Architecture

A spirit of sustainability is taking hold in residential real estate across the country as buyers make good use of houses that would otherwise be tear-downs.  “Deconstruction” can now replace “demolition,” enabling Habitat for Humanity and other non-profits to pass on parts of well-built homes to new and needy users.

The first deconstruction in North Texas is currently taking place in Highland Park, Dallas, Texas.  Tessa Mosteller, an associate with Briggs Freeman Real Estate, represented the buyers who wanted to expand the land on a new Terrasse home they had just purchased.

“After purchasing their newly constructed home, they bought the property next door but didn’t want to destroy the very good family home that was on it. So they contacted Reuse People of America in California,” said Ms. Mosteller.

Ted Reiff, president of the California based Reuse People of America, flew to Dallas to begin the process.  He then turned it over to Tarrant County Master Builder Mike Thrutchley to oversee.

With a demolition, the entire home ends up in a landfill.  With this deconstruction, every usable part, from door frames to hardware, will now be sold for pennies on the dollar at the Habitat for Humanity resale shop. Deconstruction can cost four times more than demolition, but the costs can be written off, from $40,000 to over $300,000 in some cases.

The family of the older property is delighted that their home will not be demolished, the buyers are happy to foster sustainability and get a tax credit, and lower income users can get good parts at good prices.  It’s a win-win-win, any way you look at it.

“I haven’t seen such a fabulous way to give back in my 10 years in real estate,” said Mosteller, who says she and her partner, Lucinda Buford, will now encourage other buyers and agents to turn would-be tear-downs into homes that can help others.

For further details, watch the video below or contact Tessa Mosteller directly. Also follow @UpdateDallas on Twitter for the latest real estate news.

Jenni Stolarski is a North Oak Cliff resident, an environmental buff, a bike enthusiast, and a residential Realtor. And on her commute across the Continental Bridge each morning, she has watched the gradual progress of Dallas’ Margaret Hunt Hill Bridge.

Excited by the Trinity River project’s potential (for the real estate industry and for her personal enjoyment),  Stolarski shares her observations and expectations.

Q: Approximately $117 million is being invested in the bridge. What pay-offs do you predict?

A: The biggest boost so far has been the increase of positive press for the area. I expect to see additional creative and unique businesses that will draw people to neighborhoods like Kings Highway Conservation District and Winnetka Heights.

Unfortunately, a bridge in itself won’t solve Oak Cliff’s long-standing issues. We also need innovative entrepreneurs like Matt Spillers of Eno’s Pizza and Monte Anderson of the Belmont Hotel to do their magic and invest in the neighborhood.

Q: Real estate investor Larry “Butch” McGregor has bought dozens of acres in the area. He believes that “the real estate market is going to turn around. It’s just a matter of time.” Do you agree?

A: I’m a Realtor.  As such, I see possibility in vacant land, worn-out garages and abandoned buildings. The area where the bridge lets out in West Dallas could be great, in the right hands.

Projects of this scale can draw ingenious participants from around the world.  Larry Beasley, a world-class urban planner, just signed on to consult with the City of Dallas. Larry understands the Trinity River Corridor to be a unique asset that, done well, can attract residents and business to Dallas for decades to come.

Q: The bridge will link West Dallas and North Oak Cliff with downtown Dallas. What are these neighborhoods’ primary needs?

A: Home to approximately 300,000 people, North Oak Cliff is essentially a city in itself and thus has a wide variety of needs.

I see a huge need for complete streets that include lanes for cars, pedestrians, cyclists and public transportation (busses or street cars). Fortunately, residents Jason Roberts and Amy Cowan, along with City Councilwoman Delia Jasso, are addressing this issue from a grassroots level.  They are re-working antiquated laws in City Hall to be more conducive to the businesses and services needed.

Our hope is that the Trinity River projects and bridges will fan the flames!

Q: There are concerns that the current residents will be forced out once development begins. Any thoughts?

A: As a city, we have to come up with a better plan for addressing housing for all income levels.  Until we do that, we will always leave it to the forces of economics to set the pace.

Again, referencing Larry Beasley, his team has met with the families in La Bajada, West Dallas who are concerned about being pushed out of the area. Larry believes that if you are protecting and enhancing the neighborhood it will encourage the current residents to have pride and stay.

To explore opportunities to live in Oak Cliff or other Dallas neighborhoods, contact Jenni Stolarski. For further details about the Margaret Hunt Hill Bridge and the Trinity River Corridor, visit dallasnews.com.

Also follow @UpdateDallas on Twitter for regular real estate news.

‘Remodel’ is the word. While some folks are fixing-up to stay put, others are seeking to sell. Regardless of the reason, Harvard’s Joint Center for Housing Studies predicts that annual remodeling spending will increase in 2010 for the first time since housing’s 2006 peak.

According to a recent Wall Street Journal article,

“Craig Menear, executive VP of Merchandising at Home Depot, says there has been strength recently in projects involving simple décor updates such as ceramic tile, interior paint, faucets and bath fixtures. At Lowe’s, customers were drawn to products to update flooring, cabinetry and countertops during the last few months of 2009.”

Of course, during this season homeowners are looking to add value with cost-effective projects. Remodelormove.com is an excellent site to start the process, providing calculators for cost estimates and tips to reduce expenses. Thisoldhouse.com also gives examples of economical updates, complete with photos and videos.

For home sellers weighing the costs and benefits of minor updates, Dallas real estate agent Shelley Koeijmans offers insight.

Shelley recently worked with clients who had been with another realtor, watching their home sit on the market as a tear-down for two years. Situated in the 4500 block of Livingston – steps from Bradfield Elementary and Highland Park Village – the property offered an exceptional location with incredible potential.

Because buyers weren’t biting and builders weren’t building, Shelley suggested that the sellers fix the home up a bit and list it as a lovely cottage. She personally helped her clients paint the interiors, replace the stove and microwave, install new carpet, refresh the landscaping, wash the windows, and stage the home.

Furthermore, Shelley secured great deals – $10,000 covered every update as well as the post-inspection repairs. She priced the finished product right, and it immediately went under contract (for over the average price per square foot) even before the Briggs Freeman and MLS tours. Needless to say, the home sellers were happy.

If facing the home seller blues, remodeling could be the smart move. For expert advice, contact Shelley Koeijmans or visit briggsfreeman.com.

Undoubtedly, Uptown is upbeat. Chic restaurants, artsy theatres, stylish boutiques, and dive bars – all spots to see and be seen. Adding an urban element to predominantly suburban Dallas, the swanky neighborhood is a treasure.

A treasure worth a fortune, in fact. More than 30 years ago, real estate investor M. Tom Lardner (who passed away last week) dreamed of turning an undesirable district into a high-density hub. The vision broke into reality when Lardner launched the Meridian building, Uptown’s first upscale apartments. A risky test case, the Meridian first proved that a strong market existed and then began attracting further developments.

Now, several years later, Uptown is where it’s at. Real estate agent Katye Sloan comments, “A vital urban transformation is underway in Dallas’ Uptown, attracting the perfect mix of retail, restaurants, residences, office spaces, and entertainment venues.”

Those wanting to join the fun can choose lofts, town homes, and condominiums, but lately realtors are finding high-rises to be especially popular. With numerous amenities, matchless housekeeping, high-level security, and no lawn care, “vertical living” is attracting young and old.

Catching eyes from all around town, the Azure – Uptown’s tallest tower – defines Dallas’ modern, urban lifestyle. Developed by Harwood International, the building is fancified with a jetted pool surrounded by resort-style cabanas, an entertainment room with a wine bar, a 17-seat movie theatre, a state-of-the-art health club…the list continues.

And there’s more. Designed by Susan Smith and Vicki Crew of Urban Interiors, a new model unit has just been placed on the market. Enhancing the Azure’s open floor plans, 10-foot ceilings, floor to ceiling windows, and sophisticated finishes, the talented team created an eclectic interior for a one-bedroom unit. Call for a tour (214-623-6682), but be forewarned: it’s simply dazzling, quite possibly irresistible.

For additional urban living opportunities, visit briggsfreeman.com.

Outdoor landscaping enhances life and also adds value to your property.  Refreshed patios and backyard spaces make entertaining more enjoyable, and provide a serene setting to savor your morning coffee. For those looking to sell, eye-catching yards attract buyers. After browsing your home, buyers will associate it with positive, colorful outdoor images.

Not sure how to start making improvements? Dallas realtors Kim McAuliffe and Erika Orbin share helpful tips to create your own outdoor oasis:

1. Create a solid backdrop to your garden by planting perennial trees and bushes.

2. Add annuals for a splash of seasonal color – hanging baskets are easy and effective!

3. Resurface your patio in flagstone or brick.

4. Add a table and chairs or a sectional, a weatherproofed rug, and decorative pillows.

5. For shade, add an awning, pergola or a large patio umbrella.

6. Install outdoor lighting in your trees for evening ambience.

7. Install a water feature for relaxation and a sprinkler system for lower maintenance flower beds.

To browse extraordinary homes and gardens, visit briggsfreeman.com.

Tweet tweet! The Bird Streets are calling Dallas investors.

What: This pocket of Dallas – where 8 of the 11 streets are named for birds – includes 80′ by 150′ lots with affordable 1940’s and 50’s ranch-style homes. Click to view photos of facades and interiors.

Where: Nestled northwest of Inwood and Mockingbird, the charming little neighborhood is adjacent to Greenway Parks and just down the street from University Park. Inwood Village’s attractions (Landmark movie theatre, Cantina Laredo, Breadwinner’s, Starbucks, etc.) are all within walking distance. Necessities are also easily accessible – CVS, Simon David supermarket, and Love Field airport are right around the corner.

Why: Some predict this area is developing into the new Devonshire, and Candy Evans of D Magazine sure seems to be a believer. Local realtor Terry Cook comments, “It’s an undiscovered jewel, with a convenient location, affordable homes, and great neighbors.” And realtor Meredith McKee loves the neighborhood so much that she’s lived there for the past six years. She shares the insider scoop:

• The Shannon Estates Neighborhood Association (SENA) has a very active participation and a zero-tolerance crime policy. The Bird Streets’ crime statistics are some of the lowest in Dallas.
• A $12M state-of-the-art Tom Thumb grocery will soon replace Simon David. (The tear-down begins this June.)
• The neighborhood has approximately 285 brick and stone cottages — most are  perfect for thoughtful restorations and updates, not tear-downs. These affordable one-owner homes are a great blank canvas for young buyers.

To pursue investment opportunities, visit briggsfreeman.com.  (And while we’re on the topic of birds, be sure to follow @UpdateDallas on Twitter!)

The home inspection is a crucial step in the home buying and selling process. Before beginning, read these insightful tips from top realtor Shell Stegall.

Q: Why do I need a home inspection?

Shell: Having a home inspection is similar to seeing a family practice physician. If inspectors see red flags, they’ll recommend a specialist — such as a structural engineer, electrician, plumber or roofer.

Buyers: With limited time to view the house,  buyers can only get a general feeling about the home’s condition.  The inspection, which takes 3-6 hours, will help buyers uncover important information about wiring, ventilation and insulation, sewage, and more.

Sellers: A recent inspection report and receipts for any subsequent repairs will give buyers more confidence, which can lead to higher offers and also speed up the selling process.

Q: When do I call a home inspector?

Shell: Once a home is placed under contract, the inspection is completed during the “Option Period”. During this time of negotiations, the buyer diligently determines whether the property has been well-maintained.

Q: How do I find a home inspector?

Shell: The Texas Real Estate Commission (TREC) publishes an online list of licensed inspectors. I have a table of inspectors that I feel are very trustworthy and thorough. I share that information with my clients and know they’ll be in excellent hands.

Q: How should I prepare for a home inspection?

Shell: Preparation varies for buyers and sellers.

Buyers: Prepare a list of questions to ask. Your realtor can help you determine key issues to discuss. After the inspection, the inspector will review the results with you and address any of your concerns.

Sellers: Clear the access to your HVAC system. For those with pier & beam foundations, clear the access to the crawl hatch. Also, clean out areas under the sink so the inspector can examine the plumbing fixtures. If your electrical panel is hidden, leave a note with its location.

For further assistance from an expert realtor, contact Shell Stegall.

cul•ture noun, the quality in a person or society that arises from a concern for what is regarded as excellent in arts, letters, manners, scholarly pursuits, etc.

For a while now, Dallas has proudly hosted a range of cultural attractions, such as the State Fair (1886), the Dallas Museum of Art (1903), Six Flags (1961), and the Meyerson (1989). With no shortage of shopping opportunities, sports teams, concert venues, restaurant choices, and convention centers, the Metroplex has drawn all types of visitors.

But over the past year, Big D stepped it up a notch. Adding a few especially eye- and ear-catching sights to our Arts District, we made significant strides towards becoming a world-renowned cultural capital.

Fast Company noticed. Each spring the magazine publishes “Fast Cities,” a collection of bold ideas from America’s top 12 cities. This year Dallas got props for having “culture front and center” — quite a recognition.

While funnel cakes, fried butter, and the ferris wheel are undeniably key cultural ingredients in Texas, the new Performing Arts Center has added “a red-hot heart” to downtown, raising Dallas’ worldwide reputation to a more refined level.

Relocating to Dallas? Contact briggsfreeman.com for expert assistance.

Mayor Leppert and a select handful gathered at 4343 Beverly for a recent evening reception. A Spanish guitar set the mood as guests mingled and munched throughout the Mediterranean, catching the first glimpse of the home’s impressive craftsmanship.

Newly constructed by Terrasse — a high-end builder founded by Javier Arreola — this energy-efficient manse boasts high-ceilinged rooms that overlook beautiful gardens.

To read details about the home, visit briggsfreeman.com.

Steve Brown of the Dallas Morning News reports that there are 9,000 apartments being built in Dallas-Fort Worth — more new apartments than in any other U.S. market. Though some people view this rise in supply as negative news, the first-quarter demand for apartments has also increased, providing positive movement in the rental unit market. Brown writes,

“During the first quarter, net apartment leasing in the D-FW area totaled more than 6,200 units. That was the best demand level in more than two years, and it made up for the entire net apartment leasing declines in 2008 and 2009, according to MPF Research.”

To find more details, visit dallasnews.com.