Hello BBBB Friends:
This week’s forecast: perfect for house hunting! With temps starting in the mid-70s and climbing to the mid-90s, it’s just hot enough to remind you why that home with the energy-efficient A/C and cozy patio is a must-have. Grab your iced coffee, put on your shades, and let’s find that “toothbrush-ready” dream home while the weather’s on our side.
Today, I’m featuring five new listings, all move-in ready—no paintbrush required! Be sure to scroll down to see price changes, new contracts, and final sales prices for homes that are Still on My List!
BY THE NUMBERS
One of the most common trends I’ve observed among buyers this year is their diminishing tolerance for upgrades and repairs. Today’s buyers aren’t looking for fixer-uppers or projects—they want homes ready to move into the moment they get the keys, or as I like to say, “toothbrush ready.” This shift is reflected in our local market data, where we see an increase in active listings and longer days on the market. As sellers work to meet this demand for move-in ready properties, these trends highlight the importance of presenting homes that cater to modern buyers’ desire for convenience and immediate livability.
The gains we saw earlier in the year in the number of homes sold were wiped out with August results. The Heights housing market in August 2024 shows signs of cooling, with active listings up by 20% and homes taking 114% longer to sell compared to last year. Despite a 28% drop in the number of homes sold, the median sales price rose by 7.7%, indicating that higher-end homes or limited supply in certain segments keep prices elevated. The market stabilizes after typical seasonal price fluctuations, with the median sales price reaching $785,000 in mid-2024.
Have a great week, and,
Let’s look at houses or talk about selling yours!
Becky Davis
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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
1021 E 26th St.: $699,000
- East Sunset Heights
- Greek Revival, c . 2013
- 4/3/1, 2625 sq ft on a 3000 sq ft lot
- Double-gallery front porches plus a 3rd-floor balcony in the rear
- Eat-in kitchen with double ovens
- Primary suite with vaulted ceiling and two closets
- The 3rd story features a secondary bedroom and game room (could be a 4th bedroom)
- Brick paver patio between house and garage (fenced front area for green space).
- Alley access to 2-car detached garage
- Zoned to Field Elementary
I like the family room. It looks cozy with its fireplace and floor-to-ceiling bookshelves, and as you move further into the room, you realize it features a two-story box beam ceiling that adds a sense of space and drama.
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2010 Gostick: $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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407 W 26th St: $949,000 Unit K
- Houston Heights
- Greek Revival c. 2014 by Drake Homes
- 4/3, 2812 sq ft on 3275 sq ft lot
- Study/4th bedroom down with access to full bath
- Island kitchen with seating
- Primary suite with two walk-in closets and a cathedral ceiling
- Garage APT (567 sq ft, 1/1 with kitchenette and full bath)
- Patio with travertine pavers, wet bar w/sink, and gas hookup
- Alley access to 2-car detached garage
- Zoned to Helms Elementary
One of a series of homes on 26th and 27th by Drake Homes. Upgraded trim package with wainscoting, crown moldings, and coffered ceiling (dining room).
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709 E 13th 1/2 St: $1,249,000
- Kutschbach (Houston Heights)
- Two-story Craftsman built 2011 by Southland Builders
- 4/4, 2844 sq ft on a 6000 sq ft lot
- 10′ ceilings down/9′ ceilings up
- Nice trim work and built-ins
- Open office/study
- Lovely tall windows in the living area looking out over the backyard
- 4th bedroom down with access to full bath
- Covered back porch overlooking a pool-sized backyard
- Automatic gate to 2-car detached garage
- Additional secured driveway parking
- Zoned to Field Elementary
Since acquiring the property, the owners have made many updates, including installing new countertops and fixtures in the kitchen and bathrooms, applying fresh paint, replacing the roof, and adding gutters. The home is move-in ready.
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105 Payne: $1,575,000
- Germantown Historic District
- Prairie Style Bungalow, c. 1920
- 4/4, 3175 sq ft on a 7700 sq ft lot
- Expanded/remodeled in 2021
- Lovely island kitchen with wine fridge and storage
- 4th bedroom or office with ensuite bath
- Game room up
- Wrap-around covered porch and turfed yard
- GUEST HOUSE-1 story (1056 sq ft, 1 bedroom, full kitchen & bath, separate backyard and deck)
- Gated driveway access to 2-car detached garage
- Curbed street
- Zoned to Travis Elementary
This home features strong curb appeal and has been nicely renovated. It’s ready for immediate move-in and is located just a block from Woodland Park. An added bonus is the full-sized, one-story guest house with its own private greenspace—an ideal option for multi-generational families, visitors, or a potential rental opportunity. It is conveniently close to downtown and I-45.
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This Week’s Price Reductions & Status Updates
BACK ON MARKET
3535 Oak Ridge: $739,000
- Norhill (south of Pecore/11th St)
- Craftsman bungalow c. 1920
- 2/2, 1326 sq ft on 5600 sq ft lot
- Updated kitchen and baths
- Office/flex space or 3rd bedroom
- New roof
- Concrete patio and small turfed yard space
- Garage APT (864 sq ft, efficiency, full bath)
- Gated driveway access to a 2-car detached garage
- Curbed street
- Zoned to Travis Elementary
Charming bungalow located directly across from Hogg Middle School and within walking distance of Studewood and 11th Street restaurants, including Shokku Ramen, which is open 24/7 to satisfy those late-night sushi cravings.
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PRICE REDUCED
1131 Winston: $759,900 was $790,000
- Norhill Historic District
- Craftsman bungalow c. 1925
- 2/2, 1386 sq ft on a 5000 sq ft lot
- Recently renovated
- Galley kitchen
- Two seating areas
- Primary suite with built-in wardrobe, shiplap accent wall
- Back deck, covered porch, green space
- Garage APT (624 sq ft, studio w/semi-enclosed bedroom area, full kitchen & bath, balcony)
- Gated driveway access to a 1-car detached garage
- Curbed street
- Zoned to Field Elementary Elementary
The front of this home showcases double, clipped (jerkinhead) gables, complemented by additional clipped gables on the sides, adding a unique touch to its appearance. You’ll find favored neighborhood spots such as Teotihuacan, Spanish Flowers, Hughie’s, and various restaurants along Main Street within walking distance. Field Elementary is conveniently located less than a block away.
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BACK ON MARKET
814 Omar: $1,200,000
- Woodland Heights
- Craftsman bungalow, c. 1920
- 4/3/1, 2422 sq ft on a 5000 sq ft lot
- Renovated and expanded in 2023/24 by Plum Construction
- Home office
- Bespoke paint colors
- 1st floor guest suite with ensuite bath
- Antique doors, refinished floors, and stained glass windows
- Covered back porch and a small grassy area
- Driveway access to a 2-car attached garage
- Curbed street
- Zoned to Travis Elementary
This original 1920s bungalow has been reimagined to the studs while preserving much of its original character. Featuring reclaimed floors, antique doors, and stained glass, the home combines historical charm with modern updates. The designer’s bespoke color palette enhances each room, offering a fresh perspective on classic design. This stunning property requires a special buyer who will appreciate its unique beauty and timeless appeal.
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OPTION PENDING
531 W 17th St: $1,099,000
- Houston Heights
- Modern Craftsman c. 2016 by Mazzarino Construction
- 4/4/1, 3544 sq ft on a 3750 sq ft lot
- Original List Price: $1,099,000
- Days on Market: 4
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OPTION PENDING
1806 Columbia: $1,500,000
- Heights East Historic District
- 4/3, 3033 sq ft on 6600 sq ft lot
- Prairie-style, c. 2011 by Vicinus
- Original List Price: $1,500,000
- Days on Market: 4
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PENDING
915 Highland: $1,675,000
- Woodson Place
- Modern Craftsman c. 2017 by Modern Bungalow
- 4/4, 3474 sq ft on 5000 sq ft lot
- Original List Price: $1,675,000
- Days on Market: 1
******
Original List Price: $
Days on Market:
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Going, Going, Gone!
SOLD
4035 Norhill: $580,000
- Norhill Historic District
- Pediment bungalow, c. 1939
- 2/2/1, 1094 sq ft on a 5000 sq ft lot
- Price at the Time of Contract: $585,000
- List to Sell Ratio: 99%
- Original List Price: $638,000
- Days on Market: 61
- Title Paid By: Seller
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SOLD
1128 Walling: $595,575
- Norhill Historic District
- Craftsman Bungalow, c. 1926
- 2/1, 1316 sq ft on a 5000 sq ft lot
- Price at the Time of Contract: $597,000
- List to Sell Ratio: 100%
- Original List Price: $597,000
- Days on Market: 5
- Title Paid By: Seller
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SOLD
1119 Winston: $611,415
- Norhill Historic District
- Craftsman bungalow, c. 1925
- 2/2, 1216 sq ft on a 5000 sq ft lot
- Price at the Time of Contract: $625,000
- List to Sell Ratio: 98%
- Original List Price: $625,000
- Days on Market: 34
- Title Paid By: Seller
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SOLD
1032 Peddie: $785,000
- Norhill Historic District
- Pediment bungalow c. 1920
- 3/3, 2126 sq ft on a 5000 sq ft lot
- Price at the Time of Contract: $775,000
- List to Sell Ratio: 101%
- Original List Price: $898,000
- Days on Market: 128
- Title Paid By: Seller
- Seller Contribution to Buyer Closing Costs: $12,000
******
SOLD
408 Arlington: $875,000
- Houston Heights
- Greek Revival, c. 2017 by Concord Builders
- 3/3/1, 2400 sq ft on a 3300 sq ft lot
- Price at the Time of Contract: $890,000
- List to Sell Ratio: 98%
- Original List Price: $890,000
- Days on Market: 18
- Title Paid By: Seller
******
SOLD
514 Woodland: $1,775,000
- Woodland Heights Historic District
- American Four Square, c. 1932
- 4/3/1, 4313 sq ft on a 6200 sq ft lot
- Price at the Time of Contract: $1,800,000
- List to Sell Ratio: 99%
- Original List Price: $2,000,000
- Days on Market: 93
- Title Paid By: Seller
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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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