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We’re really wrapping things up at The Painted Lady, I built 300 feet of fencing as an ice breaker for the landscaping package. Over the past week or so I’ve been realizing what a huge yard we have! In order to provide a complete package to a buyer we always go the extra mile with fencing and decking when possible. In the rear I went with a dog eared cedar 6′ standard privacy fence and a 20′ wide driveway gate which will soon be solar & automated. I stained it with 2 coats of my favorite Redwood semi-transparent color from Behr Ultra, It really looks tropical and plays well with all the green tones in my color palette. Up front I built a classic Victorian picket fence and painted it the same Sherwin Williams Rockwood Green as my house trim color. I brought in some palm trees, 3 yards of river rock, 8 yards of mulch and 5 pallets of sod to give her the love she needed for so many years. The sod is from Hydro Scape, a better place than Home Depot and is called Medallion Bonsai Fescue. Notice that we also made the small rear deck off the master suite, got gutters installed and hand made a really cool period correct front porch decoration for the handrail. Once these decorative gingerbread features are all painted everything is really going to come together.

After we’re done outside its down to what I call the final “punch list” of random items inside. I’m pricing the house around $499,000 and we magically have a really nice buyer already lined up. She’s so excited and has been back multiple times and loves the house more than we do. I hope it works out for her, so we’ll see if a deal can be inked once we finish up. There’s nothing like this on the market and we’re offering a tremendous value for the money as usual, having it hit the open market if this buyer doesn’t materialize might also be a good thing. I have a local historian at SOHO (Save Our Heritage Organization) researching the history of the house as well, there might be a cool story to share when we find out who built her and what the original owners might have contributed to historic San Diego. Stay tuned for the dramatic final pictures and story of everything we did during the restoration to this 1909 Victorian Gingerbread.

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  1. 10 Comment(s)

  2. By anujbahl on Oct 2, 2011 | Reply

    beautiful, Tom is the best house flipper I’ve ever seen.

  3. By enplaned on Oct 2, 2011 | Reply

    Definitely need a completed house walk-thru video by Tom to show us how it all came together and show us the finished product! Don’t leave us hanging! Can’t wait…

  4. By Tom on Oct 2, 2011 | Reply

    Great idea enplaned. I know Jim The Realtor is doing a video but I’ll follow up with something that also documents all the changes and challenges with modifying the 100 year old lady with the updating while still following the City of San Diego’s historic guidelines.

  5. By tonytiger on Oct 2, 2011 | Reply

    love this house it came out very nice and just right good job Tom you are a flipping KING.

  6. By bilgefisher on Oct 3, 2011 | Reply

    Again Tom, you will take this neighborhood from transitional to up and coming or even trendy. Great job.


  7. By Danny Johnson on Oct 3, 2011 | Reply

    Great stuff as usual! Man, you go all out. Looks awesome.

  8. By cgabhart on Oct 9, 2011 | Reply


    So nice! I can’t wait to see it completed.
    How much was the solar security fence system? I have thought about using them on some properties but I haven’t researched the cost.

  9. By Jr on Oct 16, 2011 | Reply

    Hey Tom,
    Hows it going? You’ve made tremendous progress on the painted lady house. I especially like the black backsplash in the kitchen. I’m considering doing that on my first flip but since it’s going to be $150,000 and under I don’t know if it’ll be appreciated in that price range. Any input on that will be appreciated.

    Back to my main question. What were the colors and color code you used for the interior in the target house (and I’m assuming it’s the same in the painted lady house) both the walls and the white trim?

    Also, are you using real granite? I’ve seen white cabinets that don’t look as nice as the kitchens you do, are there any tips on using white cabinets?

    Thank you very much for the information.


  10. By Tom on Oct 16, 2011 | Reply

    Hey Jr.. Target House was grey walls.. you can find colors on the blog if you read back. Our current house has off white walls, Benjamin Moore’s Cloud White. It depends on your project, if there’s not tons of light coming in I would stay away from using dark colors like grey on the walls. You should be able to offer prefabricated granite and decent white cabinets from Home Depot or Ikea even in your price range. Thanks for the comments

  11. By halbert on Oct 19, 2011 | Reply

    Howdy, Tom.

    Can you provide some more details about the solar powered gate? That’s such a cool idea! Got any tips to share about how to keep a gate budget-freindly? The one bid I got in my area nearly made me swoon.

    Eager to see the final walk through video— I know it will make me green with envy.


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