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Linwood Park - New Apartment Complex

Linwood Cultural District Apartments New Construction

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#1 BlueMound

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Posted 29 November 2012 - 07:31 PM

Just read in FW Weekly that developers are planning a 4 story apartment complex in the Linwood Park area (just north of west 7th, east of university)

384 units
4 story complex with parking garage
5 acres



#2 ron4Life

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Posted 30 November 2012 - 01:11 PM

Just read in FW Weekly that developers are planning a 4 story apartment complex in the Linwood Park area (just north of west 7th, east of university)

384 units
4 story complex with parking garage
5 acres

Saaaaaaaaay whuuuuuut... That's magical.
There was another developer back a few years ago, that wasn't successful at convincing the neighborhood of his condo idea which was crazy,
but this is good news indeed :)

#3 BlueMound

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Posted 30 November 2012 - 03:11 PM

Here's a link to the article

http://www.fwweekly....g-over-linwood/

Credit to:
Fort Worth Weekly
Wyatt Kanyer
'Looming Over Linwood'
November 28 2012

#4 Russ Graham

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Posted 30 November 2012 - 10:46 PM

That article's pretty short on detail... anybody know what the specific location is? Is it along Carroll? There are a couple of different pieces zoned MU-1 in there.

I'm ambivalent about this project - it seems like getting variances for MU-1 is just routine now. I wish the city would enforce the zoning that's in place. Another developer got the exact same variance earlier this year for a project along St Donovan street - basically upzoned in place from MU-1 to MU-2. 4 stories instead of 3, and 77 units / acre instead of 40. I'm pretty sure I'd have a harder time getting a variance to intrude a foot into my setback from the curb than the developers have almost doubling the allowed density. The city might as well amend the ordinance to say "whatever the developer wants" and be done with it! It's definitely frustrating when you try to take on one of these battles as a neighborhood - because it's so easy to get painted as a NIMBY, and it's so easy to get a room full of 100 people to say 100 different things.

On the other hand, I think Linwood has plenty more room to grow and get denser, and I'm glad to see the development continuing in this area. Seems like it stalled out for a while.

#5 downtowndweller

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Posted 30 November 2012 - 10:48 PM

Linwood’s single-family homes aren’t benefiting the area as much as development could, Poole said. “Most of those houses are 50 years old, and they’ve reached [the end of] their useful life.”


True, especially in a high density, walkable area like West 7th is now.

She said Poole’s approach served as a barrier during negotiations. “It’s all about the buck, if you ask me,” she said.


Well no shit.

Bonilla said she still worries about the hike in property taxes.
“The people that are there, their real estate taxes have gone up 10 percent,” she said. “There isn’t a cap on those taxes.”


Conveniently leaves out "on increased value of land" after "property taxes."

“As long as I’m alive, I will fight them,” she said.


NIMBY, DAMMIT!!!!

#6 downtowndweller

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Posted 30 November 2012 - 10:52 PM

FWIW, the site is pretty much right across the street from Target.

http://www.powersand...st-development/

#7 Russ Graham

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Posted 30 November 2012 - 11:03 PM

Thanks for the link. Half of that lot was zoned "R2" - wow. That's 12 units/ acre, basically meant for townhouses.

#8 Austin55

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Posted 30 November 2012 - 11:15 PM

Thanks, I couldn't find this exactly either. That makes a lot of sense for apartments over there.

Looks like it could drive a lot of Bussiness to Dfwerdoc's lot over there! http://www.fortworth...?showtopic=5021

#9 John T Roberts

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Posted 01 December 2012 - 10:43 PM

Burying the power lines is very expensive. We've looked at doing that on a couple of jobs, but eventually the owners decided to save the money.

#10 McHand

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Posted 07 December 2012 - 12:54 PM

The people there are still getting used to gentrification. Before God sent the tornado to clear West 7th of all its working class grime, Linwood was a sleepy little neighborhood. There are folks that have been there for years. They are pretty much collectively saying "get off my lawn."

And bravo for Mr. Sandoval leading his daughter toward neighborhood preservation. I believe that means preservation of buildings as well as relationships. I hope to instill the same in my children.

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#11 McHand

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Posted 07 December 2012 - 01:00 PM


  • Linwood’s single-family homes aren’t benefiting the area as much as development could, Poole said. “Most of those houses are 50 years old, and they’ve reached [the end of] their useful life.”
    That’s news to residents who still take pride in those homes, Bonilla said.

What a presumptuous thing for a developer to say to a reporter.

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#12 PPoole

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Posted 08 December 2012 - 03:22 PM

The quote was not accurately reported by The Weekly. The vast majority of the residential in the area referenced are not owner occupied and have in many cases been left to fall into disrepair. Only 10% of the structures are owner occupied . Those residents who have maintained their homes and continue to be in the neighborhood will be helped by the improvement to the neighborhhod made by the new development. The land being developed is owned by a single owners and they have worked with the neighborhood to provide improvements for all to enjoy. The improvements will include tree lined streets, adopting the Jesse Sandoval Park by adding a pavillion often promised by the city. Bus shelters and a needed traffic signal and pedestrian crossing to Montgomery Plaza will be constructed.They are working with the city to add First Flight Park along Carroll Street. Change comes hard to older areas but the revitalization of the West Seventh corridor with only 1/10 of 1% of our city's area now accounts for 1% of its property tax revenue. That isn't match by suburban areas by a long shot. This urban village is a good example of the shifting demand for compact walkable areas that will be dense enough to profitably support public transit.

#13 ron4Life

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Posted 08 December 2012 - 03:40 PM

PPoole, thanks for clearifying this interesting story. Again, I am excited about the news. Like I always say "A good development is relevant" :)

#14 johnfwd

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Posted 13 December 2012 - 12:32 PM

My family (before I was born) lived in the Linwood neighborhood and was one of the families forced to leave because of the May 1949 flood. In 2000 I visited the neighborhood and saw that the area unfortunately looked almost like a war zone. Time for revitalization, more so now that the whole west 7th area is being modernized.

#15 Urbndwlr

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Posted 26 December 2012 - 09:39 PM

If the project is designed well and designed to last, it should be a positive change for the neighborhood and the greater district. The devil is in the details. It is very hard to tell from the outside whether a project will be built to last. And it is virtually impossible for the districts to regulate the quality unless they have design review boards, such as in Downtown.

I am in favor of increased residential density in well designed buildings in our urban villages, such as around the Cultural District (including this location).

#16 ron4Life

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Posted 08 July 2013 - 04:45 PM

Well I'm sure we can all agree that this is great news from ST

http://www.star-tele...tments-row.html



#17 Jeriat

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Posted 08 July 2013 - 07:35 PM

Well I'm sure we can all agree that this is great news from ST

http://www.star-tele...tments-row.html

 

Agreed. 


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#18 John T Roberts

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Posted 08 July 2013 - 07:38 PM

This will just add more character to the area.  The neighborhood is really shaping up.



#19 BlueMound

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Posted 09 July 2013 - 01:12 AM

Reviewing the appraisal district website, it appears that Fellowship Church owns quite a few lots along Merrimac just North of its building.
Fellowship also own a few lots on Mercedes.
Linwood Partners LLC also has quite a few lots on Mercedes.
The article mentions that Fellowship will team up with the developers to do something on Mercedes.

Perhaps they are thinking about a surface parking lot for Fellowship members ?

#20 fwfrog

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Posted 09 July 2013 - 11:30 AM

"Greystar plans to buy 24 vacant duplexes in a 5.1-acre area between Carroll and Foch streets and Azalea Avenue and Merrimac Street, and replace those with 22 three-story row houses facing Carroll Street"

 

When I hear "row house" I think "townhouse".  I wonder if there are plans to include property to purchase--and not just rent?  I don't get that impression after reading the article (or looking at Greystar's website).



#21 renamerusk

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Posted 09 July 2013 - 04:14 PM

I am seeing very little that is special about this project.  It looks very much like any other of the cookie-cutter rental projects that have gone up in the near west side neighborhoods.



#22 Funkutown Retro Retro

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Posted 09 July 2013 - 04:18 PM

^^^^^^^ Agreed!

#23 FortWorthLowrider

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Posted 09 July 2013 - 04:27 PM

I lived in Linwood for 7 years. It was a tough neigborhood. It needs an update and Im guessing condos are where the developers want it to be. Our old house (which my mother sold to a developer) is now bull dozed was right on the corner of Mercedes and Foch.. I drive thru there from time to time for nastalgic purposes.


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#24 Ghost Writer in Disguise

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Posted 09 July 2013 - 05:29 PM

Those houses (duplexes and ex-duplexes) are in fact 70 years old.



#25 Jeriat

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Posted 09 July 2013 - 06:54 PM

I am seeing very little that is special about this project.  It looks very much like any other of the cookie-cutter rental projects that have gone up in the near west side neighborhoods.

Rather that than what's there. 

Better than adding surface lots...


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#26 renamerusk

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Posted 09 July 2013 - 07:37 PM

 

I am seeing very little that is special about this project.  It looks very much like any other of the cookie-cutter rental projects that have gone up in the near west side neighborhoods.

Rather that than what's there. 

Better than adding surface lots...

 

 

I think that the style is unimpressive.  Instead, I might find the Linwood Apartments more appealing if they look a bit more like the condos in 900 S. Henderson, downtown.  Of course, this is just my personal taste and nothing more.



#27 Russ Graham

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Posted 10 July 2013 - 10:20 AM

Reviewing the appraisal district website, it appears that Fellowship Church owns quite a few lots along Merrimac just North of its building.
Fellowship also own a few lots on Mercedes.
Linwood Partners LLC also has quite a few lots on Mercedes.
The article mentions that Fellowship will team up with the developers to do something on Mercedes.

Perhaps they are thinking about a surface parking lot for Fellowship members ?

 

Sheesh - following the example of Christ Chapel on Montgomery north of 30 and gobbling up the neighborhood.

 

There needs to be a change in the tax code that makes church-owned parking lots taxable at the rate of the surrounding improved land.  I suppose you can justify a church building getting a break on taxes, but why should the parking lots be exempt?  It just leads to these mega-churches where there ought to be homes and businesses - and little neighborhood-serving churches. 



#28 FortWorthLowrider

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Posted 10 July 2013 - 12:51 PM

^^^ PREACH!


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#29 RD Milhollin

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Posted 10 July 2013 - 05:33 PM

 

There needs to be a change in the tax code that makes church-owned parking lots taxable at the rate of the surrounding improved land.  I suppose you can justify a church building getting a break on taxes, but why should the parking lots be exempt?  It just leads to these mega-churches where there ought to be homes and businesses - and little neighborhood-serving churches. 

 

How could one justify a tax break for churches? All churches? What about Holey Denomination of the Dolphins of Poseidon? They don't get a tax break. Why should certain religious organizations enjoy special consideration? Should the government, through the IRS bureaucracy, decide which religion is deserving of excepted tax treatment and which are not (please read the US Constitution 1st Amendment before answering). There is no objective or rationally based criteria for determining the plausibility of any religiously-based belief system, and the government is supposed to refrain from making those sorts of determinations anyway ("establishing which are 'real' religions or 'true' churches etc. and which aren't") so why does it continue? Churches and similar organizations, along with their supporting financial structures, all could be placed easily into existing tax categories and treated as any non-profit corporation, and the ridiculous inability of governments to impose and collect property taxes that any other corporation pays would be remedied. The alternative is for every citizen to be able to declare themselves a prophet or priest and start their own religion to avoid all the taxes that any other religion or religious organization can dodge under current rules. That would really work well, right?

 

As far as location of facilities, churches seem to be special animals in this region of the country regarding zoning; city zoning boards and administrators seem to be unwilling to enforce codes that apply to anyone else. I could care less whether people prefer or are best "served" by neighborhood chapels or HD broadcast mega-churches, and I don't believe that is the concern of the government either, until they start preaching insurrection, revolution, or mass suicide. All I am saying is that since government is prohibited from deciding/establishing legitimate religious organizations from "false" ones they should all be treated the same.



#30 mmiller2002

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Posted 11 July 2013 - 11:43 AM

 

 

There needs to be a change in the tax code that makes church-owned parking lots taxable at the rate of the surrounding improved land.  I suppose you can justify a church building getting a break on taxes, but why should the parking lots be exempt?  It just leads to these mega-churches where there ought to be homes and businesses - and little neighborhood-serving churches. 

 

How could one justify a tax break for churches? All churches? What about Holey Denomination of the Dolphins of Poseidon? They don't get a tax break. Why should certain religious organizations enjoy special consideration? Should the government, through the IRS bureaucracy, decide which religion is deserving of excepted tax treatment and which are not (please read the US Constitution 1st Amendment before answering). There is no objective or rationally based criteria for determining the plausibility of any religiously-based belief system, and the government is supposed to refrain from making those sorts of determinations anyway ("establishing which are 'real' religions or 'true' churches etc. and which aren't") so why does it continue? Churches and similar organizations, along with their supporting financial structures, all could be placed easily into existing tax categories and treated as any non-profit corporation, and the ridiculous inability of governments to impose and collect property taxes that any other corporation pays would be remedied. The alternative is for every citizen to be able to declare themselves a prophet or priest and start their own religion to avoid all the taxes that any other religion or religious organization can dodge under current rules. That would really work well, right?

 

 

 

Off topic.  >>Politics.



#31 johnfwd

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Posted 17 July 2013 - 07:24 AM

Tax abatements are a separate topic in city issues, but the council’s approval of special tax treatment for this Linwood project is obviously relevant here.  The details are in the Star-Telegram article by Nishimura and Baker below.

 

http://www.star-tele...adlines-default



#32 Russ Graham

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Posted 17 July 2013 - 11:59 AM

I can see the argument for tax incentives when the developer is having to put in a lot of new infrastructure as in this case. 

 

More people and housing options in this area is a bonus for the city - all within walking / biking distance of downtown and the cultural district.  FW should be doing everything it can to promote this kind of central city redevelopment.



#33 cberen1

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Posted 18 July 2013 - 08:21 AM

I don't know how you quantify it, but the real value in this is if the project is the catalyst for a lot of development in the linwood area.  Someone who pays closer attention to it than I do can correct me, but I don't think the city has had to offer any incentives on the last several projects in West 7th.  Sometimes develpment just needs a push.



#34 dfwerdoc

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Posted 25 July 2013 - 11:44 PM

9366576233_24ca9bc38a_b.jpg

rendition from the rear of the project 



#35 cberen1

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Posted 26 July 2013 - 08:04 AM

Looks pretty bland, and yet still somehow a dramatic improvement over what's there today.  I smell Linwood remaining the low-rent quadrant of that area.



#36 Ghost Writer in Disguise

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Posted 28 July 2013 - 04:49 PM

This Month in Fort Worth, June 1944 p12

"A community of duplexes built by private financing under war priorities."

http://www.flickr.co...N05/9385916125/

http://www.flickr.co...N05/9385923777/

(I don't know why only the links appear and not the pix themselves. This worked just fine the last time I did it. Has something changed or am I doing something wrong?)



#37 djold1

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Posted 28 July 2013 - 06:44 PM

Great Linwood pictures...  Thanks...


Pete Charlton
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Website: Antique Maps of Texas
Large format reproductions of original antique and vintage Texas & southwestern maps
 


#38 rwolfe

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Posted 22 September 2013 - 11:02 AM

Elan West 7th is, apparently, the working title for this apartment complex. Which is not to say that they won't change it before completion.

 

Personally, I was holding out for Lee Harvey Estates or somesuch, due to the fact that 2703 Mercedes Ave will be swallowed up by this development.



#39 dfwerdoc

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Posted 22 September 2013 - 11:28 PM

coming next summer ... that's fast. their website is already up; here's their blurb

 

Dynamic. Exquisite. Vibrant. Coming Summer 2014, experience Elan West 7th — Fort Worth's newest apartment homes. Where urban sophistication meets modern luxury, hello meets howdy, and everything you desire is right at your fingertips. Shop at the finest boutiques. Dine at mouth-watering restaurants. Join your friends for drinks at famous local watering holes. At Elan West 7th, life can be exactly what you want it to be... extraordinary. 



#40 Austin55

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Posted 10 October 2013 - 05:12 PM

Most of the homes that were here appear to be gone now. Precision Demolition trucks on site.

#41 johnfwd

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Posted 03 March 2014 - 11:10 AM

Good news regarding the start of revitalization of the old Linwood neighborhood.  First townhomes are soon to be under way.  Details in this S-T article by Sandra Baker.

 

http://www.star-tele...lder-plans.html



#42 Austin55

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Posted 03 March 2014 - 11:31 AM

Wait, this is something separate from the Elan apartments right? 



#43 johnfwd

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Posted 03 March 2014 - 12:28 PM

Wait, this is something separate from the Elan apartments right? 

Evidently so.  Village Homes is being built by a Fort Worth developer. Developer of the Elan project is out of St. Petersburg, Florida.  The Elan project (judging by the artist's rendering on their website) looks larger in scope.



#44 Austin55

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Posted 04 June 2014 - 03:09 PM

A single 4 story core has risen from the site,all of the plumbing appears to be in place, some retaining walls have been built, and there's a few pieces of wood resembling walls have gone up. I expect full vertical construction soon. You can also see where some street parking has been put in.  

 

UG3BDKA.jpg



#45 Austin55

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Posted 19 June 2014 - 12:01 PM

Double post. Just to share some of what all is going on withing Linwood area. The neighborhood is changing drastically. 

 

New house being built on the park

d6rPXbe.jpg

 

 

Rowhomes. There's about 5 of these nearly identical along Merrimac.

tdsMbba.jpg

 

All the wood of the Elan apartment building. They've also got a garage up to about the 3rd floor. 

LKiPXcT.jpg



#46 Austin55

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Posted 03 July 2014 - 12:04 PM

Going up very fast. The garage is HUGE, 6 stories I think. 

 

IGOWK1r.jpg

 

 

That little park area to the left is the to be "First Flight Park", where FW's, well, first flight took place. Or nearby anyway. Here's some rendering of what that'll look like (My thoughts-It looks VERY cool)

 

0111_firstflight_fw05.jpg

 

0111_firstflight_fw03.jpg



#47 McHand

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Posted 10 July 2014 - 09:46 AM

Did any residents who were bought out get enough money to stay near their neighborhood, or purchase one of these if they wanted to? 


Voice & Guitars in The Crystal Furs
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Texas Wesleyan 2015
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#48 cberen1

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Posted 10 July 2014 - 11:56 AM

Did any residents who were bought out get enough money to stay near their neighborhood, or purchase one of these if they wanted to? 

 

I seriously doubt it.



#49 McHand

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Posted 10 July 2014 - 02:39 PM

Yeah me too.

 

How awful would that be.....invest in a neighborhood for 50 years, see its downs and ups, and then as soon as it's fashionable you get bought out and can't afford to stay. 

 

No wonder people fight things like this.

 

(rant over)


Voice & Guitars in The Crystal Furs
Elementary Music Specialist, FWISD

Texas Wesleyan 2015
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#50 hannerhan

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Posted 10 July 2014 - 02:55 PM

Yeah but nobody is forcing them to sell.  And if they do choose to sell, it's at a price WAY higher than it would have been worth a decade ago.  Everybody wins.







Also tagged with one or more of these keywords: Linwood, Cultural District, Apartments, New Construction

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