Pre-MLS town house opportunity in Pineview Meadows - $174,500

Pre-mls opportunity to see 13848 Flay Ave N in Hugo before it hits the market at the end of the week. 2 bedroom, 2 bath unit on a quiet side street in the desirable Pineview Meadows neighborhood which is located just east of Highway 61. This complex is a little more off the path than the expansive Victor Gardens and Waters Edge so if you are looking for some peace and quiet this is for you. Contact me for a showing or more information - 612-202-4334 or brigg@briggbacker.com

Rice and Browns Creek Watershed changes in Hugo

Last week at the Hugo City Council meeting changes to the Browns Creek and Rice Creek Watershed dividing line were approved. See attached map. The areas in pink went from Browns Creek to Rice Creek and the areas in green went from Rice Creek to Browns Creek. I received a letter in the mail informing me of this action a few weeks ago and the whole thing smelled a bit fishy to me so I did some investigating. I was concerned that a large property holder was trying to reclassify their land to be more development friendly as the difference between the two watersheds is that Rice Creek doesn’t have buffer restrictions around delineated wetlands. So, that can be a big deal for someone trying to increase density.

I spoke to Rice Creek and Rachel Zuba at the City of Hugo and was told that it wasn’t a developer for a particular piece of land but that it was in response to a prior watershed delineation of the watershed line that was done incorrectly. They said that it was brought up by John Waller and the previous City of Hugo mayor Mike McCallister. I called Mike and spoke with him about it and it seemed like he was trying to set the record straight and that it wasn’t about any particular property being developed. His property was incorrectly classified and he was aware of this because he was mayor at the time of the previous survey and he wanted to set it straight.

My main concern was how Wild Wings game farm has now been reclassified as in the Rice Creek watershed district. They still need to adhere to current density and zoning requirements in the area, which is long term agricultural (10 acre min lot size) but the lack of a buffer requirement could really be advantageous for them if the decide to sell and develop (which I hear rumblings about).

My other concern with this process is how very few homeowners in the area were actually notified about the change. I was the only one of the immediate neighbors that I spoke with that received a letter about this. That’s what also made me a bit suspicious. The City of Hugo mentioned this as well. If this were a big concern or change to the area the local authorities need to follow protocols and notify all those affected.

House Review - 16120 Harrow Ave N Hugo

Just listed for $625,000, actually $620k and then increased right away to $625k.  Large house on 5 acres in the rural part of Eastern Hugo. 

Pros:  5 acre lot on Oneka Lake, which is a natural environment lake classification from the DNR.  A lot of flat, usable land on the lot.  Large, heated pole barn with concrete pad.  A lot of space, 5 bedrooms, 4 bathrooms and over 4700 finished square feet on two levels.   There is a great, large deck on the second level of the home that has views of the lake. 

Cons:  The house is large, but lacks the detailed finishing that one might expect at this price point.  Very clean and well maintained but the level of finish is very basic.  The floor plan is a little awkward and does have a warm inviting feel.  The upper level kitchen is in the front of the house, cut off from the views of the lake and the backyard which is the strength of the house.  However, the house is a good distance away from the lake so the views of the lake are somewhat distant and it doesn't feel like a lake home, more like a home with a lake lot.  Definitely for the unique buyer with the full kitchen and two bedrooms and living area downstairs.  

Overall:  It has a lot of space and it's a good lot on Oneka Lake.  The lot doesn't have a ton of charm but is very usable depending on the buyers needs.  Its not the best set up for horses being only 5 acres but the lot is super flat and all the land is usable so it could work.  I didn't get inside the pole barn so I am not sure about the set up inside.  The level of finish on the interior of the house  is going to be a tough sell at this price point.  A lot of space and if it fits the multi-generational buyer that wants to live together maybe it makes sense, otherwise I think the price is expensive for what you get here.