Hello BBBB Friends:
I’m always amazed and delighted by the variety of home styles in the Heights. Today’s 6 featured properties include bungalows, contemporary and Victorian offerings. Be sure to keep scrolling down for price improvements, new contracts, and final sales for those homes that are Still on My List.
YOUR DIY PROPERTY TAX PROTEST
So, you have submitted your protest paperwork (it was due May 16), 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 (2022). 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 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 as well as valuations of properties similar to your own.
- 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.
For more “how-to’s, tips and tricks for reducing your property taxes, join me and Ray Holtzapple, property tax expert and former HCAD board member, for a Zoom presentation on Thursday, June 16th at 5 pm. We will leave plenty of time for your questions. Click HERE for the meeting link. We will also broadcast on the Bayou City Life FB page.
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
823 E 25th: $675,000
- Sunset Heights
- Garage-front Victorian c. 2014
- 3/2/1, 2720 sq ft on 3000 sq ft lot
- Open concept 1st floor living w/fireplace
- All bedrooms up, lighted tray ceiling in primary bedroom
- Open game room up
- Covered back porch, stained deck, brick patio w/ raised gardens
- Front-entry 2 car garage, additional driveway parking
- Zoned to Field Elementary
Take the party outside onto the lovely back patio.
******
1517 Alexander #B: $714,900
- Houston Heights
- Garage-front Neo-Classical c. 2018 by Loftech
- 3/2/1, 2386 sq ft on 2525 sq ft lot
- Wide plank white oak flooring
- All bedrooms up, tray ceiling in primary suite,
- Office/study on 2nd floor
- Double-width sliding glass doors open to back yard
- Back green space
- Front-entry 2 car attached garage
- Additional driveway parking
- Zoned to Love Elementary
Contemporary styling, one of several by Loftech in this area. With this style of home on a subdivided lot, I like to see differentiating elements such as the yard and game room or office space.
******
1033 E 16th St: $719,000
- Norhill Historic District
- Pediment bungalow c. 1928
- 3/2, 1713 sq ft on a 5000 sq ft lot
- Renovated kitchen & baths
- New and refinished red oak flooring
- Additional living area
- Covered back porch and lots of green space
- Driveway parking (no garage)
- Curbed street provides additional parking
- Zoned to Field Elementary
Restaurants within walking distance include Pinkerton’s, Hughie’s, and Spanish Flowers not to mention a personal favorite, Shipley’s Donuts. 😋 Field Elementary is also just 2 blocks away.
******
702 E 13th 1/2 St: $829,000
- Kutschbach (which loosely translates to “next to Houston Heights” 😉)
- Craftsman bungalow circa 1925
- 3/2, 1435 sq ft on 6250 sq ft lot
- Updated kitchen and baths
- Large master suite with walk-in closet
- Lovely front, side and small back yard
- Garage APT (550 sq ft, loft-style, full kitchen & bath)
- Auto-gate to driveway parking
- Additional off-street parking for garage apt & guests
- Zoned to Field Elementary
Quiet, non-through street that dead-ends on the next block at Heights High School.
******
335 W 27th St: $1,050,000
- Houston Heights
- Prairie-style c. 2016 by Frich Investments
- 4/4, 3254 sq ft on a 4094 sq ft lot
- 5th bedroom/office down with full bath
- Master suite with fireplace
- Covered back porch overlooks a small green space
- Garage APT (480 sq ft, efficiency, kitchenette, full bath)
- Alley access to 2 car detached garage
- Front parking pad
- Zoned to Helms Elementary
Easy access to 610. Starbucks and Shipleys Donuts are just a couple of blocks away. How to choose?
******
1221 Omar: $1,599,000
- Houston Heights
- 4/3/1, 3696 sq ft on a 6250 sq ft lot
- Greek Revival c. 2008 by Whitestone Builders
- Double gallery front porches
- Updated kitchen, renovated primary bath
- Primary suite down
- Open sitting area/game room up
- Small turfed back yard w/putting green
- Garage APT (441 sq ft, efficiency with kitchenette and full bath)
- Alley access to detached 2 car garage
- Zoned to Harvard Elementary
Tons of curb appeal and a great walkable location, choose a different restaurant (or 2) every day!
******
This Week’s Price Reductions & Status Updates
PRICE REDUCED
2221 Gostick: $749,000 was $769,000
- Gostick (north of 20th, south of Sunset Heights)
- Cottage c. 1920
- 3/2, 2042 sq ft on 5728 sq ft lot
- Expanded in 2014 adding a primary suite
- Galley kitchen with some updates
- Primary suite with cathedral ceiling
- Extended covered back deck and greenspace
- Driveway access to 1-car attached garage
- Additional driveway parking
- Zoned to Field Elementary
Covered outside entertainment area with double screen TVs, ready for football season. Stroll to 20th St restaurants including Chilosos and Jenni’s Noodle House.
******
PRICE REDUCED
1116 E 14th St: $1,135,000 was $1,140,000
- 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.
******
PRICE REDUCED
628 Rutland: $1,299,900 was $1,350,000
- Houston Heights
- Victorian-style c. 2015 by Frich Investments
- 4/3/1, 3153 sq ft on 4356 sq ft lot
- All bedrooms up
- Study/home office
- Covered back porch with small greenspace
- Garage APT (525 sq ft, efficiency with kitchen & bath)
- Alley access to 2-car detached garage
- Front parking pad
- Zoned to Love Elementary
Use the hike & bike trail just a few houses away to access MKT, Heights Mercantile, and Lawrence Park.
******
PRICE REDUCED
425 W 23rd St: $1,599,000 was $1,670,000
- Houston Heights
- Modern Craftsman built 2018
- 4/3/1, 4010 sq ft on a 9,825 sq ft lot
- Family room with vaulted ceiling and stone wall fireplace
- Primary suite and office downstairs
- Game room/sitting room 2nd fl
- Garage APT (600 sq ft, one-bedroom, kitchen & bath + parking space)
- Huge front and back yards
- Alley access to 2 car attached garage ❤️☂️
- Paved parking space in front
- Zoned to Helms Elementary
Room for a pool! (Currently has a large playset with swings and slide.) Located just off the Hike and Bike Trail. Easy stroll to restaurants and shops on 19th & 20th Sts.
******
OPTION PENDING
801 Aurora: $575,000
- Sunset Heights
- Bungalow c. 1920
- 2/2, 1120 sq ft on 4500 sq ft lot
- Original List Price: $575,000
- Days on Market: 6
******
OPTION PENDING
1542 Nicholson: $745,000
- Houston Heights
- Queen Anne bungalow c. 1920
- 3/2, 1416 sq ft on 5280 sq ft lot
- Original List Price: $745,000
- Days on Market: 11
******
OPTION PENDING
621 E 27th St: $819,000
- Sunset Heights
- Contemporary c. 2022 by Saxxon Homes
- 3/3/1, 2810 sq ft on a 4200 sq ft lot
- Original List Price: $819,000
- Days on Market: 13
******
OPTION PENDING
712 Tulane: $949,900
- Tulane Trails
- Greek Revival c. 2015 by Sullivan Builders
- 4/3, 2204 sq ft on a 3300 sq ft lot
- Original List Price: $949,900
- Days on Market: 8
******
OPTION PENDING
702 Harvard: $1,250,000
- Heights South Historic District
- Queen Anne bungalow circa 1920
- 3/2/1, 2352 sq ft on a 9900 sq ft lot
- Original List Price: $1,250,000
- Days on Market: 5
******
OPTION PENDING
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
- Original List Price: $1,975,000
- Days on Market: 22
******
Going, Going Gone!
NO FINAL SALES TO REPORT THIS WEEK
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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