Hello BBBB Friends:
I hope everyone has recovered from White Linen Night. What a crush of people, sounds and smells, even with rain right up until showtime!
While new listings were up this week, I only have 3 to feature today. Keep scrolling down for price improvements, new contracts, and final sales for those homes that are Still on My List.
INVENTORY INSIGHTS
Single-family home inventory in the Heights has been slowly increasing. In fact, there are 201 properties listed for sale today, compared to just 115 in May, the lowest level in, well, forever. In spite of having 75% more homes available than in May, competition for homes that are well priced and nicely presented are still receiving multiple offers.
Feeling a little geeky this week, I took a deep dive into single-family home inventory. I sorted out active listings by price point and created a bucket for homes that are still under construction, homes that require significant renovation, and properties that are lot value. Because the majority of buyers are looking for homes that are move-in ready, take one-third of the inventory right off the top. Factor in personal preferences in home styles, amenities, and neighborhoods (Woodland, Houston, and Sunset Heights, Norhill, Brook Smith, etc.), and each buyer has only a few possibilities to consider.
Five months of inventory is consistered a “balanced” market, a level playing field for buyers and sellers. To reach this level, at the current rate of sales, we need 2 1/2 times as many active listings. Or, we need a time machine to go back to 2019. (Said no one, ever. 🤯)
REMINDERS 🐕
The Heights Association Community Meeting is going to the dogs this week! The meeting time is 6:30-8:00 pm tomorrow, Aug 8th, at the Firehouse on 12th & Yale. Friends and families are welcome. Here’s what’s up:
- The Humane Society will be on hand with a few adorable and adoptable furry friends. Chloe Hamilton will bring us up to date on how the Humane Society addresses issues of cruelty, abuse, and overpopulation of animals. (Bring a leash, these babies are looking for their forever home!)
- The best home tours will be highlighted including Houston Asiatown Tours and tours organized by the AIA Houston/Architecture Center.
Have a great week and,
Let’s go look at houses or talk about selling yours!!!
Becky
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Information About Brokerage Services
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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
836 Alexander: $755,000
- Harding Heights
- Victorian style w/front loading garage c. 2014 by Bungalow Concepts
- 3/2/2, 2644 sq ft on a 2750 sq ft lot
- Updated kitchen with an expanded island and leathered granite countertops
- Lovely millwork and crown moldings
- Two kitchen pantries and lots of closets
- Double-sided gas log fireplace in primary bedroom and bath
- Game room or second living area up
- Covered patio and charming greenspace with water feature and pergola
- Front loading 2-car garage and driveway parking
- Zoned to Love Elementary
There is plenty of competition for homes in Harding Heights, a small subdivision between 8th & 9th Streets, Lawrence and Dorothy. Residents can enjoy shopping and dining at MKT, walking/biking along the Hike and Bike Trail, or playing a pickup game at the pavilion at Lawrence Park.
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540 W 26th St #A: $900,000
- Houston Heights
- Colonial Revival with front-loading garage c. 2020 by Titan Homes
- 3/3/1, 3191 sq ft on 3275 sq ft lot
- High-end finishes and gorgeous trim work
- Chef’s kitchen with Thermador appliances
- First-floor living, all bedrooms on the second floor
- Game room and home office/study on three
- Covered terrace off the gameroom
- ELEVATOR
- Covered brick terrace and manicured greenspace with pool potential
- Front loading 2-car garage and driveway parking
- Zoned to Helms Elementary
They had me at “elevator” and first floor living!
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1022 Cortlandt: $995,000
- Heights East Historic District
- Arts & Crafts Bungalow c. 1920
- 3/2, 1968 sq ft on 6600 sq ft lot
- Expanded/remodeled in 2014 and 2019 by Bicycle Bungalows
- Original front windows with muntin pattern
- New primary suite added with the expansion
- Yard with pool potential and flagstone patio
- Driveway access with auto-gate to 2-car detached garage
- Curbed street
- Zoned to Harvard Elementary
The Art & Crafts architectural movement took place in the US in the early 20th century. Craftsman, Queen Anne, Prairie, etc are all home styles within this genre. This bungalow has elements identified with several styles, so I have classified it as simply Arts & Crafts.
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This Week’s Price Reductions & Status Updates
NO PRICE ADJUSTMENTS THIS WEEK
OPTION PENDING
1107 Tabor: $609,990
- Brooke Smith
- Craftsman bungalow c. 2014 by Wiseman Builders
- 3/2, 1588 sq ft on 5000 sq ft lot
- Original List Price: $ 609,990
- Days on Market: 23
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OPTION PENDING
4034 Oak Ridge: $650,000
- Norhill Historic District
- Bungalow c. 1930
- 2/1, 1130 sq ft on 5000 sq ft lot
- Original List Price: $650,000
- Days on Market: 4
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OPTION PENDING
706 Tulane: $949,950
- Houston Heights (Tulane Trails)
- Greek Revival c. 2015 by Sullivan Builders
- 3/2/1, 2304 sq ft on 3300 sq ft lot
- Original List Price: $949,950
- Days on Market: 18
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OPTION PENDING
1138 Columbia: $1,100,000
- Heights East Historic District
- Queen Anne bungalow c. 1910
- 4/3, 2603 sq ft on 6600 sq ft lot
- Original List Price: $1,100,000
- Days on Market: 5
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Going, Going Gone!
SOLD
1232 Herkimer: $980,000
- Houston Heights
- Modern Greek Revival with front-loading garage, c. 2007 by Tricon Builders
- 3/2/1, 2682 sq ft on a 4400 sq ft lot
- Price at Time of Contract: $995,000
- List to Sell Ratio: 98%
- Original List Price: $ 995,000
- Days on Market: 9
- Title Paid By: Seller
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SOLD
732 Allston: $1,150,000
- Houston Heights
- Greek Revival c. 2020 by RPK Custom Homes
- 4/3/1, 3000 sq ft on a 3300 sq ft lot
- Price at Time of Contract: $1,125,000
- List to Sell Ratio: 102%
- Original List Price: $1,125,000
- Days on Market: 6
- Title Paid By: Seller
******
SOLD
1221 Omar: $1,520,000
- Houston Heights
- 4/3/1, 3696 sq ft on a 6250 sq ft lot
- Greek Revival c. 2008 by Whitestone Builders
- Price at Time of Contract: $1,599,000
- List to Sell Ratio: 95%
- Original List Price: $1,599,000
- Days on Market: 15
- Seller Contribution to Buyer Closing Costs: $3,000
- Title Paid By: Seller
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SOLD
1435 Tulane: $1,975,000
- Heights West Historic District
- Modern Victorian built 2006 by Solution Builders
- 4/3/1, 3836 sq ft on an 8712 sq ft lot
- Price at Time of Contract: $1,975,000
- List to Sell Ratio: 100%
- Original List Price: $1,975,000
- Seller Repairs: $5,000
- Days on Market: 22
- Title Paid By: Seller
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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