Hello BBBB Friends:
While the summer sun blazes on, the one thing keeping its cool this week is the real estate market – it seems to have found its own shady spot to chill! A key stat for the week: the number of pending sales dropped to 70 this week from 89 last week and 100 two weeks ago. Ouch.
I have selected four new listings to review today. Keep scrolling down to see status changes, including price changes, new contracts, and final sales for homes that are Still on My List!
MARKET UPDATE FOR JUNE 2023:
Sales in the Heights have seen a notable decline, even when compared to the pre-Covid years, signaling a substantial shift in the market. Year-to-date sales have dropped by over a third from their peak in 2021 and are still trailing behind the numbers from 2019, the last pre-Covid year. Despite this deceleration, property prices persist in their upward trajectory, though the pace has moderated, underscoring the sustained demand in the market. Properties are also staying on the market for longer periods, suggesting a slight easing in the urgency among buyers. Yet, with a mere three months of inventory available, the market continues to favor sellers.
FOR THE FULL MARKET UPDATE WITH STATISTICS, CLICK HERE
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
*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
4202 Watson: $749,000
- Norhill Historic District
- English bungalow c. 1930
- 2/2, 1424 sq ft on a 5300 sq ft lot
- Remodeled in 2016
- Shiplap accents in the kitchen
- Lush front and side yards, corner lot
- Driveway access to 2-car detached garage
- Curbed street
- Zoned to Browning Elementary
This home exudes curb appeal from the well-manicured and landscaped lawn to the unique front elevation.
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714 Merrill: $978,000
- Woodland Heights
- Craftsman bungalow, c. 1920
- 3/2, 1498 sq ft on a 7000 sq ft lot
- Recently renovated
- Large yard with landscaping, mature trees, and raised garden beds
- Covered patio and outdoor kitchen
- Gated driveway access to 1-car detached garage (climate controlled)
- Extended driveway parking
- Zoned to Travis Elementary
The kitchen renovation included adding additional windows to allow more natural light. Other highlights of the renovation include renovated bathrooms, a new roof, new plumbing including water filtration, and new Lutron (lighting) and Sonos (sound) electrical systems.
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162 Vieux Carre: $999,000
- Woodland Park Place
- Contemporary/modern, c. 2007
- 3/3/2, 3445 sq ft on a 5567 sq ft lot
- Kitchen with professional Thermatek gas range
- All bedrooms with ensuite baths
- Home office/study
- 3rd-floor theater room
- Huge rooftop terrace with summer kitchen
- Fenced green space on 3 sides of the house
- Driveway access to a 2-car attached garage
- Doublewide driveway provides additional parking
- Zoned to Travis Elementary
Gated community located directly across from Woodland Park. Established in 1903, Woodland Park is a lush, tree-filled area featuring walking trails and a creek. It also offers a playground, tennis and volleyball courts, and indoor facilities for pickleball. In addition to its recreational amenities, Woodland Park serves as a bird sanctuary, hosting monthly bird-watching events for enthusiasts.
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448 W 23rd St: $1,469,000
- Houston Heights
- Modern farmhouse, c. 2017 by Sullivan Builders
- 3/2/1, 3078 sq ft on a 6550 sq ft lot
- Wrap-around porch
- Island kitchen with a professional Bertazzonni range and SubZero fridge
- Home office/study with floor-to-ceiling built-ins
- Primary suite with vaulted ceiling
- Side yard with POOL
- Large front yard provides green space
- Alley access to a 3-car attached garage
- Front parking pad
- Zoned to Helms Elementary
Corner lot on the Hike and Bike Trail, convenient to restaurants and amenities on 19th & 20th Streets. Note: This block of 23rd Street has huge setbacks explaining the super large front yard.
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This Week’s Price Reductions & Status Updates
BACK ON MARKET
1102 Adele: $675,000
- Stude (south of E. Sunset Heights)
- Craftsman bungalow, c. 1919
- 3/2/1, 1841 sq ft on a 5000 sq ft lot
- Expanded/updated in 2012
- Wraparound porch
- Classic Craftsman stained wood trim
- Formal living room, dining room plus family room
- Flex space off the living room
- Chef’s kitchen with Viking range, tons of counter space and storage
- Front and side yards provide green space
- Gated access to 2 off-street parking spaces
- Corner lot (Norhill side is curbed)
- Zoned to Field Elementary
The wrap-around porch is an uncommon addition to a classic Craftsman bungalow. I love the double-clipped gable roof. The original property is a 10,000 sq ft lot but is being subdivided (lot also for sale for $475,000). The side deck partially visible on the left in the above picture will be removed.
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PRICE REDUCED
517 E 11th St: $839,000 was $849,000
- 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.
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PRICE REDUCED
3006 Houston Ave: $939,900 was $950,000
- Woodland Heights
- Arts & Crafts Bungalow, c. 1920
- 3/2/1, 1994 sq ft on an 8163 sq ft lot
- Expanded & renovated in 2021
- Island kitchen with seating for 3
- Primary suite with sitting room/office on 2nd floor
- Two secondary bedrooms down
- Huge backyard with POOL/spa & water feature
- Driveway parking (no garage)
- Curbed street
- Zoned to Travis Elementary
You may want to grab a paintbrush, but the many vibrant room colors are cheerful and make me smile. This home features an actual backyard oasis with ample green space, palm trees, and a pool with a rock waterfall feature. (Note: Houston Ave is a busy street.)
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PRICE REDUCED
239 W 16th St: $1,699,000 was $1,749,000
- Heights West Historic District
- Greek Revival, c. 2000
- 4/4/1, 4169 sq ft on a 6800 sq ft lot
- Renovated 2021
- Double gallery front porches
- Chef’s kitchen with Dacor appliances
- Primary suite down, three upstairs bedrooms with ensuite baths
- Three flex spaces on the 2nd floor
- Covered back porch with outdoor kitchen, brick patio, and small green space
- Garage APT (816 sq ft, 1-bedroom, full kitchen & bath)
- Alley access to 3-car detached garage
- Curbed street
- Zoned to Helms Elementary
One of the standout features of this home is its stunning staircase, which is not only functional but also a visually striking centerpiece that is a photographer’s dream.
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OPTION PENDING
1838 Arlington: $1,125,000
- Heights East Historic District
- Greek Revival, c. 2005
- 3/2/1, 2836 sq ft on 6600 sq ft lot
- Original List Price: $1,295,000
- Days on Market: 128
*****
OPTION PENDING
924 Cortlandt: $1,275,000
- Heights South Historic District
- Queen Anne c. 1920
- 4/3, 2064 sq ft on a 6600 sq ft lot
- Original List Price: $1,275,000
- Days on Market: 9
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Going, Going, Gone!
SOLD
1114 Algregg: 760,000
- Norhill Historic District
- Bungalow w/ornamental gable, c. 1920
- 3/2/1, 1696 sq ft on a 5000 sq ft lot
- Price at Time of Contract: $775,000
- List to Sell Ratio: 98%
- Original List Price: $890,000
- Days on Market: 78
- Title Paid By: Seller
- Seller Contribution to Buyer Closing Costs: $6,000
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SOLD
244 W 24th St: $820,000
- Houston Heights
- Colonial Revival, c. 2023 by Southern Green Builders
- 3/2/1, 2528 sq ft on a 3275 sq ft lot
- Price at Time of Contract: $833,000
- List to Sell Ratio: 98%
- Original List Price: $839,000
- Days on Market: 118
- Title Paid By: Seller
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SOLD
410 Arlington: $988,000
- Houston Heights
- Greek Revival, c. 2016 by Concord Builders
- 4/4/1, 3568 sq ft on 3300 sq ft lot
- Price at Time of Contract: $998,000
- List to Sell Ratio: 99%
- Original List Price: $1,025,000
- Days on Market: 50
- 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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