Hello BBBB Friends:
Welcome back. The post following the holiday break is always the most challenging with so many sales and new contracts to catch up on! Each week I break down new contracts and final sales for homes that are Still on My List. It’s worth noting that only one of the ten sales achieved over 100% of the asking price. What a difference a few months can make!
Included in the SOLD recap:
- Sales Price
- Price at the Time of Contract
- List-to-Sale Price Ratio
- Original Price
- Days on Market
- Seller Concessions (if any)
- and, who paid for Title Insurance
If you scan this data each week, you will have a pretty good snapshot of real estate activity in the Heights.
HINDSIGHT 2022*
A frequent question is whether a seller should list their property during the holidays. By the numbers this year, the answer would have been “leaning no.” Of the 24 new listings in December, 25% went under contract in the first seven days compared to an average of 31% for the three months prior. Not that great of a difference, however, convenience is also a factor. Showing a home that is occupied during the holidays can be a challenge for the seller and the agent. At the end of the day, you are only looking for one buyer, and you can not predict who they are or when they will walk through the door!
Fun fact, of the 19 new listings that came online during the BBBB hiatus, only one was listed above $1 million, and, since January 1st, only two out of 14 new listings are priced at over $1 million. Conventional real estate wisdom is to hold higher-priced listings until well after the new year to maximize the number of buyers in the market.
I’ve selected five new listings to feature for you today, including three bungalows and two recent construction offerings.
Assuming HAR finalizes year-end numbers this week, next weekend, I will begin reviewing the craziest year in real estate in recent memory. Until then, have a safe and productive week!
Let’s go look at houses! Or talk about selling yours!
Becky
*The math for those who like things to add up: New listings during the break = 19, 5 new listings between 12/18-12/31, 14 new listings between 1/1-1/7. New listings for December = 24, 19 new listings 12/1-12/17, 5 new listings 12/18-12/31.
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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
1133 E 27th St: $514,000
- East Sunset Heights
- Craftsman bungalow circa 1920
- 2/2, 1156 sq ft on a 5000 sq ft lot
- Updated 2020
- Dedicated laundry room
- Large deck overlooking a small, grassy lawn
- Gated driveway access to 1 car detached garage (currently finished out for a gym)
- Additional driveway parking
- Zoned to Field Elementary
Located just a couple of blocks from the new Houston Farmer’s Market offering fresh produce as well as other retail and dining options.
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2012 Sheldon: $599,000
- East Heights (between 20-21st St’s west of Main)
- Craftsman bungalow, c. 1930
- 3/2, 1435 sq ft on a 4784 sq ft lot
- Renovated/expanded 2022
- Plumbing, electric & HVAC replaced
- Dedicated laundry room
- Front yard plus some side yard (mostly taken up by carport)
- Gated access to 1-car detached carport
- Curbed street
- Zoned to Field Elementary
This home was purchased in 2021 and has been extensively renovated. The 413 sq ft addition provides a primary suite with a walk-in closet. Although the back yard was taken up by the expansion, there is a side yard and a large carport that could serve as a party pavilion. There is plenty of greenspace for critters.
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1114 Algregg: $890,000
- 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,
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113 E 26th St #A: $949,000
- Houston Heights
- Colonial Revival w/front-loading garage, c. 1921 by Titan Homes
- 3/2/1, 3034 sq ft on a 3000 sq ft lot
- Wide-plank engineered wood flooring
- Chef’s kitchen with Bertazonni appliances and Subzero fridge, separate wine storage bar,
- Interesting parabolic beadboard ceiling in the dining room
- Gameroom
- Elevator-capable ❤️
- Herringbone brick patterned back porch plus low maintenance pavers & gravel for a yard
- Front-loading 2-car attached garage
- Additional driveway parking
- Zoned to Helms Elementary
I think it is so smart for new construction to be elevator capable.
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810 E 23rd St: $949,000
- Sunset Heights
- Craftsman, c. 2019 by Deacon Builders
- 3/3, 3090 sq ft on a 4578 sq ft lot
- Wrap-around front porch
- Oak hardwood flooring
- Office or 4th bedroom down with access to full bath
- Huge gameroom w/wetbar
- Covered patio plus side yard
- Driveway access to 2-car attached garage
- Additional driveway parking
- Zoned to Field Elementary
Triangle Park, located just one house down the street, is arguably the tiniest park in the city. It’s an easement owned by the city and cared for by neighborhood volunteers. Trees and landscaping have been added by the neighbors, and there is even a little playset with a slide. On the east side of the home is a parking lot for a small professional building. Consider it free parking for your weekend guests.
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This Week’s Price Reductions & Status Updates
BACK ON MARKET
444 W 27th St: 849,900
- Houston Heights
- Modern Craftsman, c. 2022, by Eaton Homes
- 4/3/1, 2925 sq ft on 3275 sq ft lot
- Open-concept living & dining with a galley kitchen
- Wide-plank oak flooring throughout
- Higher-end finishes
- All bedrooms up
- Covered porch and small yard
- Driveway access to a front-entry garage
- A double-wide driveway provides additional parking
- Zoned to Helms Elementary
Light and bright new construction. Hint: Builders do not like to negotiate prices as it tends to reset the price of other units. Try negotiating for upgrades such as an appliance package, window coverings, help with buyer closing costs, or an interest rate buy-down.
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BACK ON MARKET + PRICE INCREASE
1116 E 14th St: $898,999 was $839,987
- Norhill Historic District
- Craftsman bungalow c. 1924
- 4/3, 2298 sq ft on a 5200 sq ft lot
- Expanded/renovated in 2021/2022
- Cathedral ceilings in the living areas
- Quartz waterfall kitchen island with butcher block accent
- Wide plank white oak engineered flooring
- Primary suite up, 3 secondary bedrooms down
- Primary bath with marble floors/wall and open walk-in shower
- Green space is the front yard
- Driveway access to 1-car detached garage
- Curbed (but busy) street
- Zoned to Browning Elementary
Need more play space? Proctor Plaza Park is just a few blocks away.
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BACK ON MARKET + PRICE DECREASE
1644 Columbia: $1,199,900 was $1,299,000
- Heights East Historic District
- Craftsman bungalow c 1920
- 4/3, 3732 sq ft on 6600 sq ft lot
- Expanded/renovated in 2011
- 4th bedroom or office down w/ensuite bath
- Open game room flex space up
- Covered porch with flagstone patio
- Covered pavilion for entertaining ❤️
- Back and side yard are graveled, lovely green space in front
- Curbed street plus off-street parking
- Alley access to 2-car attached garage
- Zoned to Field Elementary
This is one of my favorite blocks in the Heights. It is a wide, tree-lined street with recent construction as well as bungalows. Heights High and Field Elementary are 2 1/2 blocks away.
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OPTION PENDING
904 Nadine: $619,000
- Pineridge (south of East Sunset Heights)
- Modern Farmhouse/Brownstone, c. 2022 by Brownstone Builders
- 3/2/1, 2502 sq ft on 2500 sq ft lot
- Original List Price: $619,000
- Days on Market: 32
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PENDING
919 Ashland #A: $949,888
- Houston Heights
- Modern Craftsman, c. 2003 by Ostlindt Thomas
- 3/2/1, 2232 sq ft on a 4422 sq ft lot
- Original List Price: $949,888
- Days on Market: 7
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OPTION PENDING
916 Arlington: $1,225,000
- Heights South Historic District
- Brick Craftsman Bungalow c. 1920
- 3/2, 2598 sq ft on 9900 sq ft lot
- Original List Price: $1,350,000
- Days on Market: 127
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PENDING
920 Byrne: $1,525,000
- Woodland Heights-ish
- Modern Farmhouse/Contemporary c. 2022 by Jamestown Estates
- 4/4, 4132 sq ft on a 5000 sq ft lot
- Original List Price: $1,655,000
- Days on Market: 101
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OPTION PENDING
205 Bayland: $3,495,000
- Woodland Heights Historic District
- Prairie style, c. 1910
- 3/4/2, 6317 sq ft on a 20,657 sq ft lot
- Original List Price: $3,495,000
- Days on Market: 26
******
Going, Going, Gone!
SOLD
4021 Norhill: $505,500
- Norhill Historic District
- Pediment Bungalow, c. 1928
- 2/1, 1088 sq ft on a 5000 sq ft lot
- Price at Time of Contract: $499,000
- List to Sell Ratio: 101%
- Original List Price: $499,000
- Days on Market: 2
- Title Paid By: Buyer
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SOLD
906 E 25th St: $580,000
- Sunset Heights
- Craftsman bungalow, c. 1940
- 3/2, 1456 sq ft on 7200 sq ft lot
- Price at Time of Contract: $579,000
- List to Sell Ratio: 100%
- Original List Price: $579,000
- Days on Market: 20
- Seller Contribution to Buyer Closing Cost: $8,560
- Title Paid By: Seller
******
SOLD
1507 Ashland: $865,000
- Heights West Historic District
- Gable Front Bungalow c. 1915
- 3/2, 1960 sq ft on 8800 sq ft lot
- Price at Time of Contract: $895,000
- List to Sell Ratio: 97%
- Original List Price: $1,050,000
- Days on Market: 51
- Seller Contribution to Buyer Closing Cost: $700
- Title Paid By: Seller
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SOLD
625 Allston Unit B: $870,000
- Lower Houston Heights
- Greek Revival, c. 2015 by Carnagie Homes
- 3/2/1, 2292 sq ft on 3300 sq ft lot
- Price at Time of Contract: $892,000
- List to Sell Ratio: 98%
- Original List Price: $892,000
- Days on Market: 9
- Seller Repairs: $150
- Title Paid By: Seller
******
SOLD
915 Heights Blvd: $987,500
- Heights South Historic District
- Bungalow c. 1922
- 3/3, 2785 sq ft on 7500 sq ft lot
- Price at Time of Contract: $999,500
- List to Sell Ratio: 99%
- Original List Price: $999,500
- Days on Market: 24
- Seller Repairs: $10,000
- Title Paid By: Seller
******
SOLD
2203 Oxford: $995,000
- Houston Heights
- Contemporary farmhouse built 2014 by Michalson
- 3/3/1, 2602 sq ft on a 3300 sq ft lot
- Price at Time of Contract: $999,000
- List to Sell Ratio: 100%
- Original List Price: $1,075,000
- Days on Market: 33
- Title Paid By: Buyer
******
SOLD
606 Rutland: $1,075,000
- Houston Heights
- Greek Revival, c. 2013 possibly by Fisher Homes
- 3/2/1, 3024 sq ft on 4356 sq ft lot
- Price at Time of Contract: $1,100,000
- List to Sell Ratio: 98%
- Original List Price: $1,100,000
- Days on Market: 9
- Title Paid By: Seller
******
SOLD
1111 Ashland: $1,098,500
- Houston Heights
- Prairie inspired, c. 2017, by Modern Bungalow
- 3/3, 3144 sq ft on a 4400 sq ft lot
- Price at Time of Contract: $1,145,000
- List to Sell Ratio: 96%
- Original List Price: $1,175,000
- Days on Market: 23
- Title Paid By: Seller
******
SOLD
539 W 18th St: $1,385,000
- Houston Heights
- Modern Craftsman, c. 2012, by Modern Bungalow
- 3/3, 2880 sq ft on 6550 sq ft lot
- Price at Time of Contract: $1,395,000
- List to Sell Ratio: 99%
- Original List Price: $1,395,000
- Days on Market: 8
- Seller Repairs: $6,396
- Title Paid By: Seller
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SOLD
711 E 19th St: $1,641,484
- Bradshaw (Houston Heights)
- Modern Craftsman home c. 2009 by Newberry-Campa
- 4/3/1, 4200 sq ft on 7350 sq ft lot
- Price at Time of Contract: $1,695,000
- List to Sell Ratio: 97%
- Original List Price: $1,795,000
- Days on Market: 97
- Title Paid By: Seller
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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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