condoLife HOUSTON’S INNER LOOP LUXURY LIVING
SPRING 2018
The New Vertical Neighborhood Houston Condominium Market Update The Luxury Of Time
+ The Sudhoff Portfolio
INTRODUCING A NEW HOME FOR DESIGN
CASA store and showroom is a collection of exclusive Italian brands that elevate interiors to an unrivaled level of refined European lifestyle. Curated collections featured include Giorgetti, Poltrona Frau, Listone Giordano, Rimadesio, Elam Kitchens by Tisettanta, Viabizzuno, Tacchini, and cover every detail, from advanced flooring to superior lighting, and from home accessories to kitchen cabinetry and closet systems. At CASA, experienced consultants guide developers, builders, designers, architects, hoteliers and homeowners in fashioning every property into its own embodiment of luxury, elegance and functional perfection.
L O C AT E D AT W E S T AV E 2 8 0 0 K I R BY DR I V E , S U I T E B10 0 HOUS T ON , T X 7 70 98 7 1 3.7 14. 8 105 C A S A-HOUS T ON .C OM
Make “your better is out there” happen Bigger house. Place with a view. Change of pace. Whatever your reason for buying a home, we’re here to help make it happen for you. You’ll have the programs, tools, and personal support you’ll need at every stage of the loan process: • Learn more with our Home Loan Shopping Tools at wellsfargo.com/mortgagetools. Explore calculators, loan programs, payments, and closing costs customized to your specific needs.
• Qualify for a special interest rate discount on your mortgage — you’ll pay less interest over the life of your loan with this discount that’s based on your assets under management with Wells Fargo.
• Finance a new home, vacation home, or investment property — with our jumbo home financing options, you’ll find a loan to meet your needs.
• Conveniently check your loan’s progress online with yourLoanTrackerSM. Plus, see upcoming tasks, submit documents electronically, and review disclosures online. Talk to me to see if yourLoanTracker is available for your loan.
• Get a personalized rate quote and guidance — I’ll help you by carefully explaining your home loan options.
When it comes to financing your home, I’m here to help make your “better” happen. Call me today. Jared Alexander Cox Private Mortgage Banker 713-858-7058 jared.a.cox@wellsfargo.com www.wfhm.com/jared-cox NMLSR ID 218480
Information is accurate as of date of printing and is subject to change without notice. Wells Fargo Home Mortgage is a division of Wells Fargo Bank, N.A. © 2017 Wells Fargo Bank, N.A. All rights reserved. NMLSR ID 399801. AS3801979 Expires 12/2017
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Contents SPRING 2018
Featured Developments
20
Editorial 4 Giorgetti Houston 8 Mandell Montrose 12 The Sophie at Bayou Bend 16 1011 Studemont The New Vertical Neighborhood 7 18 The River Oaks 11 Sales & Market Update The Luxury of Time 20 22 The Revere at River Oaks The Evolution of Condominium Living 29 25 The Moderne Rice Village 37 Frequently Asked Questions Wilshire at Art Appreciation 40 30 The River Oaks District A bold mix of art and artistry
Timeless architecture
Offering sky-high ceilings
In the heart of the Washington Corridor
In Houston’s most prestigious neighborhood
A full-service boutique condominium
A 360-degree view of life
Perfectly situated in River Oaks District
34
Mimosa Terrace Single-floor condominium living
3050 South Post Oak Blvd, Suite 400 | Houston, Texas 77056 Sudhoffco.com | 281.652.5588
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All information contained within is believed to be accurate but not warranted.
You create your culinary masterpiece, we’ll clean ours. The Combi-steam oven.
The difference is Gaggenau. Creating flawless perfection can be a messy process. While our 400 series Combi-steam oven frees you to bake, braise, broil and steam, these freedoms can leave their mark inside the oven. Hence our unique, innovative cleaning system. Simply insert the cleaning cartridge and let the water do the work. The challenges others shy away from, we rise to. We introduced the Combi-steam oven to the private kitchen over 15 years ago - and now we’re cleaning it. For more information, please contact Manna Distributors| 8708 Westpark Dr.|Houston|TX 77063|713.977.3318 or visit www.gaggenau-usa.com
How Different Would You Be?
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Like Houstonians, Giorgetti Houston is a rare find – a bold mix of art and artistry for whom perfection is an obsession. Giorgetti Houston is a boutique 7-story building that combines art, architecture, and craftsmanship into one culturally cohesive design. By working hand-in-hand with Giorgetti, one of the world’s finest cabinet and furniture makers, a uniquely branded lifestyle and example of architectural art was created. When you look into the genesis of Giorgetti’s philosophy you’ll see how the design of Giorgetti Houston exemplifies their exclusivity, atypical uniqueness and artistry. What makes something timeless? Exquisite and enlightening details and subconscious emotional connections. Timeless beauty is achieved in the essence of Giorgetti’s first and only residence. Its artistry has a detail that has been aesthetically mastered for over 190 years. “With our partners, we share the same passion, vision, and love for the brand and for the lifestyle that we are able to create and express. The result is very special — a remarkable living space, imbued with the spirit of modern elegance,” said Giovanni Del Vecchio, Giorgetti Managing Director. Houston is a vibrant, sophisticated forwardlooking city that is designed to innovate and lead. Developer Stolz Partners and architects Mirador Group have partnered together to offer the first luxury branded condominium appointed with Giorgetti cabinetry, lighting, and a signature wall element. This timeless residence will be adorned with contemporary
glass, stucco, and masonry. Each residence will also include a large private outdoor loggia, outdoor kitchen & fireplace, private garages, direct access entry elevator foyer, four elevators, and pet friendly features. The kitchen is often referred to as the heart of the home. At Giorgetti Houston, the kitchen is not only the heart, but anima e corpo, the heart and soul of your home. From the handcrafted Giorgetti designed cabinetry to the perfection of Gaggenau engineering to the exceptional finishes and one-of-akind Listone Giordano flooring your kitchen beckons as the center of life well-lived. This boutique building is located in the Upper Kirby District, a pinnacle address offering curated neighborhood amenities. West Ave retailers include CASA, which features Giorgetti and demonstrates the kitchen, closets and hardwood. Buyers at Giorgetti Houston can select and confirm finishes now exclusively at CASA. Tootsies, Eddie V’s , Armandos and Whole Foods Market are all within walking distance as well. Owning a home at Giorgetti Houston is membership into an exclusive inner circle. Your home at Giorgetti Houston is designed to be a perfect everlasting moment. Designs range from 2,700 to 5,600 square feet and priced from $1.5M.
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GIORGETTI DEVELOPER Stolz Partners SIZE 2 – 3 BEDS | 2,700 – 5,600 SF PRICES From $1.5M+ FEATURES • First-of-its-kind unveiling • Giorgetti cabinetry, lighting, & signature wall elements • Large private outdoor loggia with an outdoor kitchen and fireplace • Pet friendly CONTACT GiorgettiHouston.com | 713.600.5062 LOCATION Upper Kirby | 2992 Kirby Drive
The new vertical
NEIGHBORHOOD By Jill Archibald
High-rise condominium living is equipped with luxurious conveniences and amenities such as valet parking, grocery delivery and club rooms; however, one that may not initially come to mind is the community that is fostered amongst a building’s residents. For many of those moving into Houston’s chicest condominium developments, a sense of community is an amenity that does not go overlooked. Residents drawn to the lock-and-leave lifestyle are often in the same season of life, looking to downsize from large family homes and the up keep associated with them, yet still interested in developing and maintaining relationships with fellow neighbors. Condominiums currently being developed are responding to the needs and interests of their buyers, and they’ve recognized that community is an important element to developing a sought-after property. Management goes to great lengths to ensure that residents feel connected and engaged. In fact, some properties, such as The River Oaks, take monthly programming to the next level by hiring personnel to specifically manage events. Enter the community coordinator – a dedicated employee responsible for creating events designed to engage and attract a
property’s residents. Not only does this person organize community gatherings, but the coordinator can also arrange various aspects of a resident’s in-home event, including sourcing catering, flowers and decor. For example, the residents of The River Oaks have already started to get to know each other. During this past holiday season, one buyer hosted a cocktail party for his future neighbors. Coincidentally, many of the party’s attendees realized their lives were connected in more ways than simply sharing a future home address – they are friends of friends, former book club members and parents of students that graduated together. This sense of familiarity is the case for many transitioning into condominium living. Often, residents are connected in some sort of six degrees of separation due to their similar interests and participation in common activities. In addition, because homebuyers are around the same age like, soon to be empty nesters looking to consolidate their space – residents recognize familiar faces walking the building. Many owners realize their children went to the same school or shared the same guidance counselor. For others in the medical field, names and faces of fellow professionals previously seen on paper are brought to life once living under the same roof. | 7 |
To connect residents even further, monthly programming features gatherings like wine and cheese nights or craft brews with Texas inspired cuisine, hosted in the lobby for the residents’ convenience. More elaborate quarterly events are also planned to tie in with the community. These events are more hands on, and may include an AED and CPR training, a volunteer opportunity with a local animal shelter or the chance to get to know local business owners. Luxury condominium projects have considered the needs of future residents in every aspect of the development. As a result of the level of attention to detail, residents embrace the community even before they move in.
Timeless Architecture Rich & Modern Style
Mandell Montrose is a new way of
Mandell Montrose features rich and
experiencing life your way. Mandell
modern interiors that complement the
Montrose offers 24 residences and a
polished collection of finishes to create
walkable lifestyle in one of Houston’s
a cosmopolitan lifestyle like no other in
most desirable locations. For over 100
Montrose. Homes will include custom
years Montrose has been a beacon for
manufactured Italian cabinetry, Listone
the diverse, the urbane, and the cultural
Giordano hardwood flooring throughout
epicenter of Houston. Character, style
living areas, natural stone countertops and
and location are the hallmarks of Mandell
Thermador appliances. Indoor/outdoor
Montrose. This mid-rise condominium is
fireplaces are the focal point of every living
seven stories with only four homes per floor.
room with glass doors leading to balconies
Averaging 2,400 square feet of living space,
and dramatic views. See how single-level
including an outdoor terrace, this property
living and ease of maintenance can add
is designed with professional and empty
to the time you reserve for enjoying the
nesters in mind who wish to downsize and
things you love. Mandell Montrose is your
seek a carefree lifestyle.
front row ticket to live in Houston’s most distinctive neighborhood.
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MANDELL MONTROSE DEVELOPER Midtown Uptown Development SIZE 2 Beds + Study | 2,400-4,200 sq ft PRICES From $1.1M+ DETAILS • 4 homes per floor • 24 distinctly designed homes • Custom manufactured Italian cabinetry in kitchen & bath • Listone Giordano hardwood flooring • Thermador kitchen appliances • Indoor/outdoor fireplaces CONTACT MandellHouston.com | 713.600.5066 LOCATION 1506 Fairview Street
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River Oaks
The Riverway Title Condominium Division is proud to have closed more luxury condos than any other title company in Houston
The Sophie
Condominium Division
John Hammond • Hunter Wright • Damian Smith 5 Riverway, Suite 300 Houston, TX 77056 | www.riverwaytitle.com | 713.266.2595
&
SALES MARKET By Mike Reddell,
Executive Vice President-Sales, Sudhoff
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PRICING BY TYPE
RESALE
$610
Active
$587
Pending
$504
$486
2017 Sold
$414
The pace of sales continues to be strong for Houston condominiums. As a result, several milestones occurred during 2017. These milestones include: Achieved 100% sellout at California Square Condominiums located in Montrose; Move-ins began at The Wilshire at River Oaks District and Riva at The Park; Pre-sale requirements were achieved at The Mondrian at the Museums, Giorgetti Houston, The Sophie at Bayou Bend and The Revere at River Oaks. In addition, construction began at The Sophie and The Mondrian at the Museums. Houston mid-rise condominium design has evolved over the past year or so. The trend for these new buildings include generously sized private terraces with room for a summer kitchen and fireplace, pet friendly features such as an integrated pet area on the terrace, and HOA budgets programmed to be more efficient while providing an expanded array of services a’ la carte. A new report released last week by Sudhoff analyzed the year-end price trends and supply/demand of new condominiums as well as condominiums on the resale market. It indicated that there were only 17 new construction move-in ready high rise condominium residences available. There are no new move-in ready mid-rise residences available. All inventory of new midrise condominium residences is under construction.
$429
update:
NEW CONSTRUCTION
The majority of these homes will not be ready for occupancy for at least one more year. Prices continue to rise for new construction luxury condominiums. The Sudhoff report indicates the average price per square foot increased approximately 15% year over year. This average price reflects a continuing increase in the level of quality and finishes for Houston buyers. Despite the increase, Houston remains perhaps the best value in the country for condominiums.
THE SOPHIE AT BAYOU BEND DEVELOPER Stolz Partners SIZE 2 – 3 BEDS | 2,800 – 5,200 SF PRICES From $1.8M+ FEATURES • Expansive outdoor terraces with summer kitchens and fireplaces • Pet Porch Potty • Walk to Memorial Park or Buffalo Bayou Park • Classic but contemporary, a timeless building in Houston • Private elevator and garage • Concierge and porter services • Resistance pool • Low HOA fees • Not affected by recent flooding CONTACT TheSophieHouston.com | 713.600.5061 LOCATION Memorial Park | 6017 Memorial Dr.
The Sophie is an exclusive private city estate. The Sophie’s close proximity to Downtown, Memorial Park, the Washington Corridor, and Buffalo Bayou Park elevate this residence-it has it all. An exceptional location with unsurpassed style that’s conveniently low maintenance. Where modern-day life becomes classic. Designed for how you live now, The
create a timeless piece of architecture that
herringbone wood flooring, Sub Zero /
Sophie is a contemporary twist on the
respects the site and reflects a sense of
Wolf appliance packages, and exquisite
forever good life. Open and compelling
lifestyle that transcends any current trend
SieMatic European Cabinetry. Another
floorplans flow with your style in homes
and becomes an iconic symbol of the
Stolz Partners and Mirador Group
from 2,800 to 5,200 square feet.
present, past, and future. These distinctive
collaboration, The Sophie elevates design
Sky-high ceilings and mammoth
homes offer spacious single-level floor
with outdoor loggias and large windows
windows create light-filled rooms,
plans with a range of innovative design
to maximize views. The Sophie at Bayou
while the division between indoors and
features and include access to curated
Bend, a timeless piece of architecture, is
outdoors is blurred as your home opens
services and amenities. Nestled in an
now under construction and priced from
to an expansive 400 square foot terrace
elite enclave, each of the thirty-nine
$1.8M.
with its own summer kitchen, grill, and
stately condominium homes encompass
fireplace.
individual outdoor living spaces.
Our vision for this building was to
Residences feature Listone Giordano | 14 |
Introducing our new model home, showcasing the best Italian furniture, located at The River Oaks, April 2018. Visit the Showroom 2016 W. Alabama St. Houston, Texas 77027 713.623.1177
be-design.us
1011 STUDEMONT
Why rent when you can own? 1011 Studemont is a new residence with an ideal location designed for buyers who desire the convenience of condominium living. Live only minutes from downtown in the heart of the Washington Corridor. Buffalo Bayou and Memorial Park are just around the corner and landmark restaurants, taverns, and lively venues of Montrose and the Heights are just minutes away. 1011 Studemont is the only move-in ready new construction condo building in its price range inside the 610 loop. Each home offers concrete counters throughout, stainless steel appliances, finished custom cabinets, controlled access, a clubroom, fitness studio, and rooftop terrace. Starting in the low $200,000s, 1011 Studemont is the perfect transition from renting to owning. Own a home at 1011 Studemont-the perfect place to call your own and love life inside the 610 loop. Experience the convenience of condominium living in the center of everything Houston has to offer. Studemont gives you peace of mind and a convenient lifestyle.
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DEVELOPER Acacia Tree Partners SIZE 1-2 Bedrooms | 715-1,173 SF PRICES From low $200s+ FEATURES • FHA Financing, 3.5% down • Low HOA • Club Room • Controlled Access • Covered and Reserved Parking • Fitness Studio • Rooftop Terrace • Amazing Washington Corridor location • Chic Urban Design • Not affected by recent floods CONTACT 1011Studemont.com | 832-320-2033 LOCATION 1011 Studemont
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Beautifully Imagined. Perfectly Realized. Offering exclusive high-rise living in Houston’s most prestigious neighborhood, The River Oaks perfects the fine art of living, combining impeccable contemporary style, enticing amenities and flawless 24-hour concierge service. Each of the 79 residences boast expansive floor-to-ceiling windows showcasing unobstructed, protected views of the city. Luxurious finishes, including Calacatta marble countertops, Gaggenau appliances and Poggenpohl cabinets complement hardwoods and rich limestone throughout. Designed by internationally-respected architect and interior designer, Lauren Rottet, the building’s common areas perfectly represent the style and elegance for which The River Oaks has become renowned. Featuring an intimate library | 18 |
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and sitting room with ground floor garden
abundance of space to relax or entertain,
THE RIVER OAKS
views, the masterful interiors scheme
including a fully-equipped outdoor chef’s
throughout each of the common spaces
kitchen. Two refreshing resort-style pools
lends particularly well to showcase artwork.
are situated amidst beautifully landscaped
Lea Weingarten, Principal of Weingarten Art
gardens, providing an exclusive enclave just
Group, has curated a collection of pieces in
minutes from the finest retail and restaurants
the common areas.
in Houston. An indoor dining room with
DEVELOPER Arel Capital SIZE 1 – 3 BEDS | 1,500-7,800 SF PRICES From $1.7M+ FEATURES • Unobstructed views • Art curated by Weingarten Art Group • Fitness room equipped with Peloton bike and Peak Pilates MVE Reformer • 24/7 Concierge Service • Pet park and pet grooming spa • Two resort-style pools • Private gardens on 3 acres of lush greenspace CONTACT TheRiverOaks.com | 713.600.5078 LOCATION River Oaks | 3433 Westheimer
Enhance your lifestyle with access to
adjacent catering kitchen and party room
The River Oaks’ state-of-the-art fitness
is also available for entertaining, as are two
center, complete with a Peak Pilates MVE
overnight guest suites to welcome family or
Reformer and Peloton bike with on-demand
friends.
cycling classes. A dedicated yoga studio
Finally, we believe that today’s ultimate
and a standalone massage room allow for
luxury is time. With this in mind, we have
relaxing and unwinding. For pet owners, the
created the finest 5-star Concierge Service,
building is fully equipped with a dedicated
exclusively for residents of The River Oaks.
dog park and pet grooming spa for ultimate
Whether it’s valet parking, dry-cleaning,
convenience.
grocery delivery, housekeeping or event
Outdoor living is taken to a new level with a host of contemporary features and an
planning, at The River Oaks, nothing is out of reach. | 19 |
The luxury of
TIME
By Kirby Lane
Condominium living yields a variety of values, but none more valuable than time. Can you put a value on your time? Professionals bill hourly rates to clients, but can you put an hourly rate on your personal time? Condominium homeowners don’t shortchange themselves, because they add quality to their daily life. In a city with increased traffic and urban sprawl, time is a commodity we don’t have enough of. Houston is now seeing a plethora of first-class, multi-family living options that big cities like New York, San Francisco, Atlanta and Miami have enjoyed for some time. This trend in added condominiums stems from the demand for a lifestyle that provides homeowners a haven without the hassles of a single-family property. For example, when you go out of town, securing your home can be a production. You must make sure your newspapers are cancelled and the timer is set up for nighttime lights to go on. What about all the time and money you spend maintaining your lawns, gardens and landscape? For some condominium owners, time means handing the keys to the valet and just taking the elevator up to your home. Residents in condominiums also gain time and added value with the convenience of having first-class onsite workout facilities. Instead of sitting in traffic just to get to the gym, you simply take the elevator to your own personal workout room. An added benefit of condo living is the convenience of scheduling repairs. A resident can simply call the building | 20 |
concierge to help with changing a lightbulb or fixing a leaky faucet. If you don’t want to drive to the dog park or the pet groomer, the building’s staff can schedule a dogwalker. Or even better, some condos offer pet porch potties on your terrace. Condominium life can ease stress and worry, so you have the time to improve your lifestyle. You can forget about all the logistics to protect your home when you go out of town. When you pull up to your building you can turn your keys over to the valet. You don’t have to run home to receive a package or drive to the post office to pick one up. In fact, some condo concierges, with your permission, will text you when your package arrives. An added plus is when you walk into your building after a hard day, your concierge is greeting you with a warm welcome to hand you your packages, or, if you prefer, will deliver them directly to your door. We all know reducing stress is proven to add years to your life expectancy. Socialization is also key for a longer life and condominium living provides an added sense of community via a vertical neighborhood. Because someone else is doing the weekend yardwork or home repairs, parents and grandparents enjoy spending more time with their kids and grandkids. Time is a luxury we all want. Highrise living provides a lifestyle that gives you more time to pursue your passions. Martin Luther King, Jr. said “We must use time creatively.” Those who choose condominium living, can do just that.
15345 SOUTHWEST FWY SUGAR LAND, TX 77478 (WILLIAMS TRACE & 59, NEXT TO OFFICE DEPOT)
SHOWROOM OPEN TO THE PUBLIC MON TO FRI 9:00AM - 6:00PM | SAT 10:00AM - 4:00PM
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ï‚• 713.572.2284 BATHSOFAMERICA.COM
HIS
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The Revere at River Oaks offers the
offers stately architecture, refined
their children. Every home at The Revere
convenience of living in a high-rise,
appointments, and generous interior
will be single-level and include oversized
but on a more personal scale. Pelican
spaces. Ranging in size from 2,600 to
closets, hardwood floors, fireplaces,
Builder’s newest project is Houston’s
more than 4,000 square feet – and
Wood-Mode cabinetry with Sub-Zero
only full-service boutique condominium,
priced between $1.5 and $3 million
/ Wolf kitchen appliances. In addition,
consisting of just 32 residences in River
– all residences in the 9-story midrise
each home features a large outdoor
Oaks. “The Revere will be a handsome
will have River Oaks views, expansive
balcony with gas grilling capabilities,
building that will blend into the River
interiors, and 11-foot ceilings. In fact,
ceiling fans, and River Oaks skyline
Oaks neighborhood seamlessly,” said
The Revere boasts the highest ceilings
views. Best of all, residents can look
Pelican Builder’s Principal, Robert Bland.
in the entire Houston condominium
forward to an unrivaled lock-and-leave
“Just like a classic Park Avenue building,
market – in addition to an exercise
lifestyle thanks to 24/7 concierge as
it will look like it’s been there forever.”
room, meeting room, catering kitchen,
well as daily valet and porter service.
The Revere will offer the same comfort and convenience of a River
and ample storage. The Kirksey-designed project will no
The Revere is now over 40 percent sold and is breaking ground this spring.
Oaks address without the overhead
doubt appeal to River Oaks residents
The building’s on-site sales center is
and upkeep of a River Oaks house. This
looking to downsize and streamline
now open and with such overwhelming
exclusive condominium, located at the
their lifestyle without having to leave
demand, these homes won’t last long.
corner of Welch and Revere Streets,
the neighborhood where they raised | 22 |
THE REVERE AT RIVER OAKS DEVELOPER Pelican Builders SIZE 2 – 3 BEDS | 2,600 – 4,000+ SF PRICES From $1.5M+ FEATURES • ONE LEVEL Luxury Living • Soaring 11’ Ceilings • 24/7 Concierge • Valet for you and your guests • Porter for Daily Convenience • All homes overlooking River Oaks • Significantly LESS HOA FEES • Above Ground Parking • Starting at $1.5m CONTACT TheRevereHouston.com | 713.600.5060 LOCATION River Oaks | 2325 Welch
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Decorative Center Houston 5120 Woodway Dr. | Suite 115 Houston, TX 77056 | 713.277.7485 www.tipler.com
The Woodlands Design Center 30643 FM 2978 | Bldg A Magnolia, TX 77354 | 281.465.4401 www.tipler.com
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Enjoy vertical estate living in the heart of Rice Village. Where walkability is fashion and fashion is smart. Home to the new Houstonians who seek a 360-degree view of life. Soaring panoramic views. Six spectacular homes. One residence per floor. This chic and modern seven-story condominium provides private direct elevator access, open living spaces, sleek finishes and luxurious private master suites. A sophisticated and livable combination to call your own. More than a move up, The Moderne elevates living one private floor at a time. Spacious, light filled and sumptuously finished. Each residence offers Armony cabinetry, hard wood flooring, oversized master closets, Fisher Paykel kitchen appliances, secure garage parking and building access. Define your own style by expanding your vision. It’s all in the details: combining materials, textures and tones for inspirational spaces – everything considered to create the ultimate backdrop for your best life. Above and beyond the beautiful tree-lined streets of Rice Village is an abundance of award-wining restaurants, boutiques, museums, and nightlife. Stepping out and directly into the neighborhood illustrates the sheer ease of coming and going from The Moderne. Dining, shopping and the university at your fingertips – living in The Village has never been so sophisticated or this easy. Nestled between Houston’s well-renowned Museum District, established West University and evolving Upper Kirby, The Moderne is priced from $1.2M. | 25 |
THE MODERNE RICE VILLAGE DEVELOPER 1Tangley 2016, LP SIZE 2 BEDS + STUDY | 2,549 SF PRICES From $1.2M+ FEATURES • Move-In Spring 2018 • One home per floor • 360° panoramic views • 92 WalkScore™ • Armony cabinetry in kitchen and bath • Hardwood floors throughout living area • Oversized master bedroom closet • Fisher Paykel kitchen appliances • Access controlled parking garage and controlled entry into building • 9’6” – 12’ ceiling heights • Quartz countertops CONTACT TheModerneHouston.com | 832.320.2026 LOCATION Rice Village | 2406 Tangley Road
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CLASSIC IN A NEW COMPOSITION Kitchen Interior Design
available at 7026 Old Katy Road, Suite 148 Houston, TX 77024 713-528-5575 kitchen-concepts.com/siematic
www.siematic.com
| 26 |
713.688.8808 SPACEMANAGER.COM | 27 |
Barbara Davis Gallery
We are here for a reason— education, inspiration, and wonderment. For 30 years, Barbara Davis Gallery has brought groundbreaking contemporary art to Houston. Driven by her intuitive sensibilities and perennially fresh vision, Barbara Davis has championed a generation of significant contemporary artists. In the process she has challenged a generation of art collectors, both seasoned and aspiring, to see the beauty and value in their work through dialogs and panel discussions with prominent museum curators and artists from across genres. She has launched the careers of international artists such as Julie Mehretu, one of the most important contemporary artists of our time, and Mie Olise Kjærgaard, a rising star from Denmark discovered in a Saatchi Sensations exhibition, having given Mehretu her first gallery exhibition and Olise her first U.S. exhibition. She was also one of the first to bring to Houston the influential names of Joseph Beuys, Kiki Smith, Jonathan Borofsky, Allan McCollum, and Gilbert & George among many others. She brought progressive international exhibitions such as Leipzig Select, artists from the New Leipzig School, and exhibitions for Beijing East Village artists Zhang Huan and Li Wei. Barbara Davis Gallery was one of the first Texas galleries to be included in the influential and prestigious Art Basel Miami Beach art fair. The gallery’s exhibitions have been reviewed in international publications such as ArtForum, Art in America, Art News, Flash Art International, The Art Economist, and The New York Times among many others. Her passion for exhibiting innovative contemporary art and finding the most compelling artists of our time has driven the focus of the gallery for 30 years. Top: Gavin Perry, End of the Line. Installation view. Bottom: Chuck Close, Kate Moss #16.
4411 Montrose Blvd, Suite D, Houston, Texas, 77006 | 713.520.9200 | barbaradavisgallery.com
The Evolution of
CONDOMINIUM Living
Much like the radical improvement of the automobile compared to the past has radically redefined consumer expectations, condominiums have changed dramatically as well. Many new luxury condominiums in Houston have evolved to be much more similar to luxury single-family homes and less like an apartment. The significant changes are a response to buyers who yearn for a convenient lock and leave lifestyle, but are not willing to compromise their expectations for space, finish level, privacy, peace of mind, total cost of ownership, and accommodation for pets. The following is a summary of how these new buildings have changed: Residence Size- The average size of many these buildings is 3000 square feet or larger-nearly twice as large as the typical previous buildings. In addition, the space is allocated such that it more closely mimics the areas of a large single family home. Privacy- Many new buildings have 50 or fewer homes. This is less than half of a typical high rise and creates a more private, boutique residential feel. Many new developments also include private garages, private storage spaces, direct
By Shahun Westerfield
access from elevators, and other features that create a more private environment. Private Outdoor Space- Many new buildings include large covered terraces that accommodate fireplaces and outdoor kitchens which allow owners to entertain in much the same way they are accustomed to in their current home. HOA fees- Many new buildings are programmed with staffing and common areas with an effort to contain monthly fees (compared to previous buildings) – and can significantly reduce the total cost of ownership over time. This is accomplished by offering a’ la carte services that residents may want without the need to pay for things they do not use. Pets- In many new buildings an integrated pet area the terrace and may have the ability to install a doggie door for easy pet access. In almost all instances we are including some provision for a pet- a dedicated pet park or other area. Finish Level- In the past, many condominiums were delivered with apartment-grade finishes. In many new buildings, the level of finish (counters, flooring, lighting, appliances, and cabinetry is now often on par with luxury custom homes).
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“Houston still has the most affordable high-rise market in the country,” Bland says. “Living in this type of building in New York will cost you four times this.” The Wilshire is perfectly situated in the walkable River Oaks District near dining and entertainment. Steak 48,
while rewarding them with a rich-layered
Wolf appliances. Luxury amenities
luxury lifestyle.
include 24-hour concierge service,
While modern in its origins, The
valet parking, guest suites for friends
Le Colonial, iPic Theater, and Amorino
Wilshire departs from the strict rigor
and family, a state of the art fitness
Gelato are less than a five-minute walk
of Modernism to create undeniably
room, 75’ pool with grilling stations,
from The Wilshire. Need a last minute
welcoming and livable spaces. The
private cabanas and lounge seating. The
gift or outfit for a fundraiser? Tom Ford,
Wilshire’s footprint maximizes the
Wilshire epitomizes the best of luxury
Stella McCartney, Dior, and Cartier are
availability of natural light and creates
high-rise living and design.
your new neighborhood shops and are
numerous corners for balconies with
just around the corner. Experience The
enviable views of the surrounding
by Mark Williams Design Associates
Wilshire advantage.
skyline. Natural materials and finishes
from Atlanta, as well as Houston-based
create an inviting sense of warmth.
Tipler Design Group, has models ready
sited at River Oaks District by Pelican
Millwork and fixtures exhibit flourishes
to tour. It’s time to stop by our recently
Builders. Meticulously designed by
that add a touch of glamour to the
completed building. Only a handful of
the award-winning Kirksey Architects.
modern lines that flow from interior to
homes remain. The Wilshire has homes
Every aspect of its inspired architecture,
exterior. Residences offer 10’ ceilings,
that are move-in ready, all with above
thoughtful design, and modern
SieMatic European Cabinetry, hardwoods
ground parking in an urban location
efficiencies simplify the lives of residents
throughout living areas, and Sub Zero/
with an exuberant, walkable lifestyle.
The Wilshire is a high-rise residence
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Our award-winning designer models
THE WILSHIRE AT RIVER OAKS DISTRICT DEVELOPER Pelican Builders SIZE 2 – 3 BEDS | 1,375-2,324 SF PRICES From $749,000+ FEATURES • Walkable distance to River Oaks District • Largest condo amenity deck in Houston • Over-sized swimming pool with private cabanas • Lock & Leave: 24-hour concierge • Commanding views of Galleria area CONTACT TheWilshireHouston.com | 713.600.5072 LOCATION River Oaks | 2047 Westcreek Ln.
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ABUNDANT LIVING REAL ESTATE TERRY TOMPKINS
CHAMPION REAL ESTATE GROUP, LLC DANIEL MARTINEZ
ALPHA REALTORS JANE NGUYEN
CITIQUEST PROPERTIES MICHELE WHITLEY
HERITAGE TEXAS PROPERTIES LACEY CANNON MARY KAY CASEY MICHAEL ROBERT MAHLSTEDT TERRY STANFIELD
BERNSTEIN REALTY AMY BERNSTEIN ELLIE RINEY
COLDWELL BANKER UNITED ELOUISE MARGITA
HOLTZAPPLE NEAL PROPERTY GROUP MARY DEE NEAL
COLUMBIA TRUST REALTY MICHELLE WU
INTERO REAL ESTATE SERVICES VESO KOSSEV
CORIE PROPERTIES, LLC MARY ANN (ANNIE) CASTLEBERRY
JOHN DAUGHERTY REALTORS BRYAN BEENE BILL DODSON KATHY DREFUS KAREN GILLESPIE KATHRYN R. HAMILTON LISA KORNHAUSER ROSIE MEYERS LISA PARIGI SABIHA REHMATULLA
BETH WOLFF REALTORS ROYA AFRA BETTER HOMES & GARDENS SOPHIA PICKENS-GRAVES ANN WOODROOF
CREHAN COMPANY J. PETER CREASEY
BHGRE GARY GREENE JO ELLEN ANDERSON
FINCH PROPERTIES STEPHANIE FINCH
BOULEVARD REALTY BILL MADDOCK
FIRST HOUSTON PROPERTIES ALAN DAVID STANTON
BROKERS ONLY NANCY DODD
GREENWOOD KING PROPERTIES SHARON BALLAS BEVERLY BERRY CATHY BLUM BONNIE LAUGHLIN DEBBIE LEVINE JOAN LOTZOF NANCY NUNU TIME SURRATT NANCY YOUNGER-KRUKA CAROL ROWLEY
BVT ENTERPRISES VITA & BORIS TAKSA C&K PROPERTIES TODD NEAL CB UNITED HOWARD KANELAKOS JESSIE SCHILLER KARIE TINER
KAL DROOBY REALTORS KAL DROOBY KELLER WILLIAMS KATHLYN CURTIS SAHARR GHANIMI CLAUDIA HELLMUND MELISSA HUNZEKER PAIGE MARTIN JILL MORRIS JOHN NGUYEN ART ORTIZ
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LUV THIS HOME, INC. PATRICK BERNAND KING MADISON FINE PROPERTIES SHAHIN NAGHAVI MARTHA TURNER SOTHEBY’S INTERNATIONAL REALTY PHILIP ALTER WALTER BERING ROBERT BLAND CYNTHIA CHADWICK BURNS CARLO CHIOCCHIO LIZ DANIEL CYNTHIA FERMAUX BOBBY FRANK PATTI GARRISON KAREN HARBERG GIGI HUANG HEDLEY KARPAS DIANE KINGSHILL WADE KNIGHT LISA MARSHALL GRACIELA MEDELLIN ROBERT MITCHELL ANNIE RABURN JACK SWONSON KELLY WILLIAMS MEMORIAL REALTY LTD JOSEPH BARNHILL LAURA COLLINS MK LUXURY HOMES & HIGH RISES JULIA KRAL
NAN & COMPANY PROPERTIES ALBERT CANTU THOMAS EURESTE NEW LEAF REAL ESTATE KRISTINA HOUSTON NINO PROPERTIES KRISTINA BERG OAKINGTON REALTY GARRETT TYRA PAGE-PRYDE PROPERTIES SUZANNE PAGE-PRYDE PRIME REALTY GROUP WILLIAM POWELL RE/MAX RENEE BUCKHOFF ELIER FIGUEROA CARRIE LAM MARIO NEGRON COLLEEN PYE BRIAN SCHWEIKER MIKE SEDER REALM REAL ESTATE PROFESSIONALS DEBBY LIN KIMBERLY SHAW REALTY ASSOCIATES ALEXANDRIA CHANTHARAJ ROSHAN AGARWAL
REALTY EXECUTIVES TIMOTHY BROWN SOUTHERN PRIME REALTY, INC. DENNIS POW-SANG STACY INCORPORATED CHERYL LYNN LUCK TAMBORREL PROPERTIES LUIS TAMBORREL TEXAS HOME GROUP REALTORS KIMBERLY AUGUSTINE TOWN CENTER REALTY BARBARA FREDRICKSEN UPTOWN REAL ESTATE GROUP JULIE GUTIERREZ AZENETT SALDANA MARIANA SALDANA URBAN LIVING VINOD RAMANI WIRED INTERNATIONAL MARIA MALDONADO WISEMAN PROPERTIES ROBERT WISEMAN ZALMAN & COMPANY DANIEL ZALMAN
All these agents represented buyers at one or more of our developments over the past two years. We would like to invite you to be our next member!
Mimosa Terrace has been designed for buyers who desire the additional exclusivity
in all of Houston, complete with options to design your own yard in the sky.
and convenience of a condominium along
Envisioned as a new jewel for the highly
with the ease of single-floor living without
desirable and elegantly discreet areas of River
sacrificing interior scale and outdoor living
Oaks and Upper Kirby district, Mimosa Terrace
space. Sixteen distinctive residences – only
offers access to some of the finest shops and
two to three per floor – provide the best of
acclaimed restaurants while ideally located in
both worlds for a sophisticated and carefree
a quiet neighborhood setting.
modern lifestyle. These condo homes offer spacious footprints ideal for gracious entertaining on expansive terraces with full summer kitchens. Mimosa Terrace showcases upscale Italian cabinetry by Poliform throughout with the possibility of verdant gardens and optional tree-planting systems on terraces. Mimosa Terrace is one of the most pet-friendly condos | 34 |
MIMOSA TERRACE DEVELOPER Citiscape SIZE 3 BEDS | 2,400 – 5,700+ SF PRICES From $1.4M+ FEATURES • 16 exclusive homes from 2,400 – 5,700+ SF • Large covered terraces with outdoor kitchens • Multi-facing windows with 180-270 degree views • Poliform Italian cabinetry throughout • Garden planting systems on terraces • Gaggenau appliances and Porcelanosa tiles CONTACT MimosaTerrace.com | 713.600.5064 LOCATION River Oaks | 2240 Mimosa Drive
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FAQ
FREQUENTLY ASKED QUESTIONS
Answers to the most commonly asked condominium questions. residences or a small elevator foyer instead of community elevators and long common hallways. 5. These new buildings also include large oversized terraces that homeowners use to entertain and relax in a private setting instead of needing to use a common area in the building. What things are covered by the HOA fees?
How do condominiums appreciate compared to homes?
How much privacy can I have living in a condominium?
Condominium appreciation is similar to single family home appreciation, in that location is usually a big determinant in predicting an increase in value over time. The other important factor is sometimes when the time during the life cycle of the project in which a purchase is made. Typically, prices are lowest, early and before construction begins. So, the earlier the purchase is made prior to construction beginning the better the price and thus, the higher probability of creating greater equity more quickly.
Privacy can be a concern when living in a large building that is designed so that residents must travel through large common hallways and lobby to get to and from their homes. Many of the new generation of condominiums create privacy in the following ways:
Will I be able to modify the floor plan? How much customization will I be able to do? Some condominiums allow significant customization and modification to floor plans. Prospective buyers who wish to customize should consider making a purchase prior to the beginning of construction. This timing minimizes the complication for the developer and helps make the documentation of the changes more efficient before the final plans are drawn and materials ordered.
1. Buildings have significantly fewer homes 2. These buildings include more elevators, often equipped with 4 residential elevators, instead of the usual programming with only 2 passenger elevators. 3. The elevators are also placed strategically in the building to allow direct travel from garage parking areas directly to private residences without the need to travel through a common lobby area. 4. Some buildings have private access elevators that open directly into private | 37 |
Typically these fees cover each owner’s share of the cost of staff, maintenance and care of the exterior of the building, all common areas, insurance for the building, exterior window washing, upkeep and housekeeping of common areas, landscaping, pool care, trash, sewer, and all utilities for the common areas. Some of the new generation of condominium buildings program monthly fees in a way to reduce the overall monthly costs. This is accomplished by charging a basic monthly fee and also provide a list of extra services that only residents may purchase a la’ carte. In this way residents pay for the services they want and only when they want them. Are the utilities included in the HOA fees? Depending upon the way the HOA budget is structured some utilities are included in the monthly fees. In buildings that include utilities these are typically water, sewer, and gas. What services are provided? In the new generation of condominiums there is often a two tiered list of available services: those that are included in the monthly fee and another more expansive list of services available a la’ carte. In this way, owners only pay for the services they want when they want them. Standard services are generally 24 hour attended front desk, porter services and valet parking. Expanded services often include housekeeping, turn down services, private chef services, dog walker, fresh flower delivery and many more.
FAQ
FREQUENTLY ASKED QUESTIONS
Answers to the most commonly asked condominium questions. condominiums offer large private terraces that are ideal for beautiful container plants. In addition to accommodating outdoor living and kitchens, these spaces are frequently used for gardening as well. These buildings typically have a water source on the terrace that is convenient for a drip irrigation system. Where do my guests park? Depending upon the building, some guests are allowed to park inside the locked garage with valet parking. Other buildings with smaller garages usually have dedicated guest parking on the property, but outside or curbside. I have an electric car- are there charging stations available? Yes, in the new generation of condominiums car charging stations are available to be installed at your private parking space. Other buildings often have a community charging station that is shared by the homeowners. Am I able to rent my condominium? The HOA specifies what restrictions are in place for renting a condominium. The goal is to preserve owners’ value and provide an enhanced level of access control and peace of mind in the building. Often leases are restricted to terms of at least 12 months. Can I use the common area amenities for a private gathering? Common area amenities are meant to be an extension of the private residences. These spaces may be reserved for private gatherings at no charge. Many condominiums often require a simple cleaning deposit to reserve a private dining or party room, but is refunded once the event has concluded. Can I put a grill on my patio? Some of the new generation of condominiums now have provisions for private outdoor kitchens and provide gas and water outlets on the homeowner’s terraces. Some new condominiums actually provide outdoor kitchens and fireplaces on their oversize terraces as these spaces have evolved to be an extension of the living areas.
Are condominiums pet friendly? What restrictions, if any, are there for pets? Most buildings today are very pet friendly because pets are the children of condominium owners. Some of the new generation condominiums have one or more dedicated pet areas on the property such as a park and grooming facility. Ultimate pet friendliness is found in these new buildings. They often offer a “doggie door” on the owner’s terrace door and a pet porch potty installed on the terrace that drains directly to the city sewer. I am concerned about not having a backyard- is there a place to garden? Many of the new generation of | 38 |
Are there storage spaces available? Most new buildings have additional storage spaces available. In some of the new generation of condominiums these spaces are actually located adjacent to or inside a private garage within the common garage. Is there an emergency power generator? One of the primary reasons many choose condominium living is for peace of mind. Most buildings have a backup power generator in case of loss of power. The generator will continue to power the elevators and emergency lighting. In some of the new generation building the backup generator will also power personal outlets in owners’ residences.
Let’s talk about loans for higher-value homes If you’re planning to buy a higher-value home, Bank of America can help. We offer jumbo loans that can meet a variety of needs. The benefits of a jumbo loan include: ✓ Loan amounts up to $5 million on owner-occupied
properties, up to $3 million on second homes and up to $1 million on investment homes1
Contact me to learn more.
✓ Competitive fixed-rate and adjustable-rate
mortgages (ARMs),2 10-year interest-only payment option on ARMs up to $5 million and on fixed-rate mortgages up to $2 million3 ✓ Down payments as low as 20% for qualified
borrowers on owner-occupied properties with loan amounts up to $1 million (not available with an interest-only payment option)
Matthew Westervelt Vice President, Senior WM Lending Officer NMLS ID: 1161193 713.830.0927 (Office) 832.707.7631 (Mobile) 1221 McKinney St Suite 3900 Houston, TX 77010 matthew.westervelt@bankofamerica.com mortgage.bankofamerica.com/matthewwestervelt
I’ll be happy to review your options and help you find a home loan that’s right for you. I look forward to talking with you about our range of jumbo loans.
LIFE / BETTER CONNECTED
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Minimum down payment requirements vary by property type and location. Loan amount, interest-only payment option, loan-to-value percentage, property and/or occupancy type may require a higher level of reserves and/or post-closing liquidity. Two separate full appraisals may be required. Excellent credit required, including proof of recent consistent housing payment history. Not available on all loan programs. Other restrictions apply, ask for details. 2 When deciding whether an adjustable-rate mortgage is right for your situation, you should consider the potential risk of rising rates and payments and such factors as how long you plan to own your home. 3 Many of our loans have a 10-year interest-only payment option that allows you to pay only the interest on the money you borrow. If you pay only the amount of interest that’s due, once the 10-year interest-only period ends, you still will owe the original amount you borrowed, and your monthly payment will significantly increase — even if interest rates stay the same — because you must pay back the principal as well as interest. You should ask what the payments on your loan will be after the end of the interest-only period and carefully consider the possibility of “payment shock.” If you are considering an adjustable-rate mortgage, ask what your payments can be if interest rates increase. Loans with an interest-only payment option may require a lower loan-to-value ratio, other restrictions apply, ask for details. Credit and collateral are subject to approval. Terms and conditions apply. This is not a commitment to lend. Programs, rates, terms and conditions are subject to change without notice. Bank of America, N.A., Member FDIC. Equal Housing Lender. ©2018 Bank of America Corporation. | Soft Market | ARPGHFH7 | 00-62-3221D | 10-2017 | AD-02-18-0205 1
A Doyenne Weighs In– Gallerist Barbara Davis shares insider insights from 30 years in the Houston art world. Once you become visual, and start seeing the world that way, your entire life changes. I grew up in L.A., and attended Hollywood High. I wasn’t going to museums or galleries, or meeting artists then. That came later— when I was an adult. It’s a long story, but when I opened my art gallery here in the 1980s, that’s when my world transformed. It’s important for readers to know—that it can happen to them, but you have to be willing to take the journey. My gallery has been located for over twelve years at 4411 Montrose Blvd. The
building was designed by international architect Peter Zweig. There are 5 galleries in the building; David Shelton, GuerreroProjects, Cindy Lisica, Anya Tish and myself. Collecting art is so much more than buying a painting to hang on the wall. It’s a beginning of an investigation, one that for the curious, is vastly rewarding, and adds magic to life. Houston is a great city for raising money and giving, being into fashion and the latest trends, but it’s also a city with a tremendous tradition of museums, galleries, and especially art-making. Many people, before they tap into the art world, are surprised to know that Houston is the third largest art center in the USA; but once you begin to go visit galleries, museums, meet artists, attend openings, tour studios, hear talks, or experience some of our amazing museums and nonprofits, well, then you enter this new world. I’ve met some extraordinary people through my gallery—a few that stand out: Edward Albee, the theater genius and playwright. We were friends, and he often came to the gallery; he championed and collected many artists through his foundation, including a number of artists from Houston. Then there was Walter Hopps, the founding director of The Menil Collection. Walter had his convictions. No one knew more about art history and installations than he did. Walter did two talks at my gallery, that even now are so vivid and relevant. One was about the meaning of abstraction and the other was about drawing. It was fascinating. Late Houston painter Dick Wray was on the abstraction panel, | 40 |
along with Edward Albee and Art Historian Frances Colpitt. I’ve made it into a DVD, and am going to have a special screening later this year at the gallery. When looking at contemporary art, a beginning collector should understand—it’s not about the artist capturing the likeness of a subject, it’s that they are capturing its essence, as well as the way they feel when looking at the subject. Just like someone investing in real estate or purchasing a great property, it is important to ask questions, to become engaged and to investigate. Look at the artist résumé. Price is predicated on that. Where has the artist exhibited? What residencies did they attend? What are the reputations of the galleries representing them? There is a difference between art having content and art that is merely decorative. There is so much in Houston that is world class. I’m excited about the Menil Drawing Institute opening this spring. In addition, what they are doing at Rice University’s the Moody Center For The Arts is so smart. Toby Kamps, recently senior curator at the Menil Collection, has moved over to the Blaffer Art Museum as director. Toby will be doing great things like his exhibition Immortality for All: A Film Trilogy on Russian Cosmism and The Future Is Certain; It’s the Past Which is Unpredictable. I also recommend going to our non-profits—Project Row Houses, Lawndale, Art League and Diverse Works. Their programming is very forward and stimulating. Once you give yourself to the art world, there’s always something to look forward to—the painting on your wall, or sculpture you live with become the beginning of a journey, one that is the essence of life, and one that is truly magic. It may sound cliché, but the way you see the world will change.
The name Mirador is a Spanish word meaning
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For the past 20 years Mirador Group has built a reputation for inspiring design and meticulous professionalism in Houston. Mirador Group has an integrated architectural practice that encompasses commercial and residential architecture, landscape architecture, interior architecture, and interior design. Its growing portfolio of iconic projects include trendsetting condominium developments, majestic single-family homes and progressive urban infill multi-family residences. ARCHITECTURE • INTERIORS • LANDSCAPE
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