New cottages being built between Fretz and downtown Edmond near the Ice House development.

https://www.edmondlark.com/

The entire project is underway. Sorry I didn’t get photos but I’ll take some as soon as I can.

Seems to be a more urban design akin to Wheeler District houses (without mixed uses), but I couldn't find a master plan layout on their site. I'd like to see how the houses interact with the street and connect pedestrians to downtown and Ice House.

If you click on the image there is a small site layout on the top right corner. all i could find

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https://www.edmondlark.com/about-the-lark

Edit here is a better image:

17258

This project seems to be chugging along nicely.

Any guesses as to how well they sell? I’m sure a few goobs will buy them for short term rentals but I really don’t see anyone paying that kind of $ to live by the train tracks in Edmond.

There are a quite a bit for sale and the average is ~$410/ft ��

Holy cow: $495K for a 1,200 SF house:

https://www.zillow.com/b/225-w-1st-st-edmond-ok-C7Tvjj/

Holy cow: $495K for a 1,200 SF house:

https://www.zillow.com/b/225-w-1st-st-edmond-ok-C7Tvjj/

Yeah……the area is not nice at all and all it did was displace more “regular” people from the core of Edmond. Sure there’s a few restaurants and a brewery but come on, $400+ a foot?🫠

It's surprising how many lots have already been sold in this development.

This is similar to the Wheeler District in that the homes are on very small lots but the finishes and style are quite high.

People love HGTV and what they see all over Instagram and are willing to pay to step into something that is exactly what they want, at least from a design perspective.

Yeah……the area is not nice at all and all it did was displace more “regular” people from the core of Edmond. Sure there’s a few restaurants and a brewery but come on, $400+ a foot?🫠
The price is outrageous but I wouldn't say the area is not nice at all. If you've been to Heard on Hurd lately you'll see that there's a lot of building going on on DT Edmond. Lots of changes are already happening there with the Railyard, Icehouse Project etc. And with DT being a quiet zone now, you don't really notice the train noise if you're inside a building. I caught a band at the Railyard and a train passed by but I could hardly hear the train at all because of the music.

Like you, I don't like regular people being displaced from an area (they're what helps make the fabric of the town) but where the Lark is going in was a lot of empty lots. Maybe 5 or 6 houses were razed. And I don't know that all of them were occupied.

^

And there are still tons of smaller, older and affordable homes all around that area.

I suspect we'll continue to see more infill as downtown Edmond is one of the most desirable urban areas in the state. There are not many places in Oklahoma where you can step out your front door and walk over to a bunch of eating and shopping establishments.

Just look at what has happened south of Classen Curve. Tons of new two-on-a-lot homes selling north of $800K. And now townhouses at more than a million are going up on Grand. Bunch of small lot homes next to the Western Avenue District, 10 Penn as well as SoSA, of course.

With OAK starting, two new houses in my humble 'hood were built on a tear-down lot and both of them sold almost the day they hit the market.

People are busy and don't have the patience, desire, or know-how to deal with remodeling projects. Many are willing to pay a big premium for something already finished, even if that means a small lot and high $/SF. Just look at Wheeler.

Maybe 5 or 6 houses were razed. And I don't know that all of them were occupied.I drove by again a few hours ago and there were less houses razed than I remembered. I think maybe 3 were torn down.

Still, the price is outrageous. If you have the $ to spend half a mil on 1200 sf, more power to ya.

I drove by again a few hours ago and there were less houses razed than I remembered. I think maybe 3 were torn down.

Still, the price is outrageous. If you have the $ to spend half a mil on 1200 sf, more power to ya.

The majority of older homes being razed will be in connection with the Main Street Development further to the west near and around the park.

http://www.okctalk.com/images/pete/lark081222a.jpg

http://www.okctalk.com/images/pete/lark110522a.jpg


http://www.okctalk.com/images/pete/lark110522b.jpg

From now on, when my kid has garbage to sell for school fundraisers, I'm hitting up The Lark residents first. They clearly have more money than sense and that's my target demo.

Why is it so hard for people to understand that some people like new things? Yes, on a price/SF basis it appears high for OKC, but there is inflation everywhere. The number of small but expensive new houses is pretty minimal, compared to the total number of homes available in OKC. Some people buy a bare-bones BMW when they could buy a much nicer Honda. Is that "bad". If your goal is to live as cheaply as possible, there are plenty of really cheap houses in Oklahoma City you could buy. People have priorities. I bet the folks complaining about these prices have some type of expensive item/hobby....

There are lots of new things available for a fraction of the price being offered here--about half as much and about the same build quality/materials if you look a few miles west at Valencia. If these things had limestone and art deco exteriors with Tesla roofs and were really made of top-quality materials, I'd concede the point, but apart from homes in Valencia, what do you have? A choice in color of gas stove?

I just don't understand these on any level. They make sense from a functionality standpoint as maybe short term rentals, i.e. VRBO, etc., but I would assume any business person wouldn't overpay for an asset like that when they could build by owner for a fraction of the cost.

We've got similar, but not quite as high cost homes being sold downtown OKC at the Overholsers, but those homes are made of stone and very nice materials.

--and your bare bones BMW is going to be similarly equipped to a very nicely equipped Honda, and in any event, it won't be twice the price, and in any event, we're talking in terms of tens, not hundreds of thousands of dollars difference.

Sure, to each his own/don't hate the player, hate the game, but this project still makes no sense to me.

Why is it so hard for people to understand that some people like new things? Yes, on a price/SF basis it appears high for OKC, but there is inflation everywhere. The number of small but expensive new houses is pretty minimal, compared to the total number of homes available in OKC. Some people buy a bare-bones BMW when they could buy a much nicer Honda. Is that "bad". If your goal is to live as cheaply as possible, there are plenty of really cheap houses in Oklahoma City you could buy. People have priorities. I bet the folks complaining about these prices have some type of expensive item/hobby....

You can get a brand new house in that area for a lot cheaper than what the Lark is offering, especially with housing prices beginning to cool off. Even or folks who want something new and luxury, this is some ridiculous overpaying. To each their own, but this just doesn't make a lick of financial sense.

It's crazy that people view life differently and want different things, isn't it!?

(I love the Lark. More of this type of development please!)

Where else in Edmond can you buy a new house and actually be able to walk to anything.? This would be a lot of what you are paying for. Walkable neighborhoods are non existent in 99.9% of Edmond. It's either this or nothing. There is value in that.

location, Location, LOCATION

Where else in Edmond can you buy a new house and actually be able to walk to anything.? This would be a lot of what you are paying for. Walkable neighborhoods are non existent in 99.9% of Edmond. It's either this or nothing. There is value in that.

This has been my number 1 priority in choosing housing for 15 years. I just want to live in a walkable neighborhood. I wouldn't accept a mansion in an unwalkable neighborhood if you gave it to me for free. I'd be miserable. I love that I don't have to own a car. I love that I know my streets, neighbors, and frequent the same local businesses regularly.

This area of Edmond has something that few urban areas do: a full-service grocery store.

Sprouts is only a few blocks away.

It's a fantastic area for walkability with UCO close, all of downtown Edmond and related amenities and services. Will be even better when commuter rail to the Santa Fe Station is added, and that day is coming.

The area between Campus Corner and downtown Norman has all the same attributes.

This area of Edmond has something that few urban areas do: a full-service grocery store.

Sprouts is only a few blocks away.

It's a fantastic area for walkability with UCO close, all of downtown Edmond and related amenities and services. Will be even better when commuter rail to the Santa Fe Station is added, and that day is coming.

The area between Campus Corner and downtown Norman has all the same attributes.

This is why I am not surprised by Lark at all. I walk through Edmond downtown on a weekly basis and it is definitely on an upswing.

If and when the commuter rail comes in, this will become one of the most valuable areas to own a home in the state. Imagine OU sporting events, Thunder games, Downtown bars and restaurants, concerts, and your office all being a 1.5 block walk away from your front door while living in Edmond. The potential of this small area astronomical.

If and when the commuter rail comes in, this will become one of the most valuable areas to own a home in the state. Imagine OU sporting events, Thunder games, Downtown bars and restaurants, concerts, and your office all being a 1.5 block walk away from your front door while living in Edmond. The potential of this small area astronomical.

If/when commuter rail comes out, pretty much zero of the buyers interested in these properties are still going to be among the living. It'd be interesting to know what these properties are appraising for, but these are more expensive than Dallas properties with access to actually existing commuter rail, so I don't really buy this.

http://www.okctalk.com/images/pete/lark033023a.jpg

I'm sure it was a requirement for approval, but man is seems like a lot of parking for the number of houses. Of course, those will be useful in that area especially during big events.

Some scrutiny about this and other downtown Edmond developments: https://okcfox.com/news/fox-25-investigates/edmond-oklahoma-city-council-unethical-complaints-tax-incament-finance-district-downtown-david-chapman-ryno-properties-mls-listings-tess-myers-wendy-suares-tif-property-taxes-attorney-general#

One thing that caught my eye is how they noted 600 million dollars of investment is underway in downtown Edmond. That’s pretty impressive.

http://www.okctalk.com/images/pete/lark052723a.jpg


http://www.okctalk.com/images/pete/lark052723b.jpg


http://www.okctalk.com/images/pete/lark052723c.jpg


http://www.okctalk.com/images/pete/lark052723d.jpg


http://www.okctalk.com/images/pete/lark052723e.jpg


http://www.okctalk.com/images/pete/lark052723f.jpg

http://www.okctalk.com/images/pete/lark121223a.jpg

These homes look really similar to the Wheeler District ones, except these have dark colored roofs.

I don't know how current his is (from the Lark website) but it shows 17 of 33 sold, with 8 more to come.

Pretty impressive to squeeze in that many homes in such a small area.

So, at least 41 homes where there had been only 8 lots before -- although most of those had been vacant for about 20 years.

HTTP://www.okctalk.com/images/pete/lark121323a.jpg

Driving by The Lark illustrates its appeal - densely proximate houses, smaller in size, lower price (nominal, I understand price/SF is high - but have you ever priced a tiny house on a price/SF basis?). While this may not be everyone's cup of tea, why can't 40 - 50 households live in this manner. This is the type of varied development that OKC metro needs. There is a sense of community - not everyone wants/needs a backyard. Wheeler District has some of this but overall I was impressed. For all the constant whining about walkability about every development in this forum (see Chisholm Creek, for example), The Lark should be applauded, as it is truly 100% walkable.

Driving by The Lark illustrates its appeal - densely proximate houses, smaller in size, lower price (nominal, I understand price/SF is high - but have you ever priced a tiny house on a price/SF basis?). While this may not be everyone's cup of tea, why can't 40 - 50 households live in this manner. This is the type of varied development that OKC metro needs. There is a sense of community - not everyone wants/needs a backyard. Wheeler District has some of this but overall I was impressed. For all the constant whining about walkability about every development in this forum (see Chisholm Creek, for example), The Lark should be applauded, as it is truly 100% walkable.

This was me. We had a large yard and house in a cul de sac here in Edmond and once the kids got older and didn’t go outside, my wife and I said we should just go to the urban style like we always wanted. Fortunately we jumped right in 2020 to one here/near downtown Edmond so our kids could still be at memorial high. The efficiency of these are excellent, and really flow well inside even for a family.

One big surprise was how busy it is and how much we utilize it. The urban ag grocery store, the bookstore, restaurants, farmers market and heard on Hurd monthly street festival - all walking distance from our front door. It feels like we found a secret Mayberry and this is coming from a non OKC native that moved here in 05 for college and always hated it.

^

Great post. Thanks for sharing.

It's great to have a bunch of different living options in OKC and downtown Edmond is pretty darn great. There is even a real grocery store (Sprouts).

I was in downtown Edmond for the first time in a few years recently and was really surprised at the growth. It’s a really solid little downtown now.

I like this development. I wish they offered some flats for my mom.

I think they should change all the single family home zoning from Fretz to Bryant to multi-family, including some high density multi-family. Also should zone the whole length of Broadway commercial with no front parking. Downtown Edmond is great, for 2.5 blocks.

Zorba - Who has been watching too many Urbanist videos on YouTube lately.

I like this development. I wish they offered some flats for my mom.

I think they should change all the single family home zoning from Fretz to Bryant to multi-family, including some high density multi-family. Also should zone the whole length of Broadway commercial with no front parking. Downtown Edmond is great, for 2.5 blocks.

Zorba - Who has been watching too many Urbanist videos on YouTube lately.

The city looked at tweaking the zoning for a 2-3 neighborhoods around downtown that would allow for duplexes, ADUs, live/work units without having to go through planning commission and city council. I think its been tabled after pushback from NIMBYs, CAVE people (Citizens Against Virtually Everything) and conspiracy theorists.

^^^

I shouldÂ’ve prefaced my earlier post that our urban move was not the Lark, but similar in more of a Brooklyn style sense.

I didnÂ’t want to come across as a sales pitch, my 20 year prior self would scream hearing me promote or talk well of OKC but that self would also not believe the attainable lifestyle now. To top of my previous post, we actually even went down to ONE car (electric! charge in garage) as well. Granted, I wfh, but we have club swimmer kids and are both active in recreation/gym/swim. With all the amenities and activities we have to walk to on top of family duties & dr appts, we still only need one car IN OKLAHOMA :O

One less tag, one less maintenance and one less insurance policy makes a huge difference when you have 5 phones and phone plans, and can still have a great QoL. OKC growth often gets the spotlight as it should for the strides itÂ’s attaining but central Edmond/UCO campus residents is a clear example of just how important and worthwhile inner urban development and investment is. Even for suburban habits of driving miles to midtown for good restaurant or street festivals is no more for us, the ice house is surprisingly busy a lot of the time I pass. Unfortunately the railyard closing was sad to hear but I canÂ’t help but wonder if the delayed construction of the apartments next to them could have prevented that.

^^^

I shouldÂ’ve prefaced my earlier post that our urban move was not the Lark, but similar in more of a Brooklyn style sense.

I didnÂ’t want to come across as a sales pitch, my 20 year prior self would scream hearing me promote or talk well of OKC but that self would also not believe the attainable lifestyle now. To top of my previous post, we actually even went down to ONE car (electric! charge in garage) as well. Granted, I wfh, but we have club swimmer kids and are both active in recreation/gym/swim. With all the amenities and activities we have to walk to on top of family duties & dr appts, we still only need one car IN OKLAHOMA :O

One less tag, one less maintenance and one less insurance policy makes a huge difference when you have 5 phones and phone plans, and can still have a great QoL. OKC growth often gets the spotlight as it should for the strides itÂ’s attaining but central Edmond/UCO campus residents is a clear example of just how important and worthwhile inner urban development and investment is. Even for suburban habits of driving miles to midtown for good restaurant or street festivals is no more for us, the ice house is surprisingly busy a lot of the time I pass. Unfortunately the railyard closing was sad to hear but I canÂ’t help but wonder if the delayed construction of the apartments next to them could have prevented that.

I am not super familiar with DT Edmond, but since you said close to the bookstore (assuming the one across from The Mule) and the farmers market- you are right in that downtown core area. The Lark is the only tract that I know of like that. Is there another or did you buy just a single house in its style near there that looks similar that was a newer build?

I am not super familiar with DT Edmond, but since you said close to the bookstore (assuming the one across from The Mule) and the farmers market- you are right in that downtown core area. The Lark is the only tract that I know of like that. Is there another or did you buy just a single house in its style near there that looks similar that was a newer build?

I will start a newer thread to reply, to avoid furthering the derailment of the thread since it’s not specifically about the Lark development. Hopefully Pete could kindly move my posts if possible.

As far as the “one single build” implication, the house/office combo that’s a single rowhouse style on Ayers and Broadway I’ve felt was just a sole individual that chose to build? Someone please correct if they know more.

Toured a couple of Parade of Homes in The Lark today. While I like the concept, homes with sidewalks not directly fronting the street (builds a sense of community, even with small lots), I noticed some of the homes are one bedroom, very small. One home had an open kitchen, very small open area, then bedroom/bath. The living room was basically part of the kitchen.....
Seems limiting to the market, but hey, what do I know? More power to them if they can sell them!

Toured a couple of Parade of Homes in The Lark today. While I like the concept, homes with sidewalks not directly fronting the street (builds a sense of community, even with small lots), I noticed some of the homes are one bedroom, very small. One home had an open kitchen, very small open area, then bedroom/bath. The living room was basically part of the kitchen.....
Seems limiting to the market, but hey, what do I know? More power to them if they can sell them!

They're definitely small. I think they mostly priced around the $425-475/sf range. I think they're being marketed toward empty nesters, DINKs, and people buying second homes. That's just a guess though.

What is DINKs??

What is DINKs??

Double Income No Kids.

Professional adults with extra expendable income, basically.