Hello BBBB Friends:
This week I’m serving up a healthy dose of market data. If you’d like the Cliffs Notes version, the market is still hot🔥🔥. In addition to featuring 6 new listings, I also have a few price reductions, new contracts, and final sales to report for homes that are Still on My List. Keep scrolling down to see all of these changes.
HEIGHTS REAL ESTATE MARKET UPDATE
June shattered the record for single-family home sales in the Heights. Year-over-year sales in June were up 76%, while year-to-date sales are up 58%. The average sales price of $730,035 was 7% higher than the same month last year. For homes that sold in June, 49% went under contract within the first week at an average sales price/list price ratio of 103%. June’s award for highest over-list price sale goes to 4607 Pineridge, a sweet little 2/1 bungalow that sold for $551k, 114% over list price.
HEIGHTS* KEY MARKET INDICATORS
| SINGLE-FAMILY HOMES | JUNE 2021 | JUNE 2020 | CHANGE |
| ACTIVE LISTINGS | 247 | 346 | -28.6% |
| SALES | 132 | 75 | 76.0% |
| AVG SALES PRICE | $730,035 | $684,184 | 6.7% |
| MEDIAN SALES PRICE | $644,000 | $588,500 | 9.4% |
| AVG DAYS ON MARKET | 58 | 67 | -13.4% |
| MEDIAN DAYS ON MARKET | 8 | 26 | -69.2% |
| CLOSE PRICE TO LIST PRICE | 100% | 98.2% | 1.8% |
SOLD TO LIST PRICE RATIO ANALYSIS-June 2021
| DAYS ON MARKET | ALL | 0-7 | 8-30 | 30+ |
| HOMES SOLD | 132 | 65 | 27 | 27 |
| AVERAGE SALES PRICE/LIST PRICE RATIO (SP/LP) | 100% | 103% | 99% | 99% |
| SP/LP RANGE | 91-114% | 94-114% | 94-103% | 91-104% |
THIS WEEK IN THE HEIGHTS
Thursday is Movie Night at Marmion Park. In addition to a family appropriate movie, free popcorn and lemonade will be on the menu. There will be a food truck there as well and feel free to BYOM (bring your own mosquito spray)! July 22, 7-10 pm.
Have a great week and,
Let’s go look at houses and 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
505 E 9th St: $465,000
- Heights South Historic District
- Craftsman bungalow c. 1920
- 2/1, 954 sq ft on 4400 sq ft lot
- Kitchen updates, restored bath, fresh paint in and out
- Screened-in back porch plus small green space
- Driveway access with auto-gate to 2 car detached garage
- Zoned to Harvard Elementary
Great central location within walking distance to Donovan Park, Harvard Elementary, Heights Merchantile, and more!
******
934 Nicholson: $765,000
- Houston Heights
- Contemporary farm house c. 2003 by Pyramid Bldrs
- 4/3, 2379 sq ft on 4400 sq ft lot
- Covered back porch
- Primary suite with double walk-in closets
- Low maintenance concrete pavers between house and garage
- Fenced greenspace in front
- Alley access to 2 car detached garage
- Parking pad in front for additional parking
- Zoned to Love Elementary
Located just blocks from the new M-K-T mixed-use development. Sweetgreen and Homestead restaurants are now open at the M-K-T.
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606 Cordell: $795,000
- Brooke Smith
- Modern farmhouse c.1920
- 3/3/1, 2609 sq ft on 5000 sq ft lot
- Renovated/expanded in 2020 by Urban Restoration
- Primary bedroom down, 2 secondary bedrooms up
- Covered back deck and small yard
- Driveway access with auto-gate to 1 car detached garage
- Zoned to Browning Elementary
- Minimum lot size this and surrounding blocks ✔️
Prior to renovation, this was an 1800 sq ft, single-story bungalow. A second floor and 800 sq feet were added in 2019-2020.
******
426 W 24th St: $824,525
- 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.
******
419 E 25th St: $1,100,000
- Sunset Heights
- Contemporary/Industrial c. 2003
- 2/2/2, 2956 sq ft on 6360 sq ft lot
- Stained concrete and bamboo floors
- 20′ ceilings w/ exposed ducts and beams
- Floating loft office space + secondary attached living space
- Landscaped backyard area with low maintenance pavers
- Alley access to 3 car attached garage
- Curbed street provides additional parking
- Zoned to Field Elementary
Doors are just one of the great stories about this house. The home features imported doors from Indonesia, Thailand, and China including a unique “Garden Gate” serving as the entrance to the primary suite.
******
1515 Harvard $1,400,000
- Heights East Historic District
- Renaissance Revival c.1912
- 3/2/1, 3199 sq ft on 6600 sq ft lot
- Renovated/expanded 2020 by HDT Builders
- Primary bedroom down + 2 secondary bedrooms and office up
- Unfinished space over carport- 21’x21′
- Sideyard provides green space
- Alley access to 2 car detached carport
- Curbed street provides additional parking
- Zoned to Field Elementary
This home falls under the category of Renaissance Revival architecture. This type of architecture draws influence from classic Italian and Italianate design.
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This Week’s Price Reductions & Status Updates
PRICE REDUCED
201 E 5th St: $625,000 was $649,900
- Heights South Historic District
- Cottage c. 1910
- 2/2, 1228 sq ft on 3300 sq ft lot
- Renovated in 2020
- Fenced greenspace, front and side yards
- Flagstone courtyard
- Guesthouse (Efficiency with full bath and loft bedroom)
- Curbed street and parking pads provide additional parking
- Zoned to Harvard Elementary
Located at the corner of 5th and Harvard, this cute cottage is just a few blocks away from Harvard Elementary, Donovan Park and Heights Merchantile.
******
PRICE REDUCED
1141 E 16th St: $695,000 was $715,000
- Norhill Historic District
- Craftsman bungalow c. 1928
- 3/2, 1591 sq ft on 5000 sq ft lot
- Expanded and remodeled 2017
- Original stove repurposed as cabinet/home bar
- Original shiplap and clawfoot tub in the main bath
- Backyard: Artificial turf and pergola patio
- Driveway access from Studewood to 1 car garage and secured parking space
- Curbed street provides additional parking
- Zoned to Field Elementary
The recent renovation added 300 sq ft for a primary suite with a walk-in closet. Attention was paid to modernizing while retaining the original charm. Located on the corner of 16th & Studewood just 2 blocks from Field Elementary.
******
PRICE REDUCED
807 Woodland: $1,199,000 was $1,299,000
- Woodland Heights Historic District
- Bungalow c. 1945
- 5/3, 3612 sq ft on 6250 sq ft lot
- Expanded/renovated in 2018
- Primary suite + 2 secondary bedrooms down
- Gameroom + 2 secondary bedrooms up
- Original glass front cabinetry between living and dining areas is classic craftsman design
- Retractible glass doors open the family room to the back deck
- Fenced green space in front
- Driveway access with auto-gate to 2 car attached carport & 1 car detached garage
- Curbed street provides additional parking
- Zoned to Travis Elementary
I reviewed this home in 2016 as a “serious fixer-upper”. The 2 front doors are a remnant from its days as a duplex. One of the doors currently provides private access to a bedroom. Duplexes were common in the Heights in the early 20th century as were bedrooms with an exterior door that could be rented.
******
PRICE REDUCED
1407 Tulane: $1,265,000 was $1,285,000
- Heights West Historic District
- Articulated Craftsman bungalow c. 1926
- 4/3, 3308 sq ft on 6600 sq ft lot
- Expanded/renovated 2015 by Heights Construction
- Back porch & raised deck plus a generous strip of green
- Primary bedroom + 2 secondary bedrooms up
- Additional secondary bedroom w/ensuite bath down
- Office and game room
- Alley access to 2 car attached garage ☂️
- Parking pads in front for 3+ vehicles
- Zoned to Love Elementary
Curb appeal galore outside and chic design inside including stylish wallpapers and unique shiplap barn door between the kitchen and dining areas.
******
OPTION PENDING
828 E 25th St: $525,000
- Sunset Heights
- Craftsman bungalow c. 1920
- 2/1, 1204 sq ft on 6000 sq ft lot
- Original List Price: $525,000
- Days on Market: 6
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OPTION PENDING
912 Cortlandt: $560,000
- Heights South Historic District
- Craftsman bungalow c. 1920
- 2/2, 1248 sq ft on 6600 sq ft lot
- Original List Price: $560,000
- Days on Market: 6
******
OPTION PENDING
404 Highland: $799,900
- Woodland Heights Historic District
- Queen Anne bungalow c. 1912
- 3/2, 2158 sq ft on 7500 sq ft lot
- Original List Price: $799,900
- Days on Market: 7
******
PENDING
716 E 18th St: $1,150,000
- Pinelawn
- Modern Craftsman c. 2017 by CTC Luxury Homes
- 4/3/1, 3242 sq ft on 5000 sq ft lot
- Original List Price: $1,179,000
- Days on Market: 17
******
Going, Going Gone!
923 Pizer: $505,000
- Norhill Historic District
- Craftsman bungalow c. 1920
- Price at Time of Contract: $499,999
- List to Sell Ratio: 101%
- Original List Price: $499,999
- Days on Market: 5
******
941 Woodland: $675,000
- Woodson Place
- Craftsman bungalow c. 1920
- 2/2, 1340 sq ft on 5000 sq ft lot
- Price at Time of Contract: $625,000
- List to Sell Ratio: 108%
- Original List Price: $625,000
- Days on Market: 3
******
1233 Rutland: $801,000
- Heights West Historic District
- Queen Anne bungalow c. 1935
- 3/2, 1625 sq ft on 6600 sq ft lot
- Price at Time of Contract: $775,000
- List to Sell Ratio: 103%
- Original List Price: $775,000
- Days on Market: 2
******
339 W 16th St: $849,500
- Houston Heights
- Colonial Revival c. 2013 by Sullivan Builders
- 3/2/1, 2284 sq ft on 3400 sq ft lot
- Price at Time of Contract: $799,000
- List to Sell Ratio: 106%
- Original List Price: $799,000
- Days on Market: 3
******
2402 Rutland: $980,000
- Houston Heights
- Queen Anne Bungalow c. 1908
- 3/3, 2708 sq ft on 5400 sq ft lot
- Price at Time of Contract: $989,000
- List to Sell Ratio: 99%
- Original List Price: $989,000
- Days on Market: 13
******
1015 Allston: $1,045,000
- Houston Heights
- Colonial Revival c. 2017 by SquareStone Homes
- 3/3/1, 3180 sq ft on 3300 sq ft lot
- Price at Time of Contract: $1,045,000
- List to Sell Ratio: 100%
- Original List Price: $1,045,000
- Days on Market: 7
******
1248 Ashland: $1,200,000
- Heights West Historic District
- Folk cottage, c. 1920
- 5/3, 2878 sq ft on 6280 sq ft lot
- Price at Time of Contract: $1,220,000
- List to Sell Ratio: 102%
- Original List Price: $1,220,000
- Days on Market: 4
******
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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