COMPLIMENTARY
A Publication of the Granbury Association of REALTORS July 2014
GranburyRealtors.com
country club living
R E A L
E S T AT E
817.219.0456 R E A L E S T AT E
w w w. K n i e p e r Te a m . c o m
817-219-0456 DeCordova Bend
Offered at $648,000
Large country club lake home with huge views, high ceilings and an incredible yard.
DeCordova Bend
Offered at $440,000
DeCordova Bend
Offered at $359,000
3,700+ Executive home in DeCordova. Walking distance to golf, dining, swimming, tennis, etc.
DeCordova Bend
Offered at $109,000
DeCordova Bend
Offered at $590,000
Fantastic waterfront villa in private country club with huge lake views and boat dock.
Pecan Plantation
Offered at $319,000
Enjoy golfing and the lake in this lovely family home with stunning updates throughout.
Fantastic country club home on quiet street with huge backyard and a great garden.
Better than new home with great landscaping on the golf course with an open floor plan.
Pecan Plantation
Pecan Plantation
Pecan Plantation
Offered at $299,900
Š 2014 KNIEPER REALTY, INC.
www.KnieperTeam.com
Custom Built home on #2 tee box of the Nutcracker golf course. This one is AMAZING!
Offered at $398,000
Stunning riverfront home with huge rooms, exeptional views on 2 beautiful lots!
The Waterfront Experts
Offered at $189,900
Family home on the #6 fairway in Pecan Plantation. 4 bedrooms & 2 living areas. Must see!
...and THE Authority on Real Estate.
LINDA BLANKENSHIP
Steve Cook 32 Years Experience Multi Million Dollar Producer
Broker Associate
Cell: 817-929-3905
26 Years Experience Multi Million Dollar Producer
RE/MAX Lake Granbury
817-579-1504
4810 Hwy. 377 E. Granbury, Texas 76049
REALTOR® Associate
Cell: 817-219-5774
Each Office is Independently Owned and Operated
289-DRAMATICALLY REDUCED! Golf course home, recently updated 4bd/3½ba, 3 car garage. Large kitchen with granite, luxurious master suite, game room, well landscaped, large trees. Pecan Plantation. $299,500 MLS# 12043352
211-SPECTACULAR LAKE VIEWS! 3/2/2 open concept. Immaculate! Heavily treed, truly unique, secluded location! $189,000 MLS# 12129921
221-IDEAL LOCATION! Large 4bd/2ba with office/study! Split bedrooms. Immaculate condition. On large lot with storage building in quiet neighborhood on the Ft. Worth side. Lake access! SEE IT NOW! $139,900 MLS# 12147805
239-WILLOW RIDGE, EAST SIDE OF TOWN! Quality 4 bedroom, 3 full bath & study. Built by Hopper Homes 2011. Fantastic floor plan, large open living area, huge kitchen with granite, large privacy fenced yard, sprinkler system, covered patio for entertaining. $244,700 MLS# 12108183
223-UNBELIEVEABLE 4BD/3BA with guest quarters built for entertaining on almost 1 acre! Huge chef’s kitchen, game room, 2 dining areas. 3 car garage with detached 1bd/1ba apartment and oversized garage/shop! Huge trees! ROOM FOR EVERYONE!! $337,000 MLS# 12151568
268-DECORDOVA BEND, recently updated! Wood floors, granite kitchen tops, beautifully decorated. You can move in and start enjoying this spacious 3/2/2, surrounded by large oak trees. Great location, and priced to sell. $163,500 MLS# 12004668
219-NEW HOME IN EXCLUSIVE PECAN PLANTATION! Fabulous 3-2½-3, formal dining, study, open concept. Split bedrooms. Gourmet kitchen with granite counters, stainless appliances. Tons more! All on quiet street. $238,900 MLS# 12085434
403-UPDATED LAKEFRONT! New carpet, paint, tile, and granite counter tops. Great floor plan, covered patio, oversized boat dock with sundeck. This spacious 3/2/2 brick, with study is very close to downtown, and is ready to move into. $214,900 MLS# 12108216 809-25 ACRES! Tolar schools. Rustic 3bd/2ba log cabin, large open living area, wood floors, large porches with great views. Guest house with kitchen, 20x45 work shop, large pond, lots of oak trees, very private location. $349,900 MLS# 12108918
806-COUNTRY HOME 20.5 ACRES! Great floor plan, large open living area, 3/2/2 brick custom built in 2003. Large 50x50 work shop, pond. Oak trees. Fantastic views overlooking Paluxy River Valley. Great horse place. Tolar schools. $395,000 MLS# 12106504
206-JUST LIKE NEW! 3/2/2 on large, fenced corner lot. Enjoy cooking for friends and family in the large kitchen with huge island! New carpet throughout, tile in kitchen and freshly painted. COME SEE! $149,500 MLS# 12130756
605-RETREAT TO GRANBURY & RELAX AT THIS 3BD/2BA MOBILE HOME with two living areas. 42X10 patio, shop, RV parking. Beautiful trees, boat dock/lift. JUST OFF OPEN WATER. VERY PEACEFUL! $95,000 MLS# 12144961
Contents
July 2014
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Go Tub-Less: Dump Your Tub for a Dreamy Shower Page 12
4 | Granbury Association of REALTORS速 * Homes Guide
ASSOCIATION EXECUTIVE:
ADVERTISING & STORY SUBMISSION Emily Graham AE@GRANBURYREALTORS.COM
MEMBERSHIP SUPPORT: President’s Column June 2014 —distributed by Texas Association of Realtors
How to choose the right agent for your real estate transaction Purchasing or selling property takes time and effort, and it’s something you’ll want help with. Hiring a real estate agent means you’ll have an expert who can explain the transaction process while ensuring you get the best deal. But how do you find an agent who gives you the service you deserve? Here are five tips for choosing an agent. Determine your needs Are you a senior looking for a new property to age in place? Are you a first-time seller? Do you have to move within a certain time frame? Before you begin your agent search, think about your situation and how you would explain it to a prospective agent. Once you figure out your needs, you’ll have a better sense of what to discuss with an agent when it’s time to go through your choices. Ask people you trust One of the top ways real estate agents gain new clients is through referrals. If a friend, family member, coworker, or other person who you trust has bought or sold property, you can ask for recommendations of local agents. These people are likely to tell you the truth about their experience working with that agent, so don’t be afraid to ask for the good and bad. Look for a Texas Realtor As a consumer, you want your licensed agent to be a Texas Realtor. Agents who have chosen to be Realtors follow a Code of Ethics that protects their clients’ interests. Texas Realtor also have access to more than 100 forms that nonmembers cannot use, which means that your Texas Realtor has forms for many real estate situations that non-Realtor agents don’t. Conduct interviews before making a choice Once you’ve narrowed down your list of potential Texas Realtors, set up interviews to ask questions about their services and explain what you are looking for. Here’s a list of potential questions worth asking: • What is your communication style? If you prefer certain types of contact or expect to be in touch with a certain frequency, be sure to mention those preferences in your interview. • What does your marketing plan entail? Sellers should find out how a Texas Realtor plans to market their home to prospective buyers. • Do you specialize in my situation? Some Texas Realtors focus on specific areas, demographics, and transaction types. For example, if you’d like to sell some land, a Texas Realtor who specializes in farm and ranch transactions might be best for you. Talk to their other clients Even if you got a recommendation for a Texas Realtor through someone you know, you may want to talk to other past and present clients during the vetting process. This could give you a chance to hear from someone who has a similar situation as yours and can explain how the agent handled it. Although it may take some time to find a Texas Realtor who fits your needs, it’s worth it. Real estate transactions can be complicated, and a Texas Realtor is the best person to provide guidance about each step, give you advice, and help you reach your goals.
Ilse Farrell SUPPORT@GRANBURYREALTORS.COM All real estate advertised in this publication is subject to the Federal Fair Housing Act, which makes it illegal to advertise “any preference, limitation, or discrimination based on race, color, religion, sex, familial status, handicap, or national origin, or an intention to make any such preference, limitation, or discrimination”. This publication will not knowingly accept any listing or advertising for rental or sell of real estate which is in violation of the law. Our readers are hereby informed that all dwellings advertised in this publication are available on an equal opportunity basis. The Homes Guide is published by GAR, 2504 James RD, Granbury, Texas 76049 * (817) 3262530. All information in this publication is believed to be accurate, but is not guaranteed. All information should be independently verified by the customer. GAR assumes no liability for any advertisement in this magazine. GAR reserves the right to refuse advertising space to anyone for any reason. Any reproduction, in whole or in part, or any commercial attempt to cover or alter the appearance of this publication without the written permission of GAR is expressly forbidden. All rights reserved.
BOARD OF DIRECTORS: PRESIDENT: PRESIDENT ELECT: PAST PRESIDENT: SECRETARY: TREASURER: DIRECTOR: DIRECTOR: DIRECTOR: DIRECTOR: DIRECTOR: TAR DIRECTOR:
Jerry Williamson Donyce Parish Kimberly Shook Carla Bandera Beth Shearon Jane Mouhot Laura Life Tammy Dill Becky Wheatley Lynn Dirks Lee Overstreet
2014 COMMITTEE CHAIRS
FINANCE: Beth Shearon GOVERNMENTAL AFFAIRS: Pat Correll MEMBERSHIP: Kyrstin Zimmermann MULTIPLE LISTING SERVICE: Gary Proctor PROFESSIONAL DEVELOPMENT: Star Tull TREPAC: Kimberly Shook STRATEGIC PLANNING: Kay Bailey SPECIAL EVENTS: Kylee Peterson PUBLIC RELATIONS: Tammye Rushing
Find a Texas Realtor at TexasRealEstate.com, and search the site for more information about buying, selling, and leasing property in Texas.
2504 James Road, Granbury, TX 76049 · PHONE: 817-326-2530 · FACSIMILE: 817-326-2545 · WWW.GRANBURYREALTORS.COM
Jerry Williamson Licensed Texas Broker
817-706-6582
www.ComanchePeakRealty.com *An American Patriot Company*
239 – CITY OF GRANBURY – Check out this neat property near the Granbury Post Office and lots of other downtown Granbury locations. 3 bed/1.5 bath, 1000sf. Metal roof, city utilities, new garage door. Storage building with electric. $89,900
Joy Paris Cell 817-578-5408
RE/MAX Lake Granbury
Broker/ Owner
4810 E. Hwy. 377, Granbury,Texas 76049 cell: (817) 578-5408 or office: (817) 579-1504 Each Office is Independently Owned and Operated
GORGEOUS MOUNTAIN SETTING...OVERLOOKING HEATED POOL AND FRONTING ON A STOCKED FISHING LAKE. Note: The dam to this lake has recently been redone to ensure proper water retention. Originally this was a Builder’s personal home with all the finest amenities, granite, stainless steel, central vacuum, etc., etc. Second living or guest quarters with full bath upstairs. Beamed ceiling in spacious living room with impressive floor to ceiling rock fireplace. Study or 3rd bedroom with lovely woodwork & many built-ins. Sunroom opens to covered patio with an outdoor kitchen and sitting area overlooking the pool and lake. Separate workshop and outdoor hot tub room. BRING BOAT ~ THIS ONE SPECIAL!! $385,000 6 | YOUR Granbury Association of ISREALTORS® * Homes Guide
2270 – THE TREES COURT – Don’t miss out on this charming home near Acton. 4 bed/3 bath, 2600+ sf. Two masters. Workshop. Shade Trees. $209,900 MLS # 2118979
PRICE REDUCED – WATERFRONT Immaculate construction, recent updates, 4 bed, 3.5 bath, 3,179 Sq. ft. Hardwood and ceramic tile. Plantation shutters, crown molding, spiral staircase. Extensive rockwork, double-deck boat dock, great lake view. $495,000 MLS# 11961974
$79,900 Value waterfront Solitare home. Neat as a pin and views forever. Newer rock retaining wall and large deck across back of home.
$679,000 Harbor Lakes waterfront luxury. 4-3.5-3 with composite dock and jet ski lifts. Huge water views! Decorator colors and upgrades have been added.
$359,000 Wide open spaces is what you will find in this 3-2-2 home with almost 9 acres. Tolar schools, huge live oak trees, barn, auto-gate opener & updated interior!
$121,900 DeCordova cutie with incredible tree shaded yard and covered back patio. Large open living and kitchen. 3-2-2 with bonus game room.
$274,900 Pecan 3-3-2 with indoor pool! Luxury finish out with handicap access make this a stand out home. Large trees and tons of privacy in yard!
$479,000 Water under dock and incredible views!4-3-2 with RV Parking. Upgraded and ready for summer fun. Tram straight to deep water dock.
$339,000 Cottage style mainbody waterfront home featuring everything new from top to bottom. Spacious back deck to take in the massive water views.
$299,000 Top of the world Mountain Lakes beauty on 5 acres. 3-3-2 with huge bonus room upstairs. Huge 30x50 shop with asphalt drive and entry gate.
$489,000 Custom home on 3 lush acres in Summerlin. 3-4-3 with study and garage storage. Quiet tranquil setting close to town. Custom everything.
Like me on Facebook: FeliciaTPeters
UNITED REALTY PROFESSIONALS
Felicia Peters,
ABR, CRS, GRI, SRES Managing Broker n n ca o Pe ntati a Pl
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817-578-0555
felicia@feliciapeters.com www.feliciapeters.com Large end unit condo on 1st floor with updated kitchen and bathrooms. Plantation shutters, wood look floors in living area, carpet in bedrooms. Washer & dryer, fridge and range stay with unit. Move-in ready. 2 parking spaces & storage unit! $79,500 One owner home on the main body of Lake Granbury. Very nice open floor plan. With lovely mature trees well groomed landscaping and 2 car garage. Wood floors in both living areas and kitchen. $270,000
Better than new! A delightful home with many upgrades and attention to detail! Ceramic tile floors with carpet as well. Eat in kitchen with a bay window looking out to the front yard. Fabulous landscaping, many trees shading this great lot. Covered patio in back yard to enjoy the outdoors $144,900 You’ll be thrilled with the space in this home 4 bedrooms, 3 baths AND a study, formal dining, kitchen with breakfast room. Granite in kitchen, golf cart storage and room for workshop in garage. Beautiful laminate floors in living room, formal dining and study, ceramic floors in kitchen and baths. WOW!! $242,750. Superb Craftsman style home in the heart of Granbury. The upgrades include granite counters, hardwood floors exceptional cabinetry and so much more! Walk to the Square or even the beach. Convenience and charm of a newer home in the Olde Towne of Granbury! $270,000 Lovely updated home in gated community with the feel of open spaces. Glassed in porch and breakfast nook w/great view. Large open living room with vaulted ceiling and dining area with built-ins. Light, bright kitchen has plenty of cabinet storage. $165,000
3818 Winding Way Bargain of the Century! Updated Stone One Story with Pool & Pool House plus with 2 Living Areas & 2 Dining Areas 3BRs/2BAs/2 Car Ovesized! Boat Dock, Firepit, Plank Floors, Waiting on a Newer Owner! Priced to MOVE! $275K 4219 Mojave DeCordova Golf Course Home on #11 Green! 4BR new paint, metal roof, flooring +Seller willing to help with Closing Costs! Priced to MOVE- $130K
5339 Mission Cir DeCordova-’06 Handy Plank & Stone home on a cul de sac. 4/3/2 & a golf cart garage. 2305 sqft. WBFP, kitchen island, Master & 2 BRs down & Huge Bedroom, Mother in Laws Quarters, Media Room up with its own HVAC Priced to go $197,500 5330 Fairway Circle DeCordova- Tons of space at a Bargain PRICE! 4166sqft. 4BR 3.5BA on a Shady lot with a view of the Golf Course! Stone Home with Hardwood flooring, dual MASTERS up & Down & 3 Living Areas! ROCK Bottom priced at $259K 5008 Largo DeCordova Golf Course Upgraded. 2514sqft One Story brick, tall ceilings, 12 in crown, hardwood floors, granite & plantation shutters thru-out. 2nd Living/ Sunroom now office, Huge master, 2 Car + Golf Garage. $240K 4506 Cimmaron DeCordova. Brick one story 3/2 lives BIG because there is a 350+ sqft SUN ROOM not included in 1631 sqft. Open Concept, New roof, hardwood in Dining. 6ft Privacy Fence. Tile Kitchen & Baths $132,500 5124 LaVista DeCordova for SALE or Lease. Seller Financing Considered! Main body Views-Open Concept & 3 Masters. Hardwood floors, Vaulted ceilings, tiled counter & kitchen floors. New stainless appliances $269K $1350/mo
Kay Bailey GRI 817-776-1668
UNITED REALTY PROFESSIONALS
www.DeCordovaBend.com for ALL the listings in DeCordova
OPEN SUNDAYS!
Lake Granbury Joy Paris, CRS, ABR Broker/Owner
Jeff Alexander
817-219-2939
Linda Blankenship 817-219-5774
Steve Conley
254-205-2733
Steve Cook
817-929-3905
Pat Correll
Rod Davis
817-776-0323 817-578-0660
817-579-1504 800-749-8199 Outside of Granbury www. remax-lakegranbury-tx.com
Lynn Dirks
817-578-4841
Martha Dugan
817-219-2517
Denise Gray
817-219-1267
Evelyn Joseph
817-243-9089
Paula Knowles
817-776-1226
Sally Moore
817-219-0896
Alicia Tibbets
817-946-3303
417-ONE OWNER CUSTOM executive home in prestigious Mallard Pointe on one acre level to waterfront. 3 bedrooms, media room (or 4th bd.), 3 baths, game room. Outdoor kitchen, salt-water pool, dock with lift. BEAUTIFUL HOME ! $499,000 MLS# 12135125
209-NEW CONSTRUCTION 4/2/2 ON THE GOLF COURSE!! Open concept living/dining/kitchen with coffered/vaulted ceilings. Island kitchen, split bedrooms. Granite throughout. Landscaped & sodded lawn. Covered patio. CLOSE TO TOWN!! $234,900 MLS# 12143942
207-ONE OF A KIND! Two living areas, gorgeous kitchen with tons of cabinets. Second living area is highlighted by marble fireplace. Split bedroom arrangement, roomy closets. Luxurious bath to match the lovely master bedroom. Workshop, sprinklers and alarm system. $244,900 MLS# 12130796
261-ALL-TILE FLOORING IN THIS CUTE 3/2/2. Built 2009. Eat-in kitchen, breakfast bar, formal area, and fireplace in living. Lots of extra cabinets and counter space added + pantry. $144,900 Call Evelyn 817-243-9089 MLS# 12158031
416-BEAUTIFUL WATERFRONT HOME ON OPEN WATER. Open floor plan with a cook’s kitchen. Salt water pool. Double deck boat dock with two jet ski lifts. Big shop in the garage makes this a true dream home. $419,000 MLS# 12109432
252-LOVELY WELL MAINTAINED HOME WITH A GREAT FLOOR PLAN & many upgraded features. Large woodworking shop with full bathroom and more covered parking. Big oaks and flowering trees, mature landscaping and wonderful covered patio. No city taxes. $209,500 MLS# 12137302
248-DECORDOVA BEND GOLF COURSE COMMUNITY. Tons of upgrades in the split bedroom floorplan. Gourmet kitchen with granite countertops & double oven. Living area has hand scraped plank flooring with a corner stone fireplace. $185,000 MLS# 12115895
205-TOLAR! IN GROUND POOL. 3/2/2 brick. 18x40 metal shop, fenced yard, trees. $124,500 MLS# 12117382
294-LARGE FAMILY? This is the perfect home, 5 bedroom, 4 bath, study, large open living area, large kitchen. In ground pool, large corner lot, great trees, circle drive, oversized covered patio. $232,900 MLS# 12050253
246-BEAUTIFUL 4bd/2½ ba in Stoney Creek with huge yard. Enjoy the backyard with beautiful pool & spa. Granite countertops throughout & new appliances. New roof & heat pump in 2013. Really nice sunroom. Ceramic tile throughout. $266,000 MLS# 12136111
227-CUSTOM HOME with open floor plan, kitchen with custom cabinets, granite counters & stained concrete floors. Beautiful landscaped yard with circle drive & oversized 2 car garage with golf cart storage. Located on Cloud Nine, 9 hole golf course. Covered patios. $240,000 MLS# 12053209
214-CHARMING HOME that is light and bright. Beautiful see-thru fireplace between the living areas. Fenced front courtyard and back patio. Circle drive. Lots of trees and landscaping. Storage building. Half bath, golf cart area and sink in garage. Clean and neat, a must see. $175,000 MLS# 12155742
234-BEAUTIFUL VIEW AND GREAT LOCATION ON RIVER. Split bedrooms, butlers pantry, and just a short walk to one of Pecans Parks on the historic Brazos River. Large covered patio. Golf cart garage. Warm and inviting. Granite kitchen with view to river from the breakfast room. $219,500 MLS# 12154205
420-EXQUISITE GARDENER’S DREAM! River front. Pecan Plantation. 3/2/2 with basement for storage or workshop. Greenhouse. Cat run. Fish pond with waterfall. Front & backyard terraced with an array of gardens & patios. $397,900 MLS# 12161767\
412-LAKE GRANBURY RETREAT! Unique 3bd/3ba - three level mainbody lake house!!! Wide open living/dining/kitchen with spectacular views. Huge mainbody lot with trees. Boat dock/lift. Secluded location close to town! One of a kind! $250,000 MLS# 12157910
RE/MAX Lake Granbury 4810 E. Hwy. 377, Granbury,Texas 76049 (817) 579-1504
REALTOR
Each Office is Independently Owned and Operated
6 BEAUTIFUL ACRES in Nemo, right off Hwy 67 to FM 200. 400 feet of FM 200 road frontage. Beautiful building sites. Lots of trees and views. Glen Rose Schools. Minutes from the new Chisholm Trail Tollway. $54,900
Alicia Tibbets (817) 946-3303
17+/BEAUTIFUL PEACEFUL ACRES. Lots of trees, access from two county roads. Glen Rose ISD. Minutes from Rough Creek Lodge and Fossil Rim. Peaceful country living! Possible owner finance. $135,000
Go Tub-Less: Dump Your Tub for a Dreamy Shower
By: John Riha Published: April 18, 2014 Changing your bathtub to a shower is trending your house in the right direction. Here’s how to plan for a smooth transition. If you’re thinking of converting your bathtub to a shower, you’re in good company. The American Institute of Architects says that the tub-less bathroom is growing in popularity. Its annual Home Design Trends Survey found that more than 60% of homeowners preferred a stall shower without a tub in 2013. Compare that to 49% in 2012, the first year they specifically surveyed about tub-less bathrooms. However, there’s a caveat: Even if you only use your tub to wash the mini-blinds, most real estate agents are adamant about having at least one bathtub in your house to preserve marketability. A recent Houzz poll agrees, with 58% of respondents claiming, “you’ll never sell that house without a tub.” The conclusion? Go ahead and convert your old tub or tub/shower combo into a cool, walk-in shower, as long as one other bathroom in your house has a tub for tasks such as bathing small children.
16 | Granbury Association of REALTORS® * Homes Guide
Do You Need to Relocate Your Shower? If you’re planning a simple conversion (not a full bathroom makeover), then your project is straightforward. If your old tub is in an alcove, you can remove it and be left with a space that’s about 30-34 inches deep and 5 feet wide -- a good space for a shower. With minor modifications, your water supply and drain lines will already be in place, saving you money on plumbing costs. If you have a free-standing tub, a bit more planning may be involved. Many free-standing tubs are positioned under or near windows -and you’ll want to avoid windows in your new shower enclosure. That means putting your shower in a different location. But you’ll want to have it as close as possible to the existing water supply and drain lines to keep plumbing costs low. Moving plumbing to a new location can add hundreds of dollars to your project. Will Your Dream Shower Fit? Most building codes say the floor of a shower stall should be at least 30-by-30 inches. A 36-by-36-inch-wide stall is recommended by the National Kitchen and Bath Association (NKBA). If you’re building to the NKBA standards, an existing tub alcove probably needs modification -- such as adding short sections of wall -- to make the finished
shower space 36 inches deep. Other key measurements: Finished ceiling height: At least 80 inches. Distance from side of toilet to shower wall: 15 inches minimum measured from the center of the toilet to the wall; 18 inches is recommended. Distance from front of toilet to shower wall (or any wall): 21 inches minimum measured from the front of the toilet bowl to the wall; 30 inches is recommended. Shower door swing: Should clear all obstructions, especially the toilet and vanity cabinet. Sliding glass doors or shower curtains can help solve door swing problems. Tear-Out Tips Removing your old tub might not be simple. If it’s cast-iron, you’ll need some muscle to get it out of way. If it’s in good condition, you could sell it online or donate it to a ReStore outlet. Intact tile and any fixtures also can be donated or sold to stores that sell salvaged building materials. During tear-out, you should: Evaluate the condition of existing pipes and replace if necessary. Check framing and subfloor for mold, mildew, and rot, and repair as needed.
curbs and a drain hole, and a hinged glass door. They’re made to fit into corners and old bathtub alcoves. The seamless, individual pieces make kit installation fast and relatively easy. The shower pan has curbs to contain water and a built-in slope for drainage. Kits are made in various sizes to fit all sorts of configurations, and some include extras such as built-in seats and shelves for bath products. You can also find curbless kits, but the requirements are the same -you’ll either have to raise the level of the bathroom floor, or lower the floor of the kit for a seamless transition. Tiled showers with curbs are built on site. The curbs typically are made with flat 2-by-4s stacked on top of each other and finished with ceramic tile. Either a solid or glass wall sits atop the curbs. Shower pans for use with tile are one-piece acrylic or fiberglass, or custom-made from poured mortar. The mortar is sloped by hand toward the drain, then covered with a waterproof rubber or vinyl membrane. Another layer of mortar -- then tile -- completes the job. Curbless showers use specially-made pans designed to fit flush with the surrounding subfloor so that tile can be laid continuously over both the shower and bathroom floor. If your floor is slab, you’ll have to remove a section of the slab to make room for the pan. That’s a noisy, messy job, but a concrete contractor should be able to do the work in 2-3 hours.
Make sure your shower valve is in good condition -- now is the time to upgrade to a single-handle, pressure-balancing valve that controls temps and volume ($100-$160).
If not, an alternative is to cut down the tops of the floor joists so that you can install a shower pan slightly below the level of your existing flooring. That way, the tile of your new shower will be flush with your existing flooring and you’ll have a continuous, seamless floor. However, altering joists requires approval from your local building authority. You might be required to beef up supports before removing any wood.
The Shower Floor: Curbs or Curbless?
What’s the Cost?
The floor of your shower (aka the shower pan) has a lot to say about the style and cost of your conversion. You have a choice of two basic types of pan: one corrals water with curbs that you step over as you enter; the other is curbless.
Shower stall kits with acrylic or fiberglass sides and a hinged door are $200-$2,000; curbless one-piece shower enclosures are $2,000$4,000. A competent DIYer can install a kit in a weekend.
Shower pans with curbs form a complete enclosure to contain water spray and channel it to a drain. The floor of the shower pan has the proper pitch to drain water. Showers with curbs are usually easier -and cheaper -- to install than curbless installations. Curbless shower stalls (aka barrier-free showers) are very au courant but trickier to make -- the drainage slope of the floor has to be built below the level of the surrounding flooring surface. That means either raising the level of the surrounding floor, or lowering the shower pan. If you raise the bathroom floor, it’ll be higher than any other floor that it meets, such as the floor of your master bedroom. You’ll need a transition threshold, which can be awkward and defeats the advantage of curbless shower if you’re wanting to be able to roll in a wheelchair. What are the Options? Shower stall kits are low-cost options. They’re typically made of acrylic or fiberglass, and include pre-made sides, a skid-proof floor pan with
A professionally installed, tiled shower enclosure is $1,000-$3,500 depending on complexity, size, and the type of tile and fixtures you choose. Add another $500-$1,000 for tear-out, new plumbing pipes, fixtures, and any custom carpentry. In Closing, Some Fun Shower Facts: 42% of Americans pee in the shower. 52% sing in the shower (the most-sung tune: “Singin’ In The Rain”). 53% prefer to shower in the morning; 29% shower in the evening. 7% claim they never shower or take a bath -- ever. Source: 2004 American Standard study done to promote its VertiSpa line Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®.
Albert Land, Owner Broker
817-279-2676
3405 E. Hwy 377, Suite B Granbury, TX 76049 817-573-7564 Visit us on the web - www.albertland.com
email: albert@albertland.com
# 110 OPEN CONCEPT MODERN 3-2-2 BRICK HOME ON FT. WORTH SIDE OF GRANBURY: Extra nice 2006 built split bedroom floor plan offers private master suite with walk-in closet, large double vanity, ceramic tiled shower enclosures in both baths (not Fiber-glas); lots of ceramic and laminate wood flooring; WBFP; custom 2” blinds, roof just replaced, high ceilings, spacious fenced back yard with 13 X 17 patio with custom built patio cover; quick access to Hwy 377E and the DFW Metro-Plex area. Ready to move-in. Asking $ 128,500
# 810 ATTENTION INVESTORS – COMMERCIAL OPPORTUNITY ON HIGHWAY 377 EAST: High traffic count for this .69 acre commercial tract with 100’ of frontage on 377 E. Two structures on property currently under lease,. LISTED @ $180,000
BUILDING LOTS AVAILABLE
# 755 MAINBODY WATERFRONT LOT: ½ Acre with level building site in one of Granbury’s nicest waterfront communities restricted for permanent home-sites; water available; low HOA dues; no city taxes; good deep water area. Asking $119,000
# 710 WOODED RESIDENTIAL BUILDING LOT in newer brick home area; no city taxes; not Home Owners Dues; building pad in place; water utility available; septic required. $13,500
# 730 NICE BUILDING SITE IN ESTABLISHED RESIDENTIAL NEIGHBORHOOD: Mature trees; central water available; no city taxes; just minutes from the Historic Downtown Granbury Square; $15,000 – Make Offer!
P orter Titl e Company Porter Title Company is a title and escrow company that has been serving Hood County real estate needs since 1937.
Porter Title has the experience and tools to meet the needs of mortgage brokers,
www.portertitle.com
realtors, and lending institutions. We work hard to make each of our clients happy, and we provide the highest level of customer service.
O u r Quuaalirtayn t e e! Ke y G
Main Phone
Metro
Fax
817-579-3100
817-578-2000
817-573-5467
Three Local Locations To Serve You!
Waters Edge
377 Branch
Plant number
817-579-3117
817-579-3165
817-579-3131
SALLY MOORE (817) 579-1504
Cell: (817) 219-0896 salsells@windstream.net
RE/MAX Lake Granbury BROKER/ASSOCIATE
SALSELLSGRANBURYREALESTATE.COM 4810 E. Hwy. 377, Granbury, Texas 76049 Each Office is Independently Owned and Operated
240-PERFECT FAMILY HOME ON THE NUTCRACKER GOLF COURSE IN PECAN PLANTATION. 2 story, 4 bedrooms, 2 dining areas, sitting room off of kitchen, 3 living areas. Covered patio and balcony, 3 car garage with circle drive. $350,000 MLS#12108510
#53533 LAKEFRONT Like New. Doublewide home with front porch and big back deck overlooking the lake. Boat slip, storage bldg., and carport. Home has 3/2 and 2 living areas. HOA with boat ramp, clubhouse, pool, and playground. REDUCED to $115,000
Ne w
Li st in g
411-PORT RIDGLEA WEST. 3/2/2 with open concept. 3 living areas. Fenced and sprinkled yard. Lake side patio, boat dock with lift. $205,000 MLS# 12135075
225-GREAT STARTER OR RETIREMENT. 3/2/2 brick, open floor plan, split bedrooms, tiled floors, covered patio, fenced yard. $86,000 MLS# 12155181
#6123 GREAT LOCATION. Rock and siding 3/2/1 home. Has sun-porch and storage building. Only 1 block off Morgan Street near Rough Creek Park and the Marina. Older home needs some updates. $98,500
UNDER CONTRACT
2018-OUTSTANDING VALUE! Level cul-de-sac building site in Bluff View. Across the street from Lake Granbury in a neighborhood of fine homes. HOA fees include lawn maintenance and watering. $12,900 MLS# 12112724
#70303 5 ACRES - Convenient location on Ft. Worth side of Granbury. Level acreage to build. No Mobiles. MINI-RANCH Community of High Chaparral. Reduced to $45,900
The Granbury Association of REALTORS recommends you do business with our GREAT affiliates.
Greg Lewis
Professional Home Inspector LIC 4256 • TAREI Certified Advanced Inspector • Exclusive to Inspection Industry since 1997 • Exceptional Client Service
817-279-9953
premierinspectinc.com
PREMIER INSPECT INC
more great rates, low fees friendly, responsive service quick approvals
Melissa Schaefer NMLS #441943 817-579-4902 www.communitymortgage-tx.com
Video Contest
What is the My Texas Home Video Contest? Simply put, the My Texas Home video contest is your chance to win $5000 by telling us what makes Texas a truly special and unique place that you call home. VoiceForTexas-TREPAC are hosting a contest to highlight what makes Texas the best place to live. Tell your story about why you love your home in Texas. Tell us why your home is so special to you. Tell us about its history, or what makes it unique. Tell us about your community: the people, the families, and the friends...tell us about why you love your home and why you’re proud to call Texas home. Submit a video to us for the chance to win the $5,000 grand prize, $2,000 second place prize and $500 third place prize. Share this website with your friends on Facebook, Twitter or by e-mail to see if someone you know can create the best video. The contest begins July 1, but you can submit today by visiting the website below.
Submit your video at
www.MyTexasHouse.org
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Win
TREPAC | 111 Congress Ave. Suite 400 | Austin, Texas 78701 In compliance with the Texas Election Code, no corporate money was used to finance this webpage or any solicitation for contributions to TREPAC contained herein. Contributions received by TREPAC from any person may be used for political expenditures or to defray expenses of solicitation, and as such are subject to rules set out in Chapter 253 and 254 of the Texas Election Code and are required to be reported to the Texas Ethics Commission.
To access info on all MLS Listings, visit
GranburyColdwellBanker.com or with your SmartPhone at
MyCBmobile.com
817.579.5355
For info by phone 24/7, call 817.573.4663
53303 BARGAIN of the Century! GIANT hardwood floored Living Area* Built-in bookshelves*SUN ROOM off Master*SUN ROOM has Tongue & Groove Ceilings & LOTS of windows + fire stove!! Flagstone Walkways*A MUST SEE!! $259,000
50073 REDUCED Amazing UPDATED 1 Story BRICK across from #4 LADIES Tee BOX with PLANTATION SHUTTERS, TALL Ceilings,12” CROWN*HUGE MASTER!! Kitchen has GORGEOUS Glazed Cabinetry & Brkfst. Bar $240,000
14513 SELLERS WILL HELP WITH BUYERS CLOSING COSTS with acceptable OFFER!!!! GREAT 3 Bdrm Split level Townhouse overlooking Lake Granbury*WONDERFUL walk –in lever patio with fountain. READY TO MOVE!! $125,000
89023 AMAZING Home & Value in Pecan. Close to both Golf Courses. Laminate & Tile floors, SS Double Convection oven & frig, microwave-washer & dryer stay. BIG Fenced Backyard. Cabinets & Closets THROUGHOUT!! $195,500
47033 BEAUTIFUL 3 Bdrm. home with privacy fenced yard and hot tub on COVERED PATIO! Two living areas, jetted tub in Master Bath, PLANTATION SHUTTERS! Island kitchen has Breakfast Bar & Walk In Pantry! $134,500
24033 RARE Squaw Creek frontage home and property. Black Oak Manor is an elegant Southern style home. All rooms are large and inviting. Parlor heater, wood burning stove in Master Suite. Electric gate at the entrance. $598,700
64233 GREAT Home on #3 Fairway of Pecan Golf Course. Closed In Porch with AC & heat for a den with lots of windows and solar screens overlooking the golf course. Beautiful dark wood floor and granite tile countertops. $226,500
54203 This EXTRAORDINARY custom home on 3 acres is located in Pecan Plantation with access to the Taxiway. BEAUTIFUL pool and hot tub! Entertain on the beautiful covered patio. GAME ROOM upstairs! $569,000
100203 This BEAUTIFUL property located in PECAN PLANTATION is one not to be missed. GORGEOUS home on 4.6 acres offers beautiful views, a gourmet kitchen, Saltillo tile throughout first floor. Come enjoy the LANAI!! $469,000
63053 LOVELY recently updated home in Gated Community with the feel of open spaces. Glassed in porch and breakfast nook have a GREAT view. Great home, move in ready and SELLER IS MOTIVATED!!! $165,000
1143 ONE OWNER home on the main body of Lake Granbury. Very nice open floor plan. LOVELY mature trees, well groomed landscaping and 2 car garage. Wood floors in both living areas and kitchen. COME SEE!! $270,000
15083 Well cared for home with NEW wood flooring installed in 2012. LARGE fenced backyard. Granite Counter Tops in Kitchen and Baths. SPACIOUS foyer brings you into LARGE living area. MOVE IN READY!! $144,900
Jeannette Black - Owner/Broker
For information on all our properties 24/7, call 817.573.HOME
LAKE GRANBURY MAGAZINE 1
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