Geist's Edge - Geist Valley Estates, Geist Pointe Estates and the Geist Cove streets, Lawrence Window Treatment

Local Window Treatment Experience in Geist's Edge - Geist Valley Estates, Geist Pointe Estates and the Geist Cove streets

Geist's Edge housing: 112 Lawrence taxed parcels on eleven Geist named streets

The parcel record is unusually good here, which is rare in this city. Eleven Geist named streets carry Lawrence tax district parcels: Geist Cove Drive 51, Geist Estates Drive 17, Geist Woods Drive 11, Geist Pointe Circle 8, Geist Valley Court 8, Geist Bluff Drive 4, Geist Estates Court 4, Geist Valley Boulevard 3, Geist Bluff Court 2, Geist Estates Circle 2 and Geist Valley Drive 2. That totals 112. What is not published is lot size, home count per plat section, builder name or price band, so we work from the openings in front of us. The architectural pattern is mid-1980s larger lot traditional with walk out and daylight lower levels on ground that falls toward the water.

The walk out plans matter more than they sound. A house built on ground sloping toward Geist has a lower level with full height openings on the water side and half height or no openings on the uphill side, so the lower floor alone carries two different treatments. Story mix is not sourced for these plats, so we count floors on site rather than assuming. Against a citywide median home value of $230,100, this corner sits well above the Lawrence median, and the market tier for the city as a whole understates it. A single citywide product tier would be wrong for Geist Cove Drive in the same way it would be wrong for the 1950s ranch belt on the other side of the city.

East facing water glass, cathedral reach and forty years of movement

Morning glare is the working problem on this corner. Because Geist Reservoir sits north and east of the Lawrence line, the view glass takes low sun bouncing off the water surface between roughly 7am and 10am in summer, hitting a great room at an angle no overhang catches. Reflected glare is harsher than direct sun at the same angle because it arrives horizontally. That pushes the specification toward a tight openness on the water elevation, 3 percent rather than 5, and toward something that can be down early and up by lunchtime without anyone climbing. It also means south and west rooms in the same house often need nothing more than a light filtering fabric, so the schedule is not uniform even inside one 1985 house.

Then the physical conditions. These houses are 37 to 41 years old on Marion County clay, many of them on walk out lower levels cut into sloping ground, and the wide rear openings are where the movement shows first. Assume it and check it: three point measure on every unit over 48 inches, square check on all of them. Casing is a mix of applied wood and early drywall returns depending on which builder did which section, and no builder is named in the record, so depth gets established on site rather than assumed from the era. Cathedral and gable end glass adds a reach problem, and anything over 120 inches tall or past a 4:1 height to width ratio takes a larger light gap than Lutron's standard 3/4 inch per side.

Specifying for a 1985 water elevation on the Lawrence side of Geist

The strategy on this corner is to spend on the water elevation and be disciplined everywhere else. A Geist Cove Drive house with 28 openings does not need 28 premium treatments; it needs the right answer on the eight or ten that face the reservoir and something honest and consistent on the rest. National ranges to plan against: custom treatments $250 to $2,600 per window, motorized $300 to $1,500 per window installed, drapery $300 to $4,000 per window, exterior awnings and shades $1,000 to $6,000 installed. Lead time is 2 to 5 weeks. We are insured and insured, and IC 24-5-11 gives you a written contract with scope, dates and total price on any residential job over $150.

The Geist Cove streets and the county line beside them

Eleven Geist named streets carry Lawrence taxed parcels on this corner, with Geist Cove Dr the largest at 51 parcels. The Marion and Hamilton county line runs beside the community, Fall Creek feeds the reservoir below it, and Sunnyside Road is the main way in and out. The distinction that catches people is jurisdictional rather than physical: the well known at-Geist subdivisions recorded between 1984 and 2003, including Oakland Hills, Cobblestone and The Hamptons, are Indianapolis addresses, not Lawrence ones. The school district here is Lawrence Township, not Hamilton County's, which is another thing buyers on this corner check twice: Belzer or Craig at the middle level, Lawrence North or Lawrence Central above that.

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