Hello BBBB Friends:
Have you ever wondered how a house you know has been listed for ages suddenly shows up as a “new” listing on HAR? When a property lingers on the MLS for an extended period, it can develop a stale image. Prospective buyers might then speculate that there’s an issue with the property, causing them to overlook it. By terminating the listing and reintroducing it as new, it can breathe new life into its marketability. While 35 properties were marked as “new” listings this week in the Heights, only 21 were fresh on the market.
Today, I am featuring five new listings. It was also a big week for price reductions, new contracts, and final sales for homes that are Still on My List. Click HERE to see all of the changes.
BY THE NUMBERS FOR SEPTEMBER 2024
The good news is that single-family inventory increased to 4.4 months in September compared to 3.5 months last year. It’s great to have more to choose from; however, even with declines in interest rates, buyers are being very picky or are sitting on the fence. Sales dropped 28.4% from last September, and to date, we are barely ahead of 2023 sales. The median sales price dropped 3.1%, and the list-to-sales price ratio dipped below 98% for the first time in several years. This could indicate a slight cooling in the premium prices that the Heights typically commands.
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).
** Still On My List is a compilation of those homes I’ve reviewed previously that have yet to sell.
The Week’s Featured Properties
PRICE REDUCED
941 Woodland: $749,900
- Woodland Heights
- Craftsman, c. 1920
- 2/2, 1,340 sq ft home on a 5,000 sq ft lot
- Kitchen updates, painted interior
- Large primary bedroom with room for an office
- Updated kitchen with quartz countertops and glass-front cabinets
- Raised wood deck and turfed yard
- 2-car detached garage with EV charging station, long driveway with automatic gate
- Curbed street
- Travis Elementary School
Located just a block from the Norhill Esplanade and within walking distance to restaurants and coffee shops. The front porch is perfect for enjoying Lights in the Heights festivities.
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1115 Bayland Avenue: $875,000
- Norhill / Woodland Heights
- Gable Front Bungalow, c. 1920
- 3/2, 1,547 sq ft home on a 5,000 sq ft lot
- Updated kitchen and baths
- Kitchen with butcher block and marble countertops, farmhouse sink, and stainless steel appliances
- Charming banquette breakfast area
- Primary bedroom with ensuite bath and walk-in closet
- Fully fenced backyard with covered back deck, gravel & tile patio, and storage shed
- Driveway
- Curbed street
- Travis Elementary School
It is located on Bayland Avenue, which has an amazing streetscape—but watch out for the speed bumps! Many restaurants are also within easy walking distance.
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915 Key Street: $895,000
- Norhill Historic District
- Craftsman Bungalow, c. 1926
- 3/2, 1,562 sq ft home on a 5,200 sq ft lot
- To-the-stud renovation, including windows, plumbing, electric, HVAC, and roof
- Open-concept living, kitchen, and dining room
- Island kitchen with seating for 5, quartz countertops, farmhouse sink
- Primary bedroom with ensuite bath and walk-in closet
- Home office or 3rd bedroom
- Fully fenced backyard
- Driveway access to 2-car detached garage with automatic gate
- Curbed street
- Browning Elementary School
As a non-confirming property in the historic district, the historic district rules would apply if the property were being replaced. Deed restrictions are still applicable, so you cannot build a garage apartment.
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2415 Cortlandt Street: $1,645,200
- Milroy Place
- Traditional, c. 2015 by Smith Family Homes
- 3/3/1, 4,113 sq ft home on a 5,300 sq ft lot
- 11′ ceilings throughout
- Home study/library
- Formal dining room with herringbone inlay hardwoods
- Double quartz islands in the kitchen with top-of-the-line appliances, including a 48″ Sub Zero refrigerator and breakfast area
- Mudroom has built-in wine storage
- Open flex area upstairs plus separate game room
- All bedrooms with ensuite baths
- Primary bedroom with ensuite bath, mega-closet, and private balcony
- Sideyard with covered tile porch, wood deck with pergola, and landscaped green space
- Side driveway access to 2-car attached garage
- Curbed street
- Helms Elementary School
It has great curb appeal, and Halbert Park is just two blocks away if you need more play space.
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1009 Rutland Street: $1,899,900
- Houston Heights
- Modern Farmhouse, c. 2024 by Ansari Homes
- 4/4, 3,578 sq ft home on a 5,425 sq ft lot
- New Construction
- Formal dining room
- Home office or 5th bedroom with bath access
- Open-concept family room with hardwood floors and French doors leading to the back deck
- Kitchen with quartzite countertops, white oak island, and Thermador appliances plus breakfast area
- Primary bedroom with ensuite bath, lovely closet, and tray ceiling
- Fully fenced backyard with sprinkler system
- Garage apartment (530 sq ft, 1 bedroom, full kitchen, bath)
- Alley access to a 2-car detached garage with a covered walkway
- Curbed street
- Love Elementary School
Luxury home in a terrific location with parks, trails, and dining options nearby.
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This Week’s Price Reductions & Status Updates
PRICE REDUCED
1035 Louise: $399,990 was $410,000
- East Sunset Heights
- Pediment bungalow, c. 1928
- 2/1, 865 sq ft on 4000 sq ft lot
- Renovated 2020/2021
- Producing pecan and fig trees
- Storage shed
- Large deck and grassy yard
- Off-street parking space
- Curbed street
- Zoned to Field Elementary
Looks can be deceiving; the house and yard feel much larger than their square footage would indicate. Just a block away, a new city park is being developed in the old Metro transit station.
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PRICE REDUCED
2010 Gostick: $699,990 was $729,000
- Gostick (north of 20th St. not quite Sunset Heights)
- Craftsman bungalow, c 1920
- 3/2, 1386 sq ft on 5000 sq ft lot
- Renovated 2018
- Refinished original hardwood floors
- Paver and grass patio and low-maintenance turf in the backyard
- Extra wide driveway for additional parking
- Zoned to Field Elementary
Take a look at picture number four online, where you can see the glass-front cabinet dividers separating the family and dining rooms. If these features are present in an old bungalow, they are likely original to the home.
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PRICE REDUCED
215 Parkview: $649,000 was $695,000
- Highland
- Craftsman Bungalow, c. 1920
- 2/2, 1342 sq ft on a 5100 sq ft lot
- Wide-plank wood flooring
- Back deck and flagstone patio, fenced green space in front
- Garage APT (525 sq ft, efficiency, full bath, kitchenette)
- The garage is currently used as a workshop with built-in cabinetry
- Driveway entrance to 2-car attached/detached garage
- Curbed street
- Zoned to Travis Elementary
Located across the street from Woodland Park, offering picnic areas, a playground, open green spaces, basketball courts, and even indoor pickleball. Easy access to Downtown, I-45, and I-10.
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PRICE REDUCED
309 E 16th St: $1,050,000 was $1,100,000
- Heights East Historic District
- Craftsman bungalow, c. 1920
- 3/4, 2217 sq ft on a 4620 sq ft lot
- Expanded/renovated in 2022/2023
- Office or 4th bedroom down with full bath
- 2 primary suites- 1 up/1 down
- Additional guest bedroom up with ensuite bath
- Grassy backyard with mature trees
- Gated driveway access to a 1-car detached garage and carport
- Zoned to Field Elementary
Interestingly, the garage features both front and rear doors while the backyard offers access to the alley through a long automatic gate, potentially enabling a drive-thru garage setup.
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PRICE REDUCED
511 W 17th: $1,074,900 was $1,099,900
- Houston Heights
- Modern Craftsman, c. 2021 by Eaton Construction
- 4/3/1, 3109 sq ft on 3750 sq ft lot
- High ceilings, double crown moldings
- All bedrooms upstairs
- Primary suite with sitting area and balcony
- Covered back porch plus a concrete tile patio with additional green space
- Front-entry 2-car garage
- Double-wide driveway for additional parking
- Zoned to Helms Elementary
Centrally located within walking distance of restaurants and shops on 19th as well as Shepherd. Hike and Bike Trail is just a block away.
******
PRICE REDUCED
333 W 27th: $1,099,750 was $1,150,000
- Houston Heights
- Modern Craftsman, c. 2016 by Frich Investments
- 4/4, 3254 sq ft on a 5000 sq ft lot
- Home office or 4th bedroom down with access to full bath
- Enclosed wet bar/wine room
- Primary suite with fireplace
- Covered back porch and small grassy area between house and garage
- Garage APT (624 sq ft, efficiency, full bath, kitchenette)
- Alley access to a 2-car detached garage and carport
- Front parking pad
- Zoned to Helms Elementary
For breakfast enthusiasts, Shipley’s Donuts, Starbucks and El Rey Taqueria are within walking distance. Plus, you can walk off those tasty bites on the north spur of the Heights Hike and Bike Trail, which begins just a block away.
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PRICE REDUCED
1118 W Cottage: $1,150,000 was $1,199,999
- Norhill Historic District
- Craftsman Bungalow, c. 1930
- 4/3, 2088 sq ft on a 5000 sq ft lot
- Expanded/remodeled 2023-2024
- Wide-plank engineered wood flooring
- Raised ceiling in living areas
- Dining room with cove lighting and wet bar
- Expanded primary suite with cove lighting and walk-in closet
- Garage APT (494 sq ft, 1 bedroom, full kitchen and bath)
- Driveway access to 1-car detached garage
- Curbed street
- Zoned to Browning Elementary
Add a front fence to create an enclosed green space. Just five houses off Studewood, it’s an easy walk to restaurants around 11th and Studewood.
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BACK ON MARKET
2707 Beauchamp: $1,395,000
- Woodland Heights
- Contemporary/modern, c. 2022 by Sullivan Homes
- 4/4/1, 3590 sq ft on a 3913 sq ft lot
- 12′ ceilings down, 10′ ceilings up
- Chef’s kitchen with island seating and GE Monogram Pro Series appliances
- Home office or 4th bedroom with ensuite bath downstairs
- Second family room upstairs
- Primary suite with tray ceiling and cove lighting
- Covered back porch and small turfed yard
- Front entrance attached 2 car garage
- Curbed street, driveway parking
- Zoned to Travis Elementary
Built by the developer as his personal residence, this stunning home includes numerous upgrades and color touches, setting it apart from the monotonous white-on-white trend.
******
PRICE REDUCED
1712 Heights: $1,849,000 was $1,899,000
- Heights East Historic District
- Queen Anne Replica, c. 1998 by Premier Victorian
- 4/3/1, 4551 sq ft on a 10,500 sq ft lot
- Wrap-around porch
- Whole house generator
- Updates: Secondary baths, paint, lighting
- Chef’s kitchen with SubZero Refrigerator, Thermador gas cooktop and double oven
- 3rd-floor flex room
- Gorgeous landscaping and mature trees
- Covered back porch plus custom arbor over the flagstone patio
- Studio space over the garage
- Alley access to 3-car detached garage
- Curbed Street
- Zoned to Field Elementary
This Queen Anne Painted Lady is one of six replica houses on Heights Blvd, located next to the most famous replica, the Cooley Mansion. Authentically executed details include 9 and 10-foot high ceilings, a circular staircase, stained glass windows, and extensive Gingerbread Trim on the exterior. The home also features complex roof lines, bay windows, and patterned shingles that add to its historical charm. The property boasts a 10,500 sq ft Texas native garden. This home won the Heights Community Improvement Award in 1999.
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PRICE REDUCED
1218 Heights Blvd: $1,895,900 was $1,995,900
- Houston Heights Historic District
- Craftsman bungalow, c. 1920
- 5/4/2, 5675 sq ft on 7500 sq ft lot
- Home/Art Gallery/Art Studio
- Galley kitchen with Viking appliances
- Flex spaces of all sizes
- Front circle driveway with additional off-street parking
- Curbed street
- Zoned to Harvard Elementary
This is the home and studios of the renowned Heights artist, John Ross Palmer. Currently decorated to reflect his unique style, it offers a glimpse into the artist’s mind. Some of the artwork, including the front statue and a bust of Lincoln sculpted by artist David Adickes, will remain with the house. While perfect as a studio and art gallery, it can also be configured as a homestead.
******
OPTION PENDING
711 Wilder: $869,500
- Houston Heights
- Modern Greek Revival, c. 2024 by Woodrock Homes
- 4/3/1, 2877 sq ft on a 2500 sq ft lot
- Original List Price: $869,500
- Days on Market: 55
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OPTION PENDING
516 Teetshorn: $895,000
- Woodland Heights
- Queen Anne Bungalow, c. 1926
- 3/2, 1913 sq ft on a 5000 sq ft lot
- Original List Price: $895,000
- Days on Market: 10
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OPTION PENDING
1019 Allston: $1,150,000
- Houston Heights
- Modern Craftsman c. 2014 by Allegro
- 3/2/1, 3024 sq ft on 4400 sq ft lot
- Original List Price: $1,150,000
- Days on Market: 5
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OPTION PENDING
2005 Cortlandt: $1,200,000
- Houston Heights
- Modern Craftsman built 2014
- 4/3, 3344 sq ft on a 5520 sq ft lot
- Original Contract Price: $1,200,000
- Days on Market: 12
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PENDING
725 W Cottage: $1,299,999
- Norhill Historic District
- Bungalow, c. 1920
- 4/3, 2500 sq ft on a 5616 sq ft lot
- Original List Price: $1,299,999
- Days on Market: 42
******
OPTION PENDING
1548 Cortlandt: $1,545,000
- Heights East Historic District
- Gable-front bungalow, c. 1940
- 4/3/1, 3101 sq ft on a 5000 sq ft lot
- Original List Price: $1,545,000
- Days on Market: 75
******
Going, Going, Gone!
1219 Tulane: $699,000 PENDING
- Heights West Historic District
- Craftsman bungalow, c. 1920
- 2/2, 1051 sq ft on a 4312 sq ft lot
- Price at the Time of Contract: $699,000
- List to Sell Ratio: 93%
- Original List Price: $749,900
- Days on Market: 53
- Title Paid By: Seller
- Seller Contribution to Buyer Closing Cost: $18,000
- Seller Repairs: $2,000
******
SOLD
407 W 26th St: $980,000 Unit K
- Houston Heights
- Greek Revival c. 2014 by Drake Homes
- 4/3, 2812 sq ft on 3275 sq ft lot
- Price at the Time of Contract: $949,000
- List to Sell Ratio: 103%
- Original List Price: $949,000
- Days on Market: 3
- Title Paid By: Seller
- Seller Contribution to Buyer Closing Costs: $3,000
******
SOLD
709 E 13th 1/2 St: $1,252,750
- Kutschbach (Houston Heights)
- Two-story Craftsman built 2011 by Southland Builders
- 4/4, 2844 sq ft on a 6000 sq ft lot
- Price at the Time of Contract: $1,249,000
- List to Sell Ratio: 100%
- Original List Price: $1,249,000
- Days on Market: 5
- Title Paid By: Seller
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SOLD
1806 Columbia: $1,535,000
- Heights East Historic District
- 4/3, 3033 sq ft on 6600 sq ft lot
- Prairie-style, c. 2011 by Vicinus
- Price at the Time of Contract: $1,500,000
- List to Sell Ratio: 102%
- Original List Price: $1,500,000
- Days on Market: 4
- Title Paid By: Seller
- Seller Repairs: $7,825
******
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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