10/09/14 4:00pm

COMMENT OF THE DAY: TERRAZZO FOR FLIPPERS TerrazzoPoured terrazzo floors like those in that house are nowadays so astronomically expensive that the only new residential construction they are seen in today are high-end, architect-designed custom homes built for extremely wealthy people. I wonder if people who replace poured terrazzo floors with hardwood, travertine, or whatever realize that they are discarding something very expensive for something much cheaper. It even makes business sense. Even flippers could increase their profit margin if instead of replacing terrazzo, they just educated their buyers about how valuable these floors are. (Things that are revealed to be rare, expensive, and hard to replace have a way of magically becoming very attractive).” [august15, commenting on This Not-Screwed-Up-Yet Meyerland Ranch Mod, in Almost Original Condition, Is Available for $460K] Illustration: Lulu

10/07/14 3:00pm

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You’ll find just a splash of red in almost every interior pic here. No, you aren’t looking at a portfolio of images from National Geographic: This is a renovated 1990 Georgian in Sugar Land’s William’s Glen neighborhood, southwest of Sweetwater Blvd. Listed on Monday, the 4,232-sq.-ft. spread is now asking $619K.

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Flipping for Red
09/24/14 11:30am

FAIRHOPE RANCH REDO AIMS FOR A SMALLER FLIP 3202 Fairhope St., Braes Terrace, HoustonAs Swamplot reader Tawnya notes, the Braes Terrace ranchburger that emerged mid-August from a spring-and-summer redo sporting an almost-$700K asking price (it sold previously this past April for a far humbler $361K) has undergone a second, even quicker refresh. Sporting a new listing agent and a new side fence fronting its Buffalo Speedway frontage (pictured above), the home at 3203 Fairhope St. is now available for $649,900. The previous listing had dropped from $698K to $686K earlier this month, but was terminated yesterday. [HAR; previously on Swamplot]

09/03/14 5:15pm

HOW TO DO RIVERSIDE TERRACE ON $647.32 A DAY 2620 Riverside Dr., Riverside Terrace, HoustonThis 1930 brick and half-timbered 4-bedroom home on Riverside Dr. in Riverside Terrace sold for $205,000 on January 14th. With no apparent updates, the unrenovated property, which sits on a 12,560-sq.-ft. lot, sold again at the end of August — for $350,000. [HAR]

08/25/14 2:30pm

COMMENT OF THE DAY: WHAT THE PHOTOS OF THAT REDO YOU’RE BUYING DON’T SHOW Detail of Soffit Construction at Attic“The most value in a flipped home is found in the hidden improvements: foundation, insulation, wiring, plumbing, structural integrity, weatherization, HVAC upgrades, etc. However, HAR only shows cosmetic pics and details. I agree with markd — one peek in the attic should tell you more about the value of the transformed house than anything you can glean off of HAR. Of course, I watch real estate TV shows all the time and see people shopping for homes. Nearly always, the buyers turn up their nose at some real gems because of ‘that paint color‘ in one or two rooms, or the ‘ugly bathroom’ — which could be fixed for under $10k, yet they don’t even ask about the more important mechanical systems or structural issues, which could quickly run up to $100k to fix.” [Superdave, commenting on Going Gray Suddenly at 61, a Braes Terrace Redo Aims for a $698K Flip] Illustration: Lulu

08/21/14 3:15pm

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Up next: This 1953 ranchburger with modernized trimmings in Braes Terrace (top). Had you looked at this Buffalo Speedway corner lot property when it was listed in March (at right), you’d have found it priced at $369,000. (It sold quickly, for $361,000.) Earlier this week, a re-imagined spread at the same address hit the market with a $698,000 price tag. In addition to designer-driven cosmetic tweaks, the overhaul included new electrical wiring and plumbing, roof, French doors, garage door, side deck and driveway. Do the results merit a $337K leap?

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Smooth Moves
05/01/14 2:15pm

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Over in Eastwood, a corner 1940 property that sold in the middle of last month has reappeared on the market. The fresh listing last week, pitched as a duplex or single-family home, has an asking price of $415,000. The seller bought it in April for $334,901.

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More Pease, Please
08/01/13 5:00pm

Back in February, this 1970 Westhaven Estates home on a skinny lot fronting Woodway Dr. sold for $450,000. With its gray-scaled overhaul complete, the property with porch, patios, and pool re-appeared on the market last week with a one-digit-longer asking price: $1,295,000.

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05/13/13 1:00pm

The only difference between this 1981 West University property’s new listing and a previous one in mid-March appears to be the $110,000 escalation in price since its sale in mid-April, for $525,000. The current photos are a bit grainy and bleak, but they document how the unoccupied interior and lot-filling pool and deck have been faring as prices rise:

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03/13/13 12:00pm

This Briarmeadow contemporary with broken-pediment facade bleached its previously ruddy exterior as part of an all-over renovation sometime after last December. That’s when it was bought by its current seller — for $247,000. It’s back on the market now, lighter in color but heftier in price, listed for $449,900. The home’s dog-leg driveway across the front lawn still feeds into a side-entry garage, now showing a newly uncovered cinema-screen expanse of wall to the street. Replacement landscaping at the base of that blankness will screen more of it, eventually. Despite the speedy roof-to-garden change-outs outside and flooring-to-cabinetry swap-outs inside, the listing explicitly declares that the transformed 1977 property is “NOT A FLIP.”

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01/25/13 2:30pm

It was supposed to be a teardown, this almost-defiant home in Ayrshire. That’s what had happened to the original homes on either side of this still-single-story one, located on a cul-de-sac one house away from the railroad and utility easement that separates the neighborhood from Bellaire. Demolition is what a view-screening label dictated on just about every interior photo in the before-the-redo listing. The buyer and design team had other ideas, though, and renovated the 1957 ranch-style house into something more 2013-ish, outside and in.

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11/13/12 1:45pm

Since its listing 3 weeks ago, a re-remodeled home in Briargrove Park has taken a couple of breaks (for a day or less) from the market. The status is now on again, however, for the overhauled gated-courtyard property, which is capped by an almost dainty topknot of a chimney cap. Windows in the front rooms face a gated courtyard instead of the street, and a pair of smaller windows lie behind brick columns on the recessed porch. Interior revisions moved, removed, or expanded archways, doors, and parts of walls to reposition how rooms function. A massive brick fireplace now covered in stone tiles (above) provides the main living space a punchy A-side hearth, B-side backdrop to the front entry hall. The home was built in 1974, remodeled in 2006. Other going-for-a-flip tweaks to the home since its purchase in late August for $275,000 freshened the finishes and replaced the deck, windows, and roof. Despite its on-and-off market behavior, the new asking price has stayed at $449,500.

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08/09/12 4:15pm

The grass is always greener when it’s part of an overhaul. A redo (above) of this 1968 home in Forest West (at right) lawned-up the yard, boosted the landscaping, and thinned out the tree limbs. Then, the makeover moved inside, adding fresh paint, a new HVAC system, carpet, and 2012-ier finishes in the kitchen and bathrooms. The home is just a couple lots away from the crosswalks of HISD’s Clifton Middle School and adjacent Forest West Park.

The revamped property was listed earlier this week at $159,900, but in February 2012 it changed hands for $85,000. That previous listing’s initial asking price was $139,900 — in September 2011. But it tumbled every few weeks thereafter: from $132,500 in early October to November’s double-dips of $124,900 and $114,900 to holiday pricing of $109,900 . . . and a new year-new price of $99,900.

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07/25/12 3:38pm

Here’s an idea: How about buying that old rundown Houston house where President Lyndon Johnson lived in the early 1930s that nobody seems to want, then trying flip it for more than twice the price? Great idea, but you got beaten to it.

The 1904 farmhouse-style structure on the corner of Hawthorne and Garrott in the Westmoreland Historic District was snatched up for less than $285,000 this past March — about a year after it first went up for sale (for a significantly higher price). As of mid-June the home is back on the MLS, with a few photos of the renovation-in-progress to spur interest. What could the would-be flippers do to the place that would bring in a price around, say . . . $619,900?

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08/01/11 8:11am

Only a few days after it sold, the 1961 Tanglewood home and bomb shelter on Brown Saddle St. featured on Swamplot back in January has been put back on the market. Only this time, the listing doesn’t mention the shelter or the abandoned pipeline slicing through a portion of the property — or really anything about the building itself. No more interior pics, either. The low-slung modern structure is now tagged as “not liveable” and won’t be shown — though the agent does fess up to having a key. The asking price? Only $550K more than what the property sold for earlier in the week, when the home and its interior were touted as sales features. At 38,263 sq. ft. (that’s actually been marked down a few thousand sq. ft. from the earlier sale), the lot is advertised as the biggest in Tanglewood.

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