11/09/09 12:47pm

The Swamplot Price Adjuster needs your nominations! Found a property you think is poorly priced? Send an email to Swamplot, and be sure to include a link to the listing or photos. Tell us about the property, and explain why you think it deserves a price adjustment. Then tell us what you think a better price would be. Unless requested otherwise, all submissions to the Swamplot Price Adjuster will be kept anonymous.

Location: 1206 Hyde Park Blvd., Hyde Park, Montrose
Details: 3-4 bedrooms, 3 1/2 baths; 3,680 sq. ft. on a 10,100-sq.-ft. lot
Price: $1,199,999 [corrected from before]
History: On the market for 7 weeks

All the fine furnishings in this 1920 Montrose mansion didn’t sway the Swamplot reader who nominated the property:

“River Oaks living in Montrose”? Certainly River Oaks pricing in Montrose!

Given the location, the neighborhood, and the house itself the HCAD appraisal of almost $700k seems excessive. . . .

This house was sold in 2004 per HCAD, and the 2005 valuation was $563k – my guess is that is very close to the sale price.

The 2009 valuation of the house is about $700k. All the neighboring houses are about $300k in value. The neighborhood average is well under $200/sq ft (a beautiful house, fully restored . . . on Harold recently sold for about $200/ft on a similar sized lot)

And a better price for this property would be . . . ?

CONTINUE READING THIS STORY

11/05/09 11:44pm

Where was that home that was featured in this week’s Neighborhood Guessing Game? And did anyone win that RDA membership?

First, let’s run through the locations you guessed: Braes Heights, Highland Village, on Brogden Rd. in Memorial, Southampton, Rice Village, Midtown (2 guesses), “somewhere off Washington Ave.,” St. George Place, Hyde Park (also 2 guesses), Cottage Grove, “north of Fairview, east of Dunlavy, near Wilson Elementary,” “between Shepherd and Waugh, just south of Washington, maybe around Feagan St.,” Timbergrove Manor (2), Montrose, the Museum District, Camp Logan, the Heights (2), “just east of Memorial Park, south of Washington, north of Memorial, near Westcott,” Rice Military (3), near Memorial Park, in the “River Oaks” area, “in the upper west Washington Ave/Rice Military vicinity,” near Winter and Houston Streets (2), Sunset Heightsish, Upper Kirby, Shady Acres (2), “north Heights,” Sunset Heights, “within a mile of the north Loop,” off Quitman, East Downtown, Fifth Ward, Downtown, the Caceres development, “between Montrose and the Museum District” (2), Jackson Hill, the West End, and near the Menil.

The winner of that one-year individual membership in the Rice Design Alliance? Longtime NGG player justguessin, who just guessed this guess:

First, I’ll go with somewhere off Washington Ave. Second, St. George’s Place, so many townhomes over there.

One of those new modern townhomes with all of the slate tiles on the exterior.

This house must have been built recently. There are a few too many textures in this place….cement floors, granite and marble counters, and the ubiquitous “tumble stone” backsplashes. Also, the rug in the bedroom seems to keep showing up in the NGG houses. You would also have to sell the dining room table with the house…what else could work there?

Congratulations, justguessin!

This week we also recognize the considerable efforts of reader mojo jojo, who already knew the answer (and wrote in to let us know that), but went ahead and posted this remarkable entry anyway, just to throw the rest of you off track:

Just from my initial peruse through the photos, two things immediately caught my eye; the window placement and the curved walls in the dining room and just past the kitchen. Noticing these items, I am certain that this is a recently constructed contemporary/modern home. On closer inspection, I noticed that through the four windows in the living room, I can see that the property has been landscaped with an abundance of tropical plantings, consisting of large green leafy foliage. From the size of the landscaping, I would estimate that this home was built somewhere around 2005 or 2006. Although I don’t see any, I would bet my first Gin & Tonic of the morning that the property has its fair share of palm trees.

From the photo of the master bedroom, again looking out the windows, this photo also gives two clues to location! Out these windows, you see mature trees both on this property as well as across the street. This indicates that the home is located in an established neighborhood, maybe from the 30’s to the 50’s. The second, and most important clue, is the slope of the street running in front of the home (bottom of the middle window). I can tell that the road slopes down to the left! Ding, ding, ding, ding, ding!

This home is located in Braes Heights, what should be Section 9. I am sure it is located on one of the streets that run North or Northwest from N Braeswood Blvd, between Stella Link and Buffalo Speedway. My guess would be that the home is within five to 10 lots North of N. Braeswood Blvd. Another clue, which I almost missed, is the framed diplomas located in the open cabinets in the study. These diplomas look just like those that hang behind my Dr’s desk. My theory is that the owner is a Dr who does ER work, thus the close proximity of Braes Heights to the Med Center is perfect.

Did it work?

So where is this place, really?

CONTINUE READING THIS STORY

11/02/09 1:26pm

The Swamplot Price Adjuster needs your nominations! Found a property you think is poorly priced? Send an email to Swamplot, and be sure to include a link to the listing or photos. Tell us about the property, and explain why you think it deserves a price adjustment. Then tell us what you think a better price would be. Unless requested otherwise, all submissions to the Swamplot Price Adjuster will be kept anonymous.

Location: 301 E. 10th St., Houston Heights
Details: 2 bedrooms, 2 baths; 1800 sq. ft. on an 8,200-sq.-ft. lot
Price: $600,000
History: On the market for 6 weeks.

A reader thinks this property is overpriced:

. . . even if it is lot price at 8,200 sq ft – listed for $600K it’s about double the price – I’ve seen 10,000 sq ft lots go for $325,000 (May 09). For a lot in the Heights it’s too high – yes it’s a corner lot – but there are no curbs on the street and it’s right near a church. To keep the house for a “conversion” as suggested would be too high as the house doesn’t even have central air or heat.

What would be a better price?

CONTINUE READING THIS STORY

10/29/09 11:46pm

We have a winner! The . . . same winner.

Where is this home? There were 2 guesses each for West University, Riverside Terrace, Idylwood, Montrose, and the Heights. The rest: “near Hobby Airport,” Pearland, Southampton, Southgate, Clear Lake, Spring Valley “or the area a little east of there,” “around Rice,” “Longpoint near Spring Branch Med Center,” Meyerland, “MacGregor/Riverside,” “outside the Beltway just south of I-10, maybe near Kirkwood or Dairy Ashford,” Friendswood, “off Lawndale and 45,” Westbury, Garden Oaks, “somewhere in the vicinity of Rice and Rice Village,” “one of the various neighborhoods along Greenbriar and Shepherd between Rice Village and West Alabama,” Oak Forest, Pasadena, and Deer Park.

The winner — for the third week in a row! — is Matt Mystery, who blanketed the Rice University area with a series of guesses, making sure to mention the Rice Village:

That converted attic to me is really the main clue along with that curious mail slot which seems to indicate there is also an entry. So it is in an older neighborhood where even the smaller houses, and this was probably a smaller house with several rooms added on, were a little more “upscale” than normal. One story but with a high-pitched roof which as I recall allowed for better cross-ventilation which kept the house cooler and of course added more storage space in the attic itself. It could be out in the boonies somewhere but my feeling is it’s “inside the loop” and somewhere in the vicinity of Rice and Rice Village although it could be further north in one of the various neighborhoods along Greenbriar and Shepherd between Rice Village and West Alabama and the various neighborhoods between West Alabama and 59 in the Montrose area. Draw a circle using Rice University as the center and I suspect this house is somewhere within a 5 mile radius.

Congratulations, Matt! Our runner-up this week is Carol, who also thought the home was “around Rice.”

Where is it exactly?

CONTINUE READING THIS STORY

10/26/09 11:23am

The Swamplot Price Adjuster needs your nominations! Found a property you think is poorly priced? Send an email to Swamplot, and be sure to include a link to the listing or photos. Tell us about the property, and explain why you think it deserves a price adjustment. Then tell us what you think a better price would be. Unless requested otherwise, all submissions to the Swamplot Price Adjuster will be kept anonymous.

Location: 3122 Mona Lee Ln., Binglewood
Details: 4 bedrooms, 2 1/2 baths; 3,894 sq. ft. on a 10,018-sq.-ft. lot
Price: $234,500
History: On the market since mid-September

This person who’s nominating this home writes:

Binglewood? Binglewhere? Wherever it is, this is a great neighborhood to walk in. As my spouse and I have strolled past this house over the years, we’ve called it The White Elephant. It’s a charming elephant from the front, but it’s been way over-improved for the neighborhood. Before the large addition, it was a 3 bedroom, 2 bath and was probably around 1700 square feet. Now it’s a 4 bedroom, 2 1/2 bath, and almost 3900 square feet. Almost no one else in the neighborhood has added on. The addition at the back is quite graceless, the pool won’t add any value, and the entire rest of the back yard is concrete.

There is no cache to living in this neighborhood. When we moved in, more than one person said to us: “Oh, Spring Branch. That area used to be nice.” We love it here, but are under no illusion that other people will. The school district is great, but the neighborhood is zoned to Edgewood, Northbrook and Northbrook – not the best in the district. (Snark aside, our kids loved Edgewood Elementary, but didn’t want to go to Northbrook Middle and High. It was their choice to go elsewhere.)

So what about a better price for this home?

CONTINUE READING THIS STORY

10/22/09 11:47pm

Who won that Rice Design Alliance membership?

First, your guesses in this week’s game: Four of you guessed Sugar Land; 3 Hunters Creek, Tanglewood, and River Oaks. There were 2 each for Memorial, Bayou Woods or Sherwood Forest, Piney Point Village, Katy, Magnolia, Sweetwater, Bellaire, and The Woodlands. Plus individual votes for “Memorial/Beltway 8,” “somewhere off Memorial Dr. near Voss,” “south of Memorial Dr. between Post Oak and Voss,” Memorial and Dairy Ashford, Crestwood, Glen Cove, Kingwood, Sugar Lakes, Venetian Estates, “the Peninsulas in Oyster Creek,” Pecan Grove in Richmond, Tomball, Indian Trail, Rivercrest, Augusta Pines, Homewoods, Tall Timbers, Mt. Belvieu, Cinco Ranch, “along the Bay Oaks golf course,” Camp Logan, Royal Oaks, Crosby, “off 249,” Pinehurst, “Champions area,” FM 1960, Northgate Forest, west Friendswood, Brazoria County, Lake Jackson, West Columbia, “the 290/Highway 6/1960 area,” Pearland, “along Buffalo Bayou near the Houston Country Club,” and “Holly Creek, west of Tomball.”

That one-year individual membership in the RDA goes to this week’s hardest guesser, Matt Mystery, who mentioned no fewer than 15 different communities in the course of 7 separate entries — including one that’s very close to the actual location:

Sugar Land. It could be Sweetwater or possibly Sugar Lakes/Venetian Estates. Or maybe The Peninsulas in Oyster Creek. Then there’s Pecan Grove in Richmond. So many subdivisions. So many areas. It just has that Tanglewood look. And it’s 9 pm on Thursday and it’s still a mystery.

Matt Mystery happens to be the same matt who won last week’s contest. Congratulations!

A lot of great guesses in there from the rest of you, too!

How about the deets?

CONTINUE READING THIS STORY

10/19/09 11:19am

The Swamplot Price Adjuster needs your nominations! Found a property you think is poorly priced? Send an email to Swamplot, and be sure to include a link to the listing or photos. Tell us about the property, and explain why you think it deserves a price adjustment. Then tell us what you think a better price would be. Unless requested otherwise, all submissions to the Swamplot Price Adjuster will be kept anonymous.

Location: 2506 West Main St.
Details: 2-3 bedrooms, 2 baths; 1,779 sq. ft. on a 9,473-sq.-ft. lot
Price: $950,000
History: On the market since the beginning of September.

Just a couple blocks south of the intersection of Kirby and West Alabama is this behind-the-Carrabba’s-parking-lot home, apparently being marketed for lot value. The reader who’s nominating this property calls it:

Cute little house, but almost a million for it. Represented by Carraba Property. Next to restaurant of the same name. For that price, a lifetime supply of free Italian meals should come with purchase.

Okay, what about without the meals? What should it cost then?

CONTINUE READING THIS STORY

10/15/09 11:44pm

Where was this place? And did anyone win the prizes from Houston. It’s Worth It?

Good questions! And this week we had a lot of very good guesses. Seven each for southwest Houston and Westbury. Six each for Meyerland and Sharpstown. Three for Willowbend; plus 2 each for Pasadena, Spring Branch, Willow Meadows, LaPorte, and Riverside Terrace. The rest? Westwood, Spring Valley, Robindell, “somewhere off Braeswood,” “on Beechnut out west of Hillcroft,” “somewhere in the oldest part of the Windsor Village-Simsbrook-Brentwood nexus, within a 2-mile radius of Hiram Clarke and West Orem,” Meadow Creek, “the Almeda Mall/Fuqua area,” Baytown, Spring, Aldine, East Houston, Lockwood, “near North Houston,” Glenbrook Valley, Morgans Point, Deer Park, Briarmeadow, “north of Westheimer around Voss/Woodway,” Gulfton, “the older part of Sharpstown by Fondren and the Southwest Freeway,” Sharpstown Country Club Estates, Sharpstown Country Club Terrace, Larkwood, “near Hobby Airport,” “Bellaire West out past Beltway 8,” Clear Lake, League City, “somewhere east of the Gulf Freeway,” Candlelight Trails, “within a block of Bissonnet, between Edloe and S. Gessner,” Bellaire, “610 and Stella Link,” Eastwood, Third Ward, Alief, “around the North Airline area,” “Airline around 45 North,” Maplewood, Braeburn Valley, Braeburn Terrace, and Stancliff Park.

Of the 3 Willowbend guesses, the entries from matt came with the best explanation (plus some bonus entertainment value):

. . . The decor is obviously 60s, the house itself probably 50s, and because of the apparent layout I would suspect one of the “better” neighborhoods in the Spring Branch or Sharpstown or Willow Meadows/Willowbend areas. Something about the kitchen screams the Willow Meadows/Willowbend area.

No comment on the round bed. Remember them well. Fun to play in. Not so fun to sleep in. Inevitably when you tossed and turned you tumbled and ended up on the floor.

and later:

The ceiling/front windows have that Maplewood/Braeburn Valley look. But the one photo of a “den” which appears to be a second den indicates it was once the garage and I believe that’s a no-no in Maplewood and Braeburn Valley as well. So that leaves Westbury and Willow Meadows/Willowbend or Robindell, the bathroom has that Robindell look, or even the Braeburn Terrace area to the northwest of Robindell. Another possibility is the Stancliff Park area off Bissonnet and Wilcrest. Could be anywhere but it just has the Southwest Houston look. Definitely “upper middle class” house or at least it was back in the 1960s.

Congratulations, matt! You’ve won 3 fab prizes from Houston. It’s Worth It: The original HIWI book; the new HIWI: Ike book, plus an official HIWI “Hunkered Down” stencil kit! Our very close runners-up are David W and Cathy.

Also deserving recognition this week are fake-out guesses from readers who knew the listing. Here’s James:

Whoa! This elderly gent knows how to romance the ladies. And he runs a darn good bingo tournament on the weekends!!
Obviously the owner has done absolutely nothing in terms of updating or staging so this has to be in prime location. The owner is about to cash in and he knows it. This bachelor pad is north of Westheimer, around Voss/Woodway.

. . . and PaxMcKatz:

This fixer upper was owned by a bonafied ASTRONAUT-alternate in Clear Lake. In the 70’s, 80’s he lured the ladies back to his abode for an “Out-of-this-World” night. He chose the fridge cause, “Hell it looks like the moon-lander.” After the mission was scrubbed and a moonshot was no longer gonna happen, this confirmed bachelor dated a series of artsy-craftsy women; one of which painted the kitchen pink and was promptly dumped. He settled down with a cute divorcee; with all the mixens of a small shabby-sheik cottage to merge with his mod. She brought her stuff to the house and now these 2 lovebirds are looking forward to taking an around-the-world cruise, playing bridge with their friends before they move into the condo on the lake. He loves that she still calls him “Captain” and humors him by serving freeze-dried food on date night. They are a cute couple.

PaxMcKatz’s entry attracted fans in the comments. Great work!

Now about that house . . .

CONTINUE READING THIS STORY

10/14/09 11:31pm

A reader accustomed to shaking his head when he drives along Greenbriar just north of Richmond informs us that the recently built “big, expensive monstrosity” for sale on that corner is now advertising its bank pedigree:

This long-on-the-market house/thingy now has large for-sale-by-bank sign slapped all over the very nice fence. This has all sort of ridiculous written over it: four car garages, pool, etc.

If a 7,976-sq.-ft. villa with 4-car garage for less than a million in that location sounds cheap, it’s because the building is actually 2 separate “townhomes” — each roughly half that size — with a “common element.” The $959K price tag is for the foreclosed unit at 2201 W. Main.

After a year-long run on MLS, that front unit is now listed as “pending continue to show.” Which in light of the ready-to-loan listing copy maybe isn’t so surprising:

FORECLOSURE!!BANK WILL FINANCE FOR 4.5% WITH 10% DOWN(BAD CREDIT OK)

CONTINUE READING THIS STORY

10/12/09 1:57pm

The Swamplot Price Adjuster needs your nominations! Found a property you think is poorly priced? Send an email to Swamplot, and be sure to include a link to the listing or photos. Tell us about the property, and explain why you think it deserves a price adjustment. Then tell us what you think a better price would be. Unless requested otherwise, all submissions to the Swamplot Price Adjuster will be kept anonymous.

Location: 6601 N. Park Ln., Idylwood
Details: 3-5 bedrooms, 1 1/2 baths; 2,914 sq. ft. on a 5,750-sq.-ft. lot
Price: $320,000
History: Listed since late May. Price cut $5K in late June.

The reader who’s nominating this property has a few gripes:

First, $320,000 for a house that corners on Wayside? Idylwood is great, but the houses cornering right on Wayside have to deal with the truck and general traffic noise & have to be discounted to sell. I don’t care if you dip it in gold, you aren’t get three-anything for something cornering on Wayside. . . .

The backyard is all concrete with a token deck and some sort of garage apt. You can’t rent those out in Idylwood, so it would have to be for a relative or a guest house. Your guests would really sleep well with those big trucks rumbling right by you.

And then, from a longer set of complaints about how the listing reads:

I can deal with a few typos & such, but some of it is just damn confusing. “Here’s you (sic) NEWLY updated HOME” I guess special emphasis needed to be placed on HOME in all caps so no one would think that being on such a busy corner might make it eligible for commercial? It goes on to describe “w/a converted or not garage w/apt/living quarters for guest/family…” Um, what? . . .

She sums it up with “reminds me of the old Heights area in Houston.” I’m glad she quantified that with the Heights area that is in Houston, we might have confused it with some other Heights. Of course the confusion is natural when a flat area of late 19th century and WWI era, mostly wood frame homes on flat terrain reminds you of a late 30’s & WWII era mostly brick homes on slightly hilly terrain. Yes, well, anything over 30 years starts to look alike I suppose.

So . . . any better numbers for this place?

CONTINUE READING THIS STORY

10/08/09 10:48pm

Well, whaddya know? Someone won one!

Where was that mystery cabin? There were 2 votes each for Conroe, Tomball, Sealy, Katy, Magnolia, and New Caney. The rest of your guesses? “Somewhere out in Montgomery County,” Silsbee, Jasper, Woodville, Liberty, Pearland, West University, Lake Livingston, Wharton, Memorial, Alvin, the Heights, Kirby Dr., Lake Jackson, Richmond, Rosenberg, Porter, “near Lake Houston,” South Braeswood, League City, Pinehurst, Manvel, Galveston, Splendora, Hempstead, Baytown, and Carson City, Nevada.

So who’s the newest member of the Rice Design Alliance? It’s Matt, for guessing

Near Lake Houston. East side of the lake, north of FM 1960.

Okay, wrong side of the lake, wrong side of FM 1960. But good enough for the win, and good enough for that one-year, individual RDA membership. Congratulations!

This next entry is wrong in more ways than we can count, but wins movocelot runner-up status because it’s just so . . . comprehensive:

I agree with the stabs at old communities outside of town because it looks like a genuine 1870s, hipped roof, four-square. But I think it’s a thoughtful reconstruction for weekend use (also outside of town, Pinehurst between Tomball and Magnolia.)

The bones are old and I envision came from around San Felipe, Wallis or East Bernard. The exterior walls are pine and could well be logs, hewn to square: Sure looks like pointing between them, and the outlet boxes are cut horizontally out of the middles. Look at the lovely wide plank floors! 24”centers for roof joists looks right.

So, the place was moved & reconstructed in the 1970s “way, way out” on a deer lease on the NW side. It is dated by the ovens, exterior doors, ‘old-looking reused’ brick so popular then, drapes and schmaltzy framed pictures.

Also the wall, separating the bedrooms from living space, is newer, yellower pine, the walls have been trimmed to the roof joists in a modern manner, the wide cypress boards at the fireplace are hard/expensive to come by anymore and were probably salvaged 30 years ago. Also the carpentry is so-so & not original to the house.

Well, you can’t discharge firearms half mile from 249 anymore & there’s no wood to chop, so it’s become a divorced dad’s den: Cache of unmatched furniture, tower of old audio components, TV above the fireplace, ‘light-the-wrapper‘ log. The only signs of life are the part-time kids and their stuff. If two sets of twins won’t kill a marriage, nothing will.

So what’s the real deal?

CONTINUE READING THIS STORY

10/08/09 5:30pm

A reader calls this odd home “a lottery winner’s dream!” The listing agent calls it “the ultimate bachelor pad.” But does either pitch fully explain what’s going on in this $4 million, 6,753-sq.-ft. medieval chateau fantasy in Rivercrest Estates?

A few highlights:

CONTINUE READING THIS STORY

10/05/09 11:55pm

We have a winner of that Rice Design Alliance membership!

First: your guesses in last week’s Neighborhood Guessing Game. We had “just outside the Loop,” Oak Forest, Katy, Olde Oaks, “Memorial/Dairy Ashford area” (2 guesses), the Memorial Villages, “somewhere south of I-10 and east of Highway 6,” “off Briar Forest between Dairy Ashford and Wilcrest,” south of Memorial City Mall, west of Bunker Hill between Hammerly and Memorial, Memorial close to Beltway 8, Kingwood, near Lake Houston, Bellaire, Westbury, Tanglewood, Meyerland (2), Riverside Terrace, Clear Lake (3), Braes Heights, Lakewood Forest, Brook Forest, Pinehurst, Humble, Wilchester, Westchester, Nottingham Forest, Nottingham VIIIage, Nottingham Country, “Nottingham something,” “around I-10 and the Beltway, Spring Shadows, south of I-10 “around the Gessner area,” Maplewood, Ashford Village area, 77077, Southgate, “near the Med Center,” Huntwick Forest (2), Quail Valley, “near the Costco on Bunker Hill,” near IKEA, Green Trails, Green Trail Estates, Champion Forest, Memorial Bend, “near off Memorial just east of Hwy. 6,” near Gessner south of Clay Rd., north of I-10, near Pinecrest Golf Course,” Sharpstown, “Braeburn area,” Katy near Katy-Hockley Rd., Baytown, Spring Creek Oaks, Mission Bend, West Bend, Walnut Bend, Northampton, Pasadena, Cypress, Jersey Village, Dickinson, Sugar Creek, near Hearthstone Country Club, Copperfield, Briar Meadow, Pearland, Memorial Northwest, River Oaks, and Texas City.

The winner of that one-year individual membership in the Rice Design Alliance? flake, for landing on Jersey Village! Congratulations, flake!

Want the details?

CONTINUE READING THIS STORY

09/28/09 9:00pm

The Swamplot Price Adjuster needs your nominations! Found a property you think is poorly priced? Send an email to Swamplot, and be sure to include a link to the listing or photos. Tell us about the property, and explain why you think it deserves a price adjustment. Then tell us what you think a better price would be. Unless requested otherwise, all submissions to the Swamplot Price Adjuster will be kept anonymous.

Location: 1005 Cordell St., Brookesmith
Details: 2 bedrooms, 1 bath; 980 sq. ft. on a 5,000-sq.-ft. lot
Price: $229,900
History: On the market for 3 months.

Why does the nominator of this bungalow think it’s overpriced?

Okay, then: What would be a better price for this home?

CONTINUE READING THIS STORY