Heights Builders; New Construction (Houston: apartment, new home, neighborhood)

[olivestreetcouple]

Never been involved in new construction. Seems overwhelming, but would like to at least do my homework and learn for myself whether it is doable.

Looking to spend 1.1 - 1.2mil. 4BR. Would like to be in Harvard or Travis school district. Would like a garage apartment. Have a general idea of what kind of layout we want, but not really interested in picking out doorknobs and crown molding. Most of the similar properties on HAR are on 6000sq ft lot, but probably doable on 5000sq ft lot.

Any thoughts on how to get started? We have a realtor who we know and really like. Any recommended builders? Anyone gone through a similar experience?

L&B and Southland have been mentioned when I have casually asked around...

[WRM20]

First, you have to find a property that's not in the historic districts...

[olivestreetcouple]

ok

[chris_ut]

Suggest you get on area neighborhood Facebook groups and ask for suggestions there.

[ej35401]

Buy a lot, hire an architect to design and manage the project, and then bid out the project to select builder. I think the general rule is the land is 1/3 and the house is 2/3 of your budget. Architect is 10% of construction and construction maybe $200sq ft.

Talk to a bunch of people.

[WRM20]

Originally Posted by olivestreetcouple

ok

It is nearly impossible to tear down a house in the historic districts. You could look at the lots at Harvard and 11th, which are not in the district because there was a church there when the district was formed. More info here City of Houston - Historic Preservation Manual - Historic Districts

[chris_ut]

They probably mean the "Greater Heights" area versus the actual Heights which is fairly small.

[marksmu]

Originally Posted by olivestreetcouple

Never been involved in new construction. Seems overwhelming, but would like to at least do my homework and learn for myself whether it is doable.

Looking to spend 1.1 - 1.2mil. 4BR. Would like to be in Harvard or Travis school district. Would like a garage apartment. Have a general idea of what kind of layout we want, but not really interested in picking out doorknobs and crown molding. Most of the similar properties on HAR are on 6000sq ft lot, but probably doable on 5000sq ft lot.

Any thoughts on how to get started? We have a realtor who we know and really like. Any recommended builders? Anyone gone through a similar experience?

L&B and Southland have been mentioned when I have casually asked around...

First avoid the historic districts...you cant tear down the house and replace with new unless it is "non-contributing". There are not alot of non-contributing properties left.

Second, you should probably budget about $200/sqft on house. That *should* include your architect. I just built a new home (not in Heights) and my architect cost all in was less than $20,000. I hired a real architect, not a home designer. There are differences, and the price reflects it.

Third - find a architect that likes to work with a particular builder. It will help you control cost. Architects have great ideas, but not a real firm grasp on cost. They always under state the actual cost. Yes 14' ceilings are nice, but it adds a huge sum to your lumber and framing cost. An architect who builds enough to know costs is invaluable.

Fourth - Look at their previous builds & talk to some of their clients - preferably those who are a year or more since completion. You will get an idea of their quality as after a year things settle out.

Whitestone works in the Heights and they make beautiful homes. I do not know anyone who lives in one to attest to quality. I know a couple other builders who are custom builders, who work in the heights as well. It really comes down to finding your lot first. Your lot will dictate what you build. Width, depth, sun orientation, etc...it all matters. So start with your lot. Get that right....sun orientation matters a lot when you are thinking about your lifestyle.