BBBB for the week of August 28th!

in Becky's Best Bungalow Bets, Heights

Hello BBBB Friends,

Color me not surprised to see only a small number of homes come on the market this week. What’s going on? Many realtors/sellers will be holding new listings until mid-September waiting for more people to be in the market for the Fall selling season. In fact, a selling strategy for homes that have been on the market for a while is to withdraw the listing, spruce it up, shoot new pictures then bring them back in mid-September. Other sellers who’ve been in the market a while are tweaking their prices hoping to entice the few buyers not taking an end-of-summer vacation to buy before the increased competition in the Fall (5 examples of this on my watch list!).

 

I’m taking advantage of the lack of awesome new listings this week to focus on Brooke Smith, a subdivision of the Heights located in a Nevada-shaped area bordered by Main, Calvalcade, Airline and I-45. (A few Brooke Smith homes leak over to the south of Main but most folks consider those part of Norhill.) There are still blocks in Brooke Smith that are a bit sketchy but this is where the Houston Heights was 10-15 years ago. My top 5 reasons to consider Brooke Smith in your house-hunting include:

1.       Proximity to the Houston Heights with as much as a $100,000 lower price tag. Per HAR the median home price in July was $515,000 vs $629,500 for Houston Heights.

2.       You can find new construction for under $1 million.

3.       Easy access to I-45/downtown.

4.       Good home-owner’s association (Montie Beach Civic Club) actively working to add minimum-lot size restrictions to prevent overdevelopment (think Shady Acres).

5.       Home (or close enough) to restaurants featured in top restaurant lists including Foreign Correspondence and Teotihuacan. Maybe not on those lists but loved by locals are Bellisimo’s, El Bolillo Bakery, Spanish Flower and Golden Seafood. Close enough to Canino Produce (2520 Airline) for a great variety of fruits and veggies and the soon to be built Whole Foods 365 (Yale and 610).

P.S. Today I’m hosting an open house at 826 Le Green!

It is a renovated and expanded Craftsman style home. It has 4 bedrooms plus game room AND 5 ½ baths. Priced at $920,000.

Come by for a chat from 2-4pm.

This Week's Featured Properties in Brooke Smith

408 Tabor

408 Tabor: $360,000

Great option for under $400,000! This 2/1 bungalow is absolutely livable as is but if you want to add a bath, the master is large and adding a master bath/larger closet is an option. Curb appeal is great (red door and porch-my faves). No garage but has a 2 car carport with automatic gate. Lovely back yard.

709 Cordell

709 Cordell: $599,500

Previously included on my list, this unique bungalow is just shy of 3000 sq. ft. It’s also newish construction (2008) with a limestone and wood exterior. But it’s still a bungalow. A unique bungalow. You know I’m a sucker for a nice porch and this home has two! There is a downstairs master suite and 2 bedroom suites upstairs. Nicely done.

605 Archer

605 Archer: $629,000

Archer Street is home to several well-done renovations including this 3/2 Craftsman bungalow originally built in 1945. It feels even larger than its 2000 sq. ft. I like the exposed shiplap and reclaimed hardwood floors. There is a gated 2-car tandem carport. (Garages tend to be scarce in Brooke Smith.) The antique brick floors and backsplash in the kitchen are an interesting architectural element.

403 Cordell

403 Cordell: $719,900

I mentioned you can find new construction in Brooke Smith for under $1,000,000 and this is a prime example.  A Modern Farmhouse Style 2-story it has a modest (for new construction) footprint of 2500 sq. ft. with 3 bedrooms and 2 ½ baths. It’s well done and I love the shiplap treatment on the second floor. There is a 2-car carport accessed from the alley (automatic gate) and a little green space in the back.

703 Cordell

703 Cordell: $839,000

Here’s another under $1 million new construction offering in Brooke Smith that I particularly like. I call it Greek Revival meets Farm House in style. It was designed by Sam Gianukos of Creole Design, just another reason why I like it since he designed and built my home a long time ago. It’s 3000 sq. ft. and has 4 bedrooms and 3 full baths. Too many favorite features to list here! BTW the builder was there when I visited and he said you can add a garage with apartment for $80,000 or you could add a pool!

Price Reductions & Status Updates This Week

237 W 22nd: Reduced to $399,000 from $420,000

237 W 22nd

First thing you should know, the pictures of this house are very old (at least 6 years and 3 tenants old) and do not reflect the current condition. However, it has plenty of potential.  Currently a 2 bedroom 1 bath home on a 6550 sq. ft. lot, it could be expanded, lived in as is, or torn down for a new home. Alley access is a possibility for an added garage.

1420 Waverly: Reduced to $539,900 from $549,900

1420 Waverly

If you are up for a fixer-upper, this might be for you! It’s already a good size (1774 sq. ft.) with 3 bedrooms and 2 baths but there is room for expansion and it’s not in a historic district. The lot is 6600 sq. ft. There is alley access if you want to add a garage. This a great part of the Heights and a good street/block.

624 W 18th: Reduced to $575,000 from $600,000

624 W 18th

Yes, it’s a bit close to Shepherd but this part of Shepherd has come a long way boosting the walkability score to 82. It’s a 2/2, 1564 sq. ft. on a very large 8190 sq. ft. lot which provides plenty of room to expand. Or, you might choose to just continue the updating process that has been started.  The kitchen tile is new and while it may induce an epileptic seizure in some, it is a classic pattern found in homes built in the early 20th century.  I love the wrap-around front porch. I don’t love the new laminate counter tops.

939 Alexander: Reduced to $634,900 from $639,900

939 Alexander

Large 3/2 bungalow with separate bonus room over garage.  1941 Sq. Ft on 6000 sq. ft. lot.  Lovely back porch and yard with 2 car garage. There is a 458 sq. ft. bonus room over the garage-not quite usable as a garage apartment but could certainly be an office or gym. Close to hike and bike trail. 

1032 E 16th: Reduced to $625,000 from $650,000

1032 E 16th

If you want a home that is move in ready, this 3/2, 1675 sq. ft. bungalow in North Norhill may be what you have been looking for.  Nuvo builders took this one to the studs to give it an open feel and clean design. At some point in the past the porch was taken in L but it still has great curb appeal and a cute little back yard. 

A few more updates...

903 Gibbs St.

$539,900

Withdrawn will keep a watch for it to come back in the Fall!

936 Nicholson St.

$686,500

Withdrawn-will watch this one too!

909 Cordell St.

$529,000

Option Pending (56 Days on Market)

325 W 18th St.

$600,000

Option Pending (61 Days on Market)

814 Ashland St. #B

$709,000

Option Pending (41 Days on Market)

Going, Going, Gone!

No closings on my watch list this week!

But wait, there's more!

This is just the latest and greatest; however, there are still lots more on my list that you can check out here:

BBBB: Still on my list!

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