by Tom | Aug 22, 2010 | Interior Paint, Target House
The interior paint job is done now. Pedro J. want to see more pics, here ya go Pedro glad to oblige. Came out incredible. In other news, I made my tile guy rip out most of his work and start over. If I wanted an average job I could have done it myself. The part he did came out killer but he snuck off to another job and let his helper take over and I was busy painting and didn’t notice. Sneaky. You gotta watch these guys. When the tile gets done it’s Cabinets, counter tops, floor refinishing and then appliances.
by Tom | Aug 20, 2010 | Bathrooms, Interior Paint, San Antonio Real Estate Market, Target House, Tile
Sorry for the lack of updates, I’ve been a baaaaaaad blogger… but after moving we didn’t have internet service for over a week. I’m back online now and back in action! Although I’ve been distracted with the personal house sale and move, we’ve still managed to keep the momentum up on the Target House. I’ve got the millwork package ordered and it’ll arrive by the end of this month so that prompted me to get right on the interior paint and tile so I’m ready when it shows up. After alot more prep inside we finally got everything primered and then I sprayed 2 coats of semi-gloss on all my new trims, no brush marks baby, first class all the way. For the walls I chose a medium warm grey for the whole house with the exception of the dining room which as you can see is red. The grey probably wouldn’t be too safe for most homes but with all the natural light I have coming in and the abundance of white trim it really doesn’t make it dark or feel small. The red for the dining room ties into the stained glass windows in the living room and we planned to pull that same red down onto the new tile for the fireplace hearth.
The kitchen cabinets will be white shaker style again that will pop good on the grey walls. I’ve chosen black granite counters that will contrast the cabinets as well and then we are going light on the hardwood floor stain. It’s going to look incredible, definitely the best renovation we’ve done to date. Also this week I had my mason come in and re-mortar the fireplace brick and firebox, now there will be no cracks and it’s back to good as new condition. Thankfully I got the A/C on just in time for all this inside final stuff, it’s sure nice to work in the coolness after what seemed like months of humid 100 degree heat. For the first time in my life I hired a pro to do my tile, this guy is really good and its nice to see it getting handled perfectly and without taking 2 weeks of my personal time to do it. I picked up $2500.00 worth of various sizes of white ceramic, mostly 3X5 subway tiles that we are putting in a brick pattern. For the hall bath I am using white ceramic hexagon floor tile with black dots and as you can see they’ve almost got the tub surround completed with the 6×6 and subway pattern combo. I opted not to do a decorative liner in this bath to keep it clean as we’ll have plenty of stuff going on with the floor pattern.
In the gorgeous master bath I’m running subway all the way up inside and outside of the shower and the tub box as well. I’ve picked out a real neat liner for the shower that’s super clean and linear to go with all the sharp lines. No glass accent tiles in this home, we are moving on to newer materials now. Having an account at Dal Tile is key, they do they not sell retail to the public. Their stuff is a little expensive even at my contractor discount but they’ve got the best of the best with new materials to choose from. Picking materials like tile, fixtures, etc. at Home Depot or Lowe’s will make your rehab look like everyone else’s. Nothing worse than walking into someone’s project and recognizing all the fixtures and tile from a big box store!
The San Antonio real estate market is feeling some post tax credit blues as is most of the Nation, home sales were 25% down in July as compared to last year but 6% up for the year. Median and average prices were up in July due to the higher number of home sales above the 500k mark, which have previously been getting hammered. As I’ve been saying, we’ve definately pulled some demand forward so this Fall should be interesting. Stay tuned and thanks for coming back, it’s all hands back on deck now.
by Tom | Nov 22, 2009 | Granite Countertops, Interior Paint, Kitchens, Neighbors House
The “Neighbor’s House” is now painted inside minus some small touch ups. Additionally I got the cabinets in and countertops installed this week. I buy the pre-bullnosed granite slabs fabricated in China and with the help of a friend we put them in ourselves saving big money. It ends up costing me $12.00/s.f. for what everyone else charges $50/s.f. for. I intended to post a “how to install granite countertops” video for everyone but my memory card was full yesterday when we were installing so I had to settle for a few single images. Maybe next time I’ll get to film the install for everyone as it’s really not that hard to do. As you can see we also dropped in the farmhouse sink from Ikea. It’s easy to retrofit any 36” sink base cabinet to accept it, you just have to do some measuring and cutting. All the tile is done and the glass company came and measured for the frameless heavy glass door for the master shower. All that’s left now are some small projects before I can get the floors refinished after the holiday weekend. I’ll be going really dark again on the stain since the floors got such great reviews on our last project next door. The concrete guys are showing up weather permitting this week to start on the driveway. The house itself should be done soon but we still have the landscaping and light renovation of the rear guesthouse to do before the project is complete. Last week we bought another historic house for a big renovation, we close on it this Wednesday so at that time we’ll get over there and do a walk through video to show you what we have planned. Stay tuned and Happy Holidays!
by Tom | Oct 18, 2009 | Exterior Paint, Interior Paint, Neighbors House, San Antonio Real Estate Market
Things finally started to dry out after all the rain we had, so I got the texture crew in last weekend and as luck would have it, pouring rain again all day. Geesh. It took 3 days for the texture to dry with 90% humidity. It finally dried and looks incredible so I proceeded with spraying a good primer coat and ceiling paint throughout. I was at Lowe’s buying the exterior primer and met this guy in the parking lot asking for work, I’ve had him helping me everyday to speed things up and he’s actually turning out to be a great helper. We spent 4 days just caulking, scraping and filling holes on the house in preparation for the paint job. The weather cooperated at weeks end so we made a huge impact with spraying the entire house in a day. We got 2 coats on the soffits and body of the house, accounting for 2 of the 6 colors planned. I still have all the time consuming trim brushwork to do, which is really going to be the important part of this color scheme. Our façade designer for this project Morgan Penix at DeWitt Architects really picked some unique colors, which I initially had a hard time grasping, but now I’m finally starting to see her vision and am loving how it’s looking. The dark rich columns with rust accents will make a bold statement against the soothing earth tones on the body of the house, all done in historically correct flavor.
The 9th Annual Mahncke Park Home Tour was today so my wife and I had the chance to mingle with some neighbors and enjoy a diverse mix of 6 inspirational and eclectic residences. We saw some great gardens, tons of personality and very cool historic craftsman bungalows. Adorned with unique features, incorporated artwork, bright colors and highly personalized, these homes offered something we never get to do in our designs with resale in mind. We saw green painted hardwood floors, claw foot tubs, blooming esperanzas, purple staircases, garden borders made from Skyy Vodka bottles and mosaic tile galore. Three of these unique homes belong to artists and included studios, fun workshops and galleries. The tour was a great success and Mahncke Park proved again why it’s THE coolest and most hip place to live in San Antonio for the artistic urbanite.
Interestingly though all of the homes on the tour this year are currently for sale where in past years it was not allowed for any of the participating homeowners to use the tour to promote the sale of their homes. Is this a sign of the times or what? Seems even in our small niche neighborhood we are not immune to the higher inventory levels and general real estate market slow down that finally caught up with San Antonio last year. At any given time last summer in Mahncke Park there were only 2-3 homes for sale and now there are currently 10 on the market.
by Tom | May 11, 2009 | Hat Trick House, Interior Paint
The interior paint came out really good and we’ve received 2 offers already and the house isn’t even done yet! Build it right and they will come. Instead of popping out different room colors like a clown house we ran Ralph Lauren Macaw through the entire house except for the baths.
With all the floor plan changes and the room addition now it seems the house is reconnected with the color unity and it all flows well. My electrician also came this week and installed all the devices, switches and receptacles.
The buyer’s agent I spoke about on the last update showed up Monday with her buyers in tow, a really cool young couple. I had told her my price was in the $300k range but wasn’t specific. They absolutely loved the house and have been looking since Feb and have seen almost 70 houses.
They wrote an incredible offer the next day for $310k with only 2 pts for the agent so effectively a $313k offer. With the recent new comps I really think we can push it a bit higher and as good as the offer was, I really want to market the property correctly and see what we can get.
There have been 2 recent sales (one was ours with Craftsman Bungalow) that have got $175/s.f. The new pending sale we are excited about will be close to $190/s.f. With our addition of the master suite the Hat Trick House will be around 1930 s.f. so even if we use the conservative $175 per square foot then that puts us at $337k.
If they love it now just wait until the landscape is done and we stage it. The highest sale in our area was for $299k and only 1650 s.f., so it looks like we are headed to another record breaking sale.
Wednesday night we received a call from Agent #2 whom we’ve done business with before. He has another buyer who has evidently already stopped by, spoken with me and seen our project.
They offered a little less than 300k and wanted to finish it themselves so they can pick the colors and fixtures. We’ve got about 13k left to spend but we also have final payments to our subcontractors and open permits to finalize.
Plus as we mentioned, half the fun is staging it and marketing it so we maximize the potential on the project.