Hello BBBB Friends:
The good news is we experienced a nice jump in new listings this week. The bad news is buyers were still taking a Labor Day respite as we experienced the lowest level of new contracts since February with only 12. Whew!
With such a bounty of new listings this week, I am featuring 7 today. To see price changes and status updates on homes that are Still on My List, keep scrolling down!
HEIGHTS REAL ESTATE MARKET UPDATE-AUGUST 2021
In this month’s HAR news release, HAR Chairman Richard Miranda confirmed what I and other realtors have been sensing, “The Houston housing market is beginning to show signs of easing, which was to be expected with summer behind us, schools back in session, and inventory levels still exceptionally low, albeit improving. We are also hearing anecdotally that there aren’t quite as many competitive bids on property listings as we observed earlier this year, which drove prices into record territory in June.”
Key findings for the Heights:
- While Houston-wide August single-family home sales increased 8.5% compared to last August, in the Heights sales were off 6.4%. With only 88 sales, August saw the lowest level of sales activity since February.
- The average price for a single-family home in the Heights was $711,647, 11% higher than the same month last year. The median sales price was $626,000.
- For homes that sold in August, 48% went under contract within the first seven days at an average ‘Close to List Price Ratio’ of 101%. That means that a majority of those buyers paid above list price for their homes,
- Across all sales, the ‘Close to List Price Ratio’ dropped to 99%. This is the first month since March that the overall ‘Close to List Price Ratio’ has been less than 100%
- August’s award for highest over-list price sale goes to 945 Highland, a cute little 2/2 bungalow in Woodland Heights. It sold for $625,000, 114% over list price.
HEIGHTS* KEY MARKET INDICATORS
| SINGLE-FAMILY HOMES | AUGUST 2021 | AUGUST 2020 | CHANGE |
| ACTIVE LISTINGS | 234 | 356 | -34.3% |
| SALES | 88 | 94 | -6.4% |
| AVG SALES PRICE | $711,647 | $643,536 | 10.6% |
| MEDIAN SALES PRICE | $626,000 | $574,750 | 8.9% |
| AVG DAYS ON MARKET | 54 | 45 | 20.0% |
| MEDIAN DAYS ON MARKET | 14 | 19 | -26.3% |
| CLOSE PRICE TO LIST PRICE RATIO | 99.6% | 98.2% | 1.4% |
SOLD TO LIST PRICE RATIO ANALYSIS-AUGUST 2021
| DAYS ON MARKET | ALL | 0-7 | 8-30 | 30+ |
| HOMES SOLD | 88 | 42 | 22 | 24 |
| AVERAGE SALES PRICE/LIST PRICE RATIO (SP/LP) | 99% | 101% | 98.3% | 96.2% |
| SP/LP RANGE | 82-114% | 96-114% | 89-102% | 82-100% |
REMINDER: ICE CREAM SOCIAL TODAY!
You are invited to join us today between 2 and 5 pm at Fat Cat Creamery’s new location in Garden Oaks (1225 W. 34th). Stop by for a sweet treat on us!
Have a great week and,
Let’s go look at houses or talk about selling yours!!!
Becky
—
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
1026 E 16th St: $695,000
- Norhill Historic District
- Craftsman bungalow c. 1928
- 3/2, 1545 sq ft on 5000 sq ft lot
- Renovated/expanded in 2016
- Primary suite with tray ceiling, barn door and walk-in closet
- Small back yard
- Driveway access w/ auto gate to 1 car detached 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. 😋
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5407 Sheldon: $725,000
- Sheldon (Houston Heights)
- Craftsman Bungalow c. 2020
- 3/2/1, 1836 sq ft on 5000 sq ft lot
- Updated kitchen and baths
- 2 living areas
- Screened in back porch ❤️
- Climate controlled workshop/storage bldg
- Fenced, landscaped front yard, bricked (stamped concrete) back yard
- Driveway parking, auto-gate
- Zoned to Field Elementary
Sheldon is a little-known street tucked between 18th and 19th St and dead-ending into Field Elementary. Walk to restaurants on 20th including Chilosos and Jenni’s Noodle House.
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3101 Beauchamp: $785,000
- Woodland Heights Historic District
- Craftsman bungalow c. 1930
- 3/2/1, 2104 sq ft on 5000 sq ft lot
- Kitchen updates, renovated primary bath
- Craftsman-style painted trim work
- Primary suite up with cathedral ceiling, office nook and loft space
- Back deck, pebbled and landscaped back and side yards
- Side street access to attached 2 car garage ☂️
- Curbed street provides additional parking
- Zoned to Travis Elementary
Here’s hoping the carpeted rooms are hiding hardwoods! Located just 2 blocks from Travis Elementary.
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946 Merrill: $985,000
- Woodland Heights
- Craftsman bungalow c. 1920
- 3/3, 2220 sq ft on 6000 sq ft lot
- Expanded/renovated 2010
- Vaulted ceilings in family room and owner’s suite
- Bamboo hardwood floors
- Bonus room/4th bedroom with full bath on 2nd floor
- Screened back porch❤️
- Low maintenance back yard (artificial grass plus paved patio)
- Autogate to 1 car detached garage plus carport
- Curbed street provides additional parking
- Zoned to Travis Elementary
Lovely home for entertaining with two family areas plus formal dining and in-kitchen seating. Two sets of sliding glass doors between the family room and screened-in porch extend the party outside.
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1445 Hall Place: $995,000
- Ridgewood
- Craftsman 2-story c. 2006 by Wylie and Carruba
- 3/2/1, 2900 sq ft on 5000 sq ft lot
- Craftsman-style painted interior trim
- Large family room with stone fireplace
- Small yard with cocktail pool potential
- Unfinished workspace above garage- approx 400 sq ft
- Driveway access with auto-gate to 2 car detached garage
- Porte-cochere with access to pantry/kitchen
- Zoned to Field Elementary
The fenced side yard (an additional 5000 sq ft) is available as a package deal for $1,475,000.
******
1529 Allston: $1,165,000
- Heights West Historic District
- Craftsman bungalow circa 1920
- 3/3, 2656 sq ft on a 6600 sq ft lot
- Remodeled 2011
- Screened-in back porch ❤️
- Cocktail POOL
- Side yard provides greenspace
- Garage APT (480 sq ft. 1 bedroom, full kitchen & bath, parking space)
- Alley access to 2 car detached garage
- Curbed street provides additional parking
- Zoned to Love Elementary
Primary suites on both 1st and 2nd floors plus loft.
******
604 Cortlandt: $1,395,000
- Heights South Historic District
- Craftsman 2-story c. 2012 by EllisFord
- 4/3/1, 3410 sq ft on 6600 sq ft lot
- Chef’s kitchen
- All bedrooms up plus open sitting area/game room
- Back yard features covered porch, outdoor kitchen and POOL
- Garage APT (528 sq ft, 1 bedroom, full bath and kitchen)
- Alley access to 2 car detached garage
- Front parking pad plus curbed street provides additional parking
- Zoned to Harvard Elementary
Short walk to White Oak eateries including Coltivare which is just around the corner. Donovan Park and Heights Merchantile are also close by.
******
This Week’s Price Reductions & Status Updates
PRICE REDUCED
1132 Nadine: $639,900 was $644,900
- Stude (south of East Sunset Heights)
- Garage front modern Craftsman c. 2014 by Bayou Banks
- 3/2/1, 2782 sq ft on 3200 sq ft lot
- All bedrooms up
- Primary suite with huge closet
- Covered back porch and small turfed green area
- Driveway access to front-loading 2 car garage
- Curbed street provides additional parking
- Zoned to Field Elementary
Nadine has become quite the popular street with a combination of new and recent construction as well as renovated bungalows. Triangle Park and the new Farmers Market complex on Airline are nearby. Just around the corner, the transit station is being developed into a park.
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PRICE REDUCED
404 Archer: $737,500 was $749,900
- Brooke Smith
- Bungalow c. 1910
- 3/2/1, 2244 sq ft on 5000 sq ft lot
- To-the-studs renovation 2021
- Primary bedroom down, 2 secondary bedrooms up
- Small back and side yards
- Side street access to 1 car attached/detached garage
- Zoned to Browning Elementary
- Minimum lot size this and surrounding blocks✔️
This area of Brooke Smith has developed nicely with the aid of minimum lot size restrictions. Brooke Smith has an active neighborhood organization, Montie Beach Civic Club, which works to promote and preserve the neighborhood through initiatives such as the Montie Beach Park Improvement Initiative and minimum lot size advocacy.
******
PRICE REDUCED
426 W 24th St: $799,000 was $814,000
- Houston Heights
- Front-entry Victorian c. 2016 by Mazzarino
- 3/2/1, 2766 sq ft on 3275 sq ft lot
- All bedrooms plus open area up
- Huge primary suite with spa bath
- 15′ Wave POOL and spa plus patio and greenspace
- Front-entry 2 car garage
- Zoned to Helms Elementary
A stand-out feature of this home is the tile work in the bathrooms.
******
PRICE REDUCED
719 Wilken: $1,250,000 was $1,289,000
- Pinelawn
- Modern Farmhouse c. 2021 by Maddock Construction
- 5/4, 3465 sq ft on 5000 sq ft lot
- Nicely trimmed with lots of built-ins
- Small green space
- Porte-cochere
- Driveway access with auto-gate to 2 car detached garage
- Zoned to Field Elementary
Wilken is that street that no one knows about unless you live on it or are a realtor. Not a through street, it dead ends at Field Elementary.
******
PENDING CONTINUE TO SHOW
1107 Winston: $459,900
- Norhill Historic District
- Craftsman Bungalow c. 1925
- 2/1, 852 sq ft on 5000 sq ft lot
- Original List Price: $475,000
- Days on Market: 26
******
OPTION PENDING
1027 W Melwood: $550,000
- Norhill Historic District
- Craftsman Bungalow c. 1926
- 2/2, 1050 sq ft on 5000 sq ft lot
- Original List Price: $579,000
- Days on Market: 21
******
PENDING
717 E 8th St: $1,875,000
- Norhill Historic District
- Brick 2 story c. 2014 by Whitestone Builders
- 4/4/1, 4725 sq ft on 6250 sq ft lot
- Original List Price: $1,875,000
- Days on Market: 34
******
Going, Going Gone!
SOLD
401 Aurora: $673,000
- Sunset Heights
- Craftsman bungalow c. 1920
- 2/2, 1446 sq ft on 6000 sq ft lot
- Price at Time of Contract: $665,000
- List to Sell Ratio: 101%
- Original List Price: $665,000
- Days on Market: 4
- Title paid by Buyer
******
SOLD
733 Ashland Unit B: $857,000
- Houston Heights
- Modified Colonial Revival c. 2015 by Legion Builders
- 3/2/1, 2370 sq ft on 3643 sq ft lot
- Price at Time of Contract: $875,000
- List to Sell Ratio: 98%
- Original List Price: $915,000
- Days on Market: 31
- Seller Contribution to Buyer Closing Costs: $2,850
******
SOLD
121 E 10th St: $1,037,500
- Heights South Historic District
- Queen Anne c. 1900
- 3/3, 2464 sq ft on 8200 sq ft lot
- Price at Time of Contract: $1,100,000
- List to Sell Ratio: 94%
- Original List Price: $1,125,000
- Days on Market: 51
- Seller Contribution to Buyer Closing Costs: $28,505
******
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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