HOT PROPERTY REPORT
Get insider tips and exclusive access to hot properties, including off-market listings.

Before & After: The Power of Good ‘Vision’

July 18th, 2012

One of our strengths is the capability to visualize every home’s potential. A simple remodel, paint job or design tweak can make a huge difference in a home’s ambiance – not to mention its perceived value. We can help assess the potential each home has and estimate the true cost to getting your dream house (or kitchen, or bathroom).

As listing agents, we also use this skill to stage the home so potential buyers can envision themselves living there. We’ve captured some before/after photos that do a great job conveying the power of good “vision.” (We’ll admit – using a good camera with a wide-angle lens gives the “After” photos that much more of a punch!)

Exterior

We updated the exterior of the building with a strong paint color to give this smaller building a bold presence on the street.


Living Room

This home had been a rental property for 15 years, so it needed a fresh start. The owners didn’t live in town, so we oversaw the remodel to prepare it for sale. We restored and painted the trim, patched & painted the walls, and installed new floors in addition to adding interior design elements.



Eat-in Kitchen

Transformation doesn’t have to cost a fortune. Painting the cabinets white and adding new hardware took the entire room to a new level. Aside from the new appliances, this room’s new look was achieved for under $2,000!

 

Bedrooms

Since the bedrooms were small, space planning was key. We tried to maximize the space so buyers could see the potential in each room.

 

Bath

We gutted and replaced the bathroom with a classic palette, using white subway tile and gray slate. The result is a timeless look that can easily be updated by adding trendy fixtures.

 

Basement

Even the garage got a clean-up to showcase its full size.

Share/Bookmark

Before & After: The Power of Good “Vision”

June 10th, 2012

One of our strengths as an agency is the capability to visualize every home’s potential. A simple remodel, paint job or design tweak can make a huge difference in a home’s ambiance – not to mention its perceived value. Our expertise will help you assess the potential each home has and estimate the true cost to getting your dream house (or kitchen, or bathroom).

When we act as listing agents, we also use this skill to stage the home in a modern, neutral fashion so potential buyers can envision themselves living there. We want the home to show its absolute best so visitors can see its potential. We’ve captured some before/after photos that do a great job conveying the power of good “vision.” (We’ll admit – using a good camera with a wide-angle lens gives the “After” photos that much more of a punch!)

719 Castro Street

Living Room
The original architectural details in this Painted Lady were very much intact and quite appealing. The original Douglas-fir floors were in good shape and added to the overall elegance. We highlighted these features with a fresh contemporary paint palette and a new timeless light fixture. These improvements helped potential buyers experience the power of combining Victorian architecture with a modern aesthetic.

 

 

Kitchen/Dining/Sitting Area:
This area had all the ingredients for creating the ideal great room. It was open, spacious and light-filled. In order to maximize the space with we continued with the light gray walls, super white trim and added a large, eye-catching, modern table fashioned from airplane metal. Again, we took the opportunity to showcase the beauty of a modern sensibility coupled with old world charm. White couches, a natural wood coffee table and light gray walls enhanced the sunroom’s light and airiness.

 

 

Double Parlor:
We transformed the traditional Victorian double parlor into a master suite with a bedroom and sitting area. Removing the curtains allowed the sun into the room, brightening and freshening the ambiance.

 

Guest Bedroom:
We changed the light fixtures and added a headboard to make the bed feel more regal and substantial. Adding a mirror opened up the space, and the cool, neutral wall color is calming – perfect for a bedroom!

 

3rd Bedroom:
Formerly used as a workout room, this would be perfect as a nursery or child’s bedroom. We re-vamped the furniture accordingly. With just one window in the room, enhancing the natural light was imperative. Fresh paint helped the room feel airy while still maintaining architectural interest.


Before & After: The Power of Good “Vision”

April 26th, 2012

One of our strengths as an agency is the capability to visualize every home’s potential. A simple remodel, paint job or design tweak can make a huge difference in a home’s ambiance (not to mention its perceived value). We help our clients understand what design changes (simple or complex) can be made to create their ideal home. Our expertise will help you assess the potential each home has (or doesn’t have) and estimate the true cost to getting your dream house (or kitchen, or bathroom).

When we work as listing agents, we use this skill to stage the home in a modern, stylish, and authentic way so potential buyers can envision themselves living there. We want the home to show its absolute best so buyers can see its potential. We’ve captured some before/after photos that do a great job conveying the power of good “vision.” (We’ll admit – using a good camera with a wide-angle lens gives the “After” photos that much more of a punch!)


Kitchen:
Style is cyclical and fortunately the white cabinets and white counters that were installed in 1982 have come back around in 2012. While we would choose a different white material now, these counters were in good shape. In order to make the cabinets pop we painted them a super white semi-gloss. Light gray kitchen walls really tied together the newly painted cabinets, tidy white counters and original Mexican tile floors and completed the fresh, contemporary feel that we wanted to create. It was not our goal to hide the need for some modern cosmetic upgrades but to mitigate the need for a potential buyer to have engage in a remodel project right away. We did change out the stove because it was very worn.


Dining area:
We painted the dark green wall a deep charcoal gray, which lent a more formal and modern edge to the dining area and also segued and complimented the light gray color of the kitchen walls. The solarium windows in the dining area flooded the dining room with natural light and we wanted to take advantage of that light. So we changed the dining table to light wood, Bertolli and white leather chairs and switched out to a more narrow side table to lend spaciousness to the area.


Master bedroom:
Changing out the carpet would have been too costly, so we changed the color of walls to mitigate the purple hue of the carpet. We painted the walls a cement color that really played up the beautiful plantation shutters. The cement color on the walls brought out the neutral tones in the carpet, which we felt was more compelling for a potential buyer.


Guest bedroom:
Our goal was to reinforce the modern, contemporary feel of the rest of the condo by painting this room a light blue/gray color. We also wanted to reprioritize the room from office to guest room. To do this we added a queen size bed with side tables but kept a small discreet desk.


Living room:
We painted the walls to match the light gray in the kitchen, which really took advantage of the light and made a terrific contrast to the wood beamed cathedral ceilings. We selected furniture that was light, eclectic and minimalistic. The light gray walls also brought drama to the wood-burning fireplace.



Baths:
We re-painted the bathrooms with colors that would add freshness to each.

The terrific and infinitely usable floor plan, cathedral ceilings, solarium windows, small deck, and wonderfully desirable neighborhood gave this condo a head start, but what attracted 300 potential buyers, 24 disclosure packages, 12 offers and a selling price $240,000 over asking was the vision and polish generated by a modern paint palette and thoughtful, creative staging.


Design for your Houzz

March 30th, 2012

As many of you know, we just LOVE the site Houzz.com, so we relished the recent New York Times article about the founders. Unable to accurately and efficiently communicate their design desires to their architect, Adi Tatarko and Alon Cohen founded Houzz to aggregate architectural and interior design concepts so they could easily share their vision with contractors. Three years later, the site is more addicting than ever, and offers a convenient iPad app to boot. If you’re considering a remodel or redesign, Houzz is a great place to start – check it out!


Before & After: The Power of Good “Vision”

March 8th, 2012

One of our strengths as an agency is the capability to visualize every home’s potential. A simple remodel, paint job or design tweak can make a huge difference in a home’s ambiance (not to mention its perceived value). We help our clients understand what design changes (simple or complex) can be made to create their ideal home. Our expertise will help you assess the potential each home has (or doesn’t have) and estimate the true cost to getting your dream house (or kitchen, or bathroom).

When we work as listing agents, we use this skill to stage the home in a modern, stylish, and authentic way so potential buyers can envision themselves living there. We want the home to show its absolute best so buyers can see its potential. We’ve captured some before/after photos that do a great job conveying the power of good “vision.” (We’ll admit – using a good camera with a wide-angle lens gives the “After” photos that much more of a punch!)


Living Room:
The living room was one of the places in this house that received a good amount of natural light. We capitalized on that by painting the walls and trim white to enhance the open, airy feeling. It also gave the living room a nice modern feel.


Dining Room:
This home had lovely architectural details including a fireplace in the dining room. We wanted to make those pop while drawing the eye through the windows to the outdoor garden. We achieved this by painting the walls a soft and modern color but highlighting the trim in white. Building on the cues from the outdoor garden, we added green accents and plants to bring the feel of the garden inside.


Kitchen:
We knew that most buyers would want to remodel the kitchen eventually, but we wanted them to feel that the current kitchen was livable. The previous yellow walls drew attention to the stove’s prominent position in the kitchen. We wanted it to feel open, so we painted the room off-white to help the appliances & walls blend together. The color also lends a clean, fresh feeling to the kitchen.


Master bedroom:
The owners were still living in this house while it was on the market, so we simply added art and some decorative pillows to make the bedding pop. A large mirror made the room feel bigger, and a cool, airy color on the walls enhanced the natural light in the room.


Guest bedroom:
There wasn’t a lot of natural light in this room, so we tried to create the feeling of light through an airy paint color. We also capitalized on the room’s architectural details by highlighting them in bright white.


Maximize Each Square Foot

February 1st, 2012

In San Francisco, living space is at a premium. Simple remodeling projects can help you optimize each square foot. “For a few hundred to a few thousand dollars, you can make your place “live” bigger without actually making it bigger,” says architect Sarah Susanka, a small-space specialist and author of “Not So Big Remodeling.” From bringing the laundry upstairs to opening up the floor plan, these affordable tricks will make your house feel more spacious.
READ THE FULL ARTICLE.

Photo credit: Jason Hindley


Big Box vs. Custom Made Furniture: The price difference isn’t as big as you may think.

March 8th, 2011

As many of you know the whole Domicile Team is obsessed with houses, architecture and design. And, we know that many of you are as well. There always seems to always be at least one member of our team who is remodeling or redecorating!

Buying the right furniture is difficult because what we really like and want is too expensive and sadly, everything else tends to look alike. Sometimes it feels as if every home in San Francisco is 20% Crate and Barrel, 20% Design Without Reach, 20% Room and Board, 20% CB2 with a little Ikea thrown in. The frustrating thing is that these familiar brand names are not cheap. The reason we buy them is that they do,for the most part, provide our homes with a good looking, easy and safe sense of style. But, we have found in our journeys that custom made furniture is often cheaper than the brand name furniture we are familiar with. A custom piece can change the feel to an entire room. Sometimes it’s good to mix and match the custom piece with the Ikea pieces. I would bet that a custom bed frame or table etc will be in your family forever and not end up at Good Will after several years of usage.

 


Houzz = my new addiction!

February 22nd, 2011

Every few weeks a new app consumes my late nights.

I’m not sure how flinging angry birds across the sky or tossing virtual paper into a trash bin can be so addictive, but let’s just say I’ve spent hours on end doing both!  First it was Angry Birds, then Paper TossWords with Friends, and now I’m addicted to a simple little app called Houzz.  It’s actually both a website and an app.  So no worries if you don’t have an iPhone or iPad – you can still waste hours online!

I’m a self-proclaimed home improvement addict.  Many people relish in being done with a remodeling project.  I feel lost when the last workman leaves.  So I fill those voids between projects by paging through design magazines like Dwell.  I keep a messy little box of clippings of photos I like from the magazines.  And, when it’s time for the next project, I pull them out and get inspired.

Like most successful apps, Houzz takes this simple concept, attaches a great interface, and … keeps me up all night.  The idea is simple;  designers submit photos from their portfolios to Houzz.   Homeowners flip through the photos and can save inspiring shots to any number of “Ideabooks” that you create.  That’s it.  It’s as simple as tossing a virtual paper into the basket or flinging the angry birds.  You can tag the photos to identify where a sofa can be sourced and you can comment on the photos to share ideas with other homeowners and the designers themselves.

So, design cohorts; go forth and start clipping… virtually.

-Shane


FIXING FLAWS IN PROPERTIES …. first things first

November 18th, 2010

Sometimes a home has a fixable flaw. Many properties would be greatly enhanced by taking down a wall between the kitchen and dining room (we see this a lot in Edwardian / Victorian homes and flats).  Maybe it’s as simple as upgrading a roof or adding closet space. Wonderful cosmetic upgrades that have been done to a home get lost when there’s a big issue that needs to be solved. If you don’t fix these flaws, you’ll garner lesser sales price when you sell. So be sure to address any “flaws” that your house may have before you add fancy lighting or a Sub Zero refrigerator. First things first – solve the big issues.   – Julie


Blog

THOUGHTS FROM AROUND THE BLOCK