Recommended Guest Houses Outside The Major Tourist Area?

[sante]

I'll be arriving in Chiang Mai for a long stay in May with retirement as a possibility and am now looking at several guest houses outside the major tourist areas, at least for the first month of my arrival. I prefer quiet and a low rise building--I spent the first part of my life in New York so have had my fill of multi-layered apartment living.

So far my research has come up with Penny's Place, Ban Kong Rao, and Flora House near Chiang Mai University. I'd like to keep costs at 12000 baht maximum for the first month if possible. Any comments on the guest houses mentioned or other recommendations? Thanks...