Scott08

I've considered doing what you suggest as one of my options...if/when I can sell my Norhill bungalow. Just a few pointers I've picked up along the way (and tempered by my personal need to have the proceeds from selling my current house before moving on.): First, lots in the Heights are expensive. You will probably have to either settle for a smaller and/or odd-shaped lot that developers haven't already snatched up, or pay full price for a "teardown" that may make you a pariah on any given block depending on what's there now. Secondly, finding an architect/designer shouldn't be that hard. I've corresponded briefly with several and there are frequent references on this forum to local firms. I also have had talks with a custom builder from this site who could probably do the job. Thirdly, plan on 6-9 months from design execution to move-in. If you have to sell your current home first like me, count on renting something for the interim and having to move twice/store a lot of stuff. I still think this would be my dream house too, but in reality I may end up in a modern pre-built townhouse or fixer-upper MCM instead. Bad part about finding a used mod house is you're not likely to find one in or near the Heights.

I too downplayed the flooding issue a while back when I found a mod house that had flooded during Allison. On this very forum I was told by several people that if you'd ever had your house flooded, it's something you would NEVER want to have to go through again. It is now something that I definitely consider.

Aesthetics aside, Urban Lofts actually seems to have pretty good reputation around here. You either like the look or not, but their construction is pretty good for the price range and their basic features are pretty straightforward. I've looked at them several times over the years and have noticed one thing lately. Their earlier projects in Rice Military, Montrose area, and close to downtown sold out quickly and if you watch HAR resales don't come back on the market that often. Their latest projects in more "transitional" areas are no longer flying off the sales sheets, it's been a tougher sell in areas that buyers are more skeptical of. All said, I'd consider one of their products if/when I ever sell my Heights area house. I'd be much more leery of the plethora of small townhouse builders out there who build only a handful of homes of dubious quality.

On one of my first field trips to check out some of the houses on HoustonMod's For Sale list, I went through this neighborhood. It struck me as poor but not really "bad." Are we talking dangerous? or just less desirable?

There was a thread recently about a particular unit and how it's price had dropped way, way down. General consensus seemed to be that the townhouses are decently built, just decidedly uninspired. They don't really fit into their neighborhood either which is still in the beginnings of "transition" upheaval. I think it would be a decent place to live if you accept that you're not going to get much appreciation on it for years to come. For a similar price range, I think I'd be looking for a house in Oak Forest or neighboring areas.

Quoted delivery time depends on how busy they are and how many folks they've got working delivery. I get pizza there occasionally and always go pick it up, almost always ready in 15-20 minutes. Their phone is usually ringing off the wall when I go there so a 3 hour quote for delivery doesn't shock me although I'm sure that's not the norm.

For the last 13 years, Heights to Spring via I45 27 miles took about 35 minutes in the morning and 45 minutes coming home. Two months ago our office moved to Greenway Plaza area, now 7 miles, 15 minutes in the morning, 20 going home. And much less stressful.

I sent a link to the HAR pictures to you Robert for your professional review.

Since my house has been on the market for around 4 months now without an offer, I'm thinking things aren't too rosy in my area. I've had a fair amount of showings but the feedback I get is too vague for me to want to change anything to make it sell faster. Interestingly only one of those surveyed thought the price was too high and I have reduced once. It seems to me that houses in my area (North Norhill) over $300K seem to sell and so do those on the bottom i.e. $220K and less. Those fallling in between, right where mine is, are languishing. There also seems to be a glut in Norhill and the Heights area in general. If I was desperate to sell, I'd be pretty upset about now, but since my potential move is dictated by choice rather than necessity, I'm not going to do a fire sale price just to get out of it. I've pretty much given up on selling it during my current contract period with the realtor. My plan now is to go back to making improvements on it after the contract expires and maybe try again when the market gets better.

I would say if it's not written in your contract that you will get part of your agent's cut, then it's not worth the paper it's written on! Seriously, I wouldn't count on getting a rebate unless it is in writing. My house is currently for sale, no rebates implied from my agent UNLESS they sell my house and then find me another as buyer's agent. If that scenario happens, they do rebate me on the new house's commission, in the contract.

I predicted a year ago that the day would come when realtors would refer to granite countertops as "dated" and it's already happening. On the HGTV show "My House is Worth What?" last week, a Los Angeles realtor told the homeowner that their granite counters were now passe and that quartz or cultured stone was now the preferred material.

While we're on the topic of windows......I called one of the companies that advertized in the Chronicle almost daily about a year ago and had the guy come out to give me a pitch. He was pretty informative about the relative pros/cons amongst the different types of windows/glass, etc. but when it came time to quote price, suddenly even the cheapest $189 vinyl windows in their ad had soared to over $500 a piece. I ended up filing a BBB complaint about their bait and switch tactics, their response to the complaint was basically to quit putting their misleading ad in the paper. I'm still sitting on the fence about replacing my windows or trying to rehab the old ones. I will check up with Gulf and Basco as mentioned.

Guys,

Thanks for the info. Price is always an issue, but for the sake of this educational discussion, assume it is not. ;-) I prefer older, 1-story homes. Frankly, the less updated, the better. Looking to pay for land, find some hidden value (i.e., insurance) in the structure. We played that game in Southgate, and it worked well.

Here is a listing I thought looked about right. Seems real secluded with a 2/3 acre lot, and certainly not new!

Katie, it seems like most of the areas you discuss are outside BW8. What do you think of the area between 610 and BW8? What do you think of the 5 "Villages"? Too snooty?

I am familiar with Hershy Park, and I think it's the gem of W. Houston. A good-sized lot backing to the Park would be nice.

Thanks again.

Man, if that house is in your price range, I'd be all over it. Mod, which is my favorite, excellent location. I believe the Villages will continue to skyrocket in value in the longterm.

Didn't know this morning when I woke up that I'd be a pretentitious douchebag hypocrite, but looks like I was for the last 13 years. I've lived in the Heights since 1986 but spent a good part of that reverse commuting to various suburban locations (all with the same company.) From the end of 1995 until about a month ago, I was driving 29 miles each way to Spring. Working 7:00 to 4:00 usually and driving pretty fuel efficient cars, I never worried much about it. We've now moved our offices to the Greenway Plaza area and my commute is now less than 7 miles. Most of my co-workers are hating it because they live in Spring, but I'm now the quintessential uppity innerlooper. My motto, environmental issues aside, has always been live where you want to live, work where you have to.

Don't let the door hit them on the way out. I tried using all my measly powers to keep from using taxpayer dollars for the other stadiums (didn't work) but I'm hoping common sense will prevail on this one. If supplying the primo land is not enough let them go elsewhere. I've always equated this with some other company in the private sector ....like Shell Oil saying, " Houston, either build us a new office building or we're going to move to another city." Just wouldn't happen, how do the sport teams get by with it?

Just got me to thinking...around the late 70's, early 80's, the apartments around Antoine/Tidwell were full of swinging singles. I wanted to move there but couldn't afford the lavish lifestyle! Amazing how things slip over time. I also used to play golf at Inwood Forest CC with a high school friend, it was quite swank in those days.

I don't think that area's as desirable as Oak Forest and environs further east, but I don't think it's a slum either. Probably get a bit more for your dollar there and still be just one exit outside the loop.

The 468 Easton house is in the current issue of Atomic Ranch.

I looked at two mods in Shadow Oaks adjacent to Royal Oaks a couple months ago. The smaller one sold in just a couple of weeks, it was very original and had a huge lot. The other was on Conrad Sauer, had some original details but a bit of 70's tackiness as well. The busy street was not good for it either. My realtor and I drove around the area and it has a pretty high percentage of mods for the era but no others for sale. I graduated from Spring Woods High School back in the 70's and many of my friends lived in that area.

I'm not seeing the problem. The "funkiness" of the Heights area is what first attracted me to it almost 20 years ago. The Shepherd/Durham corridor is what it is, a bastion of commercial properties for the working class. I'd hate to see it become totally yuppified.

If the extra square footage isn't in HCAD, there's a good chance the addition was done without a permit - you might want to check on that with the appropriate city department.

The OP has already said the addition was done at least two owners ago. Whether or not it was done with a permit is kind of irrelevant now. So is the opinion of your architect buddy too really. On the other hand, make sure you get a decent inspector to check out all the structural issues involved. The current condition of the house is much more important to a potential buyer than how it came to be in that state.

Iron fence going around the track and gates at the sidewalk this morning. We too like to use the path and I was hoping that we'd have access to the nice rubberized track (my poor, old knees) for jogging. I sure hope they're not going to lock the place up.

If it was in Sienna Plantation, it wouldn't be locked.

To the original poster, none of the realtors(buyers agent) I know or have dealt with have contracts requesting fees or contingencies for themselves, their compensation comes from the seller. You should go find another agent, there are several very helpful ones who post here regularly.

Buying a "crappy old" house in Briargrove, West Memorial,West U or River Oaks is not nearly as glamourous as the Generic Mansions they can live in way out of town.

Not so sure about your first two neigborhoods, but ANYONE in the Houston area that doesn't think of West U and River Oaks as upscale neighborhoods obviously hasn't done their homework. As Borat might say "they cannot afford."

I looked at some of their townhouses in Shady Acres a couple of years ago when new. Overly neutral and granitized for me, nothing outstanding architecturally, but build quality looked decent.