How West + Main Agent Bethany Created Her Bathroom Sanctuary

Bethany's 1978 home has vaulted ceilings and exposed beams, beautiful views of Red Rocks Amphitheater, a surprisingly functional kitchen layout, a sunken living room, and a zillion things that work perfectly for her family.

But when they first bought it, she made her husband swear to do one thing: renovate the couple's bathroom. 

Its most notable feature? A bathtub in the middle of the bedroom. Literally in the middle of the bedroom. It must have been truly groovy in the 1970’s. Original architectural plans show it on a “carpeted platform” (surely surrounded by shag carpet and hanging ferns). Since it’s such a focal point of the room, and the first thing you see when you approach their bedroom, she wanted it to have some real style and visual interest (something better than the cream 90’s tile). 

Before

After

Bethany's main inspiration for this project was 1970’s wood-clad baths and Hygge. Think of a cool Scandinavian sauna that smells of cedar on some pristine mountaintop somewhere. That’s what she was going for. In keeping with the main tub update, she also gave the bathroom vanity wooden butcher-block countertops, cedar accent walls above the sinks, and some updated mirrors, all on a modest budget.

She also gave the bathroom vanity wooden butcher-block countertops, cedar accent walls above the sinks, and some updated mirrors, all on a modest budget.

Materials

$240 – mirrors (Target)

$400 – cedar planking (Lowes)

$460 – Baltic birch butcher block countertop + trim (Lowes)

$100 – stain (Lowes)

$150 – rugs (Amazon)

$30 – plants

"We’re not planning on selling anytime soon, but I think that if/when a prospective buyer walks in and sees the rich wood accent wall, tub surround and countertops, they’d see (and appreciate) a deliberate creative concept. A buyer could imagine themselves in that tub after a long day. Hygge, y’all." 

– Bethany Buchanan

Have any questions on how to start a bathroom renovation of your own?

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Coronavirus Sparks Renewed Interests in Granny Flats + Other Accessory Dwelling Units

A nationwide boom in accessory dwelling units — also known as garage apartments, casitas, granny flats, carriage houses or in-law suites — has turned many American homeowners into developers and landlords.

A study released this month by mortgage giant Freddie Mac says there are at least 1.4 million accessory dwelling units, or ADUs, in the United States. Some date to a bygone area of multigenerational families sharing living quarters. Others are new additions, like the one Hudson built.

In response to affordability challenges and a shortage of housing units, municipalities from Alexandria, Virginia, to San Jose, California, have freshened up ordinances regulating ADUs.

"It's a big movement," says Charles Sax, a Portland architect who designs ADUs. "It's just growing exponentially."

Tom Hudson spent more than $100,000 to add a separate apartment to his property in Portland, Oregon. The new place was so nice that Hudson decided to move in.

Now, he rents out his house, which seems dated compared to his freshly built apartment, and lives in his 550-square-foot loft.

"The house is a little bit older and didn't meet all my requirements," says Hudson, an engineer who notes that a number of his neighbors also have built backyard boxes.

Pandemic boost

The coronavirus contagion has spurred investment in housing, and the pandemic has only increased interest in ADUs, real estate experts say. COVID-19's fatal spread in nursing homes means some homeowners would rather keep older relatives at home.

"People are looking for alternatives to assisted living," says Kol Peterson, author of "Backdoor Revolution," a book about ADUs.

The units are typically 500 to 1,000 square feet and include bathrooms and kitchens. Some homeowners use ADUs to house aging parents or adult children. Others rent out the units.

Sam Khater, Freddie Mac's chief economist, says the trend is especially strong in expensive metro areas. For homeowners struggling to afford ever-appreciating homes, rental income from ADUs helps pay the mortgage. In cities with little new construction, granny flats add much-needed housing stock, one backyard apartment at a time.

"Clearly we've got a supply problem that's not going to be fixed anytime soon," Khater says. "ADUs can be a small part of the solution."

Ascertaining the precise number of casitas and garage apartments isn't easy. "There's so little data on this," Khater says.

To arrive at its estimate of 1.4 million units, Freddie Mac analyzed millions of properties marketed through 600 multiple listing services since 1999. Researchers scoured listings for such ADU synonyms as "separate entrances" and "garage conversion."

Backyard income

The ADU trend finds homeowners spending six figures to design, permit and build freestanding dwellings on their properties. Peterson says putting up an 800-square-foot backyard apartment in Portland costs about $210,000.

"It's probably twice that in California, and half that in Detroit," Peterson says. "There's a huge market variation based on regional costs."

No matter where you build an ADU, it's a big expense. Before the coronavirus crisis, homeowners had been bankrolling ADUs with home-equity loans or cash-out refinances, but lenders have limited those loans since March.

In Portland, a new 800-square-foot unit rents for about $2,000 a month, Peterson says. For Hudson, the extra rental income has helped him afford to stay in a city where property values have exploded.

He rents out his modest 1,200-square-foot home for about $1,200 a month, which he says is well below the going rate in Portland.

As for the ADU, Hudson says, "It was a good investment. I knew the cash flow wouldn't be an issue once I got it built."

To read about how to pay for ADUs and more, go to The Oklahoman.

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"Cheap Old Houses" On Instagram Have Become One of the Most Impressive Quarantine Projects

After Buffalo, New York, couple Nick Weith and Damian Mordecai spotted a grand Victorian-style home on a popular Instagram account called Cheap Old Houses, they drove an hour south to a village called Gowanda (population 2,700) to tour the historic property.

Initially, Mordecai, a 39-year-old nonprofit executive, was “less enthused” about the idea of living so far outside the city. But the pair was drawn to the property’s stately brick façade, dramatic slate tile mansard roof and widow’s peak tower. By the time they got back in the car, Mordecai was sold. “We have to buy it,” he said to Weith, a 26-year-old educator.

Their visit to the 1870s manse took place the weekend of March 13, when President Trump declared the coronavirus a national emergency.

In the days that followed, shelter-in-place orders went into effect across New York. By then, Mordecai’s office was already exploring work-from-home solutions, making the prospect of a lengthy daily commute a non-issue. They closed on the 2,300-square-foot, four-bedroom, 1½-bathroom home in June for $52,500, and they estimate that renovations will cost another $50,000. (Cheap Old Houses posted a photo of the house with a caption that exclaimed, “I’ve been saved!”)

Given relatively high city rents and the growing realities of a remote workforce that are becoming ubiquitous as the pandemic persists, purchasing a “cheap old house” in a small town or rural area is becoming an increasingly alluring pathway for some millennials.

“The idea of homeownership seems impossible to so many people,” says Elizabeth Finkelstein, who founded the Cheap Old Houses website and Instagram feed in 2016 with her web designer husband, Ethan. “Some people are tired of pushing paper and staring at pixels all day. They dream of working with their hands. The site helps people realize that it’s not so off-kilter to think you can attain these things.”

The Cheap Old Houses feed broadcasts new real estate listings for old properties across the country — capped at $100,000 — to a “design-savvy” community passionate about historic preservation and restoration projects.

Since the onset of the pandemic, its audience has only grown: It’s hit the 1 million-follower milestone on Instagram and Finkelstein has watched her audience grow at nearly twice the typical rate from week to week. “I’m not surprised by the attraction right now,” she says. “You get this kind of feeling of escapism. It’s the perfect storm of emotions.”

Some people are willing to uproot their lives completely for the right opportunity. Natalie and Michael Ferreira, along with their two young daughters, Bonnie, 6, and Naomi, 3, moved from New Orleans to Norwalk, Ohio, after closing in May on an 1830s-era brick colonial-style home for $79,000. (Yes, they, too, spotted it via Cheap Old Houses.)

Although the purchase prices of historic homes might appear nominal, they almost always require soup-to-nuts renovations, which could range from $50,000 into the high six figures, as well as the arduous and time-consuming task of restoration. Everything from repairing roofs and rewiring electricity to stripping ancient lead paint and installing functioning kitchens can mean dear snags and delays along the way.

During the coronavirus crisis, a fixer-upper offers a sense of purpose. “It brings me solitude, working on something that we’re always inside,” Harrington says. “We can’t go anywhere, anyway.”

There’s also a feeling of security that comes with the sturdiness of a structure that’s stood the test of time. Indeed, the Ferreiras’ house dates back to the Revolutionary War. And Wildey’s is about to enter its third century.

“If this home has lasted 200 years,” Wildey says, “I can get through this. It’s probably been through a few pandemics.”

To read the full article, go to New York Post.

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Curate Your Home with Affordable Art

The finishing touch on any space is what goes on the walls - and luckily it's now easier than ever to shop for curated art online.

Retailers like Juniper Print Shop, Museum Quality Prints, Artfully Walls and so many more provide prints ranging from a few dollars to a few hundred -  just download and send to your local printer, Walgreens, Costco or Office Depot - where you can also choose the perfect paper finish.

We especially love Juniper Print Shop’s easy sizing - designed to fit into affordable IKEA frame sizes - as well as their tutorials for oversized prints. Looking for a custom framing option? Send the file directly to Framebridge, Simply Framed, Level Frames or Artifact Uprising - where the options for matting and framing are not as pricey as you might think, for a super professional-looking piece of art you'll love for years to come!

PRINTS by Juniper Print Shop + Museum Quality Art

You Can Recoup Almost All Your Cost When You Sell with this Exterior Update

Garages have gone unappreciated for far too long.

Now the space that once only seemed suitable for storing lawn gear, holiday decorations, and, of course, automobiles, is having a moment as the ultimate flex room. During the pandemic, homeowners have been converting their garages into offices, lounge areas, and gyms—and it turns out updating the space is actually worth the time and money. 

Adding a new garage door has a higher return on investment than siding, window, entry door, or roof replacements, according to the 2020 Cost Versus Value Study. Specifically, you can recoup nearly 95 percent of the original cost when you sell your property. If you’re in the market for a fresh upgrade and want to attract buyers down the road, consider doors made of rust- and corrosion-free aluminum, wrought-iron hardware, and insulated glass panels that add privacy while also letting in natural light. Or if you simply want to up your curb appeal, get inspired by one of these clever ideas.

Blend in with siding

For a seamless look, SoCal-based designer Raili Clasen clad the garage door of this mid-century bungalow in the same tongue-and-groove panels that run across the rest of the home. The end result: What garage?

Opt for an organic texture

An extra-tall garage door attached to an ultramodern home can come off as intimidating, but natural wood boards soften things right up. 

Get inspired by brick

Over the shiplap look? This home, designed by Australian firm KP Architects, features a door that’s meant to blend in with the slate-gray brick pillars. 

Embrace your inner muralist(Or go colorful!)

With some blue tape and a small roller, you can re-create this geometric design. If that’s a little out of your comfort zone, opt for a bright color!

Paint it black

Going over everything with a crisp, dark charcoal shade is easily the lowest-lift change you can make that has the biggest visual impact. While you’re at it, cover the entire facade in the same hue for a complete 360-degree transformation. 

For some beautiful photo inspiration + more ideas, go to Domino.