Hello BBBB Friends:
And just like that, two weeks of solid gains in single-family home inventory were wiped out by a slow week for new listings paired with a stronger showing in sales. I have 4 new listings and one “coming soon” listing to share with you today. I also have a number of price reductions, new contracts, and final sales for homes that are Still on My List, so be sure to keep scrolling down!
HEIGHTS REAL ESTATE MARKET UPDATE-MARCH HIGHLIGHTS
For those who prefer a detailed analysis of the numbers, I have created a separate blog post this month. You can access it by clicking HERE. For those who like the “big picture”, read on:
- The Houston housing market, including the Heights, has been experiencing a prolonged period of declining sales, with March being the twelfth consecutive month of negative year-over-year sales.
- While there was a significant month-over-month increase in sales between February and March of this year, that is likely attributed to the start of the Spring selling season. Despite this increase, year-to-date sales in the Heights are still significantly behind last year’s figures, with a 51% decline, but only 19% behind sales figures from 2019, suggesting some signs of stabilization and improvement in the housing market in the Heights.
- The average and median sales prices in March increased by 4% and 5%, respectively, year-over-year, a much slower rate than the previous year.
- The “Close to List Price Ratio” for all sales in March was 99%, with a range of 87% to 125%, and 100% for homes under contract within the first seven days of listing. The lack of inventory is producing multiple and over-list price offer situations for many homes.
- The median number of days on the market for homes in the area decreased by 15% on a month-over-month basis, from 26 to 22 days, although homes are taking longer to sell this year compared to the previous year.
- Months of single-family home inventory* on hand hovered around 2.5 months for most of March, indicating we are still in a solid seller’s market.
REMINDER PROPERTY TAX PROTEST WEBINAR
Are you looking to challenge the appraisal district’s valuation of your home and save money on property taxes? Join our upcoming webinar with Ray Holtzapple, a former HCAD Board Member with years of experience in the property assessment industry.
In this webinar, you’ll learn best practices for appealing your home’s valuation and reducing your tax burden. Ray will provide insider tips and strategies for presenting your case effectively, navigating the appeals process, and achieving a successful outcome.
When: Wednesday, May 3rd, from 4 PM to 5 PM via ZOOM
Click HERE to register.
Have a great week, and,
Let’s look at houses or talk about selling yours!
Becky Davis
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Information About Brokerage Services
TREC Consumer Protection Notice
Becky Davis
Compass Realty
832-628-8221
Thinking of selling? We can front the cost for painting, landscaping, upgrades, and more. No fees or interest, EVER! Click here for more information.
*Note: For purposes of BBBB, the “Heights” is defined as the area between I-10 and Loop 610 N and between Shepherd and I-45).
The Week’s Featured Properties
912 Nadine: $599,900
- Pineridge (South of East Sunset Heights)
- Brownstone, c. 2022 by Brownstone builders
- 3/2/1, 2502 sq ft on a 2500 sq ft lot
- 12′ coffered ceilings down, wide-plank engineered wood flooring
- Generous primary suite with tray ceiling, double closets, and plenty of natural light
- Patio-size backyard with landscaping and grass
- Front-entry 2-car attached garage
- Additional driveway parking
- Zoned to Field Elementary
This area of the Heights continues to grow in popularity. It’s just a short walk to the Houston Farmer’s Market and restaurants on Airline.
******
517 E 11th St: $925,000
- Houston Heights
- Brownstone, c. 2001
- 3/2/1, 3036 sq ft on a 2800 sq ft lot
- Pine flooring
- Island kitchen with stained wood cabinets
- Primary suite and flex room on 3rd floor
- 2 secondary bedrooms on 1st floor
- Fenced low-maintenance turfed front yard provides green space
- Rooftop deck
- Alley access to 2-car attached garage
- Zoned to Harvard Elementary
Situated opposite Buchanan’s Nursery and just a short walk from some of the most popular spots in Heights, including Field and Tide and Dish Society.
******
733 Tulane: $950,000
- Tulane Trails (Houston Heights)
- Greek Revival, c. 2018 by Sullivan Builders
- 3/2/1, 2357 sq ft on a 3300 sq ft lot
- Double gallery front and back porches
- LEED-certified
- 1st-floor open study
- Green space between house and garage
- Alley access to 2-car detached garage
- Front parking pad
- Zoned to Love Elementary
Tulane and Ashland Trails’ homes have witnessed a significant surge in demand and value appreciation thanks to their convenient access to the Hike and Bike Trail, Heights Merchantile, and the MKT development.
******
1802 Columbia: $1,999,900
- Heights East Historic District
- Craftsman and Prairie influences, c. 2011 by Ridgewater Homes
- 4/3/1, 3825 sq ft on a 7920 sq ft lot
- Chef’s kitchen with high-end appliances
- Sunroom overlooking the pool
- Bedroom with full bath downstairs
- Large primary suite with vaulted beadboard ceiling and balcony overlooking the pool
- POOL w/water features
- Breezeway between the house and garage provides cover for a patio and summer kitchen
- Garage APT (~600 sq ft, unfinished, build-out options available)
- A fenced front yard connecting to the back provides green space
- Driveway access to 2-car detached garage
- Parking pads in front and along 18th Street (Corner lot)
- Zoned to Field Elementary
Arguably, the house’s best features are its beautiful outdoor living spaces, including a veranda-style front porch overlooking a landscaped yard, a gorgeous pool, and a breezeway-covered patio with a summer kitchen.
******
This Week’s Price Reductions & Status Updates
PRICE REDUCED
244 W 24th St: $833,000 was $839,000
- Houston Heights
- Colonial Revival, c. 2023 by Southern Green Builders
- 3/2/1, 2528 sq ft on a 3275 sq ft lot
- New construction
- Double gallery porches (balcony off primary suite)
- Home office/study
- Primary suite with vaulted ceiling, large walk-in closet
- Small green space between house & garage
- Alley access to 2-car detached garage
- Curbed street
- Zoned to Helms Elementary
The property is next to a law office with the potential for extra parking after hours.
******
PRICE REDUCED
931 Louise: $829,900 was $849,900
- Pineridge (south of East Sunset Heights)
- Craftsman bungalow, c. 1930
- 3/2/1, 2008 sq ft on 7500 sq ft lot
- Updated kitchen and baths
- Home office (could be a 4th bedroom)
- Back deck and large backyard
- Gated driveway access to 2-car detached garage
- Curbed street plus additional driveway parking
- Zoned to Field Elementary
Located on a charming block of the Pineridge subdivision south of Sunset Heights featuring a combination of new construction and original early-1900 homes. The large lot provides options for future development, including new construction and property expansion.
*****
PRICE REDUCED
1114 Algregg: $830,000 was $850,000
- Norhill Historic District
- Bungalow w/ornamental gable, c. 1920
- 3/2/1, 1696 sq ft on a 5000 sq ft lot
- Renovated/expanded 2022
- Dedicated laundry room
- Primary suite w/ enclosed spa (party 🥳) shower w/slipper tub and large closet
- Covered back porch and a bit of backyard space, plus fenced front yard
- Gated driveway access to 1-car detached garage
- Curbed street
- Zoned to Field Elementary
To-the-studs renovation increasing total square footage by 721 sq ft. In addition to the expanded living quarters, the builder was also able to create a back porch and save some of the backyard space,
******
PRICE REDUCED
1037 Voight: $1,066,000 was $1,085,000
- Houston Heights
- Garage-front Craftsman, c. 2022 by Nebula
- 4/3/1, 2925 sq ft on a 3125 sq ft lot
- Wide-plank white oak wood flooring
- Island kitchen with professional-grade appliances
- Small wine room/second pantry area
- Skylights in the staircase area provide tons of natural light
- Primary suite vaulted ceiling, sitting area, and private balcony.
- Back porch and small backyard w/view of Stude Park
- Garage-front access to 2-car attached garage
- Additional driveway parking
- Zoned to Travis Elementary
Stude Park is located just steps away. Fun fact: Stude Park and the streets Studewood and Studemont were named after the Stude Family. Henry W Stude was a prominent baker and the proprietor of the Texas Baking Company. Stude Park was created by combining 22.4 acres donated by the family and 20 acres already owned by the city. Stude Park features a swimming pool, water playground, playground, sports field, gym, and trail.
******
PRICE REDUCED
813 Lawrence: $1,425,495 was $1,485,495
- Harding Heights (West Heights)
- Contemporary/modern, c. 2016 by CEA Loveless
- 3/3, 3003 sq ft on a 4500 sq ft lot
- Office or 4th bedroom down with access to full bath
- Gorgeous waterfall natural stone kitchen island
- Additional den/flex-room
- Primary suite with tray ceilings, double-sided fireplace, and sitting area
- Sports fan’s dream media room with 110-inch projector plus 2 additional wide-screen TVs
- Covered back porch with summer kitchen and fire pit, plus turfed backyard
- Driveway access to a 2-car front-entry attached garage
- Additional driveway and pad parking in front
- Zoned to Love Elementary
Walkable location just a block from Lawrence Park and the Hike & Bike Trail. Just a few steps further to the ever-expanding MKT mixed-use complex with a number of restaurants, shops, and office space. (PS. CEA Loveless is one of my favorite contemporary builders.)
******
OPTION PENDING
826 Nadine: $579,900
- Pineridge (south of East Sunset Heights)
- Brownstone, c. 2022 by Brownstone Builders
- 3/2/1, 2502 sq ft on 2500 sq ft lot
- Original List Price: $599,900
- Days on Market: 57
*****
OPTION PENDING
227 W 18th St: $750,000
- Houston Heights
- Craftsman Bungalow with Queen Anne influences, c. 1915
- 2/2, 1782 sq ft on a 6600 sq ft lot
- Original List Price: $750,000
- Days on Market: 5
******
OPTION PENDING
622 E 14th St: $799,000
- Kutschbach (Houston Heights)
- Original Farmhouse c. 1925
- 4/2, 1530 sq ft on 6250 sq ft lot
- Original List Price: $799,000
- Days on Market: 4
******
OPTION PENDING
3712 Bradley: $1,399,000
- Woodland Heights Annex
- Modern Farmhouse c. 2018 by Uptown Houston
- 4/4/1, 3635 sq ft on a 5000 sq ft lot
- Original List Price: $1,399,000
- Days on Market: 6
******
OPTION PENDING
1016 Rutland: $1,499,000
- Houston Heights
- Prairie/Craftsman bungalow, c. 2015 by The Contemporary Craftsman
- Original List Price: $1,550,000
- Days on Market: 39
*****
Going, Going, Gone!
SOLD
1132 W Gardner: $605,000
- Norhill Historic District
- Craftsman bungalow, c. 1925
- 2/2, 1176 sq ft on 5000 sq ft lot
- Price at Time of Contract: $575,000
- List to Sell Ratio: 105%
- Original List Price: $575,000
- Days on Market: 5
- Title Paid By: Seller
- Seller Contribution to Buyer Closing Costs: $4,000
*****
SOLD
1122 W Gardner: $735,000
- Norhill Historic District
- Gable front bungalow, c. 1926
- 3/2, 1489 sq ft on 5000 sq ft lot
- Price at Time of Contract: $735,000
- List to Sell Ratio: 100%
- Original List Price: $735,000
- Days on Market: 3
- Title Paid By: Seller
- Seller Contribution to Buyer Closing Costs: $2,000
*****
SOLD
1708 Ashland: $860,000
- Bell Heights
- New Orleans inspired, c. 2015, by Rohe & Wright
- 3/3/1, 2453 sq ft on 1696 sq ft lot
- Price at Time of Contract: $869,000
- List to Sell Ratio: 99%
- Original List Price: $869,000
- Days on Market: 116
- Title Paid By: Seller
******
SOLD
832 Allston: $880,000
- Houston Heights
- Queen Anne bungalow, c. 1920
- 3/2/1, 2189 sq ft on 6600 sq ft lot
- Price at Time of Contract: $899,000
- List to Sell Ratio: 98%
- Original List Price: $899,000
- Days on Market: 8
- Title Paid By: Seller
- Seller Repairs: $6,000
*****
SOLD
1214 Ashland: $960,000
- Heights West Historic District
- American Foursquare, c. 2004 by Choice Homes
- 4/3, 2436 sq ft on 3829 sq ft lot
- Price at Time of Contract: $935,000
- List to Sell Ratio: 103%
- Original List Price: $935,000
- Days on Market: 5
- Title Paid By: Seller
- Seller Repairs: $9,000
*****
SOLD
1714 Ashland #106: $980,000
- Bell Heights
- Mid-rise Condo, c. 1957, redeveloped in 2016 by Rohe & Wright
- 2/2, 2032 sq ft living area
- Price at Time of Contract: $995,000
- List to Sell Ratio: 98%
- Original List Price: $995,000
- Days on Market: 236
- Title Paid By: Seller
- Seller Repairs: $1,765
******
SOLD
501 E 12th St: $996,000
- Heights East Historic District
- Queen Anne bungalow, c. 1920
- 3/2/1, 2116 sq ft on 5869 sq ft lot
- Price at Time of Contract: $985,000
- List to Sell Ratio: 101%
- Original List Price: $950,000
- Days on Market: 19
- Title Paid By: Seller
- Seller Repairs: $1,800
*****
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:
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