Painted Lady Open House
It’s finally done! Green Button Homes presents: “The Painted Lady” for $499k, she’s a 5 bedroom, 2.5 bath, 2044 s.f. 1909 Victorian Gingerbread that we totally restored over the summer. There’s nothing like this property in San Diego right now on the market for the price. I’m having an Open House this Sunday October 23rd from 1-3 pm.
If you are in the market or just want to see the Painted Lady please feel free to stop by after the Charger game. The address is 405 27th Street 92102 in Historic Grant Hill Park.
Here’s a walk through video of the Painted Lady from Jim The Realtor, he’ll also be onsite Sunday to assist any potential buyers. I’ll post more pics, back stories on the property and a before and after video soon.
*Realtors, we are showing this fine property by appointment only. There is no lock box onsite. If you have a buyer and want to schedule a showing please call Jim Klinge (760) 434-5000 or myself at (619) 565-7475. See ya Sunday!
Ladyscaping
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.
Black Subway & Clear Fir
All I have to say is go with your first instincts. I really wanted to do the backsplash in black ceramic 3″ x 6″ subway tile to match the absolute black granite countertops but white would have been a safer bet for resale. I came real close to chickening out and doing white, but am glad I took the chance and got to try something new in the kitchen. I’m really happy with how it came out and I got the look I was going for. I’m planning on switching out the plugs, switches and cover plates to black as well. For me, the white grout and the square profile on the granite slabs really makes it. Once I get the under cabinet lights in there going to be quite the neat reflection going on. I used the Domsjo Farmhouse apron sink from Ikea again, and as you regular blog followers know we’ve put them in all of our historic renovations. You cant beat the price at $299.
We shopped around this week for hardwood floor refinishers and ended up going with Geary Floors here in San Diego. They are charging $2.50/ s.f. for a pretty nice job. I found slightly less expensive prices but knew these guys do good work and its pretty important to me that we get a good job upstairs so I didn’t want to take any chances. You can see the 100-year-old Douglas Fir floors upstairs came out way better than I expected. I decided to not add any stain color and go “clear” with the refinishing job. The distressed look matches well with the house and adds a lot of character. This wood is the old 5″ wide long leaf style with standing grain. We are staining the stairs however to try and get them close to matching my hand scraped and distressed engineered wood floors downstairs. I’m officially now over budget, not bad considering the scope of work and the appliances are already paid for and standing by for delivery. Most of whats left now is outside which we plan on attacking this week. Stay tuned as we button her up and really add the missing small touches…
clean and simple
The upstairs bath now is mostly done at a cost of around $2200.00 for everything new from the studs out, all I have to do now is install the missing baseboards and then drop in the toilet. You can see my style is once again timeless, clean lines with a blend of retro and modern design. I’m really stoked on this vanity and sink this time, I tried something different and it really goes with this house. The tile is white Dal Tile K100 from Home Depot. It’s 6″ square on the bottom and changes to 3×6″ subway at the black liner. The floor tile is also Dal Tile ceramic hex dot and is my favorite for old house bathrooms, this is the only floor tile in the whole house, both bathrooms downstairs and the kitchen have wood floors which is another feature I’ve been doing to these old houses which looks cool. I know the white ceramic tub box below on the hardwood floors in the bathroom is a great look because I’ve been down this road on the last project.
With the upstairs bath tile job done we got started downstairs. My helper Steve is doing it all, I’m so stoked to have found someone and not having to do it myself and furthermore knowing that I’ve got a tile guy for the future. You can see I went back to the well with the river rock floor in the shower, its white rock with grey accents. The walls are 6″ white ceramic and will change to 3×6″ subway on top of the accent which I found of matching grey glass and white carerra marble, which I’ll cut into 4″ strips for the liner. I really hate to use any glass now because its become so trendy but I think just this small amount mixed with the other materials will give me just enough fun without looking like the house flippers who throw too much of the trendy stuff in and overkill the effect. The entire inside is painted now, I was lucky and bought all my paint over the Labor Day week and took advantage of the Home Depot rebate of $20 for each 5 gallon I bought. I used 20 galllons to spray all the trims 2 coats and another 22 gallons for the walls in the house so the rebate added up.