Move-in ready in Hemphill Heights — that isn’t a typical phrase descriptive of houses in the last affordable Near Southside neighborhood. Willing and brave urban pioneer types tolerate rough conditions and a long repair and infrastructure list for a shot at a vintage charmer near to town with lots of charm and potential at an affordable price.
Hemphill Heights was first brought to my attention four years ago by always-on-the-look-out for-a-trend Realtor Karly Johnston.
That conversation led to an extensive tour, fact-finding mission, and eventually meeting Joey Turner then with 6th Avenue Homes, a company that has gone from stellar strength to strength. Turner was finishing a reno on his own piece of Hemphill Heights — a dignified, columned, two-story foursquare with a checkered past.
“Has 6th Avenue Homes done a project here?” I asked Turner.
“Not yet. We are watching it. It’s just not ripe yet for a flip. Long term, it’s great,” Turner explained, though they would naturally undertake a renovation here for a client.
“I couldn’t find a house for sale to look at,” I mention.
“Houses here sell mostly by word of mouth. My previous house sold in one day,” Turner added.
That was then; this is now.
Inevitably, lured by per-square-foot prices that are half of Fairmount, it was only a matter of time before seasoned rehabbers would take on Hemphill Heights. I’m willing to wager that in 10 years’ time — perhaps less — the Fairmount miracle will be duplicated in Hemphill Heights.
“Gentrification” carries some social baggage, but renovation does preserve old, even historic, housing stock with a fraction of the building materials in a new build.
The 1930 bungalow at 1034 Woodland Avenue sports a deep front porch. The blue trim color is carried inside and is used to paint the brick surrounding the working fireplace. The three-bedroom, two-bath cottage has new, energy-efficient windows, a new HVAC system, and new laminate floors in the public rooms.
Small complaint: The flooring has been run along the main axis, front to back, presumably for consistency and to emphasize the open concept plan. For aesthetic reasons, it would have been a better idea to run the floor horizontally to slow the eyes’ acceleration to the back.
The kitchen is a winner with new, bright white cabinetry, stylish, geometric teal tile backsplash, and a new gas range. Twin windows brighten the workspace. There is a laundry area behind.
The principal bedroom has a newly minted bath with lovely brass hardware. Bedrooms are carpeted. I know I trumpeted “move-in ready” but turning up a carpet corner might reveal salvageable hardwood floors, perhaps a worthwhile project for a later date.
Many of the smaller bungalows in Hemphill Heights have only one bath. Happily 1034 Woodland Ave. has two perfectly renovated baths, this one in a sophisticated black-and-white scheme, mixing chevron and small and large hex patterns.
The street is a bit of a mess, but construction is a tangible manifestation of the City of Fort Worth‘s commitment to the area with completion due in weeks and most of Hemphill Heights’ streets slated for reconstruction.
If interested move fast this listing is only twelve hours old and should sell quickly.
Ty McAllister has priced 1034 Woodland Avenue at $265,000.
