COTE DE TEXAS: Flipping & Downsizing: Part Two

Flipping & Downsizing: Part Two



Last week I showed my new apartment, where Mr. Slippersocksman and I are currently living the life while downsizing. 

First, I want to sincerely offer a HUGE, humbled thank you to all of you who commented.   Thank you for all your prayers for Ben – who is feeling a bit better lately.  I can’t tell you all how much your thoughts and suggestions meant to him and me.

Please know that if I didn’t personally respond to your comment, I read it.  

Ben and I were astounded by your outpouring of love (yes love!) and support.

Thank you from the bottom of our hearts.


Now a word or two or three about downsizing and flipping and house renovation.    In your comments, so many of you mentioned that you were either thinking of downsizing and moving to a small place.  It got me thinking about how to get a house noticed by a buyer.  What makes a house attractive to a prospective buyer?   Flipping is so popular these days – what makes someone drawn to one house over another?

The flipper who bought our house, immediately sold it to another person who told us he was planning on moving into the house after he renovated it.  But truth be told, he too was a flipper.  He spent the past eight months completely renovating the house in order to flip it.  The process has been amazing to watch and I’ll discuss that in detail in Part Three of this story.

All this talk about flipping got me thinking about it.  What would our flipper do to our house?  What would he chose to keep or toss out?  In the end, it’s all about the bottom dollar.  What do you need to do in order to make your house appealing to a future owner?

What I am going to say may apply only to Texas. Flipping houses is regional – what goes for customers in Waco might not be what is trendy in Flagstaff.    So, looking at most Houston flips - if you are planning on selling your home or flipping one – there are several things that attract lookers who buy - no matter the price of the house. 



The black steel front door is a must when building or flipping a house.  Solid front doors are OUT.

NOW, do NOT go throw out your front door because I said they were out.  I happen to love solid front doors and I LOVED my own front door.  But the younger set, the Millennials and Generation Xers, all want black steel and glass front doors.

And if you have the cash, toss in some black framed steel windows too and a few slider doors.


Even if  you don’t want to spend the money on all steel framed windows – the front door has to be steel.


There you go, that’s better. 


Another see through steel front door.


And here.


I don’t really care for that shiplap and wonder why they used it, but everything else is so pretty.  The front door, the windows, the stone trim, the garage door and the lights over that door.   The interiors are fabulous too.   Another trend?  In lieu of a sidewalk, just put in large stepping stones.


Beautiful.

These doors and windows will slow down any driver, for sure  So will these sidewalks of stepping stones.


Even a smaller house, a renovated one, will sell quicker with that new front door.  It screams – I’m Renovated!  Come in and see!!!


Notice something else about all these houses?

All new and flipped houses MUST be white.


 

Yep.  Paint that house white.  In the 90s – red brick made a comeback and every house in West U was built with red brick.  Now it’s all white.   All those red brick houses are painted white to sell the house.


This house was renovated and painted white.  No steel glass front door – just a regular glass door, which is a nice compromise.

But the white brick stands out from the beige brick that is found up and down this street. 

Oh, and another thing that helps to sell a house?  A 50 year old oak tree or two.



My cousin’s house with its 90s red brick in Bellaire.  During Harvey it flooded just an inch – still the entire downstairs had to be redone.   Being empty nesters, it was a good excuse to downsize!  They are now moving to a highrise.


So different!   The inside is incredible.  Wish I had before photos to show you.  The house was quickly bought by a flipper who completely renovated it, painted it white, and sold it quickly after the renovation was complete.

White facade, oak tree!, box woods – even without the glass front door, it still screams RENO!


Here’s a before & after in River Oaks.  A classic, it would be pretty with some pressure washing.  Instead…


White paint.  Steel glass front door and windows.  Stone surround.  Trendy stepping stones.

AND awnings!   Another reno trend.

Seriously – is this the same house?  Incredibly it is.


This house was designed by Mary Patton – HERE.  She obviously has quite a talent for renovating houses – if you are looking for an interior designer who understands updating for today.



White facade, check, steel glass front door, check, boxwoods, check, awning, check!


White paint, steel glass door, awning – metal, upstairs awnings too.


Awnings.  And yet, another HUGE trend – faux grass.   I don’t get it at all.  Especially if you have dogs.  But this graux is everywhere!!!!



OK, OK, the doors ARE gorgeous, but what about privacy????




Portieres are a great way to preserve privacy and be chic at the same time.

The inside of the Mary Patton house shown before.  The Buddah’s name is actually Rick.  Just in case you were wondering!!!


Another example.  See?  Go ask your husband – “what’s your excuse now?”


Love this one!  Although it’s really a back door.



Inside there are several things that will help you sell a flipped or renovated house faster.  Light floors.  Either real wood or vinyl which can look very real.  But if you can afford it – go for the French oak like this.  Gorgeous.


Beautiful. 



After the light floors – another trend is wine rooms that are visible through glass walls.  The bottle becomes art.  Except these people have no bottles in theirs.


Here you go!

Now, if you are flipping or selling a less expensive house – I wouldn’t put in a wine room.  But if your house is above 2,000,000 – it’s a necessity.


Remember the Before & After story about the house the Aidan Gray flipped in High Point HERE.  I loved that story!!!




The before was an old, classic.


The after – painted white, in the snow.  I loved this photo.

The comments were pretty wild.  Many thought Randal should not have painted the house.  I was firmly in the white paint lane.  I think I would paint the world white, if I could.

The story was tied in with a HUGE giveaway.  Lots of chandeliers from Aidan Gray.  In the end, the story was a success.

And here – in the corner under the stairs, Randal put a wine room behind glass.    There was no other room for a wine room and this was genius. 


White marble is still in and looks prettiest with white walls and the light floors.  If flippers don’t use marble, they use Quartzite or Quartz in white.  People are complaining left and right about Quartzite etching.  Wasn’t it supposed to be impervious?  It’s not.  Quartz is supposed to be impervious to etching.

Don’t ask me – I’m stuck with this gosh awful kitchen that I refuse to tell you what the counters are made of.

I miss my kitchen counters and sink.  There, I said it!

Still…

Nothing looks prettier with white and grayish walls and light floors than white marble.



This has it all – marble, black steel doors, windows, farm sink, brass, white walls, light floors. 


A smaller renovated kitchen with a fabulous stove, farm sink, marble, subway.   How long have you been asking if white marble will go out soon?  I guess not.  It’s hotter than ever.

Take the subway tile up to the ceiling.

The dark floors?   I love them, but, the lighter just look trendier, hotter, stylish, lit.


Here’s a sweet, cozy kitchen with updated trends – French oak floors, brass, farm sink.  But those pantries with the glass doors!!!  Fabulous!

To flip a house or to renovate a house doesn’t mean it has to be contemporary – just updated.  Here, the French oak floors and Quartz counters, brass hardware – all read new, but it is still warm and not stark.


Even in a small budget townhouse – trendy subway on the diagonal, quartz counters, brass hardware, farm sink, and the French oak look floors.  They aren’t the real French oak – but they look great.  Couldn’t be more simple, but it looks luxe.



In bathrooms – you HAVE to have a free standing tub if you want a successful flip or renovation. 

Nothing else will do.



In another low budget new construction – the tub makes it look like a million dollar townhouse, although it is much, much less.  Seriously – doesn’t this look very luxe?

Marble, brass, and the seemingly frameless shower door (it’s not really) - another must.




The Bohemian look still attracts customers, but mostly younger and with lower budgets. 

The concrete tiles, the stained wood cabinets, white walls, free standing tub, and a true frameless shower door. 

Again, for a few extra $$ – the walls should have been tiled with the subway to the ceiling.  It would just give it that extra style.

A plain house, not much architecturally – with a bathroom like this and a kitchen in the same vein – would sell within days.

I’m sure the real estate agents reading this are rolling their eyes at me!!!!  “What a know-it-all!!!!!”


Another feature showing up in more and more houses are master closets with doors that hide the hanging clothes.  This one looks like a store!  Love it!!   And notice the window – that’s another feature in closets that I’ve been seeing lately. 

The natural light makes the closet look more like a room, a space, to sit in.


Shiplap.  As hot as it is, I don’t see much of it used in Houston – at all.  I love it, but professional builders and flippers don’t seem to use it much here.  Now, in Waco, that’s another story!


A Beautiful Before & After:

I’m not the only one downsizing.   I was amazed reading the comments how many of you are either downsizing or thinking about it.  Which got me thinking that you are probably as interested in downsizing and flipping as I am.

I found this house on HAR.   This owner had downsized from a gorgeous, huge, custom built, Nantucket styled shingled house on a large lot – to this much smaller house in Meyerland. 

Not sure why the owner is downsizing and I’m not going to show the former house because she didn’t use that much of her old furniture.  But, I stumbled on her new house – which is now for sale – and was struck by how fabulously it was renovated.


Built in the 1960s with 2100+ sq. feet.  A typical ranchburger in Meyerland which has had devastating floods in the past decade.  Many have raised their houses to escape the waters.  It just depends on where you are located.  Others remodel and sell, if they can.

Now, it doesn’t state if this house flooded during Harvey.  It was redone before it was sold to our downsizing owner, but the sale sheet does state it did NOT flood in 2015 or 2016.  So, if it flooded during Harvey, that may have just been the anomaly of Harvey.    Priced at 475,000 – if you are looking to downsize to a smaller, one story house – GRAB THIS!!!!  I think it’s a perfect redo,  and it’s reasonably priced.  I get lots and lots of requests for reasonably priced redos – so let’s go inside…

Wait!!!!

Let’s look at the new facade first!



Painted white, of course! with new landscaping.  The white paint shouts “Come in and see my new decor!!!”  And the new boxwood garden shows someone with good taste lives here.


BEFORE:  The entry leads to the family room straight ahead and the living/dining rooms to the right, bedrooms to the left.


BEFORE:  Typical ranchburger design with the living room and dining room to the right.


AFTER:  I assume the floors are new.  They look like stripped pine.  Very pretty. 


This is the room that caught my eye!  The beautiful French chairs in brown and white check.  I die!

Why do I still love checks so much?!?!?  Give me a check and I’m happy.  I might not have even given this house a second glance if not for these chairs. 

Across is an old French armoire and there’s a French sofa that looks antique.  Pretty Oushak rug and crystal sconces.  Lovely mirror.  Soft linen curtains. 

Walls painted a soft white, not a blinding white white – which makes them easier on the eye.

Understated but so pretty. 

View towards the foyer.


The floors look so pretty here.  French table with French chairs.  Modern art is juxtaposed with the modern art and mid century modern bar cart!


BEFORE:  Slate tiled floors with built ins and corner fireplace.  Let’s see if the owner can make this room pretty.  THIS is a challenge!


Pony wall from the breakfast room and kitchen.  Yet another tiled floor. 


And the kitchen – a typical U shape from 1960s ranchburgers.  It was even  updated with granite and backsplash.


AFTER:

First, the fireplace was painted white and the mantel was removed as was the fugly screen.  What’s left is a pretty fireplace with a black box.

And notice – the 60s styled pony wall is gone.   Behind the sofa is a console with two celadon lamps.


I LOVE those paintings!!!!  LOVE!!! 

Pretty furniture – khaki and pale pale blue.  Swedish styled table, probably from The Lone Ranger.


NOW:  one comment.  The cabinets were reworked just a bit but I would have done it differently.  I would have taken out the two shelving units on the left and centered the TV.  It would be less obtrusive set back without those shelves closing it in. 


Across, a pretty linen shade and a window seat.  Another Oushak rug. 

And here you can see the breakfast area with the wonderful French chairs, window seat, lantern – and you ca see the console table behind the sofa.

Removing the pony wall is such a no-brainer, I’m surprised the previous owners didn’t do it! 

Eero Saarinen table on Amazon for a great price .  HERE

White French bistro chairs.  HERE

New back door lets in more light. 


The kitchen is fabulous.  I love what she did here.  I don’t think a huge amount was spent even though it looks like it.  Let’s break it down.

One thing to notice – the door has been removed and the molding around the doorway has been beefed up.  In fact, throughout the house – all moldings around the doors have been added onto which gives it a very luxe appearance.


Either there are new cabinets or new faced doors.  If these are new cabinets then the expense went up.  New farm sink, of course.  The footprint is the same which keeps costs way down.  New counters, new subway tiles which are affordable.  The soffit and upper cabinets were removed which looks wonderful.  New colorful shade is a great choice.  It adds the right amount of pop to the family room and the kitchen.    New hood over stove, losing the microwave.  AND new lantern over the farmsink and new light cans.

The only thing I would have done different – here it comes!  I would have run the subway all the way around, to the ceiling.  You can see around the door – they didn’t do this.  I would have also used a range instead of a wall oven and cooktop.


And here, you can see where the tiles stop.  I just think that it looks more finished to go up to the top.  The refrigerator is now built in which looks SO much better.

It’s just beautiful.  It doesn’t have to be huge and have all the finest appliances to be wonderful.  And this is a wonderful kitchen.

After:  The laundry is well thought out – the counter above is perfect for folding and stacking and the rod is another useful idea.


Before:  The room with the pretty windows is so unattractive with all those shelves!


After:  Instead, you have the pretty guest room with Swedish demilunes and a French bed.  Notice the Shaw carpet – that’s really pretty.


Before:  bathroom


After:   The door was removed from the shower room – which makes the bathroom look so much larger.  Notice the soffit was removed here too, again making it seem bigger.   New concrete tile floor, new double sinks, simple round mirrors, new subway tile, bathtub, and polished nickel faucets. 

And, here I go.  Sorry homeowner!  For a few thousands more in labor and tile – the entire bathroom would have been fabulous if all its walls were tiled.

Ditto the kitchen and laundry.

BEFORE:  The second bedroom. 


AFTER:  New boy’s room.  OK, another comment.   She loathes me by now.  But seriously – I love this house and would move in today, as is, without all the tiled walls even!  I’m just pointing out things that would make this house sell in a few days.  

Comment:  I would have enlarged the window.  That can easily be done in just a day or two.  We did it in our dining room and it was such a game changer – and not expensive!


Before:  The master.  Again – that window!!


After:  Hard to believe it’s the same room!!!  Here’s the pretty master bedroom.  Notice the large window that leads to the back patio.  I would have covered up this small window.  Put some wood 2x4s and drywall and make a wall there.  You leave the window for the outside and the next owner.


Pretty and soothing.  Decorated so prettily.

Except for the window.  LOL.  I should just keep my big mouth shut!  But for those who may be thinking about renovating a 60s house – you will find these windows in those houses.  People are always afraid of taking out a window, but I’m here to tell you it’s not that big of an ordeal and the rewards are so worth it. 

 

BEFORE:  The master was redone, but it’s a bit too  masculine.

And seriously people.  Why do you need a WINE RACK in the master bathroom!?!?!?!?

Do you think the previous owner didn’t realize she put a wine rack in the master bathroom???

I mean, that IS a wine rack, right?!?!?


AFTER:   Here.  Just perfect.  A beautiful vanity.

It looks like the RH Empire Rosette vanity but painted black.  Love the middle detailing – the point.


And another view.


The back yard with the view into the master bedroom.  Lots of room for a pool. 


And the family room view to the back yard.   The house is still for sale HERE.

I don’t think this will be available for long.  I do wonder where why the owner is moving.  It is such a perfect house for a family or empty nesters who want to be on one floor! 


And, there is one more renovation that caught my eye.

This was another downsizing – the owner moved from a much larger, custom home into this smaller townhouse.  Built in 1970 by the renowned Lucien Hood, the owner had it renovated by architect J. Marshall Porterfield.  The architect did a terrific job – it’s wonderful reno and the interiors are just so pretty.  It’s more expensive than our last renovation at $899,000.  Of course, it’s under contract already because it’s fabulous.

BEFORE:   The townhouse was built to resemble one found in London.  Here, the front is painted yellow and white.  Look at the beautiful trim and columns.  Very pretty.    I do hate that red brick planter though!   Otherwise, it’s a very pretty townhouse.

BEFORE:  The front door opens to the foyer with a staircase that leads straight up to the second floor.

Before, the townhouse was pretty.  It was plain and needed some interior updating, but it was in good condition, as is.

The new owner had something else in mind…..


Here is the townhouse today.  Gorgeous.  Just gorgeous!  Painted a soft white, all the white trim was removed.  New glass front door and windows.   Wood awnings are fabulous!!!!!!  Notice the new brick and wood fence that creates a private porch.


Inside the front porch – this is a great idea in a townhouse with no yard. 

The foyer is such a HUGE change.  The brick under the sheetrock is revealed and painted.  I assume this is where the brick came from, it could be a veneered brick.  Antique shutters at the front door and windows.  But without a doubt, the showpiece is the cantilevered staircase with glass sides.  Beautiful!!!!!!!!

Before:  The townhouse was pretty as is.  Pretty but plain.

Today:  new hardwoods in white oak.   In the back is the dining room.  Through the doors is the kitchen and family room.


Notice this side of the townhouse has the painted brick wall also. Through the back door – which was replaced with the black steel doors - is the bar and family room/kitchen.


Looking towards the front windows.  Gate leg table acts as a console. 

Across from the living area is the dining room with interesting lights.  Notice the transom in the door.


The dining room with a built in window that opens to the foyer and its beautiful stairway.   And notice the transom here too – which lets in air and sounds, thereby keeping the dining room from feeling isolated.


And just a note – did you notice the Santos in the corner?  Did it look familiar?   Yep.  The same one.


It’s the same santos that I bought for Elisabeth’s room from Olivine (now in their new store in Galveston.)

Helen the owner and I laugh about this santos and how many calls she gets each time it’s featured!!!!  If only she had this amount– she could have sold 100s of them  Everyone loves it!!!


On a closer look, it is interesting how many things this owner and I share!  Besides the Santos, there is her collection of shells – some of them are exactly the same as mine.  Her candlestick on the coffee table is larger than mine, but otherwise it’s the same.  Her Swedish clock.  I wonder if she got hers from the Lone Ranger too?  Her French gate leg table is the same as mine. 

No wonder I’m attracted to this townhouse!!!  It’s really comical, but I’d love to know what the owner is like!!


Moving on to the back part of the townhouse:

BEFORE:  Once past the living room is the bar, on the left.



Before:  On the right is the kitchen.


Before:  Past the kitchen is the family room and atrium.  And look – the brick wall!


AFTER:  The beautiful kitchen!!!   The bar remains, behind is the breakfast room with the brick walls.


Here is the remodeled bar and coffee bar!  Love that.  Makes a bar more useful.  Also, it’s used as a butler’s pantry too.


The view from the kitchen into the family room/breakfast room.

The old kitchen was much smaller and closed off.   In the renovation it was made larger and more open to the bar and family room.


Marble of course.  And top of the line appliances.  Antiqued mirror backsplash.


The enlarged kitchen with white marble.


The family room.


Looking back towards the kitchen.  Notice the powder room through the doorway with an interesting barndoor.  The brick wall reappears in the powder room. What I do miss in this renovation is the large bank of windows looking into the atrium.   Beautiful side chair.  That stretcher!


The fireplace was reworked.


The powder room with its brick wall and marble sink.


Here you can see the atrium is now much smaller after the renovation. 


Before:  the master suite with its own fireplace.


Before:  The guest room.


Before:  The bathroom,  1960s beauty.


After:  The master bedroom with the wood floor upstairs.  The fireplace mantel was reworked and cabinets were freshened up with doors and chicken wire.  More brick on the fireplace – instead of dry wall.  Through the door is a small terrace.

Outdated shelves?  Doors and screens can make them look more pleasing as you can see here.

New master bathroom.  And so worth it!  New walls of marble subway tiles.  And of course, there is that free standing tub.


And the other side.  Notice the doorknobs!  So pretty.

 

The master closet is incredible.   Love the wood floor in here and the cabinets with screens and glass.  Someone loves white jeans and white linen shirts.  I think she is copying me?  First the santos and now the white linen!!!  LOL


I would do anything for this closet.


The guest room.  Barn doors on closet.


White marble and subway tile.


Before.  There is a third floor.  Here is how it once was.  Look what the architect did with this.

Saving the best for last!!!


Whoa.  Just whoa.  Brick walls flank the stairs.  Wood floors.  Shiplap ceiling and walls.  Barn doors.  White wicker.  And the round bullseye window. 

And the bedroom with the large terrace.  What a darling room!   Too bad the gorgeous closet is downstairs!  I would make this my master bedroom.  It is so cozy with this ceiling.

      

Look at this!  The upstairs two dormers facing the front, the barn doors and window seats.  LOVE~!!


The bathroom.


And it’s roof top terrace.


Such a beautiful townhouse! 

Sale pending HERE.

Part Three on Downsizing coming next! 



191 comments :

  1. The townhouse is beautiful--another interesting post...

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      Delete
  2. Hi Joni! I think the wine rack may be for rolled up towels. Just a guess.

    ReplyDelete
    Replies
    1. oh. maybe? lol. I thought it was a wine rack. Just ignore me. I look at every single detail and sometimes fail to see the big picture!!!!

      Delete
  3. What a post bro it feeling I went heaven even if NMK sleeping in night dream about such home.

    ReplyDelete
  4. I would think those glass front doors offer (1) no security, (2) no privacy and (3) no insulation.
    One of my siblings spent much time fixing up my parents' house to sell after they died. Not at all in the same league as these homes, and not in Texas but in the Midwest. It got bought by a flipper, who painted everything white that my sibling hadn't already painted white, and who put in a cheap finished basement (my parents had finished the basement but it was looking a lot less finished half a century later). The flipper, who clearly had invested very little in improvements--just some sheetrock and paint) sold it for twice the price to ANOTHER flipper, who painted the refinished oak floors white (the floors had been carpeted the entire time my family lived there and were in perfect shape) and sold it for an even higher price. Insane.
    We are looking to downsize, and I'm thinking about what to do to make the most of the place. People here are much more into color. Lots of deep red going on (not chez moi, aside from the marble counters in the kitchen). Interesting to contrast the differences across countries. The interiors above seem a little sterile. They are like perfectly blown-out blondes with their painted-on eyebrows and contoured cheeks--nothing out of place, no faults, but without personality. But maybe that's because all the personal stuff was taken out for photos? Contrast with your own home, where your and Ben's passions and collections are on display. Your home is impeccable, but it also looks like a home, a real place for living, and not like a Sears catalog.

    ReplyDelete
    Replies
    1. Great comment, as usual.
      Wait just wait until you see what my house looks like now! lol.
      How many flippers does one house need? That happened to our too.

      I know the houses down here in the south are nothing like the ones up north. It's so regional.

      Take care!

      Delete
    2. I recently looked up your former home and don't know whether the pictures on the sale site are current. If they are, the flipper did a great job. Now, you have to find a way to move back in.

      Delete
  5. Hello Joni, I guess that if I buy a house I will save a bundle, since most of the time I like the pre-renovated versions better, especially when an older house was used as the basis. Of course, I am an old-house person, and my ideal would be an original Greek revival or mid-19th century Villa style house, with as many unrestored original features as possible.
    --Jim
    p.s. I especially would not know what to do with a fancy wine cellar, since I do not drink alcohol! In fact, I am not sure how impressed I would be with someone who is so absorbed in wine that they have to keep such a supply of it within arm's reach.

    p.p.s. Another thing I just noticed when flipping though the pictures again. Usually in your posts (often of your own homes) I love exploring the decoration-scapes, looking at table-tops and shelves for interesting objects and arrangements. Here, you rightly focused on the architectural and major-decor choices, such as carpets, but there is hardly one interesting or nuanced object in the whole lot of pictures. In other words, these interiors are completely non-personalized, and what furnishings are there look like they were obtained all at once. Perhaps this is because they are too recently remodeled for any living to have transpired, but the total effect leaves me cold. However, I did have a walk-in closet in one of my rented houses, and I loved it.

    ReplyDelete
    Replies
    1. Well - one thing to remember, when you sell a house, the realtor goes around and tells you what to edit and what to keep. They are looking to present a more pristine house with less clutter. That's probably what you are noticing. It's been highly edited.

      Delete
  6. I am not impressed with any of these renovations....they seem so sterile and impersonal. As others have stated, some of the befores were better than the afters. Also, I wanted to say that while I was shocked to see that you and Ben have sold your previous home and moved, I certainly understand your reasoning and applaud your decisions. Your new apartment is so "you" so that means I love it! Looking forward to Part III!

    ReplyDelete
    Replies
    1. Don't be shocked!!! we needed to move and it's been a huge relief so far!!!

      Part III will be a shocker. Stay tuned.

      Delete
  7. OOOH, this, again, was SO FUN!!! I luv going through homes...today, it's raining, and I didn't have to even "get out of bed" to enJOY!! franki

    ReplyDelete
  8. While good looking, I think the black iron glass doors and windows are trendy and will look dated within 5-10 years. Plus there is no privacy, which would drive me bonkers at nght, when everyone on the street could see everything going on in your home. It is true you could invest thousands in door drapes, but that would be a pain to open and close them every morning and evening.

    It looks like the dark floor trend is now gone since all of these floors are light wood. I cut the cord on cable and don't get HGTV anymore, so have not kept up with remodel trends. I must say that I like all of these interiors, but would not choose them for myself, because I need more color in my home.

    Scrolling through these trendy photos, I'm thinking that very wealthy people may buy these homes and not even worry that everything will look dated in a few years, because when that happens they will simply move or remodel. That takes a lot of money and effort. I would prefer to have a classic home interior, updated occasionally with new pillow, lamps, etc., and save my money and time for other things. It's one thing to update your wardrobe every few years, but quite another thing to completely update your interior furnishings every few years!

    ReplyDelete
    Replies
    1. I still love black floors/dark floors, but they are def. out down here. But to redo the floor in a light stain - it has to be a pretty floor to begin with.

      Delete
  9. Great job!!!!! Agree with you 100 %, as always #SISTERFROMANOTHERMISTER

    ReplyDelete
  10. Whoops I didn't mean to be "anonymous" in above comment XO, Helen Stroud

    ReplyDelete
  11. Love the interior of the townhome, beautifully done...however, from the front of the home, it frankly throws me off,only because it is so different from the other townhomes....didn't think you were allowed to do that with row townhomes...
    Great post, and I too, look forward to part 3!

    ReplyDelete
    Replies
    1. I think a lot of them are updating the facade. I noticed on google earth some had added a greenhouse room.

      Delete
  12. I loved it all EXCEPT for the outside of the townhouse....I am from the east coast and that facade was so beautiful to me, reminiscent of Annapolis and Georgetown townhomes that are 150-200 years old. The updated version was jarring to my taste. But, that's what makes the world go 'round, right??

    ReplyDelete
    Replies
    1. I like them both. The original was very attractive, but the new is sooooooo pretty!!!

      Delete
  13. I love, love, love finding your email tucked right in the middle of my work emails. I don't care what I'm working on at the time I see it. I abandon it all to click and escape as long I can into your blog and those endless photos. Thank you for your efforts, your time, your insights, ideas and cheeky comments. So much fun! xoxoxo's

    ReplyDelete
  14. Joni, you are a marvel and a good teacher, especially for those of us who are somewhat oblivious to all detail! I hope you will consider a piece on lighting, especially for people who expect to be able to read well wherever they sit. I notice that many rooms are not lighted for reading and think that a curious and unfortunate thing.

    ReplyDelete
    Replies
    1. Hmmmm. ok. I've never done one of those. thanks!

      Delete
  15. Lots of good stuff to think about. Great post as usual Joni! I live in the Atlanta suburbs and the trend here is what I call "Fancy Farmhouse". White exteriors for sure, dark window frames are fading out, lots of shiplap, even when it is not appropriate. Freestanding tubs all day long! I love your idea of doors and screens, I have a large home with sooooo many built ins. A little built in goes a long way!Otherwise it starts looking too cluttered in my opinion.

    ReplyDelete
    Replies
    1. Farmhouse is big in Texas but not so much in Houston for some reason.

      Delete
  16. A big no for me on the glass front doors. It makes the house look like a commercial establishment. Maybe a boutique hotel or nice restaurant. I wonder if anyone ever just walks into one of these houses looking for lunch?
    I (somewhat) blame Lisa Vanderpump and her tacky Villa Rosa.
    Sheila

    ReplyDelete
    Replies
    1. YOu know lisa blocked me after the story I did on Villa Rosa and compared her to Barbara Cartland. Think about it She was not too happy.

      I actually love the entrance with the moat and the swans and the glass door. lol. She hates me!

      Delete
    2. You got blocked by LVP? Cool! Not sure why you would compare her to BC, but I mean in-between running her restaurant empire, applying eyelashes, (fake?) fighting with cast members, and having her once-a-year birthday sex with old Ken, she had time to read your blog! Amazing!
      (She's going to redo her kitchen...you'll have to show it. It's probably already done. Those shows are done months ago.)
      Sheila

      Delete
  17. Hmmm...I don't know. It seems as though much of the original character of the homes has been removed. I actually like many of the houses before they were renovated. A bit dated, sure, but they didn't look so cookie cutter to me.

    ReplyDelete
  18. I should add that I have a house, even though it was built in the 1930's, that has a modern design sensibility. Personally I am not a huge fan of modern design. Nevertheless, because it was designed and built during another era, it does have character. Just my opinion, any character that existed in these houses, has been removed.

    ReplyDelete
  19. I like mid century modern when mixed with antiques like chinoiserie. I think William McLure's new house is going to be so interesting when done because of all his antiques.

    ReplyDelete
  20. This was interesting to read and good to know that painting exterior houses is a recognized design trend by those in the know. That said, I do hope it's one that passes. Here in Washington DC, we have lovely brick homes, colonial, mid-century, Tudor, four-square, etc. surrounded by canopy oaks, maples, and beech. Contractors are flipping houses built in the 30s and painting them gray or white. Believe me, they don't need to do that to sell them. This style may be fine in Texas or Arizona, but it looks out of place here. Many flipped houses are real eyesores and the trend has become a cliche. My husband calls it urban vandalism. Then think of the homeowner when this goes out of style. It's impossible to remove the paint from brick and mortar. It's also impossible to repaint when it starts peeling -- the contractors don't even bother to use a primer. I wish our neighborhood had architectural standards to prevent this practice. Neighborhoods have integrity and beauty when the houses are complimentary. The white and gray ones stick out for no good reason that I can discern. But, thank you for covering this.


    ReplyDelete
  21. Joni, another f'ing amazing post....

    Thank you!

    ReplyDelete
    Replies
    1. Also, one thing to consider:

      I live in an old Southern, country club neighborhood. People strive to keep the architectural continuity of the original designs. People that went out on a limb and built more modern homes are still chastised to this day... Modern embellishments on area homes have prevented some streets from getting historical designations.

      Delete
  22. I'm so glad you said "What about privacy?" I'm also so glad that I'm an old hag and not a millennial. If I want to wander around the house in my nightgown - or without it - I don't want to worry about scaring the neighbors or having the police or loony wagon pull up in the drive.
    Prayers, hugs and best wishes to you and Mr. Slippersocksman.

    ReplyDelete
  23. The next thing besides tile all over the walls of a bathroom and kitchen is to continue the tiles onto the ceiling. You heard it from me, first. :)

    ReplyDelete
    Replies
    1. yep!! love it!!!! you heard it here, second!! lol

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  26. One more comment, after scrolling through the bedroom photos again, I've decided I really do love carpet in the bedroom, as well as upholstered headboards. It just makes a bedroom so cozy and inviting!

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  29. As someone who downsized 20 years ago, a digital library is an important tool. If the book does not come in electronic format, I don't buy it. When we sold our big house, I had over 2,000 books - histories, novels, biographies, etc. Now I have 1,000 books all in the Kindle library. There are two advantages: no physical space required and I have access to my whole library, as long as I have an internet connection. It is amazing how many books now come in electronic format.

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  31. Hello. I tried commenting twice on your first post about downsizing via my Iphone, but it appears to never have posted. So I'll try again via my pc as I just won't feel right without trying again as I so feel for your husband's condition and have a recommendation that could bring major relief. Your husband should read "The Migraine Miracle" by Dr. Josh Turknett. I have suffered from chronic migraine for 50 plus years and they were ruling my life and I had tried just about every remedy out there, short of surgery, to no avail. But the dietary changes recommended in this book have miraculously reduced my migraine days per month by about 75%, and if I followed his plan to the letter, I would probably have virtually zero days of migraine. Please have your husband check out this book and the Facebook page where he can listed to testimonials of others who have found major relief through Dr. Turknett's plan. I know it sounds too "simple" to bring these monsters under control just through dietary changes, and I was highly skeptical and actually blew off his plan for about a year until I had a stretch of migraines that were endless and made me want to give up. So I finally revisited his plan feeling "what have I got to lose", gave it a try and have been amazingly surprised by how well my head has responded. Apparently, sugars/carbs fuel these headaches, and greatly reducing consumption of carbs can practically eliminate this awful pain. Not the easiest dietary change to make, but so, so worth it. I started eating his way last May and finally have a life that is not ruled by these beastly headaches. Dr. Turknett, his mother and his wife are all migraineurs, and he became a neurologist to find a treatment that worked without drugs and has, I believe, found the key. Please check it out!

    ReplyDelete
  32. Love reading your blog - I can imagine living in all the houses you feature! Such fun!!!

    ReplyDelete
  33. From someone who has looked at the Zillow listing for virtually every in-town home for sale in my Deep South city in the $2-3 mill range in the past year, I have to agree that much of this is true, other than the steel and glass front doors. Perhaps it is because that style really doesn't go with many of the home styles in the older in-town neighborhoods here (think Tudor or Colonial Revival). Also, no one seems to be ripping out their walkways and replacing them with stepping stones. What you will see are boxwoods everywhere, new kitchens and baths, and neutral wall paint. We had a realtor look at our home recently to put a value on it, and really the only thing she wanted us to do (to my surprise) was to repaint rooms with colored walls (so long red dining room). I guess all the folks with the colorful homes you see in shelter mags aren't planning on listing them anytime soon!

    ReplyDelete
  34. I am not fond of any of the redos. Cold, sterile, and boring--I miss color and patterns!

    ReplyDelete
  35. It kind of surprises me, some of the stuff you kept and then got rid of all those books, but I know I'm just looking at it through my own feelings about books. It does look like you had room for at least some of them, oh jeez, why do I have such a deep feeling for books?
    But then you re-bought some of them...?

    ReplyDelete
  36. I can tell you, living on the coast in NC ,we do not see much of this! White here would be green immediately with the mildew the ocean and rivers cause. This was such an interesting post. I enjoyed it very much and I wish you and Ben the best in your new life. I do hope he can get some relief from the constant pain. Big hugs Joni!

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  40. The only thing that bugged me was the big black TV that was toooooo big for the built in shelves. It took away from everything that looked beautiful. I've downsized twice in my life -- one of those was into an apartment. Went back to a house and at least once a week when pulling weeds, cleaning a larger space, dealing with a repair, I think...now why did I move out of the apartment???!!!

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  43. Hi Joni,
    I loved your old house and love your new apartment! I'm drooling over the blue & white living room and especially the gorgeous zebra rug! Would you mind sharing your resource for the rug, and is it real or faux? Your homes have so much warmth & personality, as opposed to these new renovations with the black doors and big glass windows. They are so generic. I tried posting several days ago & noticed it did not post and also that your emails are going to my spam folder, so I need to figure out a solution. Thanks so much for your wonderful blog and I hope your husband's health is on the upswing.

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  57. To Joni-
    Loved this post. I always love to know what Houston is doing with old houses--particularly those 1950's ranch styles. I love the redos with steel windows. Some of the ideas may be specific to a climate where steel and glass front doors and windows will not transfer too much cold into the house when it is four below in January--like Houston!

    About downsizing--just remember, almost any apartment you downsize into in Houston will be larger than most New York apartments! There are a lot of ingenious ideas you might find if you looked at interiors in the relatively affordable apartment listings in Manhattan (not the sleek downtown lofts, or classic Park or Fifth Avenues). Your downsizing readers would be interested, I think.

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  67. Hello, a first time reader of your blog. Very interesting, indeed. Kudos to your rhythm and description in your article. However: shiplap in Waco...a la Joanna Gaines. Subway tile - almost in every HGTV show. I am so OVER seeing these two items. It is overused and herd mentality decorating is becoming nauseating. Sorry to disagree. Quartzite scratches horribly and quartz is not as worry free (it is part resin) as granite or marble. Anyone that does a modicum of cooking on a range or cooktop should have a range hood that is capable of sucking up a small child. Have you EVER had cooking steam (that is, incidentally, mixed with grease) spread across the kitchen (with open shelving) and into the adjacent living area? No? Check back in one month of living/cooking in these homes and let me know. And yes, what goes around, comes around - specifically the color gray. Pantone did this in the 1990's & 2000's. Still overused. So, each flip you've shown is pretty much the same. Different budgets - different degrees of sameness. It is now almost cookie cutter boring. In landscaping I've seen boxwood plantings look like a border of meatballs. Even if they are not shaped they are yawningly uninspiring. Would love to see you showcase homes with imagination if they exist.

    ReplyDelete
    Replies
    1. Dear northsouthbirdy,
      Thank you! You are hilarious! And right on! Hope you comment here more often!
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  68. I absolutely agree that glass doors are the rage. However, I am a designer and real estate agent in Southeast Texas, and homeowners are ruining homes by putting the most atrocious coverings over their very expensive doors to keep out the sun/heat and prying eyes. We may need to rethink this trend!

    ReplyDelete
  69. Joni,
    Are you finding renting to actually be cheaper than ownership?
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    ReplyDelete
  70. Barn doors do not belong inside a house ever...they belong in a barn. Love your blog ;)

    ReplyDelete
    Replies
    1. Thank you! All these sheeple flippers putting up those stupid barn doors in every house. What a joke. It would be nice if they saved the original doors in the attic so they can be re-installed later as the barn doors go the way of avocado reefers. You can now buy them at the big box stores so what does that tell you?
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  135. When I Found Dr. Todd I Was In Desperate Need Of Bringing My Ex Lover Back. He Left Me For Another Woman. It Happened So Fast And I Had No Say In The Situation At All. He Just Dumped Me After 3 Years With No Explanation. I Contact Dr.Todd Through His Website And He Told Me Me What I Need To Do Before He Can Help Me And I Did What He Told Me To, After I Provided What He Wanted, He Cast A Love Spell To Help Us Get Back Together. Shortly After He Did His Spell, My Boyfriend Started Texting Me Again And Felt Horrible For What He Just Put Me Through. He Said That I Was The Most Important Person In His Life And He Knows That Now. We Moved In Together And He Was More Open To Me Than Before And Then He Started Spending More Time With Me Than Before. Ever Since Dr. Todd Helped Me, My Partner Is Very Stable, Faithful And Closer To Me Than Before. I Highly Recommends Dr.Todd To Anyone In Need Of Help. Email: manifestspellcast@gmail.com website:https://manifestspellcast.wordpress.com Whatsapp Via:+27613087679

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  137. I want to use this great opportunity to thank DR BELLO for helping me to get my boyfriend back after 3 months of breakup.My boyfriend breakup with me because he see another girl at his working place and told me he is no longer interested in me and live me pain and heart break.I seek for help on the internet and i saw so many good talk about this great spell caster DR BELLO of bellospelltemple@gmail.com and i contacted him also and explain my problems to him and he cast a love spell for me which i use to get back my boyfriend within the period of 3 days and i am so grateful to him for the good work he did for me,that is why i also want to let everyone who is in need of help out there to also seek help from him so he can help.His email is bellospelltemple@gmail.com or call +2348147271779

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  138. Great post mate, thank you for the valuable and useful information. Keep up the good work! FYI, please check these depression, stress and anxiety related articles:

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  139. wow very nice article thanks for sharing the article .

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  140. I am sharing this testimony to partners suffering in their relationships because there is an enduring solution.
    My husband left me and our 2 kids for another woman for 3 years. I tried to be strong just for my kids but I could not control the pains that torment my heart. I was hurt and confused. I needed a help, so i did a research on the internet and came across a site where I saw that Dr. Todd a spellcaster, can help get lovers back. I contacted him and he did a special prayer and spells for me. To my surprises, after some days, my husband came back home. That was how we reunited again and there was a lot of love, joy and peace in the family.
    You can as well contact Dr. Todd, a powerful spell-caster for solutions on his contact manifestspellcast@gmail.com website:https://manifestspellcast.wordpress.com WhatsApp: +27613087679

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  142. Thanks for sharing an informative news with me...

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  143. I will forever be indebted to the great Doctor Tebe for fixing my broken marriage after my husband left me for his mistress for 6 months. I never believed in spells until my friend introduced me to him. At first, I was skeptical about him because I heard a lots about false spell casters but I put my doubts behind me for i was desperate to get my husband back and I did according to what he instructed me to do. Now my husband is back just within 48 hours of contacting him. I'm living happily with my husband again after 6 months of divorce and I will not rest till he's known all over the world. He's also specialize in money spells, lottery spells, sickness spells E.T.C. Get connected with Doctor Tebe now, his email is drtebe2@gmail. com or WhatsApp on +2348140544262 or Website: https://drtebespiritualhome.000webhostapp.com/sendmail.php

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  144. I will forever be indebted to the great Doctor Tebe for fixing my broken marriage after my husband left me for his mistress for 6 months. I never believed in spells until my friend introduced me to him. At first, I was skeptical about him because I heard a lots about false spell casters but I put my doubts behind me for i was desperate to get my husband back and I did according to what he instructed me to do. Now my husband is back just within 48 hours of contacting him. I'm living happily with my husband again after 6 months of divorce and I will not rest till he's known all over the world. He's also specialize in money spells, lottery spells, sickness spells E.T.C. Get connected with Doctor Tebe now, his email is drtebe2@gmail. com or WhatsApp on +2348140544262 or Website: https://drtebespiritualhome.000webhostapp.com/sendmail.php

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  145. I will forever be indebted to the great Doctor Tebe for fixing my broken marriage after my husband left me for his mistress for 6 months. I never believed in spells until my friend introduced me to him. At first, I was skeptical about him because I heard a lots about false spell casters but I put my doubts behind me for i was desperate to get my husband back and I did according to what he instructed me to do. Now my husband is back just within 48 hours of contacting him. I'm living happily with my husband again after 6 months of divorce and I will not rest till he's known all over the world. He's also specialize in money spells, lottery spells, sickness spells E.T.C. Get connected with Doctor Tebe now, his email is drtebe2@gmail. com or WhatsApp on +2348140544262 or Website: https://drtebespiritualhome.000webhostapp.com/sendmail.php

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  146. I will forever be indebted to the great Doctor Tebe for fixing my broken marriage after my husband left me for his mistress for 6 months. I never believed in spells until my friend introduced me to him. At first, I was skeptical about him because I heard a lots about false spell casters but I put my doubts behind me for i was desperate to get my husband back and I did according to what he instructed me to do. Now my husband is back just within 48 hours of contacting him. I'm living happily with my husband again after 6 months of divorce and I will not rest till he's known all over the world. He's also specialize in money spells, lottery spells, sickness spells E.T.C. Get connected with Doctor Tebe now, his email is drtebe2@gmail. com or WhatsApp on +2348140544262 or Website: https://drtebespiritualhome.000webhostapp.com/sendmail.php

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  147. HOW Dr,UzoyaTHE GREAT SPELL CASTER HELP BRING MY EX LOVER. . My names are Jamison Patel from United States. Great Dr Uzoya is really powerful and knows how to do his job perfectly. If not for him i could not imagine what would have happened. My ex was always picking up an argument with me and was always beating me. He started acting strange and funny and left me for no cause for another girl. I thought all hope was gone. I searched for help on the internet and i came across Dr Uzoya. I saw so many testimonies about him. I was delighted and i contacted him on his email and told him what was going on. He laughed and assured me to calm down that he will help me and that my ex will come back begging me. He did his work and cast the spell for me and in 3 days time, my ex came apologizing just as he told me. Today we both live together and we are even more in love than how we use to be before he left. Contact the Dr Uzoya for your own help.You can contact him on his email; driraborspellcaster@gmail.com you can also reach him on +1(301)909-8775

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  148. HOW I GOT MY EX HUSBAND BACK WITH THE HELP OF REAL AND EFFECTIVE SPELL FROM DR  omohan My name is joy, I never thought I will smile again, My husband left me with two kids for one year, All effort to bring him back failed I thought I'm not going to see him again not until I met a lady called Jesse who told me about a spell caster called Dr. omohan, She gave me his email address and mobile number and I contacted him and he assured me that within 48hours my husband will come back to me, In less than 48hours my husband came back started begging for forgiveness saying it is the devils work, so I'm still surprise till now about this miracle,i couldn't conceive but as soon as the spell was cast,i became pregnant and gave birth to my third child,if you need any assistance from him you can contact him via:email: dromohanspell@gmail.com Or WhatsApp or call him now: +2348164816038
    Dr. omohan also cures:
    1. HIV / AIDS
    2. HERPES 1/2
    3. CANCER
    4. ALS (Lou Gehrig’s disease)
    5. Hepatitis B

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  149. This is the most wonderful thing i have ever experienced. I visited here online on the 17 June and i saw a marvelous testimony of Trinity Ovado from Canada on the forum about the good works Dr Iyoha I never believed it, because have never heard anything about such miracle before. No body would have been able to convince me about it not until Dr Iyoha did a marvelous work for me that restored my marriage of 4 years by getting back my wife back i just as i read on the internet. I'm Carolina peter I was truly shocked when my husband knelt down pleading for forgiveness to accept him back. I am really short of words to use to show my appreciation to Dr Iyoha For his a God sent to me and my entire family for divine restoration of my marriage. Contact him now for any kind of help via Email:driyohasolutiontemple@yahoo.com or you can contact his mobile line +1 (407) 337-9869 or via website: https://driyohasolutiontemple.weebly.com .

    Also specialize in treating all kinds of illness,
    HERPES VIRUS,
    HEPATITIS B,
    CANCER,
    BRAIN DISEASE,
    PREGNANCY,
    DIABETES AND MORE

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