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What's up with the Six-Pack ?

By Kaushik Sirkar

Real Estate Agent with Call Realty, Inc.

January 29, 2007 03:26 PM

I am not talking about toned abs. I am not talking about light beer. Maybe I wish I was....

Rather - I'm talking about homes arranged in a 'Six-Pack' configuration. Six homes, 2X3 layout, the large majority of which are 2-story. Front doors face each other and have common walkways. Two car garages, present in all units, have entrances in the back where six homes (three from six-pack #1 and three from six-pack #2) share a common 'driveway' to the public street. I see various names for this configuration. The Courtyard floorplans, green-court layouts, etc. I still call them the SIX PACK!!

Many of these ARE classified as Single Family Residences; some that I have seen recently do have a mix of SFRs and townhomes. They all have yards - sort of - ok very small yards (when no townhomes in the subdivision). I have recently seen a BUNCH OF NEW SUBDIVISIONS being put up with homes in this configuration, primarily in Gilbert, Arizona. Why so many? Is it because land is much more expensive now than it was >2 years ago and builders can stick twice the # of homes on the same amount of land by foregoing the big yard and the white picket fence? Well thats my assumption anyway. I have first time buyers FLOCKING to these subdivisions. NEW, single family detached homes in the low 200's in a market where the median price of a resale home hovers around 250k.

I have looked into property in multiple states. I don't recall this configuration being prevalant in New Mexico or Texas. In more congested areas such as Washington DC and New Jersey - well they just put up townhomes (shared walls). I do recall in the Portland market that various zoning restrictions put quite a cramp on lot sizes, so I wouldn't be surprised if these were more common up there.

What have other professionals and consumers seen out there? Are there certain markets where this configuration is more common? If so, why? Is it the cost of the land, zoning restrictions, or something about the lifestyle enjoyed in that region???

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Art Hotes

Transaction Realty - Medina, OH

CNE, e-PRO

I cannot say that I have seen a SIX PACK in anything other than my favorite brew. But here in Northeastern Ohio, there is one subdivision that I know that has all of its garages in the rear of the home. It is considered a Neo-classical design which is supposed to promote community.

To be honest, I have yet to see any gatherings of people and it seems quite cumbersome for visitors to park their cars around back and walk to the front door on the opposite side of where they parked!

Jan 29, 2007 04:35 PM

Kaushik Sirkar

Call Realty, Inc. - Chandler, AZ

Art - absolutely agreed. Very difficult to have multiple people over for a party or something I would think!

Jan 29, 2007 06:27 PM

Steve Dalton

219-465-8352 - Valparaiso, IN

Northwest Indiana Home Builder

Much of the "innovation" in community design in the late 90's did indeed revolve around the neo-classic or neo-traditional movement. This movement suggested that we've lost our community right there inside our neighborhoods. So architects and designers focused on front porches and moving the garage to the back and reducing back yard space.

But you are even more right when you suggest that clustering, or "six-pack", type layouts is even more about the cost of land.

In my market, albeit much more inexpensive than many of yours, raw land will sell for $30,000 an acre. The developer then gets approvals and lays out lots that come in at about $50,000 a homesite. Well guess what, you don't get any $150,000 homes or even $200,000 homes when the ground is that expensive.

So, the only way to really build for the true first time buyer is to cluster more homes on the property. Well it just so happens that true townhomes and condominiums don't re-sell all that well in our market. So the builders and developers are trying to find a hybrid, some way to make a single family home function on the space allotted to a townhome. Grab some neo-traditional styling and .... you've got "six pack"

Jan 30, 2007 12:09 AM

Great info Steve. This is the kind of 'validation' I was looking for with regards to my cost based theories. Thanks again!

Jan 30, 2007 03:21 AM

Devon Thurtle

Heffernan Law Firm - Kirkland, WA

Such arrangements on not common in the greater Seattle area. In fact, many of my friends from the East Coast have commented about how strange many of our new homes are designed, with the garage being a major feature on the front of any home.

Jan 30, 2007 08:35 AM

Devon - Are lot sizes in Seattle not small like those in Portland?

Jan 31, 2007 08:46 AM

Charles Blumenkehl

Blue Asset Management - Wayne, NJ

Townhome living certainly suits many, and detached living suits many others. Much of it is lifestyle decisions, and in many cases it is in fact the highest and best use, or the nest yield, of the land. The market sets the tone.

Jan 31, 2007 04:47 PM

I definitely agree that one's lifestyle will play a huge role in what type of housing they choose....

Jan 31, 2007 05:14 PM

What's up with the Six-Pack ?

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