Hello BBBB Friends:
Happy Sunday. It has been a busy week! Half of the homes that were Still on My List went under contract including all 6 that I featured last week. I’m featuring an additional 5 new listings today. For price changes, new contracts, and final sales for homes keep scrolling down.
HEIGHTS REAL ESTATE MARKET UPDATE-JANUARY 2022
Sales of single-family homes in the Heights* in January were up 20% over the prior January and sales for February are on pace to double. Sales for Houston as a whole were up 7% in January. Amidst the good news, HAR Chair Jennifer Wauhob warns, “The Houston housing market staged an impressive start to 2022 but that pace of sales is unsustainable without dramatic and immediate improvement in inventory.”
Key findings for the Heights:
- In January, the number of active single-family listings in the Heights declined 46% over the previous January but sales were up 20%. Sales for the whole metro area were up 7%.
- Year-over-year average sales prices in January decreased 14% but the math on this is a bit fuzzy. The mix of price-points for homes sold changed significantly skewing much lower in 2022. If we look at the most common (for the Heights) sales price range of $500,000 to $1,000,000, the average sales price increased 4% in January 2022. The Houston market as a whole saw a 16% increase in average sales prices.
- For homes that sold in January, 23% went under contract within the first seven days and 50% sold during the first 30 days on market. The average ‘Close to List Price Ratios’ for these sales were 101.2% and 98.8% respectively.
- January’s award for highest over-list price sale goes to 207 Tabor, a fixer-upper/teardown in Brooke Smith. It sold for $380,000, 17% over list price.
HEIGHTS* KEY MARKET INDICATORS
| SINGLE-FAMILY HOMES | JAN 2022 | JAN 2021 | CHANGE |
| ACTIVE LISTINGS | 138 | 256 | -46.1% |
| SALES | 48 | 40 | 20.0% |
| AVG SALES PRICE | $618,647 | $720,545 | –14.1% |
| MEDIAN SALES PRICE | $539,167 | $652,500 | -17.4% |
| AVG DAYS ON MARKET | 100 | 87 | 14.9% |
| MEDIAN DAYS ON MARKET | 50 | 38 | 31.6% |
| CLOSE PRICE TO LIST PRICE RATIO | 98.8% | 98.0% | 0.8% |
SOLD TO LIST PRICE RATIO ANALYSIS-JANUARY 2022
| DAYS ON MARKET | ALL | 0-7 | 8-30 | 30+ |
| HOMES SOLD | 48 | 11 | 13 | 24 |
| AVERAGE SALES PRICE/LIST PRICE RATIO (SP/LP) | 98.7% | 101.2% | 99.2% | 97.3% |
| SP/LP RANGE | 87.2-116.9% | 97.1-116.9% | 92.8-114.3% | 87.2-104.6% |
Have a great week and,
Let’s go look at houses or talk about selling yours!!!
Becky
—
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
4607 Pineridge: $574,999
- Norhill Historic District
- Craftsman Bungalow c. 1926
- 2/1, 1102 sq ft on 5000 sq ft lot
- Remodeled kitchen and bath
- Lots of updates including recent HVAC, roof and updated plumbing
- Back deck, patio, and plenty of green space
- Secured driveway parking
- Curbed street provides additional parking
- Zoned to Field Elementary
This is my cutie patootie pick of the week. If you follow this blog you know that this is my favorite front elevation for a bungalow. The double-clipped (jerkinhead) gables enhance the already charming curb appeal of this home.
******
1119 E 16th St: $589,000
- Norhill Historic District
- Craftsman bungalow c. 1928
- 2/2, 1122 sq ft on 5000 sq ft lot
- Kitchen and bath updates
- Lovely manicured fenced front lawn
- Back patio plus greenspace
- Garage APT (464 sq ft, 1 bedroom, full bath & kitchen)
- Driveway access with auto-gate to 2 car detached garage
- Curbed street provides additional parking
- Zoned to Field Elementary
Located a block from award-winning Field Elementary and within walking/biking distance of popular Heights restaurants and Proctor Park.
******
1141 Dorothy: $693,000
- Houston Heights
- Pediment bungalow c. 1935
- 3/2, 1440 sq ft on 6000 sq ft lot
- Updated kitchen and primary bath
- Back deck and small yard
- Garage APT (600 sq ft, 1 bedroom, full kitchen & bath)
- Space below garage apt is utility and storage room w/ bath
- Driveway parking
- Curbed street provides additional parking
- Zoned to Love Elementary
I like this particular block of Dorothy. It is curbed and guttered and is mostly older bungalows. Love Park is just steps away.
******
801 W Cottage: $999,000
- Norhill Historic District
- 2-story Craftsman c. 1920
- 4/3/1, 2296 sq ft on 6157 sq ft lot
- Updated kitchen and primary bath
- Study down w/full bath could be 4th bedroom
- 2nd living area upstairs with fireplace and balcony
- Garage APT (576 sq ft, 1 bedroom with kitchen and bath)
- Brick patio plus landscaped green space with mature trees
- Driveway access to 2 car detached garage
- Corner lot with curbed streets provide additional parking
- Zoned to Browning Elementary
Lovely location just around the corner from Proctor Plaza Park and close to restaurants at 11th and Studewood. (NOTE: this home is listed as a “non-contributing” home within the historic district.)
******
842 Tulane: $1,175,000
- Houston Heights
- Greek Revival c. 2012 by Kaavac, LLC
- 3/2/1, 2394 sq ft on 5192 sq ft lot
- Double gallery front porches
- Chef’s kitchen with Viking appliances
- POOL/spa with flagstone patio & pergola
- Garage APT (672 sq ft, 1 bedroom, full bath & kitchen)
- Driveway access to 3 car detached garage
- Parking pad in front
- Zoned to Love Elementary
Great location just blocks from Heights Merchantile, Donovan Park, and the M-K-T complex.
******
This Week’s Price Reductions & Status Updates
PRICE REDUCED
725 Columbia: $999,000 was $1,099,000
- Heights South Historic District
- Craftsman bungalow c.1920
- 3/2, 2976 sq ft on 6600 sq ft lot
- Renovated in 2012
- Open concept living, dining and kitchen
- Primary bedroom up, 2 secondary bedrooms down
- Back yard with pool potential
- Driveway access with auto-gate to tandem 2 car detached garage
- Parking pads in front provide additional parking
- Zoned to Harvard Elementary
Although built in 1920, this is a non-contributing structure in the historic district, most likely due to significant alterations to the original structure. The garage can be accessed from the alley and per the seller, it can support a garage apartment.
******
OPTION PENDING
1015 Fugate: $655,000
- Norhill Historic District
- Craftsman bungalow c. 1926
- 3/2, 1494 sq ft on 5000 sq ft lot
- Original List Price: $655,000
- Days on Market: 5
******
OPTION PENDING
926 Waverly: $819,000
- Houston Heights
- Greek Revival c. 2005 by Tricon Builders
- 3/2/1, 2320 sq ft on a 4400 sq ft lot
- Original List Price: $819,000
- Days on Market: 4
******
OPTION PENDING
762 E 17th St: $829,000
- Houston Heights (Pinelawn)
- Greek Revival c. 1929
- 3/4, 2666 sq ft on 5000 sq ft lot
- Original List Price: $829,000
- Days on Market: 3
******
OPTION PENDING
621 W 16th St: $829,000
- Houston Heights
- Modern Craftsman c. 2014 by Mazzarino
- 3/2/1, 2780 sq ft on 3275 sq ft lot
- Original List Price: $829,000
- Days on Market: 4
******
OPTION PENDING
1329 Lawrence: $899,900
- Houston Heights
- Craftsman bungalow c. 1946
- 3/2, 1550 sq ft on 5000 sq ft lot
- Original List Price: $899,900
- Days on Market: 3
******
OPTION PENDING
1319 Harvard: $1,150,000
- Heights East Historic Distrrict
- Craftsman bungalow c. 1910
- 3/2, 1898 sq ft on 6600 sq ft lot
- Original List Price: $1,150,000
- Days on Market: 18
******
OPTION PENDING
933 Allston: $1,195,000
- Houston Heights
- Farmhouse c. 1920
- 3/2/1, 2424 sq ft on 6600 sq ft lot
- Original List Price: $1,195,000
- Days on Market: 15
******
OPTION PENDING
1224 Nicholson: $1,750,000
- Houston Heights
- Modern Farmhouse c. 2020 by L&B Limited
- 5/3/1, 4056 sq ft on 6600 sq ft lot
- Original List Price: $1,750,000
- Days on Market: 5
******
Going, Going Gone!
SOLD
513 Cordell: $508,000
- Brooke Smith
- Craftsman bungalow c. 1916
- 2/2/1, 1535 sq ft on 5000 sq ft lot
- Price at Time of Contract: $520,000
- List to Sell Ratio: 98%
- Original List Price: $520,000
- Days on Market: 5
******
SOLD
333 W 16th St: $875,000
- Houston Heights
- Greek Revival c. 2012 by Sullivan Builders
- 3/2/1, 2338 sq ft on 3400 sq ft lot
- Price at Time of Contract: $825,000
- List to Sell Ratio: 106%
- Original List Price: $825,000
- Days on Market: 6
- Seller Contribution to Buyer Closing Costs: $3,277
- Title Paid by Buyer
******
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:
Social Cookies
Social Cookies are used to enable you to share pages and content you find interesting throughout the website through third-party social networking or other websites (including, potentially for advertising purposes related to social networking).