for an Investor in SOSA District!

614 8th St. (http://home.verbodegroup.com/idx/details/listing/b077/717866/614-8th-Views)

http://mlsphotos.idxbroker.com/7b76/67b758461828456474a7ce7eec729727/b077

Spartan
02-23-2016, 06:58 PM
That house is adorable!

foodiefan
02-23-2016, 08:01 PM
I have heard it mentioned before, and it fits our location criteria (between I-44/235, and between downtown and 63rd-ish), so I'll put it on our list to check out, thx.
if you're willing to go a little over a mile West, Windsor Hills is a great neighborhood.

TheTravellers
02-25-2016, 01:12 PM
if you're willing to go a little over a mile West, Windsor Hills is a great neighborhood.

Isn't that Kern/Hateland? Thx, but no, don't need any more intolerance around me. Seriously, though, not willing to go past May/I-44, too far west for us, want to be as central as we can get...

Pete
04-10-2016, 04:41 PM
She's dreaming if she thinks she'll get a million for that place. and if someone is foolish enough to pay that, then i will lose all faith for humanity

Just closed for $969K, so pretty darn close and was only on the market a couple of months.

That's over $312 / SF on a big house.


Prices are only going up.

bchris02
04-10-2016, 04:53 PM
Personally I am amazed at how fast the Cottage District is transforming. Two years ago most of the roads over there were in third world condition and it was a place I never would think to go. Today you can really see it starting to come together. I will be interested to see if and where a commercial focal point for the neighborhood develops.

Lazio85
04-11-2016, 07:09 AM
Isn't that Kern/Hateland? Thx, but no, don't need any more intolerance around me. Seriously, though, not willing to go past May/I-44, too far west for us, want to be as central as we can get...

Mayfair Hills is located between May and Independence/1-44 (Baptist Hospital) between NW Expy and 5oth.

Teo9969
04-11-2016, 09:17 AM
Just closed for $969K, so pretty darn close and was only on the market a couple of months.

That's over $312 / SF on a big house.


Prices are only going up.

3.5% discount. Bet they'll be able to sell for $400/sf by the end of the decade.

Verbode
04-11-2016, 03:19 PM
Just closed for $969K, so pretty darn close and was only on the market a couple of months.

That's over $312 / SF on a big house.


Prices are only going up.

Thank you for keeping everyone up to date on this home. We are super happy with the results of the home and the sale. To our knowledge, this will set the high number for price per sq ft.

UnFrSaKn
10-12-2016, 03:02 PM
http://m.newsok.com/sosa-part-of-midtowns-unique-identity-in-oklahoma-city/article/5521940

Nick
10-12-2016, 03:03 PM
Is that a new apartment complex that Steve references in the article or one that has already been announced?

UnFrSaKn
10-12-2016, 03:05 PM
Dwellings at SoSA

Pete
10-12-2016, 03:06 PM
Is that a new apartment complex that Steve references in the article or one that has already been announced?

He's talking about Memory Lane.

Nick
10-12-2016, 03:55 PM
Thanks for the replies!

Pete
10-31-2016, 07:41 AM
http://www.okctalk.com/images/pete/sosa103016b.jpg


http://www.okctalk.com/images/pete/sosa103016c.jpg

Verbode
10-31-2016, 09:31 AM
More info on the Listing on 4th street. 605 NW 4th Street (http://home.verbodegroup.com/idx/details/listing/b077/749245/749245-605-NW-4th-St-Views-73102)

onthestrip
10-31-2016, 01:40 PM
More info on the Listing on 4th street. 605 NW 4th Street (http://home.verbodegroup.com/idx/details/listing/b077/749245/749245-605-NW-4th-St-Views-73102)

$350 psf with a small kitchen like that and pretty simple finishes? Will be interested to see what this ends up selling for.

Spartan
11-07-2016, 02:02 AM
What's the best way to drive through SoSA and see all of this? I'm guessing just E/W down 6, 7, 8..

CarlessInOKC
11-08-2016, 08:13 AM
What's the best way to drive through SoSA and see all of this? I'm guessing just E/W down 6, 7, 8..

You can park at Red Andrews Park or on-street parking on NW 6th St. and walk around the area. It would probably be easier than turning on and off of Classen several times.

Pete
03-05-2017, 07:26 AM
Double lot (50 x 140) for sale on 7th Street right in the heart of all the nicer, new homes: $300K.

http://portal.ikenex.com/share/NjE2Nzc2NDM4101/13ba0/6771454#ad-image-0

http://www.okctalk.com/images/pete/sosa030517.jpg

Pete
04-30-2017, 08:26 AM
This house by Gardner Architects is now finished:

http://www.okctalk.com/images/pete/sosa042917a.jpg

Pete
07-18-2017, 12:41 PM
One of OKC's oldest homes to see new life as mixed-use project (http://www.okctalk.com/content.php?r=402-One-of-OKC-s-oldest-homes-to-see-new-life)

An ambitious renovation is planned for a Victorian home in Midtown, which dates to before statehood.


http://www.okctalk.com/images/pete/keenasosa5.jpg


Developer Keena Oden recently purchased the house at 614 NW 8th, just south of Saint Anthony Hospital. It is believed to be the oldest existing structure in the neighborhood known as SoSA.

Plans filed with the city show a design by Ken Fitzsimmons of TASK Design which would convert the structure to feature two furnished upstairs apartments, and a meeting room and boutique space on the ground floor.


http://www.okctalk.com/images/pete/keenasosa9.jpg


Although much of the original exterior will be restored, there will be some new space added as well as parking on the rear alley.

The apartments are to be furnished and the meeting space would feature artwork in a gallery setting.

Oden hopes to find a nice boutique or gift shop to take the other downstairs space.

Some original 'gingerbread' elements have already been revealed through careful removal of non-original siding.


http://www.okctalk.com/images/pete/keenasosa10.jpg

http://www.okctalk.com/images/pete/keenasosa2.jpg

http://www.okctalk.com/images/pete/keenasosa8.jpg


The plans will be reviewed by the Urban Design Commission on July 26th. The city's Planning Department has recommended the commission approve the application.

If approved, Oden would invite artist to submit works to the gallery on the theme “What is home?”. Fresh start students from the Homeless Alliance would be especially encouraged to participate. All ticket sale proceeds would benefit the Homeless Alliance and artists would receive 100% of the sale.

bchris02
12-22-2017, 11:39 AM
From Steve's chat this morning.


Guest: In 5 years, do you see SOSA being a dense infill of condos/houses/apartments? Decent amount of other buildings might have to go in the process

Steve Lackmeyer replied:
SoSA - the southwest residential corner of Midtown - is developing rapidly with infill development taking place along all of the cross streets. Soon, very soon, a discussion is needed about the width and design of NW 4, NW 5 and NW 6. They were widened and designed before the 1967 opening of the original Interstate 40 and are no longer needed or used as major corridors to and from downtown. The neighborhood is being restored. It's time to look at whether four lane streets with curbside parallel parking can be reduced to two lanes with angled parking.

Thoughts on this? I haven't really thought much about this but I really think the streets through SoSA could use a road diet and I think it would go a long way towards giving the area a more neighborhood feel.

Pete
12-22-2017, 11:43 AM
From Steve's chat this morning.



Thoughts on this? I haven't really thought much about this but I really think the streets through SoSA could use a road diet and I think it would go a long way towards giving the area a more neighborhood feel.

Absolutely.

I lived in SoSA for a year and those streets don't carry much traffic at all and are barriers to a more intimate neighborhood feel.

Just look at the Dwellings at SoSA being built on a 4-lane 6th Street. Think about how much nicer that setting would be with 2 lanes, bike lanes, etc.

And BTW, NW 4th as it heads into downtown from the west is one of the most embarrassingly bad stretches of road in all of OKC. Badly patched and just awful.

http://www.okctalk.com/images/pete/dwellings110517b.jpg

KayneMo
12-22-2017, 01:11 PM
New trees lining the street and/or medians with trees would also do wonders for NW 4th, 5th, and 6th.

Pete
03-07-2018, 08:12 AM
Here you can see 4 homes under construction on either side of NW 6th: 1 on the north side 3 on the south.

Also, Union at SoSA is visible.

http://www.okctalk.com/images/pete/sosa030418b.jpg

David
03-07-2018, 09:16 AM
That one up front and center-left makes an interesting architectural statement.

soonerguru
03-07-2018, 09:50 PM
Here you can see 4 homes under construction on either side of NW 6th: 1 on the north side 3 on the south.

Also, Union at SoSA is visible.

http://www.okctalk.com/images/pete/sosa030418b.jpg

Nice view of the jail. (I kid. Kinda)

ChrisHayes
03-08-2018, 03:32 AM
So much land for development!

shawnw
03-11-2018, 06:38 PM
I toured the one on the far right (green) during the home tour, it's pretty great.

Pete
04-09-2018, 06:51 AM
Progress at the Victorian house project at 614 NW 8th:

http://www.okctalk.com/images/pete/victorian040818.jpg

Urbanized
04-09-2018, 07:52 AM
Glad it's being renovated as a Victorian vs being demolished or stripped and re-skinned like the other recent project in SOSA. Simply as a function of when OKC was founded (at the very end of the Victorian era) we have almost zero representations of that housing type, as opposed to slightly older cities like Wichita, which has hundreds. Victorian was over within a bout a decade of 1889, and most of the original Victorians were built in places which are now the CBD, Automobile Alley, etc., meaning they were demolished in favor of commercial.

The few that survive - the Overholser Mansion, for instance - were built far enough from the center of town to survive. Overholser was built on barren prairie outside of town.

We need to retain every little bit we can or all context of where we came from will be lost.

PhiAlpha
04-09-2018, 03:31 PM
Glad it's being renovated as a Victorian vs being demolished or stripped and re-skinned like the other recent project in SOSA. Simply as a function of when OKC was founded (at the very end of the Victorian era) we have almost zero representations of that housing type, as opposed to slightly older cities like Wichita, which has hundreds. Victorian was over within a bout a decade of 1889, and most of the original Victorians were built in places which are now the CBD, Automobile Alley, etc., meaning they were demolished in favor of commercial.

The few that survive - the Overholser Mansion, for instance - were built far enough from the center of town to survive. Overholser was built on barren prairie outside of town.

We need to retain every little bit we can or all context of where we came from will be lost.

Though it’s not in OKC, we’re very fortunate to have a fairly well preserved Guthrie for all of those reasons.

Urbanized
04-09-2018, 03:35 PM
Agreed. Guthrie is a jewel, if a bit of a sleepy museum.

Cam
04-22-2018, 09:02 PM
Double lot (50 x 140) for sale on 7th Street right in the heart of all the nicer, new homes: $300K.

http://portal.ikenex.com/share/NjE2Nzc2NDM4101/13ba0/6771454#ad-image-0

http://www.okctalk.com/images/pete/sosa030517.jpg

Was it 300k for both together? or 300k each?

It's sad that these 7th street lots have been bought up and no one is building.

Cam
04-22-2018, 09:06 PM
Absolutely.

I lived in SoSA for a year and those streets don't carry much traffic at all and are barriers to a more intimate neighborhood feel.

Just look at the Dwellings at SoSA being built on a 4-lane 6th Street. Think about how much nicer that setting would be with 2 lanes, bike lanes, etc.

And BTW, NW 4th as it heads into downtown from the west is one of the most embarrassingly bad stretches of road in all of OKC. Badly patched and just awful.

Agreed. 6th street feels like the end of the neighborhood heading south. I use to live on 7th in SoSA and I would walk around to the north but would never cross 6th. Sunnyside Diner wasn't there yet though, I would have crossed for that. ha.

Would be cool if they put in bike lanes and narrowed these streets somehow.

Cam
04-22-2018, 09:08 PM
Here you can see 4 homes under construction on either side of NW 6th: 1 on the north side 3 on the south.

Also, Union at SoSA is visible.

http://www.okctalk.com/images/pete/sosa030418b.jpg

Does anybody know anything about the one being built with the huge piece jutting out the front??

Cam
04-22-2018, 09:22 PM
Also, I was told by Vincent Le the other day that the Church on 8th is supposedly in the works to become a 10 unit development.

Pete
04-23-2018, 05:04 AM
Does anybody know anything about the one being built with the huge piece jutting out the front??

It's being built by Michael McCoy (I believe as a personal residence) who also owns the building and architecture firm directly east.

http://www.okctalk.com/images/pete/mccoy042318a.jpg


http://www.okctalk.com/images/pete/mccoy042318b.jpg

Cam
04-24-2018, 08:20 AM
It's being built by Michael McCoy (I believe as a personal residence) who also owns the building and architecture firm directly east.

Ah ok. Thanks for the info and renderings. I love a pretty diverse array of architecture but I think I dislike that a lot. Maybe it will grow on me.

Nick
04-24-2018, 08:55 AM
Ah ok. Thanks for the info and renderings. I love a pretty diverse array of architecture but I think I dislike that a lot. Maybe it will grow on me.
lol. No think to it - it's ugly. But to each their own.

hoya
04-24-2018, 09:49 AM
Seems like it's a recipe for high repair bills as soon as a really strong wind comes through.

shawnw
04-24-2018, 09:53 AM
I mean, he's a architect from Oklahoma. Hopefully something he considered.

Pete
07-16-2018, 07:30 AM
This is the house being built by the architect who also owns and rehabbed the office building in the foreground.

http://www.okctalk.com/images/pete/sosa071518.jpg