Hello BBBB Friends:
It was a busy week for new listings in the Heights. I have selected 5 new listings to preview for you today. Also, it was a huge week for changes among homes that are Still on My List, I have 8 final sales to report, along with 7 new contracts and 8 price reductions! Be sure to keep scrolling down to see all of these changes!
YOUR DIY PROPERTY TAX PROTEST
So, you have submitted your protest paperwork (it was due May 15); now what?
“Tax Protest” is a bit of a misnomer as you are protesting the market valuation of your property as of January 1st of the tax year (2023). Since you can’t affect the tax rate, your option to reduce your taxes is to reduce your market value. There are firms that can help you with your protest; they typically charge 25-50% of the amount of taxes they save you, OR, you can do it yourself. According to the Harris County Appraisal District, in 2021, 82% of DIY protests were successful vs. a 53% success rate for agent-led protests.
Here are my top tips for successfully protesting your market valuation:
- Obtain your “I-file” from HCAD to see evidence they used to develop your Market Valuation. The file will include “comps” or properties the district feels most closely match your property in terms of square footage, lot size, number of rooms, and grade adjustment.
- Find your own “comps,” including recent sales and valuations of properties similar to yours.
- Use HCAD’s advanced search function to find your own comps.
- Ask a friendly real estate agent to run a Competitive Market Report for you.
- Provide “evidence,” including pictures and repair estimates that support a dollar adjustment or a lower “grade”. Examples: windows that need replacing, wood rot, cracks in the foundation or walls, etc. This is one of the easiest ways to get a reduction in value.
PROPERTY TAX PROTEST WORKSHOP– JUNE 17th
Join the Bayou City Life Group at Compass and property tax protest expert Ray Holtzapple for a hands-on workshop on Saturday, June 17th. The workshop will occur at the Compass offices at 600 North Shepherd Drive, suite 535, from 10 AM to 12 PM. Reserve one of the remaining 5 seats by replying to this email.
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
835 W Cottage: $615,000
- Norhill Historic District
- Brick bungalow, c. 1920
- 2/1, 1238 sq ft on a 6157 sq ft lot
- Updated kitchen and bath
- Front sunroom
- Dining room with exposed shiplap ceiling
- Back patio, flagstone and gravel yard, landscaping, and mature trees
- Gated driveway access to 2-car detached garage
- Curbed street – Corner lot
- Zoned to Browning Elementary
Lovely location just around the corner from Proctor Plaza Park and close to restaurants at 11th and Studewood.
******
702 Walton: $650,000
- Brooke Smith
- Craftsman bungalow, c. 1925
- 2/3, 1260 sq ft on 5000 sq ft lot
- Renovated 2013
- Primary suite, closet currently used as a nursery
- Vaulted ceiling in living, dining areas
- Backyard Trex deck with pergola and fan, turfed yard with flagstone paths
- Garage APT (441 sq ft, efficiency, full bath, no kitchen)
- Gated driveway access to finished-out, climate controlled, 2-car detached garage
- Front parking pad
- Zoned to Browning Elementary
- Minimum lot size on this block ✅
Located just a few blocks from Montie Beach Park, a 23-acre neighborhood park with lighted tennis courts, a playground, and trails.
******
426 W 24th St: $899,000
- Houston Heights
- Front-entry Victorian, c. 2015 by Mazzarino
- 3/2/1, 2766 sq ft on a 3275 sq ft lot
- Nicely trimmed with crown moldings, wainscoting, and built-ins
- Motorized window shades
- All bedrooms up plus open area game room
- Huge primary suite with spa bath and private balcony
- Elevator ready
- 15′ Wave POOL and spa plus patio and greenspace
- Front-entry 2-car garage
- Additional driveway parking
- Zoned to Helms Elementary
A stand-out feature is the tile work in the primary bath.
******
3113 Norhill: $1,285,000
- Norhill (South of 11th St/Pecore)
- American Four Square, c. 1920
- 3/3/1, 3020 sq ft on 5350 sq ft lot
- Renovated/expanded in 2019/2020 by Lucas Craftsman
- Chef’s kitchen with Thermador appliances, island seating
- Formal living and dining rooms plus family room
- All bedrooms up plus game room
- A rear staircase leads to a large flex space with a full bath that could be a 4th bedroom or office.
- Covered porch, patio and sideyard
- Driveway access to 2-car attached/detached garage
- Curbed street, corner lot
- Zoned to Travis Elementary
Situated at the corner of Bayland and Norhill, this home offers a prime location across from the beautiful tree-lined Norhill esplanade. From the side balcony, one can enjoy the view of Bayland Avenue with its canopy of trees.
******
1303 Ashland: $2,250,000
- Heights West Historic District
- Queen Anne c. 2015 by Whitestone
- 4/3/2, 5073 sq ft on 8798 sq ft lot
- Wrap-around front and back porches
- Chef’s kitchen with professional-grade appliances and decorative tin ceiling
- Two primary suites, one downstairs
- Elevator and whole house generator
- Theater-style media room w/raised seating
- Finished attic space
- Back porch with brick fireplace & outdoor TV
- 2nd-floor balcony w/view of backyard and pool
- POOL/spa and outdoor kitchen (green space is fenced front yard)
- Alley access to 3 car attached garage (2 spaces + car lift)
- Parking pads in front for additional parking
- Zoned to Love Elementary
Plenty of ways to enjoy the outdoors here. This home offers a pool/spa, but if you need more play space, a short walk either direction will bring you to a park (Love Park to the west and Milroy Park to the east); plus, the Hike and Bike Trail is just 2 blocks away.
******
This Week’s Price Reductions & Status Updates
PRICE REDUCED
517 E 11th St: $849,000 was $869,000
- 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.
******
PRICE REDUCED
3006 Houston Ave: $950,000 was $995,000
- 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.)
******
BACK ON MARKET
410 Arlington: $998,000 was $1,025,000
- Houston Heights
- Greek Revival, c. 2016 by Concord Builders
- 4/4/1, 3568 sq ft on 3300 sq ft lot
- Double gallery front porches
- Study/home office
- Millwork, including wainscoting, crown moldings, and built-ins
- Primary suite plus 2 secondary bedrooms on 2nd floor, all with ensuite baths
- Gameroom or 4th bedroom on 3rd Floor
- Covered walkway between garage & house plus flagstone patio (available green space is the front yard)
- Alley access to 2-car detached garage
- Front parking pad
- Zoned to Harvard Elementary
Super convenient location. Easy access to I-10 plus walk/bike to White Oak restaurants and the Hike and Bike Trail.
******
PRICE REDUCED
1838 Arlington: $1,195,000 was $1,215,000
- Heights East Historic District
- Greek Revival, c. 2005
- 3/2/1, 2836 sq ft on 6600 sq ft lot
- Double gallery front and back porches
- Updates are primarily paint
- Trims include crown moldings, built-ins and plantation shutters
- Living room and family room
- Custom refrigerated wine storage w/300 bottle capacity
- Open sitting area/game room on 2nd floor
- Small yard with flagstone patio
- Garage APT (484 sq ft, efficiency with full kitchen & bath, exterior lift)
- Driveway access to 2-car detached garage
- Additional driveway parking
- Zoned to Field Elementary
Great location just two blocks off Heights Boulevard with easy access to restaurants and shopping on 19th and 20th Streets. Note: Heights’ favorite Neo Baguette, less than a block away, was rebranded in early 2022 to Le cafe Josephine, a French Moroccan restaurant.
*****
BACK ON MARKET
2202 Oxford: $1,200,000 was $1,250,000
- Houston Heights
- Greek Revival, c. 2006
- 3/2/1, 2718 sq ft on 5500 sq ft lot
- Wraparound double gallery front porches
- Kitchen updates, fresh paint, refinished floors
- Living and family rooms
- Picture-worthy curved wrought iron staircase
- Open game room up
- Primary suite with 12′ coffered ceilings & private balcony
- Large back deck, above-ground endless swimming pool, small green space
- Fenced front yard for additional green space
- Garage APT (440 sq ft, efficiency, full kitchen & bath)
- Driveway access to 2-car detached garage
- Corner lot, driveway parking
- Zoned to Field Elementary
Stroll 2 blocks to Chiloso’s for some of the best breakfast tacos in the city. (Note the mirrors have been removed from the house and apartment, most likely for painting.)
*****
PRICE REDUCED
1016 Rutland: $1,395,000 was $1,484,000
- Houston Heights
- Prairie/Craftsman bungalow, c. 2015 by The Contemporary Craftsman
- 5/4, 3971 sq ft on 4400 sq ft lot
- Period elements include: reclaimed floors and doors, hardware, shiplap in dining and kitchen, Craftsman style moldings and door trims
- Home office or 5th bedroom down
- Quarters/game room (484 sq ft, full bath, and kitchenette, no exterior access)
- Screened-in porch
- Sideyard with outdoor kitchen and turfed green space
- Alley access to 2-car attached garage
- Zoned to Harvard Elementary
This replica bungalow built in 2015 offers a historic feel with the conveniences of recent construction.
*****
PRICE REDUCED
506 Redan: $1,975,000 was $1,999,900
- Woodland Heights
- Modern Farmhouse, c. 2022 by Aspire Fine Homes
- 5/4, 4252 sq ft on 7930 sq ft lot
- Chef’s kitchen with Thermador appliances
- Wood slat fireplace/feature wall in the family room
- Large picture windows looking out onto the yard
- Office or 6th bedroom down w/ensuite bath
- Primary plus 3 secondary bedrooms up, additional secondary bedroom down
- Covered back porch plus generous backyard
- Driveway access to 2-car attached garage
- Curbed streets plus additional driveway parking
- Zoned to Travis Elementary
Located just a few doors down from Travis Elementary. Travis has one of the coolest Spark Parks around, with a rock wall, fitness center, spinning center, and dinosaur bones! (Not a new listing, but recently completed.)
*****
PRICE REDUCED
616 E 19th St: $2,200,000 was $2,250,000
- Bradshaw (Houston Heights)
- Queen Anne inspired, c. 2010 by Whitestone Builders
- 4/3/2, 5328 sq ft on a 10,000 sq ft lot
- 11′ ceilings down, 10′ ceilings up
- Chef’s kitchen with high-end appliances
- Study/home office
- Formal living and dining rooms plus family room
- Wine room with 400-bottle capacity
- All bedrooms up
- Game room up
- Primary suite with luxury bathroom, gym, study, and balcony
- Covered back porch overlooking a huge grassy backyard
- Porte-cochere for parking and partying
- Gated driveway access to 2-car attached garage
- Curbed street
- Zoned to Field Elementary
The primary suite of this home boasts a full-size gym, a unique feature that sets it apart from the usual small workout areas commonly found in houses. Note that there are so many rooms in this house it would be easy to lose a family member or two 🤪.
******
OPTION PENDING
1120 Peddie: $599,000
- Norhill Historic District
- Pediment bungalow, c. 1926
- 2/1, 1038 sq ft on a 5000 sq ft lot
- Original List Price: $599,000
- Days on Market: 6
******
OPTION PENDING
729 W 18th St: $749,000
- Pinelawn (Houston Heights)
- Craftsman bungalow, c. 1920
- 3/2, 1628 sq ft on 3999 sq ft lot
- Original List Price: $749,000
- Days on Market: 3
******
OPTION PENDING
815 W Cottage: $839,000
- Norhill Historic District
- Craftsman bungalow, c. 2026
- 3/2, 1594 sq ft on a 5512 sq ft lot
- Original List Price: $839,000
- Days on Market: 4
******
OPTION PENDING
- Houston Heights
- Queen Anne Bungalow, c. 1920
- 2/2, 1482 sq ft on a 7920 sq ft lot
- Original List Price: $899,900
- Days on Market: 104
******
OPTION PENDING
2205 Arlington: $920,000
- Houston Heights
- Craftsman bungalow, c. 1937
- 3/2, 2118 sq ft on a 6600 sq ft lot
- Original List Price: $947,000
- Days on Market: 19
******
OPTION PENDING
1038 E 16th St: $949,000
- Norhill Historic District
- Craftsman bungalow, c. 1925
- 3/2, 1692 sq ft on a 5000 sq ft lot
- Original List Price: $949,000
- Days on Market: 17
******
OPTION PENDING
1537 Ashland: $1,075,000
- Heights West Historic District
- Bungalow, c. 1925
- 4/2/1, 3156 sq ft on 5412 sq ft lot
- Original List Price: $1,075,000
- Days on Market: 5
******
Original List Price: $
Days on Market:
******
Going, Going, Gone!
SOLD
1034 Peddie: $650,000
- Norhill Historic District
- Arts & Crafts Bungalow, c. 1930
- 2/1, 1460 sq ft on a 5000 sq ft lot
- Price at Time of Contract: $639,000
- List to Sell Ratio: 102%
- Original List Price: $639,000
- Days on Market: 4
- Title Paid By: Seller
- Seller Contribution to Buyer Closing Costs: $500
******
SOLD
931 Louise: $775,000
- Pineridge (south of East Sunset Heights)
- Craftsman bungalow, c. 1930
- 3/2/1, 2008 sq ft on 7500 sq ft lot
- Price at Time of Contract: $829,900
- List to Sell Ratio: 93%
- Original List Price: $849,900
- Days on Market: 52
- Title Paid By: Seller
- Seller Repairs: $6,000
*****
SOLD
938 Oxford: $821,000
- Houston Heights
- Pediment bungalow c. 1920
- 2/1, 1286 sq ft on 4650 sq ft lot
- Price at Time of Contract: $749,000
- List to Sell Ratio: 110%
- Original List Price: $749,000
- Days on Market: 4
- Title Paid By: Seller
******
SOLD
1108 Arlington: $950,000
- Heights East Historic District
- Bungalow, c. 1920
- 3/2/1, 2316 sq ft on 6600 sq ft lot
- Price at Time of Contract: $950,000
- List to Sell Ratio: 100%
- Original List Price: $975,000
- Days on Market: 90
- Title Paid By: Seller
******
SOLD
925 Tulane #B: $1,170,000
- Houston Heights
- Greek Revival, c. 2018 by Ansari Homes
- 4/4/1, 3731 sq ft on a 3300 sq ft lot
- Price at Time of Contract: $1,215,000
- List to Sell Ratio: 96%
- Original List Price: $1,215,000
- Days on Market: 7
- Title Paid By: Seller
******
SOLD
3712 Bradley: $1,440,000
- Woodland Heights Annex
- Modern Farmhouse c. 2018 by Uptown Houston
- 4/4/1, 3635 sq ft on a 5000 sq ft lot
- Price at Time of Contract: $1,399,000
- List to Sell Ratio: 103%
- Original List Price: $1,399,000
- Days on Market: 6
- Title Paid By: Seller
******
SOLD
508 E 25th St: $1,575,000
- Sunset Heights
- Prairie-style, c. 2018 by Urban Craftsman
- 3/3/1, 2964 sq ft on a 5880 sq ft lot
- Price at Time of Contract: $1,590,900
- List to Sell Ratio: 99%
- Original List Price: $1,590,900
- Days on Market: 16
- Title Paid By: Seller
******
SOLD
833 Waverly: $1,840,000
- Houston Heights
- Colonial Revival, c. 2014 by Whitestone Builders
- 4/3/1, 3748 sq ft on a 6600 sq ft lot
- Price at Time of Contract: $1,780,000
- List to Sell Ratio: 103%
- Original List Price: $1,780,000
- Days on Market: 4
- Title Paid By: Seller
- Seller Repairs: $16,382
******
Price at Time of Contract: $
List to Sell Ratio: %
Original List Price: $
Days on Market:
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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