Swamplot Archives by Category: Townhomes

Thursday, May 1, 2008

Neighborhood Guessing Game Over: Poof!

Neighborhood Guessing Game 5: Kitchen

There were some terrific responses to our Neighborhood Guessing Game this week. Nobody was able to name the exact neighborhood of our mystery home . . . but we do have a winner!

This week’s guesses didn’t pile onto a few favorite neighborhoods, but they were somewhat concentrated. Four of you guessed the Galleria or areas to the east or west; three guessed West U. There were two votes for Rice Military or WOW near the roundabout; one for River Oaks and one for east River Oaks — “more of the Upper Kirby District almost.” Woodlake, Tanglewood, Montrose, Raintree Place, Wilchester, Crestwood, Med Center-Inner Braeswood, “one of the older neighborhoods north of Rice,” and Westhaven Estates got one guess each.

And the winner of this week’s contest is . . . the altogether-too-modest K, who declares herself to be “terrible at these” — before nailing it with her observations:

Definitely an 80s home; no getting around that. The tacky tile on the floor in the study, the basketweave brickwork on the kitchen floor, the gaudy master bath, the white tile on the kitchen island — they all scream 80s.

That said, the place is huge and at least somewhat updated. I’m also guessing that it’s on three levels, but it looks River Oaks — not West U. The coffered ceiling in the living room and the tray ceiling in the dining rome are very River Oaks touches, as are most of the furnishings (the Oriental rugs, the overstated antiques, the vases and artwork, etc.).

I’m definitely going with River Oaks here, the old 019. But since it’s newer, I’m going with an area further to the east of the older, more established homes by the country club, more of the Upper Kirby district almost.

That last paragraph serves as a pretty good set of directions to Glendower Court, which is the actual subdivision of this week’s home.

An honorable mention goes to Joni Webb, for deducing that “it’s got atriums.” She and K are both bloggers!

After the jump: Those atriums! And more details on our Glendower Court . . . townhouse. Plus . . . it’s gone!

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Tuesday, March 18, 2008

Ashby Highrise Developers: Moving Ahead

Bissonnet St. Elevation of Proposed Ashby Highrise, 1717 Bissonnet, Southampton, Houston

Today comes news that the developers of the Ashby Highrise won’t wait any longer to strike a deal with the city — and are proceeding with permit applications for their original 23-story apartment and condo tower next to Southampton. Writing in the Chronicle, Mike Snyder reports that Buckhead Investment Partners had submitted a proposal for a slightly smaller tower to the city three weeks ago but had received no response.

The proposed smaller 22-story tower, which didn’t get much support from neighborhood groups, would have featured a narrower tower with 130 condo units and four detached townhouses along Ashby, two floors of underground parking and two more above grade, plus a small park on one corner. Buckhead principals Matthew Morgan and Kevin Kirton told Snyder the reduced number of units would “eliminate any possibility the project would cause unacceptable traffic congestion.”

A document outlining the proposal, however, shows the offer is contingent on significant financial concessions by the city: An immediate refund of about $500,000 for new sewer lines the developers installed to serve the project, along with a payment to the developers of up to $2.15 million, over as long as 10 years, from revenue generated by increased tax values on the site.

Meanwhile, Buckhead’s fancy new website now features a far more complete collection of presentation drawings of what appears to be the original 23-story tower. There doesn’t seem to be any mention on the site of the 22-story all-condo tower proposal.

After the jump, lots of tower drawings from the new website — including . . . kids hugging puppies!

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Monday, March 10, 2008

Menil Townhome Sales Looking for a Lift

Patio at 608 Stanford St., HoustonCarol Isaak Barden, developer of the towering white now-a-lot-less-than- a-million-dollar townhouses near Allen Parkway, explains to Swamplot why she thinks the second unit hasn’t sold yet:

We always expected that it might take longer to sell the homes. They are bachelor pads. They are not for people with children, they are not for residents with bad knees, they are vertical structures for people who don’t mind using the stairs. Since both Francois [de Menil, the architect] and I have lived in Manhattan in buildings without elevators, we didn’t think it would be such a big deal. We were wrong.

Hey, nothing a little retrofitting can’t solve! Barden says a 4-story lift could be put in “easily” — but she hasn’t, because some potential buyers preferred it as the architect designed it, and “didn’t want to give up the extra storage.”

Francois lives in a 4-story townhouse in NYC, my first apt. in NYC was in the Apthorp, an old pre-war building on the upper east side without an elevator. I schlepped luggage and groceries up the stairs, and stayed thin and fit. Francois and I were dead wrong about the elevator issue. Houstonians valet park at restaurants, stores, hospitals, and even some churches. (New Yorkers don’t). And therein lies the problem.

608 Stanford Unit B sold three months after completion, last May. Unit A? Not so lucky:

The second unit has had contracts, unfortunately, none of them have closed. . . . we’re hoping to close on a contract with a buyer who happens to be an architect. It seems that the people who most appreciate these homes can’t afford them. (Architects, engineers, designers)

After the jump: what a bargain! Plus, a bit of news . . .

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Wednesday, February 27, 2008

Cheapest Townhome on the Lot: $96K Foreclosure Discount?

5248 Larkin St. D, Cottage Grove, HoustonA househunter writes in with questions about the townhome at 5248 Larkin St. Unit D, calling it “possibly the strangest property I’ve ever seen.”

When I saw it on HAR.com, I thought I’d better be ready to spring with an offer immediately . . . I’m a first time home-buyer, so honestly, no expert. I’ve looked in Cottage Grove before, but with the exception of 2620 Detering, nothing of this size is that cheap.

On the same lot are three other identical townhouses, all advertised as new and offered at $315,000 by Mike Adams Enterprises. Unit D is listed for $219,000 and is being sold by a division of Sallie Mae.

The price is not weird for the neighborhood — I just think it’s odd that you have this foreclosure that is discounted $100k below the three new properties and they are on the same lot. . . .

The foreclosure sign is still hanging in the hallway, the red code violations are still on the door, and I’m just curious. . . .

Inspections were performed in spring of 2007 . . . but it doesn’t look like the code violations were addressed. If someone lived there, I’d be very surprised. . . .

I mean, it’s weird because they had nails in the wall –lots of nails, including ones in spots you wouldn’t necessarily hang pictures. At some point, someone had hung a television in the master bedroom. But it didn’t look as if the range had ever been used, that the showers, etc, had ever been used. If someone lived there, it was an extremely short period of time and they didn’t do anything but watch television. We were wondering at first if it had been a model home and that would account for the wear on the stairs and the holes in the wall and the nails. . . .

There were way too many red flags for me . . .

After the jump: more photos from the listing . . . and flags!

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Tuesday, February 19, 2008

Menil Townhouse: Almost a Quarter Off

Menil Townhomes at 608 Stanford St. A, Temple Terrace, Houston

Deck of Menil Townhomes at 608 Stanford St. A, Temple Terrace, HoustonRemember those sleek modern million-dollar white-stucco townhouses designed by New York architect Francois de Menil for a small lot over in Temple Terrace, just behind Allen Parkway?

It was unusual to include the One-Two Townhomes being on the AIA Houston 2006 Home Tour in that they were, and are, unfinished. “My concern was that they would soon be sold,” says [developer Carol Isaak] Barden, “and then nobody would get to see them.”

She shouldn’t have worried. One of the units apparently sold a little less than a year later, and the other is still on the market — though it’s not a million-dollar townhome anymore. After construction finally ended last July, there were five successive price reductions. Since the end of last month this 3-bedroom, 2-bath, 2,845-sq-ft. townhome has been available for a humbling $779,000. If you count the garage level below and the rooftop deck as a single story, that’s almost as good as getting one whole floor . . . free!

After the jump, a brief gawk inside.

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Friday, February 8, 2008

Weekend Open House Tour: Cottage Grove

Modern, Mediterranean, or Watchamacallit: Cottage Grove’s got a townhouse to vaguely approximate your sense of style. Tour these this weekend!

2601 Detering St., Cottage Grove, Houston

Location: 2601 & 2603 Detering St.
Details: 3 bedrooms, 3 1/2 baths; 2,494 sq. ft.
Price: $319,000
The Scoop: Just-almost-completed mostly stucco mirrored-twin townhomes with indeterminate “traditional” look. Hanging drystack stone columns, head-in parking.
Open House: Sunday, 1-5 pm

After the jump: more Cottage Grove townhome treasures!

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Tuesday, January 22, 2008

Third Ward Demo Duplex: Dressed Up To Get Messed Up

Interior of 2103 Berry St., Third Ward, Houston, Under Construction

Renovate or demolish? It’s a false choice, really. Now you can do both!

If ever one listing encapsulated the essential paradox at the heart of the Third Ward’s uh . . . “resurgence,” it’s the one just posted for 2103 Berry St.

Contractors are hard at work completely renovating this Third Ward duplex . . . so that you can buy it and tear it down. Then you can start over and build brand-new townhouses! The brand-new listing features the construction-site photo above and the following description:

GREAT DUPLEX UNDER RENOVATIONS LOCATED MINUTES AWAY FROM DOWNTOWN,MIDTOWN, TOYOTA CENTER AND MINUTE MAID PARK. CORNER LOT SURROUNDED BY NEW CONSTRUCTION. PHENOMENAL OPPORTUNITY FOR A DEVELOPER’S OR INVESTOR’S TO BUILD TOWNHOMES.

Who says you can’t have it all?

After the jump: Can’t we just slather the stucco over the exterior brickwork and call it even?

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Tuesday, January 8, 2008

Joel Osteen Townhome Sales Technique: Give and Ye Shall Receive Full Asking Price

Your Best Life Now: 7 Steps to Living at Your Full Potential, by Joel OsteenThere’s more to the story of the Lakewood Church pastor’s amazing house flip: How were Joel and Victoria Osteen able to unload their townhouse in order to buy that house they made so much money on?

Readers of Joel Osteen’s previous book — Your Best Life Now: 7 Steps to Living at Your Full Potential — already know the answer. From page 265:

Victoria and I had been married a few years when we decided that we wanted to sell our townhome and buy a house. We put the townhome on the market for six or eight months, but we never had a serious offer. Hardly anybody looked at it, even though we were praying regularly, asking God to help us sell it.

We really wanted the other house, but we couldn’t afford it until we sold our townhome. Finally, we decided to do more than pray. We needed to sow a special seed in faith, believing for that townhome to sell.

There’s more!

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Thursday, January 3, 2008

Welch St. Townhouse: The Holiday Premium Is Over

705 Welch St., Montrose, HoustonSome curious price fluctuations on this 2006 turreted Montrose townhouse: Last week the asking price was reduced from $525,000 to $350,000. Which is pretty dramatic, though only slightly more dramatic than the $140K increase recorded on MLS the day after the property was listed, in early December.

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Tuesday, December 11, 2007

Not So Gaudi on Antoine: Barcelona Villa Boxes!

Villas of Antoine Ad

Houston is such an international city! If you’ve been here a while, you’ve probably already found Tuscany in Houston and Hong Kong in Houston, and perhaps also Charlottesville, New Delhi, Versailles, New York, Mexico City, Cairo, Dubai, Atlanta, and maybe even some Lubbock in Houston as well.

Well, here’s a new one: Now you can discover Barcelona in Houston too. And it’s in Spring Branch!

Fortunately, for those of you tired at the thought of all that around-the-world-in-eighty-themed-apartments travel, this little bit of the Spanish Mediterranean comes in the familiar form of a Houston townhome six-pack: two rows of bright yellow tightly fit stucco-coated boxes facing a bare concrete driveway.

So really, it shouldn’t seem so foreign after all.

After the jump, more pics!

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Thursday, December 6, 2007

Reader Report: More New Construction Coming in the Fifth Ward

Townhouse at 3421 Gillespie St., Under Construction

There’s more from our Fifth Ward correspondent, who’s been poking around properties near the MDI site:

InTown has various other project coming up in the 5th Ward/East End. The Cage/Gillespie property is now listed on HAR. They also plan on building English style bungalows at 619 Meadow St. However, they are in replatting stages now.

[Tuesday] Swamplot reported “Cline and Fall of Eight Houses“. These are about 2 blocks from the MDI site and there is a variance request up for subdivison renaming. I did some research and it seems they are owned by Lanterra Homes. They were supposed to have a project called Deca but looks like it may have been scrapped. Lanterra has built homes near InTown homes before.

Photo: 3421 Gillespie, for sale on HAR

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Monday, October 29, 2007

The Belle Meade: Apartments Step Onto the Podium

Belle Meade at River Oaks Elevation Drawing

Belle Meade at River Oaks on Westheimer

A permit was issued late last week. And so sitework begins for the 119-unit, 168,398-square-foot Belle Meade at River Oaks, on Westheimer between Ferndale and Sackett, developed by Grayco Partners:

The project is a 6-story epicore (light steel) construction on top of a 2-story podium garage. The boutique building will resemble the look of turn of the century, old New York hotels in brick with cast stone details, while spacious interiors will include such amenities as hardwood floors, 10-foot ceilings, granite countertops, stainless steel appliances and individual wine chillers. Community amenities will include conditioned interior corridors, heated pool, fitness facility, business center and a resident recreation room.

Grayco is also developing Museum Place, at Fannin and Oakdale in Midtown—a “contemporary design” also on a two-story podium. And Braeswood Place, on North Braeswood just east of Stella Link: the more usual four-story stick apartments hugging a parking garage, but it’ll also include 21 townhouses. It’s meant to look like Rice. All three properties will be managed by Camden Property Trust.

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Thursday, July 19, 2007

Developer To Take “Tuscany in a Parking Lot” Concept Nationwide

Aerial Rendering of Villagio Shopping Center in Cinco Ranch

A Woodlands developer has decided its latest creation—a not-yet-opened shopping center in Katy—should be replicated statewide and beyond. Marcel Inc. CEO Vernon Veldekens told GlobeSt.com that

the concept behind Villagio involves smaller, mixed-use centers in neighborhoods rather than fronting freeways or interstate highways. “This gives a more intimate relationship with the community, similar to a European town square,” he says. “We feel like we can put these all over town in mid- to high-end areas and have the same success as we have in Cinco Ranch.”

The Villagio at Cinco Ranch, a boutique lifestyle center slated to open this fall on a 12-acre site at the corner of Westheimer Pkwy. and Peek Rd., is almost three-quarters leased. The center combines 112,285 square feet of retail and office space in a parking-lot-like setting. The developer’s marketing director told the Houston Chronicle that the Villagio will have a “Tuscan look and Tuscan feel to it.” Many of the cars in the 307 spaces surrounding the buildings and the 225-space garage will likely be European as well.

The project is a departure for Marcel Inc., a property development and management firm whose base portfolio includes more mundane shopping centers and a gas station and convenience store, and which previously developed a motorcycle superstore and a handful of Family Dollar stores. Already, the firm has plans for Villagios in north Austin and The Woodlands, and is contemplating additional locations in Round Rock, San Marcos, New Braunfels, and Dallas, according to Globe St.

After the jump, more views of the expanding Tuscan landscape, including the Tuscan villas on the lot!

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Thursday, June 21, 2007

How the Magnolia Lofts Got Their Name

Sketch of Magnolia Lofts in Houston Heights by Tim Cisneros

Commenting on an article describing plans for a 40-unit condo building on the site of the former Ashland Tea House in the Heights, with another 40 townhouses and “garden villas” to be sprinkled around it later, Chronicle blogger Martin Hajovsky writes:

I remember when the Ashland Tea House, the McDonald Home, was demolished in 2005, the plan at the time was for a Victorian-themed restaurant to go there. The mere idea that someone would tear down a Victorian-themed restaurant to build a Victorian-themed restaurant struck me as the height of irony.

That memory came back reading the article because there’s a beautiful old magnolia on that site right now. It’s a perfect example of the species. Wonderful, fragrant, old and stately. If that tree survives the building of the “Magnolia Lofts,” it would be a miracle. Once again, irony triumphs.

Construction is expected to begin in August or September. The Magnolia Lofts will feature a tiny ground-floor commercial space—at 750 sf, even smaller than the average condo size of 900 sf—and two stories of parking, one of which the article describes as

“partially submerged” so the building would only appear to be five stories tall.

Maybe the developers should claim that the bottom level of parking is really at a normal level—although it’s underground, it is in the Heights.

Architect Tim Cisneros’s vague storybook sketch of the facade, though, has aroused the ire of Heights resident Mark White:

“While the description provided by the architect sounds like the building’s proposed style is in keeping with the Victorian-era architecture of the Heights, the initial drawings suggest a more ‘updated’ factory-turned-condo facade,” he said. “We would ask that the developer consider making a few changes to the style to make it more consistent with the architecture of the time period represented by the Heights neighborhood.”

By our estimate, that time period would be approximately 1891 to 2007, with the average construction date moving toward the present at a pretty steady clip.

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Tuesday, June 5, 2007

New Listings: The Turquoise Townhouse

2604 Yorktown Place Interiors

What’s your favorite color? Maybe a seafoam green? Looking for a townhouse?

This $439K unit has it all: The light, seafoam entry hall, the deep-green dining room, the aqua bedrooms. All in a gated, Galleria-area enclave, where you can enjoy your hue obsessions in private.

More pics, including the Laundry Room (guess what color?) after the jump.

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