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Houzz Tour: 1960s Ranch Redo in Denver
This sibling team balanced their renovation budget by spending where it counts, and turned their Colorado childhood home into a showplace
Houzz Contributor. Hi There! I currently live in a 1920s cottage in Atlanta that I'll describe as "collected."
I got into design via Landscape Architecture, which I studied at the University of Virginia. I've been writing about design online for quite a few years over at Hatch: The Design Public Blog.
Houzz Contributor. Hi There! I currently live in a 1920s cottage in Atlanta... More »
At first, a brother and sister could not imagine how to update their inherited childhood home. But by the time this whole-house renovation was complete, they knew they had to sell it to avoid a feud over who got to live there.
The house sat in a great location with a big, beautiful backyard but the siblings' attempts to get it sale ready (fresh paint, new carpeting) were not enough. "If you hit the right places and work creatively within a budget, often you can double your investment," says designer and general contractor Jonas DiCaprio of Design Platform, an architecture and construction firm. In this case, the home was worth $240,000 before the renovations, the renovations totaled between $70,000-$80,000, and the house sold for $370,000.
Houzz at a Glance:
Who lives here: New owners. During the renovations, the home was owned by a brother and sister who inherited their childhood home from their parents and wanted to get it ready to sell.
Location: Southeast of downtown Denver, Colorado, in the Bible Park neighborhood
Size: 2,639 square feet; five bedrooms; three bathrooms
Scope of the project: Full house, including gutting the kitchen and bathrooms, adding hardwood floors, opening up the floor plan, cosmetic changes to all of the bedrooms and transforming a basement workshop into a rec room.
Year Built: 1967
The house sat in a great location with a big, beautiful backyard but the siblings' attempts to get it sale ready (fresh paint, new carpeting) were not enough. "If you hit the right places and work creatively within a budget, often you can double your investment," says designer and general contractor Jonas DiCaprio of Design Platform, an architecture and construction firm. In this case, the home was worth $240,000 before the renovations, the renovations totaled between $70,000-$80,000, and the house sold for $370,000.
Houzz at a Glance:
Who lives here: New owners. During the renovations, the home was owned by a brother and sister who inherited their childhood home from their parents and wanted to get it ready to sell.
Location: Southeast of downtown Denver, Colorado, in the Bible Park neighborhood
Size: 2,639 square feet; five bedrooms; three bathrooms
Scope of the project: Full house, including gutting the kitchen and bathrooms, adding hardwood floors, opening up the floor plan, cosmetic changes to all of the bedrooms and transforming a basement workshop into a rec room.
Year Built: 1967
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| "The house had a lot of ugly maroon and green on the facade," says DiCaprio. "We needed to work with the brown roof and golden brown brick, so we went with a simple black and white palette." The architects also added a bright orange door to grab attention, and added the decorative concrete border to widen the very narrow driveway. |
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| BEFORE: Inside, an entry closet cut the living room off from the dining room, creating chopped-up, dark spaces. |
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| AFTER: The designers eliminated the closet, moved the kitchen into the former dining room space and added a large beam. Now natural light spreads from one side of the house to the other. |
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| The designers saved money in the kitchen gut renovation by using black Ikea cabinets and then adding custom details. "Ikea cabinets are great quality and they cost about a third of the price of custom or semicustom cabinets," says DiCaprio. "While you can't refinish them, you can simply replace the fronts very inexpensively if you ever want a change." They swapped in higher-end modern Sugatsune pulls and handles. The wall-mounted cabinet to the right of the range is also from Ikea. "It's shallower than a standard cabinet, so it doesn't affect the window," says DiCaprio. The backsplash runs up to the base of the cabinet, reflecting the light. Glazed ceramic tile in architectural gray: Daltile |
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| The designers dressed up the cabinets by adding rift white oak details, wrapping the ends of the pantry, cabinets and island in the wood, as well as creating a custom rift white oak refrigerator surround. |
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| BEFORE: This before shot was taken at approximately the same angle as the previous picture. The former dining room was transformed into part of the open kitchen. Look to the far left and you'll see the fireplace shown in the next picture. |
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| BEFORE: DiCaprio moved the dining room in order to take advantage of this fireplace — well, this fireplace with a really dramatic makeover, because this one is not very appetizing. |
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| AFTER: The new dining room takes advantage of the formerly outdated fireplace, which underwent a significant facelift. |
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| "We covered the immediate existing surround in black grill paint that is fire-resistant," says DiCaprio. "We then covered the facade in El Dorado stone, which is a veneer. We finished it by trimming it out in rift white oak, which we also used in the kitchen. "We also used 4-inch rift white oak on the floors," he adds. "Oak is a common ranch detail, but usually red oak. We chose rift white oak to freshen things up; it casts more brown tones instead of the typical ranch red." |
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| DiCaprio knocked down more walls and created an open floor plan. The dining room and kitchen open into one another, which lightens everything up and lets the person cooking visit with family members and guests. |
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BEFORE: The guest bath and its salmon-colored countertop were, quite frankly, depressing. "I don't know why most of these ranches have those built-in soffits with the awful lights," says DiCaprio. The room had a blue bathtub, which he was able to reglaze and keep for just $300. "It would have cost at least $800 to replace the tub with an inferior quality fiberglass tub," he says.
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| AFTER: "By adding subway tile from floor to ceiling, we brightened up the space," says DiCaprio. The vanity is from Ikea; DiCaprio splurged on the custom-built medicine cabinet. |
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BEFORE: In the master bath, this shower/commode configuration was less than ideal.
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by Design Platform
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| AFTER: DiCaprio borrowed a little space from another room to expand this bathroom. This allowed for a long, curbless open shower that doesn't require a shower door. The use of clear glass makes the room look much bigger. Tip: Placing the faucet handle away from the showerhead, as you see here, makes it easy to switch it on without getting blasted by cold water. "It's funny, we get some projects where the sky is the limit in terms of budget, but somehow working within a budget can spark more creativity," says DiCaprio. More: My Houzz: Rejuvenated Ranch Houzz Tour: Cozy and Family-Friendly Space |
Ideabook updated on Aug. 10, 2012.
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Still, this is an amazing makeover.
It's a process that will take years, due to costs. Still, I welcome the challenge.
The update was clearly necessary and obviously profitable, but there is nothing here to link it to it's Colorado locale - no local finishes or vintage looking cabinetry/furnishings. I'm happy to see the walls opened up and light coming through the house, but I question many of the design specifications. The fireplace would have looked amazing covered in locally sourced Colorado buff, rather than the incongruent rusticated El Dorado veneer, for example. These siblings should have chosen their design professionals more carefully; homes in Bible Park can sell for a lot more than this one did. Even if they wanted to get rid of the house as soon as possible, it should have been done with the history and context of the original architecture in mind.
Unfortunately, this is exactly the kind of generic remodel I avoid when looking for a new home.
@nellesworth: As a Colorado native, I'm GLAD they didn't feel the need to cover everything in a green/brown palette of unfinished wood, stone, and antlers. Not everything has to look like a log cabin for it to exist proudly in Colorado. And these houses don't really have a lot of "history" or "architecture" to consider; they're standard 1960s tract homes--and believe me, the original kitchen layout is horrendous. I think there are maybe three or four different floor plans on that side of Yale, and it's been a struggle in the last 5 or 6 years to crack $300K over there. So, considering these siblings were looking to sell this house, I'd say they did an excellent job of updating the bones while giving enough of a "blank slate" for someone to come in, see the possibiities, and make it a home.
** Get it astraea ?? @@
Honestly, I am jealous they could get all that done by an architect at such a low budget. If the original architect is reading my post, I would urge them to do this work in my home in Bay area. I will pay for the airfare;)
Thanks for all the great feedback. Let me try to clear up a little of confusion with regards to the renovation as some of the details in the description are incorrect. The house was inherited by the brother and sister who I bought it from as an investment property. They were NOT living in the home during construction nor did they have any interest in renovating it themselves for a profit.
At the time I purchased this house, the inventory of "flippable" homes in the Denver area was extremely low and while we knew the potential profit was going to be tight, we saw the opportunity for the house and wanted the experience for our portfolio. Jonas DiCaprio and his Design Platform team did all the architectural plans as well as the actual build out which kept the project under one umbrella and saved some costs. The entire renovation was a learning experience for us in terms of creating a house we were all proud of while adhering to a challenging budget.
In the end we basically broke even, however, the project was very rewarding in many ways as we brought life back to home that is now bringing joy to a new family. It was also a great learning experience for us - we spent extra money in places most investors wouldn't (replacing a backyard fence, putting in a Lutron system that controls lighting, thermostat controls, etc. with an I-pad) and it paid off in helping us create a brand.
Not to mention, the couple who bought the house couldn't have been happier which is a big part of why we wanted to be in this business... it's not always about the money.
This is the first time I have come across a situation like this with a story. I would NEVER "spin a story to make it sound better," and neither would any of my colleagues here at Houzz.
Lastly, thanks to Colorado land and resorts for the great work. You have indeed taken the concept of "flip' to a different level. I wish there were more professionals like you who would not treat flip as putting 'lipstick on pig', which is the case with most Bay area flippers. A big shout out to everybody involved in this project, and heartfelt thanks to Becky for bringing this project to us.
For commentators who are looking for mushy stories to appreciate design, there is "Lifetime" television for you.
So much has also been written lately on staging and or renovating properties to sell, people are becoming very confused as to how much time and money to invest in this work. It is sad you were initially mislead with the property as now it has been established that there were actually two sales, I think this would have been a perfect opportunity to highlight the pros and cons of renovations or staging to sell a home.
Firstly the brother and sister repainted and recarpeted the (assume) entire house before selling. I'm sure this would not have been cheap, but obviously when the purchaser has then gutted the house, all this work and expense went out the window, so did it really add value to the sale price of the home?. In this case the brother and sister inherited the property so any sale price was clear profit. Obviously most people would try to maximise that profit, but, end result, did they?
Secondly the 'flipper' I assume is a professional so would be established with various providers to obtain the best possible discount on products and services, something not available to the average person doing a one-off renovation. He is also renovating an empty home which can be done much cheaper than an occupied home - another bonus over Joe Average. I have read comments on other articles (and I am only repeating what I have read) that the work of 'flippers' is not welcome on this website because the value of the work they can do is not achievable for the average person.
Mind you, in this particular instance what has been achieved in the house is very interesting to see, well worth showing and I'm sure very helpful to renovators, they just need to be mindful of costs.
To spend one-third of the value of the house in renovations sounds a huge risk, especially in a depressed market and one the average person probably couldn't afford to consider and it would all depend on the surrounding homes and their value and the desirability of the area. From comments I have read Houzzers would be very interested to know just what is realistic to spend to obtain the maximum return bearing in mind of course that buyers' expectations and demands vary from area to area.
We had a situation a couple of years ago when a family member passed away. The house had been built in the early 60s, and hadn't had much of anything in the way of updating since, While the structure/mechanical was all in excellent shape, the finishes were VERY dated, as were the bathrooms and the kitchen. The kitchen - at the very, very least - needed new countertops, a new sink and faucet and flooring. However, if I were going to re-do it, I would have partially taken out a wall, changed the kitchen layout, etc, which would have required all new cabinets. It was too large an investment, and how did we know that a potential buyer would appreciate what we had done? We would also have the added carrying expenses of utilities and taxes. We ultimately decided to sell the house "as is" but for a bit higher amount because there was nothing else for sale in this small but desirable neighborhood, and let the buyer decide what to do with it. It sold quickly and for the asking price. As it turns out, the people who purchased just updated the finishes to their taste, so we made the right decision. They got a good deal and we got a good deal. Smiles all 'round.
Yes, flippers can remodel a house for less than a homeowner because they have construction crews available, they are working on an empty house (as you point out), they have done their homework on the neighborhood, have a lot of experience, and put together a fairly accurate budget estimate. That is not to say they can't run into trouble! It is ALWAYS a risk. The other, more intangible part, of what a flipper has going in their favor, however, is that the project, for them, is simply a business decision. There is no emotional attachment. Yes, the goal is to make it attractive, functional and modern, but they aren't going to find a finish they just "fall in love with" and overspend to get it. When homeowners do this for themselves, that is one thing; but if they are doing it to sell, it can cause trouble.
My conclusion for homeowners is: 1) make repairs (even the smallest things will stand out to a potential buyer) 2) declutter 3) update within reason - fresh paint, new light fixtures, possibly even new bathroom countertops, etc. The main thing to remember is that you don't want $5,000 countertops on top of $200 cabinets, though. The entire house needs to be kept in balance! Consult with the best real estate professionals in your area. Go to see other properties for sale in your area - there is no better comparison. And whatever improvements you are going to make, get some good design advice. You don't want to invest money, only to find out you purchased the wrong thing.
One would hope people selling would talk to as many local professionals as possible to gauge their local market but I'm sure many turn to websites such as this to assess what is needed and expected in the market before making any committment.
There have been quite a few articles of late with advice for those selling to achieve a quick sale with maximum return but your concluding advice, which is pretty much basic common sense to many, is never given. There was one recently that suggested to sell to the younger age group meant you basically had to install new granite counter tops, but there was no mention of checking the cupboards first to assess if they were worth putting an expensive new top on or checking the structure of the building to ensure it would take the added weight.
I had a house sell near me a while back that looked lovely on entering, it had been upgraded and staged to sell, the gardens and pool beautifully landscaped, but closer inspection revealed the "new" kitchen was new doors on very old and tired cupboards and a new wide bench top replacing the 60's narrow top which meant it extended at least 6" past the cupboard doors and shelving. The laundry had been updated the same way. You could see every woman inspecting the house cringe at the thought of how many times a day she would bang her head getting something out of the cupboards. Not safe for toddlers either. The function of some of the rooms had been changed to give the master bedroom upstairs a study/sitting room which looked lovely and very luxurious, except it didn't have an ensuite or a walk in wardrobe. It also meant there were two bedrooms upstairs and two downstairs - way too dysfunctional for young families, the majority of buyers here. The house originally went on the market for $1.05m and many months later (in a highly sought after area) sold for $964K, it could well have returned more and sold quicker without the upgrading and staging. In comparison a similar sized and designed house sold in less than 2 weeks for $975K - unfurnished, exposing filthy carpet, badly marked walls, built-ins falling apart, bathrooms in the 60s greens and browns, a very musty smelling downstairs and zero landscaping - in fact the pool was the nicest part of the house
Bottom line is - do your homework! Thank you for the discussion.
I think the only way to analyze what kind of money can be put into any house for immediate resale is to: 1) appraise it in it's present condition 2) figure out what improvements would bring it up to (or a little above) the neighborhood standard 3) what the improvement would cost and finally 4) what it would actually SELL for in that condition. I would personally have to make a substantial profit to make it worth the time, money and effort. The bottom line is that in a lot of cases, though, it only takes some thought and a bit of work to make even a dated home more salable. Get rid of the dated curtains, remove excess (and dated) furniture, rip up old carpet if there are wood floors, repaint in some fresh, modern colors, etc. I think that these are the kinds of things that can bring your asking price up without a huge outlay of cash. Also, always remember that the seller can always provide an allowance towards improvements, thereby letting the buyer make their own selections. I would say generally, unless you have access to inside help, i.e. free or reduced cost, or you can DIY, on some portion of a major renovation (designer, builder, etc.) in this economy especially, you are probably not going to do more than break even at best on a sale. Remember, flippers are in business - they are not flipping the house they live in!
I'm now fed up with the look of glossy white cabinets and black granite worktops so am thinking of changing the doors to wood so it'll be IKEA again for me.