Hello BBBB Friends:
With a bumper crop of new listings this week, it was difficult to narrow down the field of candidates for BBBB. I have selected 6 to feature today. I have also updated the status and prices of homes Still on My List. Keep scrolling down to see all of the changes.
BY THE NUMBERS
For Heights home buyers, this spring has been challenging. Low inventory and high demand resulted in many multiple offer situations, with homes selling for thousands above list price. People like shiny new listings and in April they were willing to pay for them. Forty-one percent (41%) of April sales went under contract within the first seven (7) days and buyers paid an average of 2% over list price. April’s award winner for the highest over-ask sale went to 411 Omar, a charming 2/1 bungalow in the historic area of Woodland Heights, that sold for $48,000 over list price, a whopping 109%!
SOLD TO LIST PRICE RATIO ANALYSIS-APRIL 2021
| DAYS ON MARKET | ALL | 0-7 | 8-30 | 30+ |
| HOMES SOLD | 106 | 44 | 18 | 44 |
| AVERAGE SALES PRICE/LIST PRICE RATIO (SP/LP) | 1.00 | 1.02 | .98 | .97 |
| SP/LP RANGE | .84-1.09 | .92-1.09 | .84-1.02 | .88-1.02 |
Real Estate 101 says a home is worth what a person is willing to pay for it, but how much is too much? Factors to consider:
- Is the home’s price fair right now?
- How long do you plan to stay in the home?
- If you are financing the home, will the home appraise for the contract price?
- If the home doesn’t appraise, do you have the cash to make up the difference?
- And finally, and most importantly, how much do you love the house?
Let’s go look at houses or talk about selling yours!!!
Becky
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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
1107 Winston: $475,000
- Norhill Historic District
- Craftsman Bungalow c. 1925
- 2/1, 852 sq ft on 5000 sq ft lot
- Renovated kitchen and bath
- The back yard offers a deck and patio plus a small green space.
- Driveway access with auto-gate to 1 car detached garage
- The garage is currently an air-conditioned flex space
- Curbed street provides additional parking
- Zoned to Field Elementary
This small but adorable bungalow features doubles jerkinhead (clipped) gables for a pretty look. Walk to Teotihuacan, Spanish Flowers, Hughie’s, and other Main St restaurants. Field Elementary is at the end of the block.
******
912 Pizer: $575,000
- Norhill Historic District
- Brick bungalow c.1921
- 2/2, 1149 sq ft on 5200 sq ft lot
- Updated galley style kitchen with shiplap walls and exposed brick
- Renovated baths
- Wide plank oak flooring
- Bonus decked attic space accessed via a hidden staircase
- Landscaped back yard with stone walkways and giant pecan tree
- Driveway access to 2 car detached garage
- Curbed street provides additional parking
- Zoned to Browning Elementary
Located just steps from Proctor Plaza Park and Community Center offering a playground, lighted tennis courts, sports field, and a pavilion.
******
1534 Nicholson: $715,000
- Houston Heights
- Greek Revival c. 2005 by Bastion Builders
- 3/2/1, 2220 sq ft on 3300 sq ft lot
- Double gallery front porches with bay windows
- Updated primary bath
- Fresh interior and exterior paint
- Landscaped green space between home and garage
- Alley access with auto-gate to 2 car detached garage
- Pad parking in front
- Zoned to Love Elementary
This house provides a front-row seat for people watching on the Hike and Bike Trail. Parking is always an issue on Nicholson but this home has a parking pad for two cars. (Keep in mind that pad parking on the street side of the sidewalk is public parking🚗🚗.)
******
614 E 13th St: $799,999
- Houston Heights
- Articulated Craftsman bungalow c. 1930
- 3/3, 2011 sq ft on 5001 sq ft lot
- Renovated/expanded in 2017
- Small back yard area with pavers and a bit of green space
- Driveway access with auto-gate to 2 car attached garage
- Curbed street provides additional parking
- Zoned to Field Elementary
The property is located across from the field at Heights High School and next to a school parking lot and tennis courts. Except for the occasional band practice, it’s an otherwise quiet location.
******
915 Tulane: $1,050,000
- Houston Heights
- Modern Craftsman c. 2011 by GTB Homes
- 3/2/1, 2711 sq ft on 6600 sq ft lot
- Wrap around front porch
- Updated kitchen and baths
- 11′ ceilings down, 10′ ceilings up
- Large back yard with patio, POOL, and lots of green space
- Alley access to 2 car detached garage
- Pad parking space in front
- Zoned to Love Elementary
The back yard is the calling card for this home offering an uncommon amount of yard space. Great location just blocks away from the Hike and Bike Trail and the new MKT development.
******
706 Mosby Circle: $1,749,900
- Houston Heights
- Italianate inspired c. 1994 by Sterling Homes
- 4/3/1, 3169 sq ft on 14,221 sq ft lot
- Renovated/expanded 2017
- Gorgeous floor-to-ceiling sliding doors in the family room overlooking pool and lawn
- Lap POOL
- Landscaped grounds with plenty of green space.
- Driveway access to 2 car attached garage
- Curbed street provides additional parking
- Zoned to Harvard Elementary
Mosby Circle is a delicious enclave of beautiful homes built in the early ’90s by Sterling Victorian Homes. This one is particularly special due to the large lot and landscaping. As part of the renovation, the garage/garage apartment has been attached offering a convenient efficiency suite with a kitchenette.
******
This Week’s Price Reductions & Status Updates
BACK ON MARKET
721 E 17th St: $1,089,000
- Pinelawn
- Modern Craftsman c. 2011 by T&W Builders
- 4/2/1, 2664 sq ft on 5000 sq ft lot
- Trim package with lots of crown molding, wainscoting
- Small back yard with artificial turf
- Driveway access with auto-gate to 2 car detached garage
- Porte-cochere
- Curbed street provides additional parking
- Zoned to Field Elementary
Recent construction from known Heights builder T & W. Tons of curb appeal on a curbed and guttered street. Walk to Field Elementary.
******
PENDING
936 Nadine: $499,000
- Pineridge (just south of Sunset Heights East)
- Bungalow c. 1920
- 2/2, 1400 sq ft on 5000 sq ft lot
- Original List Price: $535,000
- Days on Market: 10
******
OPTION PENDING
1103 Walling: $599,000
- Norhill Historic District
- Craftsman bungalow c.1930
- 2/1, 1206 sq ft on 5000 sq ft lot
- Original List Price: $599,000
- Days on Market: 7
******
OPTION PENDING
820 E 25th St: $675,000
- Sunset Heights
- Modern Farmhouse c. 2013 by FHG Houston
- 4/3/1, 2612 sq ft on 3000 sq ft lot
- Original List Price: $675,000
- Days on Market: 6
******
OPTION PENDING
3548 Pineridge: $755,000
- Norhill Addition (south of 11th)
- Brick Craftsman bungalow c.1926
- 3/2, 1700 sq ft on 5006 sq ft lo
- Original List Price: $755,000
- Days on Market: 7
******
OPTION PENDING
818 Allston: $799,990
- Houston Heights (not in a historic district)
- Queen Anne bungalow circa 1920
- 2/2, 1390 sq ft on 6600 sq ft lot
- Original List Price: $950,000
- Days on Market: 98
******
OPTION PENDING
928 Waverly: $890,000
- Houston Heights
- Greek Revival c. 2010 by TBW
- 3/2/1, 2280 sq ft on 3300 sq ft lot
- Original List Price: $890,000
- Days on Market: 5
******
OPTION PENDING
419 E 24th St: $1,050,000
- Sunset Heights
- Craftsman bungalow circa 1910
- 3/3, 3351 sq ft on a 6000 sq ft lot
- Original List Price: $1,150,000
- Days on Market: 307
******
OPTION PENDING
1245 Tulane: $1,100,000
- Heights West Historic District
- Craftsman bungalow c. 1930
- 4/3/1, 3216 sq ft on 6600 sq ft lot
- Original List Price: $1,100,000
- Days on Market: 5
******
Going, Going Gone!
SOLD
411 Omar: $583,000
- Woodland Heights Historic District
- Articulated Craftsman bungalow c. 1920
- 2/1, 1386 sq ft on 6200 sq ft lot
- Price at Time of Contract: $535,000
- List to Sell Ratio: 109%
- Original List Price: $535,000
- Days on Market: 14
******
SOLD
1004 Northwood: $590,000
- Brooke Smith
- Craftsman bungalow c. 1945
- 3/2, 1770 sq ft on 5000 ft lot
- Price at Time of Contract: $589,999
- List to Sell Ratio: 100%
- Original List Price: $589,999
- Days on Market: 4
- Seller Contribution to Closing Costs: $1,500
******
SOLD
244 W 22nd St: $825,000
- Houston Heights
- Craftsman bungalow c. 1920
- 3/2, 1595 sq ft on 7050 sq ft lot
- Price at Time of Contract: $825,000
- List to Sell Ratio: 100%
- Original List Price: $825,000
- Days on Market: 1
******
SOLD
1024 Highland: $899,000
- Norhill (south of 11th St)
- Craftsman bungalow circa 1920
- 3/2, 2596 sq ft on 5000 sq ft lot
- Price at Time of Contract: $899,000
- List to Sell Ratio: 100%
- Original List Price: $899,000
- Days on Market: 7
- Seller Contribution to Closing Costs: $2,500
******
SOLD
754 E 17th St: $948,500
- Pinelawn (Houston Heights)
- Victorian-inspired, c. 2008 by Ellis Fors Homes
- 4/3, 3082 sq ft on 5000 ft lot
- Price at Time of Contract: $950,000
- List to Sell Ratio: 99.8%
- Original List Price: $950,000
- Days on Market: 7
******
SOLD
2031 Arlington: $1,250,000
- Houston Heights
- New Orleans inspired c. 2011 by Whitestone Builders
- 4/3/1, 3803 sq ft on 6600 sq ft lot
- Price at Time of Contract: $1,189,000
- List to Sell Ratio: 105%
- Original List Price: $1,189,000
- Days on Market: 3
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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