pros and cons of a single story in Dallas... (Richardson: cul-de-sac, for sale)

[MOD220]

My wife and I both love single story homes, and are curious to see what people view as the pros/cons. I think the reason for my liking of them is I grew up in Southern California, where single level homes are going extinct. With land values so expensive, its rather impractical to build a new one story. I always loved the ranch style homes of Orange Park Acres, Cowan Heights, etc. for those that know the area. these places also had more elevation, scenery, etc. than your typical OC tract home, which i'm sure is contributing to my fond memory of single level homes.

we'd be looking at a larger home, 3-5k sq. ft., and like the idea of a single story due to the following:

- design: single levels provide a chance to have a very open layout, walls of windows overlooking the pool/yard that 2 story homes tend not to have

- safety: were starting a family and don't need a kid falling down the stairs, or grandparents!

- utilities: obviously cheaper to cool and heat

- size: having that much square footage on a single floor always makes the space feel larger, which a family of 5 (the goal) will probably need


aside from taking up more land, not having living spaces separated by floor, what are some of the pitfalls of a single story? they seem somewhat rare in Dallas, so that alone may kill the deal (ease of finding one, poor resale if we buy), but curious to see what are other pros/cons?

[Lakewooder]

Google map Greentree, Brookcove, Greenbrook, Twin Tree, Hillgreen and maybe West Bay Circle in 75214. Is that what you like?

[TurtleCreek80]

Also, Jan Mar, Disney Streets, Russwood Acres, and Northaven Estates in North Dallas. And Northwood Hills in Far Nodth Dallas. Street names:

Royalshire
Yorkshire
Belmead
Mason Dells
Yamini
Gateridge
Briar Cove
Cinderella
Pinocchio

The beauty of all these neighborhoods is that lot sizes range from 1/3 acre to nearly an acre or more- big enough to support a 3000-4500sf one story AND have a real yard (or yard + pool). And because in a good neighborhood there's always a threat of tear downs, it's nice to know if someone builds a McMansion next door, you'll have 30-50 feet between you and not 8.

You can also find great two stories in the northern half of Devonshire (just west of Tollroad from UP). There's a gorgeous ranch on a large lot on West Caruth I've walked through- it's about $1M...address would start with a "5" (indicates city of Dallas blocks vs UP's Caruth) if you want to look it up.

Also check the following streets in Devonshire- West Caruth, stonegate, Glen Falls.

[Rakin]

Mod, If I recall you are looking for a pretty high dollar home so let me speak in generalities for the average Joe.

Up until the early 90's one didn't see many 2 story homes (except very expensive). They built some great 80's ranch houses since there was plenty of land and the lots were large. As the 90's hit and population created a large demand the lots started shrinking and the builders went up..

Two story homes are probably more efficient to heat & cool (depending on the kid factor) and will have multiple AC units and controls. Having a master down with kids bedrooms up surrounding a family/game room has been extremely popular the last 12 years. Most 1 stories don't have room for the 2nd kid playroom. Having it all upstairs keeps the kids from dragging down their kid stuff. Now an upstairs media room is also in big demand.

The average lot for the average family is not large enough for a large 1 story since it has a large footprint. A 2 story allows the backyard to be larger and even sometimes accommodate a 3 car garage.

As the baby boomer's age I see a little more demand for smaller 1 stories. We just downsized from a 2 story 4800sf home to 2700 sf 1 story.

The biggest kicker is the size of the lot not supporting a large 1 story. Everything else is your taste but for the average family with 2.3 kids a 2 story home is in big demand and few want a 1 story.

The main issue (IMO) is having the master down which keeps the parents happy. Older couples do tend to lean toward a 1 story.

I'll add in general a 1 story should be more expensive to build per sq ft price.

[TXNGL]

Originally Posted by MOD220

My wife and I both love single story homes, and are curious to see what people view as the pros/cons. I think the reason for my liking of them is I grew up in Southern California, where single level homes are going extinct. With land values so expensive, its rather impractical to build a new one story. I always loved the ranch style homes of Orange Park Acres, Cowan Heights, etc. for those that know the area. these places also had more elevation, scenery, etc. than your typical OC tract home, which i'm sure is contributing to my fond memory of single level homes.

we'd be looking at a larger home, 3-5k sq. ft., and like the idea of a single story due to the following:

- design: single levels provide a chance to have a very open layout, walls of windows overlooking the pool/yard that 2 story homes tend not to have

- safety: were starting a family and don't need a kid falling down the stairs, or grandparents!

- utilities: obviously cheaper to cool and heat

- size: having that much square footage on a single floor always makes the space feel larger, which a family of 5 (the goal) will probably need


aside from taking up more land, not having living spaces separated by floor, what are some of the pitfalls of a single story? they seem somewhat rare in Dallas, so that alone may kill the deal (ease of finding one, poor resale if we buy), but curious to see what are other pros/cons?

They aren't rare IN Dallas, but rather the suburbs. Where are you looking? I'm a huge fan of the single story ranch and currently own one. I can't think of one thing that i don't like about this style.

[Squirl]

I live in a one story and prefer it. The only negative I can think of is much larger roof, so cost to replace roof and gutters is greater than 2 story,

[lh_newbie]

Get much over 3K sq ft and you're really limited in 1-story homes. We have just shy of 2600 sq ft, 1-story and love it - but unless a home is on a huge lot, getting a 4K or 5K sq ft home onto it would give up a lot of the yard.

Squirl has a very valid point also, regarding the increased roof space.

IMO, if I were looking at an 800K-1M home and in the 3-5K sq ft range - and especially if I were looking to build, I personally think an elevator completely negates the 1-story -vs- 2-story debate. People don't dislike 2 stories, they dislike the stairs. An elevator levels the playing field and wouldn't be out of place in a home in that price range. If you build, you can simply build an elevator shaft in preparation for an elevator, but leave the space as a large closet on both floors - giving you the option to install it later without major remodeling - and gaining storage until it's needed/wanted.

Brian

[TurtleCreek80]

Originally Posted by lh_newbie

Get much over 3K sq ft and you're really limited in 1-story homes. We have just shy of 2600 sq ft, 1-story and love it - but unless a home is on a huge lot, getting a 4K or 5K sq ft home onto it would give up a lot of the yard.

Actually, there are some exceptional one-story homes in Dallas- it plays well into the MCM architecture movement in the 1950-1960's and the contemporary/modern homes popular in higher end builds today.

Here is a sampling across various price points:
9612 Rockbrook Drive (Preston Hollow)
$2.295M
4800 square foot Howard Meyer-designed 1956 MCM home on 1.1 acres.
9612 Rockbrook Dr Dallas TX Home for Sale - Real Estate - MLS #11527420 - Realtor.com®
http://p.rdcpix.com/v01/l4af80643-m0m.jpg


9100 Guernsey (Preston Hollow)
$1.999M
4100sf home designed by Frank Lloyd Wright apprentice & Taliesen West Senior Architect John Rattenbury in 1992. On 1.1 acres in the heart of the PH Old Estates area and just a few blocks from the only residential FLW home in Dallas.
Real estate listing for 9100 Guernsey Dallas TX - Home for Sale - MLS #11525463 - Realtor.com®
[url="http://javascript%3Cb%3E%3C/b%3E:void%280%29;"]http://p.rdcpix.com/v01/le0710543-m0m.jpg[/URL
http://p.rdcpix.com/v01/le0710543-m20m.jpg
http://p.rdcpix.com/v01/le0710543-m23m.jpg



5636 Yolanda Circle (Preston Hollow)
$1.55M
6256sf home on 1.23 acres (and just one block from former President George W Bush's Daria Place home). 1960 home on a creek lot in a cul-de-sac.
5636 Yolanda Cir Dallas TX - Homes for Sale and Real Estate - MLS #11527053 - Realtor.com®
http://p.rdcpix.com/v01/l02ae0643-m0m.jpg
http://p.rdcpix.com/v01/l02ae0643-m2m.jpg
http://p.rdcpix.com/v01/l02ae0643-m4m.jpg
http://p.rdcpix.com/v01/l02ae0643-m5m.jpg

5208 Stonegate Road (Bluffview)
$899k
3100sf traditional home built in 1940 on a .5 acre lot.
Home for Sale at 5208 Stonegate Rd Dallas TX - Real Estate Listings - MLS #11493189 - Realtor.com®
http://p.rdcpix.com/v01/lad81ee42-m0m.jpg

6608 Glenhurst Drive (Northwood Hills Estates- Richardson ISD schools)
$899k
5850sf home built in 1973 on a .55 acre lot with pool. Prime example of the "sprawling ranches" of Northwood Hills.
6608 Glenhurst Dr Dallas TX - Homes for Sale and Real Estate - MLS #11410610 - Realtor.com®
http://p.rdcpix.com/v01/l1063b442-m0m.jpg
http://p.rdcpix.com/v01/l1063b442-m2m.jpg

7222 Azalea Lane (JanMar- North Dallas)
$799k
3800sf well-renovated 1955 ranch home with pool and gorgeous kitchen on .49 acre lot. Again, limited pics on realtor.com so google the address for more pics.
Real estate at 7222 Azalea Ln Dallas TX - Property Details - MLS #11463451 - Realtor.com®
http://p.rdcpix.com/v01/l02b8d842-c0m.jpg
http://p.rdcpix.com/v01/l02b8d842-c2m.jpg


9420 Folkstone Road (Midway Hollow- just east of Midway from PH)
$799k
Gorgeous 1948 ranch on .78 acre lot, complete with saltwater pool, tennis courts, etc. 4100sf total square feet- 3000 in main house and a 1100 guest house on the property. Realtor.com only has 4 pics- other MLS sites have dozens. Do a google search on this address.
Real estate at 9420 Folkstone Rd Dallas TX - Property Details - MLS #11531272 - Realtor.com®
http://p.rdcpix.com/v01/l58370a43-m0m.jpg
http://p.rdcpix.com/v01/l58370a43-m1m.jpg

14143 Oak Point Drive (Northwood Hills Estates)
$699k
4320sf home on .5 acre lot. Built 1972.
14143 Oak Point Dr Dallas TX Home for Sale - Real Estate Listings - MLS #11500726 - Realtor.com®
http://p.rdcpix.com/v02/laa00f442-m0m.jpg

http://p.rdcpix.com/v01/laa00f442-m10m.jpg
http://p.rdcpix.com/v01/laa00f442-m23m.jpg
http://p.rdcpix.com/v01/laa00f442-m22m.jpg

Additionally, there are .5-1 acre lots with single story homes in Casa Linda Estates (East Dallas), Forrest Hills (East Dallas), Greenway Parks (Central Dallas, west of Tollroad from HP) and Lakewood.....just no great ones on the market right now.

[Lakewooder]

Here's one on Lakeshore:


6745 Lakeshore Dr Dallas TX Home for Sale - Real Estate - MLS #11530516 - Realtor.com®

Heart of Lakewood and probably 10-15 years older than those other streets I mentioned. Lakeshore has many two-stories but there are a few blocks with homes like these - it's one block north of Lakewood Blvd. The next street north, Velasco, also has a couple of blocks of these. Very convenient for the Lakewood Fourth of July Parade! Lakewood Parade - click on pictures

[TurtleCreek80]

Originally Posted by Lakewooder

Here's one on Lakeshore:

Home for Sale at 6745 Lakeshore Dr Dallas TX - Real Estate Listings and Details - MLS #11530516 - Realtor.com®

6745 Lakeshore Dr Dallas TX Home for Sale - Real Estate - MLS #11530516 - Realtor.com®

Heart of Lakewood and probably 10-15 years older than those other streets I mentioned. Lakeshore is mostly two-stories but there are a few blocks with homes like these - it's one block north of Lakewood Blvd. The next street north, Velasco, also has a couple of blocks of these. Very convenient for the Lakewood Fourth of July Parade! Lakewood Parade - click on pictures

Thanks! I had the criteria set to .5+ acres so it just missed the cut off for the Lakeshore home by a tick. I knew there were some good ones out there- my friends just bought a 4500sf home on a 1+ acre lot on West Bay Circle. It is gorgeous!