Cevallos Lofts will be a great addition to Southtown. We’re excited to have all of the new neighbors moving in very soon. The sales team at Cevallos Lofts created this great video highlighting the great people and places that make up Southtown. Check it out.
[youtube=http://www.youtube.com/watch?v=ys2GN3YkBd0&w=500&h=400&rel=0]
Be sure to visit their website as well. Cevallos Lofts
If you’re new to my blog or haven’t really been following the recent media about downtown redevelopment this is the perfect article for you. In this week’s Current writer Michael Barajas has written a very strong article defining the key players, the issues, and the history of the push for increased downtown development and revitalization of HemisFair.
I highly recommend reading this very well written and researched article. Thanks for writing it, Michael.
By Michael Barajas
Published: July 20, 2011
HemisFair Park Area Redevelopment Corporation CEO Andres Andujar Photos: Michael Barajas
Justin Arecchi remembers brainstorming with local developers and pioneers like Hap Veltman and downtown jazz staple Jim Cullum for hours at a stretch at the long-since shuttered Kangaroo Court restaurant and bar along the River Walk. A popular topic was how to make downtown world-class, a vibrant place for locals to live, work, and play. Even during those 1970s-era chats, Arecchi and the gang kept returning to one central issue, one that still swirls about today’s discussions as millions in taxpayer dollars pour into another round of planning to revive downtown. “We’d each get on top of our soapboxes to make our pitch,” Arecchi said. “And what was clear is that even back then, we all thought we just needed more people living downtown.”
As a huge supporter of the numerous historic districts and historic preservation in San Antonio I am happy to see that the city has provided funding to now hire a Historic Enforcement Officer. For so long we have been without someone to actually enforce the rules and regulations regarding renovating in our historic districts. Welcome, Officer Ron Meyers!
If you notice potential violations or someone doing renovations you feel may never have been approved call the Office of Historic Preservation at 210-219-2093 or email OHP@sanantonio.gov.
Wednesday July 13, 2011 San Antonio Express-News
A homeowner on Kendall street replaced a second story window with a door without seeking prior approval from the Historic and Design Review Commission, and now must replace the original window or face consequences decided by the city's new enforcer of historic regulations. Photo: SALLY FINNERAN
In the historic Tobin Hill neighborhood sits a dilapidated, two-story home with a strange feature: a newly installed door hovering on the second floor of the house where a window once was.
The Historic and Design Review Commission has ruled the renovation violates city preservation laws. And while the process for restoring such structures has dragged in the past, city officials expect a new enforcement position in the Office of Historic Preservation to boost compliance.
I am proud to call Jessica and Zach friends and neighbors. I applaud them in the risk they took to open S.A. Cycles and the success they have had in the past year. I’ve used their bicycle repair services a couple of times this year and would recommend them to anyone. They provide a great service to Southtown and to the many cyclist that ride the Mission Trail.
This article was published in Conexion.
Zach Seiter and Jessica Gonzales own S.A. Cycles is a neighborhood bike shop in Southtown that caters to all types of riders. Photo: HELEN L. MONTOYA
As the door to S.A. Cycles open, a bell chimes and a handful of friendly faces are there to say hello. Bicycles, both extravagant and simple, line the wall to the left, and bike accessories line the wall to the right.
My Family
Happy 4th of July from my family to yours!
SOLD - 526 Mission St in King William
I recently sold this wonderfuly renovated home in the King William Historic District. My client, CVF Homes, continues to provide newly renovated homes at affordable prices.
My client, CVF Homes, and I were recently featured in the Express-News for his most recent historic green renovation. He is currently working on two more renovations in Lavaca. Call me if you would like to see the work in progress.
Preserving historic integrity
Lavaca-area home goes green gently
By: Anna Ley for San Antonio Express-News
CVF Homes updated this Lavaca home without changing the outside to maintain its historical integrity.
On the outside, Kristal Cuevas’ future home is the picture of historical perfection, a pretty Craftsman-style cottage with bright red walls and thick, white molding.
But inside, the house has a modern, open floor plan packed with new energy-efficient features and state-of-the-art appliances.
The living room of this historically designated home was expanded by tearing down walls to create a more open floor plan. The original floors were insulated and walls were painted to brighten the interior, while the windows were left nearly untouched to maintain their original appearance.
Buiilder Juan Manuel Fernandez installed energy-efficient appliances in the kitchen to meet certification standards set by Build San Antonio Green.
Located in the Lavaca Historic District just south of downtown, the home is being remodeled by builder Juan Manuel Fernandez to be more environmentally friendly and energy efficient while retaining its historic charm. Fernandez, who initiated the renovation and specializes in so-called historic retrofits, is seeking “green” certification for the home through Build San Antonio Green, the city’s residential certification program.
Cuevas and her husband, Eddie, have the house under contract and expect to close on the 1,321-square-foot house by April 15.
Builders, real estate agents and green certification experts say projects like this produce a unique mix of old and new.
Because the home is located in a historic neighborhood and also is designated a historic building through the Texas Historical Commission (thanks to Fernandez’s efforts), its structural integrity must be preserved to meet certification guidelines. The process for remodeling it is more restrictive than it would be for a regular house, Fernandez said. The exterior of a historically designated home can’t be changed structurally. The interior trim and baseboards also have to remain in the home.
“The main issue is the outside because we have to be very cautious to preserve architectural features,” Fernandez said. “It would be very bad to change it because it’s part of its original charm.”
To save energy costs at the house, Fernandez insulated the home’s floors and walls and installed new Energy Star-qualified appliances. He also added low-flow toilets and other water-saving plumbing features in compliance with Build San Antonio Green’s retrofit certification program.
“It had no insulation before,” said Lina Luque, certification manager with Build San Antonio Green. “They didn’t have any (green features), pretty much.”
While he kept the home’s original hardwood floors and French doors — handles and all — the interior of the home was transformed to make it feel more spacious. He also added an extra bathroom.
The home's original French doors - including handles - were preserved.
Overall, the remodeling project cost Fernandez $100,000. Curtis Bowers, a real estate agent with King William Realty and president of the Lavaca Neighborhood Association, said historic renovations for deteriorated homes in the area typically range between $100,000 and $150,000.
“It depends on how much square footage there is in a home, and whether (builders) are buying stuff off the shelf at Home Depot or getting custom” features, Bowers said.
Fernandez is renovating three more homes in Lavaca and plans to complete those within the next six months. So far, he has taken on 10 historic remodels in that area.
Cuevas said one of her favorite features of the home is a brick column that previously was part of a fireplace. The builder tore down the actual fireplace and incorporated the brick column into the kitchen’s countertop, where it creates a division between rooms.
The brick column that was incorporated into the kitchen countertop.
Luque said she expects the builder likely will attain Level 2 certification through Build San Antonio Green — that means he will increase the home’s energy performance by 50 percent while adding several water conservation features, such as low-flow toilets, sink fixtures and shower heads.
Just two other historic homes in the city are being certified through Build San Antonio Green.
Often one of the most challenging aspects of improving a historic home’s energy efficiency is insulating windows without compromising their appearance, she said. Much of a home’s cool or warm air escapes through crevices around windows so replacing them is the easiest way to keep indoor temperatures steady.
In the case of historic homes, builders instead will seal windows as best as they can and sometimes add solar film, which is barely visible.
“The good thing about this technology is that it has developed so well you can’t even tell it’s there,” Luque said.
Cuevas and her husband decided to move to Lavaca in search for a livelier neighborhood and a house with more character. She also was tired of commuting from her “cookie-cutter house” in Helotes for work every day at her Southtown yoga studio and spending little time at home.
Lavaca is a vibrant area with a busy arts scene and lots of local eateries and drinking spots. Most homes there are Craftsman- or Victorian-style homes. It is served by the San Antonio Independent School District.
The area has seen an influx of young families in recent years who move there to renovate older properties, Bowers said.
The housing stock there is diverse, and it includes fixer-uppers that cost as low as $100,000 to fully renovated homes in the $500,000s.
“Anything purchased under or around $100,000 is purchased fairly quickly,” Bowers said. “There are always a lot of renovations going on.”
This article was submitted to the Express-News by Tenna Florian, AIA, LEED AP, an architect with Lake/Flato Architects. She gives a great architectural history of the porch and also speaks to its cultural connection in historic neighborhoods. I couldn’t have said it any better myself.
San Antonio’s historic neighborhoods are full of houses with great front porches. If you are lucky enough to live in one of these homes, now is the time of year to enjoy your porch. The mornings are relatively cool, the afternoons are breezy, and perhaps most importantly, the mosquitoes are not yet out in full force.
More than any other architectural element, the front porch is perceived as a uniquely American element; however, ‘American’ inherently means a product of the cultural melting pot that helped form the many architectural styles found in this country.
The early Colonial period of architecture was mostly devoid of porches, since the majority of the immigrants during this time hailed from Europe, where porches were not common. However, as colonialism in Africa, India, and the Caribbean brought more Europeans into contact with a variation of styles, the front porch became more prevalent.
Another strong influence in the evolution of the American porch was the ‘shotgun house’ (a small, one-room-wide home), built by African slaves in the South. The front porch found in these early homes may have been evidence of African architectural tradition, but easily could have been a response to climate, living conditions, and the desire to be connected to the outdoors and surrounding community.
Eventually, in the 19th and early 20th centuries, the front porch came to represent cultural ideals of family, community, and nature. After dinner, families would retire to the front porch to cool off and socialize among themselves and with neighbors. An inherent sense of security was built in to this setting, as there were now more eyes on the street.
The sense of community that the porch represented declined in the mid-20th century, as more Americans owned their own automobiles and a more suburban way of living began to develop. As the prevalence of the air conditioned home increased, the need to either sit on the porch and cool off diminished. Entering the home through the front door became a rarity as the popularity of the attached garage, which served as a back door point of entry, increased. The garage replaced the porch as the primary architectural feature, in relation to the street, of the front of a home.
But the front porch is making a comeback. A great front porch is seen as an asset when buying a historic home. There are also several new developments with design standards that require a home to have a front porch.
Sadly, many times these porches are more symbolic than they are functional. In order to be functional as more than a front stoop, a front porch should be at least deep enough to hold a chair with passing room in front, and at least wide enough for a porch swing, so that a family can sit comfortably on the porch and commune with nature and neighbors.
Whether you live in a bungalow in Beacon Hill or Mahncke Park, a Victorian Stick Style house in King William (or Lavaca), or any number of historic homes in central San Antonio neighborhoods, now is the time to open up your house, let the breeze come through, and enjoy your front porch.
While you are out there, be sure to acknowledge your neighbors that are also out, enjoying the night air.
One of our King William Realty listings was recently featured in the San Antonio Express-News Spaces section. This is an amazing property!
When Kevin Browne first saw the three-story neoclassical mansion in the area south of downtown often referred to as Baja King William, it was a far cry from the elegant residence built in 1907 by James Luby, a judge from Duval County.
Its three floors had been broken up into four apartments, with walls in places they weren’t meant to be. A former carriage house in the back had been divided into two small apartments. Both structures had been poorly maintained.
“It was a mess,” Browne says.
But he saw the possibilities and had the desire to bring the house back to its former glory. He bought it and hired an architect to draw up the plans. In July 2008, construction began.
Browne located descendants of the original owners, who gave him photos of the house in its heyday. After almost two years of construction, the renovations were finished last April. And the result is a 4,600-square-foot showplace that combines an early 1900s flavor with modern conveniences.
An old photograph of the home. Photo: SAN ANTONIO EXPRESS-NEWS, JERRY LARA
Outside, large, rounded porches are supported by tall cypress columns with carved capitals. Each floor has its own porch, and the upper porches offer great views of downtown.
The Brownes can relax and enjoy the view from the third-floor balcony. It faces downtown and offers a great view of New Year’s Eve fireworks. Photo: SAN ANTONIO EXPRESS-NEWS, JERRY LARA
Inside, Browne restored the original long-leaf pine floors. There are seven fireplaces. The high ceilings and large windows popular in an era before air conditioning give the interior an expansive feel.
The main staircase features detail crafted pillars. Photo: SAN ANTONIO EXPRESS-NEWS, JERRY LARA
The entry room’s fireplace has a marble surround that Browne ordered from New York to replace the original brick structure. Built-in storage benches flank the fireplace. A round table in the center of the room sits on a zebra-skin rug that Browne’s wife, Jody, bought at the annual Olé Marketplace.
The adjacent library has another fireplace, bookshelves and an antique Persian rug. Behind the library is the family room, featuring a chandelier a friend brought back from Morocco and a marble fireplace that once was in the Plaza Hotel in New York.
The sitting room is located between the library and the dining room and features a chandelier from Morocco. The marble fireplace originally was in New York’s Plaza Hotel. Photo: SAN ANTONIO EXPRESS-NEWS, JERRY LARA
The library room is located to the left of the front entrance and features a fireplace. Photo: SAN ANTONIO EXPRESS-NEWS, JERRY LARA
Behind the family room is the formal dining room — an oval room with a coved ceiling and a mahogany fireplace. The dining table is an antique purchased from a friend, and the chairs are a “vintage find,” Jody Browne says.
The formal dining room of Kevin and Jody Browne’s home is oval shaped and features the original windows and a mahogany fireplace. The table and chairs are antiques. Photo: SAN ANTONIO EXPRESS-NEWS, JERRY LARA
Off the dining room is the former butler’s pantry, which now is used as a breakfast room and wine storage and serving area. The adjacent kitchen has been updated with black soapstone counters, an island and walnut cabinets. A big Wolf stove dominates one wall.
A view of the kitchen. Photo: SAN ANTONIO EXPRESS-NEWS, JERRY LARA
On the second floor, a sign painted on one door says “smoking room.” It’s now used as a music room. An unusual feature is the triple-hung casement window that’s used instead of a door to access the second-floor porch.
Next to the music room is an office, also with its own fireplace, and the back of the house includes the master suite and an enclosed back porch that has space for a day bed, eating area and laundry. The master bath is done in limestone, with op-art tiles in the walk-in shower.
The master bath has a modern walk-in shower. Photo: SAN ANTONIO EXPRESS-NEWS, JERRY LARA
The third floor is an open area with large closets, a kitchen and a bathroom. It’s the domain of Jody’s 15-year-old son.
The third floor bath has hardwood floors and classic fixtures. Photo: SAN ANTONIO EXPRESS-NEWS, JERRY LARA
While the house is large, the rooms have been kept their original sizes.
“I love that,” Jody says. “It’s cozy, even though it looks so huge from the outside.”
This is a great article by Realtor Bill Gassett from Massachusetts. I completely agree with his statements. This is even more true in historic districts and older neighborhoods where no two houses are ever the same. Even if two somewhat similar homes were both recently renovated they can be valued very differently based on the materials used in the renovations, how well the renovation was performed, and how much of the original historic characteristics remain.
Over the years working as a Realtor I have seen numerous home buyers as well as other Realtors try to use dollars per square foot as a good measuring stick for market values. Sorry folks but that is a very poor way to analyze value.
There are a number of reasons why this is the case but lets just start with individual homes themselves. If you look carefully at housing characteristics you can basically brake down a home into one of four categories.
Economy~ Economy would be characterized as building a home in the most cost efficient manner. The materials used in constructing a home in this category more often than not will be cheaper than other categories of homes. The goal is to deliver a home that would be affordable to those buyers on a lower income. If you looked in a catalog of materials such as cabinets, flooring, lighting and plumbing fixtures you would see the lowest grade used in this category.
Standard – A home built under this category would be a step up from an economy home. A large percentage of homes would come under this category. You would expect to see the quality of the home jump from an economically built home. With a standard built home you may see some construction items that could also be found in both economy and custom categories.
Custom – In a custom built home you are bound to see things that you will not find in either an economy or standard home. The quality of the materials used to construct the home as well as the amenities inside are going to be different. As an example you may see a higher level of finish woodworking, cabinetry, flooring selections and hot buttons like granite counter tops and stainless steel appliances. Custom homes are more unique and may have other architectural characteristics that make them more expensive to build such as intricate roof lines and higher end materials used on the facade such as stone or brick.
Luxury – A luxury home is the creme de la creme. These are the homes that are built with the highest grade construction materials. There is no expense spared on anything and the amenities seen inside the home are sometimes enough to make your mouth drop! It is not unusual to see such things as home theaters that rival going to the movies, indoor swimming pools, wine rooms and other such amenities.
Of course it is possible for a home to fall somewhere between each of these categories but the four categories are enough to show you why using price per square foot to determine a homes value is a very poor measuring stick.
Lets look at a quick example of two homes that are both 3000 square feet. They are both a year old.
House “A” has the following amenities:
Granite counters and stainless appliances
A custom tile shower
Hardwood floors throughout the 1st floor
Raised paneling and crown moldings
A brick walk way
House “B” has the following amenities:
Formica counters and white appliances
A standard shower
Carpets through out the 1st floor
Plastered door openings with no molding
A dropped flagstone walkway
How about a quick guess of which home is going to be worth more on a dollars per square foot basis?
This example clearly shows that you can not take the average price per-square-foot and multiply it times the square footage of the home you are thinking about buying. There are far too many variables involved with the characteristics of a home to make a generalization like that. It just doesn’t work that way. The pricing per-square-foot simply gives you average or median ranges; it shows you trends in the market. It does not compute value!
The comparison above only touches on one reason why cost per square foot is a poor indicator. There are others including the fact that prices per-square-foot can vary based on the homes location, improvements, condition, age and updates, including lot sizes, and whether it’s a one-story, two story or split-level home, among other things.
I think it is easy to see that if home “A” was also located in the best part of town and home “B” was not, the disparity of the selling price is going to be even greater which would change the price per square foot between the two homes.
One of the best reasons for even looking at the price per square foot of a home is to see what the trends are in an area. You can look at the average price per square foot over a given time period and see whether overall market are values going up or down.
In Massachusetts one of the other factors that can really skew the averages on the price per square foot of a home is how the square footage is actually calculated. In the Greater Boston MLS there is a big disparity on what agents include in the gross living area of a home. You will see that some homes include finished basement space and others do not. This can cause quite a fluctuation in how these figures appear when doing an analysis on square footage value.
As you may realize, finished space below grade is far less valuable than above grade living area. When these figures are mixed together it makes a straight line comparison much more difficult.
I have run into plenty of buyers agents over the years that try to present a case of why their clients offer is a fair one. When they start talking about price per square foot I usually end up giving them a lesson in proper market evaluations:)
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About the author: The above Real Estate information on price per square foot is misleading for Real Estate values was provided by Bill Gassett, a Nationally recognized leader in his field.
