Edgewood: Any day now

Edgewood 20180516_153034.jpgBB&T is readying Edgewood for sale. Crews have been trimming shrubs and undergrowth from the property this week, and some trees have been taken down or trimmed. And now a real estate agent’s sign has appeared at the curb of 111 Arden Place.

The stone mansion and 2.5-acre site in Sunset Hills date back to 1915. BB&T, apparently one of multiple lenders with money in the property, bought Edgewood in a foreclosure auction in January. The bank spent $770,000 to get it. Anyone who wants to save it is probably going to have to outbid developers who would tear the house down and squeeze in as many big, expensive new houses as they can. And in one of Greensboro’s most popular neighborhoods, no less. Once “For Sale” replaces “Coming Soon,” the outcome may not be far off.

Classic House of the Week: A Fine Example of 1920s Westerwood Elegance, $339,500

401 n. mendenhall street.jpg

Westerwood is showcase for the qualities of early 20th-century homes. The neighborhood got started in the 1890s but didn’t take off until the 1920s. Its winding, tree-lined streets are a populated with a variety of beautifully designed Craftsman bungalows, Tudor Revival cottages and Colonial Revivals with the occasional mansion (Double Oaks) and now even a remarkable Mid-Century Modern home mixed in.

401 North Mendenhall Street is an excellent example of the neighborhood’s style. It came onto the market a week ago at $339,500. Built in 1926, it features an elegant, curved gable roof with a distinctive pair of dormers connected by two similar-sized windows. It has four bedrooms and two bathrooms, 2,337 square feet. That comes out to an optimistic $145 per square foot, toward the high end of the range of recent Westerwood home sales. It’s a finer home and in better shape than many that have been for sale recently, though, and it is priced lower than the $160/square foot being asked for a house across the street, which has been on the market for nine months.

The house appears to be in move-in condition (though the photos with the listing are surprisingly poor). The first floor has been opened up to create a large living room. It has updated bathrooms and an updated but almost rustic-styled kitchen. Well-placed trees at the corners of the front yard give the home some privacy from traffic on Mendenhall.

Surprisingly, the house isn’t owner-occupied. The owners appear to have lit out for the pleasures of golf-course living in a McMansion at Stoney Creek eight years ago. They’ve tried to sell 401 N. Mendenhall twice before, in 2011 ($329,000) and 2014 ($359,000). The market appears to be stronger than it was in those years, although the owners are aiming higher than many who have accepted offers recently just days after listing their homes.

realtor.com listing

401 n. mendenhall street front.png

401 n. mendenhall street LR1.jpg

401 s. mendenhall street DR.jpg

401 s. mendenhall street kitchen 1.jpg

401 s. mendenhall street kitchen 2.jpg

401 n. mendenhall street side view.jpg

Classic House of the Week: Greensboro’s Historic Garden Estate Miramichi Nears Century Mark

Miramichi -- PGI house.jpg
Photos courtesy of Preservation Greensboro

The 32-acre Miramichi estate in Greensboro is for sale for $750,000. Benjamin Briggs, executive director of Preservation Greensboro, writes about the history of the property and its creators on the Preservation Greensboro website:

Many of the region’s great gardens began as private rural estates that were away from the distractions and distresses of city life. Reynolda House for the Reynolds family of Winston Salem (1917), Cason and Virginia Callaway’s garden in Pine Mountain, Ga. (1952), and Lewis Ginter’s Botanical Garden in Richmond, Va. (1984), are all examples of early private gardens that grew to become major public destinations.

Located at 1415 Kellenberger Road in southeast Greensboro, Miramichi is an early private botanical garden with charms and character cultivated by a notable North Carolina couple, May and J.A. “Kell” Kellenberger. Begun in 1920, the estate remains a privately owned garden and was never expanded as a public tourist destination. It represents an unusual glimpse into the earliest period of twentieth century botanical gardens of the region. …

The estate covers 32 acres and is centered upon a one-and-a-half-story log house. The structure is thought to date from 1835 and features V-notch corner-timber details, a stone chimney, and front porch. The structure was the Kellenbergers’ home, and it was heavily altered in the 1920s when they added a half-story and a rear addition that provided a kitchen and library. A later expansion brought more rooms into the house and expanded its footprint to the east. As a restoration project, the home represents one of the earliest examples of historic preservation in the city.

Though the house is charming, the estate is most notable for its landscape – a sophisticated but informally landscaped park. A north-flowing stream bisects the property, and the grounds consist of native woodlands and open lawns, complemented by evergreens, wisteria, and periwinkle. Mature specimen trees such as tamaracks, cypress, and hemlocks are complemented with boxwoods, azaleas and an extensive stand of bamboo to define different areas of the estate’s gardens.

Man-made elements of the estate complement natural features. They include stone-lined spring basins of local fieldstone with a bench, a curvilinear pool with a spillway, and a cement lap pool. Larger structures include a dam created around 1915, a picnic structure of cedar logs topped with a hipped roofline, a two-story boathouse with a viewing deck, and an outdoor picnic area with fieldstone chimney. Currently, the lake is drained, and elements of the gardens have fallen into disrepair.

The estate, including its house, outbuildings, recreation-associated structures, and naturalized landscaping, conjures the imaginative sprit of the Kellenbergers and their ambitious plans for a relaxed country lifestyle between 1921 to 1944. The Kellenberger Estate is significant for its landscape architecture as a rare survivor of a series of comparable rural estates that have stood in Guilford County, ranging from the Jefferson Club off New Garden Road to the Twin Lakes Lodge in southwest Greensboro and Katydid Mill just a half mile south on McConnell Road. The property remains today one of Greensboro’s hidden treasures – a well-preserved historical garden representing the early botanical interests of the Kellenbergers as they sought to cultivate a richly landscaped setting as a focus of regional interest and enjoyment.

The Kellenberger Estate Miramichi was inscribed to the National Register of Historic Places in 1994. The gardens have not enjoyed constant care and management over the past several years, but a careful management plan could see the grounds revived to their original spectacular setting for garden events and tours. The property is currently for sale.

Benjamin Briggs’s complete account of the history of Miramichi and the Kellenbergers

realtor.com listing

kellenberger 5.jpeg

kellenberger 6.jpeg

Classic House of the Week: A Distinctive 1927 Mansion in Sedgefield, $684,000

3000 w. sedgefield drive.jpg

For decades, High Point Road was a primary route between Greensboro and High Point. Anyone paying the least attention as they passed Sedgefield saw 3000 W. Sedgefield Drive, facing the road between streets leading into and out of the area. For many of the tens of thousands of drivers who passed it every day, it was about all they saw of Greensboro’s classic golf-course development.

Now, Gate City Boulevard has rerouted traffic away from that part of High Point Road, leaving a quiet little stretch cut off from everyone heading to or from Adams Farm, GTCC and High Point. And 3000 W. Sedgefield is for sale for $684,000. The house is far larger than it looks, 4,164 square feet, with four bedrooms and four and a half bathrooms. That comes to $164 per square foot, comparable to Sunset Hills and well below the typical Irving Park mansion.

The lot is 1.57 acres, considerably larger than is typical in those high-end neighborhoods (though not unusual in Sedgefield). More than half of the pictures with the listing show the grounds and the house’s killer feature: It’s not a swimming pool with a waterfall; it’s “a stone grotto formed with natural boulders surrounding a heated salt water pool.”

The house itself is open and elegant with beautiful woodwork, a nicely updated eat-in kitchen and posh bathrooms. If you can live without being on the golf course, it’s the epitome of Sedgefield in a tidy 4,164 square feet and 1.57 beautiful acres.

realtor.com listing

3000 w. sedgefield aerial.jpg

3000 w. sedgefield bridge.jpg

3000 w. sedgefield daylight.jpg

3000 w. sedgefield LR.jpg

3000 w. sedgefield DR.jpg

3000 w. sedgefield kitchen 1.jpg

3000 w. sedgefield kitchen 2.jpg

3000 w. sedgefield drive den.jpg

3000 w. sedgefield drive BR.jpg

3000 w. sedgefield drive bathroom.jpg

3000 w. sedgefield drive garage.jpg

3000 w. sedgefield drive pool 2.jpg

3000 w. sedgefield pool evening.jpg

3000 w. sedgefield evening.jpg

Classic House of the Week: A Beautiful 1916 Farmhouse on 4 Acres near Browns Summit

4900 e. nc 150 monticello.jpg

It would be hard to find a prettier old farmhouse than 4909 Oldway Road. Set on four acres just off U.S. 29 North near Browns Summit, it’s on the market for $390,000. It has been for sale for more than two years, a remarkable length of time considering the fine condition of the house and property. Buyers may be put off by the proximity to the highway — it’s right at the N.C. 150 exit — but someone is going to get over that and get a pretty good price on a very nice place.

The house has three bedrooms and two and a half baths, 2,952 square feet ($149 per square foot). The property includes the house, built in 1916, a barn and a workshop. About three acres are fenced. The house itself is in beautiful condition, judging from the photos with the listing — a modern kitchen and bathrooms, beautiful hardwood floors and unpainted woodwork. The current decor may be a little busy visually — the combination of patterned carpets, furniture and wallpaper gets intense in some rooms — but that’s no big deal (unless your furniture and carpets look just like theirs).

What does seem to be a big deal is the highway. That’s all I see that would discourage a buyer. I’ve driven around the property, and it doesn’t seem such a bad location (though, admittedly, that’s easy for me to say since I’m not thinking about buying the place). The price has come down to $390,000 from $525,000 originally, when it included an additional two-acre lot that has been sold separately. Somebody is going to look at that price, a beautiful house and very nice acreage and see a sweet deal.

realtor.com listing

4909 oldway road overhead.jpg

4909 oldway road trees.jpg

4909 oldway road porch.jpg

4909 oldway road entry.jpg

4909 oldway road den.jpg

4909 oldway road LR.jpg

4909 oldway road LR 2.jpg

4909 oldway road DR.jpg

4909 oldway road kitchen.jpg

4909 oldway road bathroom.jpg

4909 oldway road field.jpg

4909 oldway road sunset.jpg

Classic Houses of the Week: 3 Very Different Homes in Historic Neighborhoods

Greensboro’s three historic districts are hot properties this spring. If you’re interested in a classic home in College Hill, Dunleath or Fisher Park, you better be ready to move fast. The most recent Dunleath listing, for example, 615 Percy Street, was on the market just two days before the owner accepted an offer.

Here are three of the best homes for sale now in Greensboro’s most historic neighborhoods.

107 S. Mendenhall Street,
College Hill Historic District

107 s. mendenhall street.jpg

This is the kind of appealingly quirky house that turns up every so often in historic neighborhoods. With its green terracotta tile roof, high-pitched gables and tile work, it’s a one-of-a-kind gem. It’s also surprisingly large, 3,300 square feet; priced at $369,900, that comes out to a pretty modest $122 per square foot (its 0.43 acre lot also is relatively large for old neighborhoods). It has five bedrooms, three bathrooms and a lower level that could be an in-law suite.

The 1922 house has been thoroughly renovated since it was bought out of foreclosure in 2014 — a new master suite on the first floor with a walk-in closet, new bathrooms and kitchen, a hot tub in the garden. It’s for sale by owner, effective last weekend.

Relatively few homes went on the market in College Hill last year, and there have been only a few again this spring. For a spacious, distinctive home that needs no work at all, 107 S. Mendenhall is an unusual, maybe rare, find.

zillow.com listing

107 s. mendenhall street LR.jpg

107 s. mendenhall street DR.jpg

107 s. mendenhall street kitchen.jpg

107 s. mendenhall street back.jpg

207 E. Hendrix Street,
Fisher Park Historic District

207 e. hendrix street alt front.jpg

In Fisher Park, far more homes have come up for sale recently, and they’re moving fast. Six homes have gone on the market in the neighborhood this year; five had sales pending within 10 days.

The other one is 207 E. Hendrix Street, which has been dawdling on the market for almost a month. The 1919 bungalow has two bedrooms, two bathrooms and 1,868 square feet. It’s on the market for $349,900. At a healthy $187 per square foot, it’s priced near the top of the current range in Fisher Park. Still, it’s in pristine condition on a gorgeous street in the heart of Fisher Park.

The downstairs is remarkably open for a house of its age. The kitchen and bathrooms have been renovated. There’s a small building in the back that could be used as an office or workshop. It’s a bit pricey, but it’s a classic house in one of Greensboro’s most popular neighborhoods.

realtor.com listing

207 e. hendrix street LR.jpg

207 e. hendrix street kitchen.jpg

207 e. hendrix street den.jpg

207 e. hendrix street back.jpg

805 5th Avenue,
Historic Dunleath

805 5th avenue.jpg

[Update: The house sold for its asking price, $274,900, on May 14, 2018.]

805 5th Avenue is a grand old house, built in 1900. Bought 18 months ago to be renovated and sold, it’s now on the market for $274,900. It has four bedrooms and three and a half bathrooms, 2,592 square feet. That’s just $116 per square foot.

Like 207 E. Hendrix, it has a surprisingly open first floor, and the kitchen and bathrooms have been updated well. It’s considerably larger, though, and significantly less expensive. You get a lot more house for the money in Dunleath, and 805 Fifth is a good example.

The house is in the Dunleath neighborhood but sits just outside the boundary of the local historic district. It has been for sale for two months.

realtor.com listing

805 fifth avenue LR.jpg

805 fifth avenue kitchen.jpg

805 fifth avenue BR.jpg

805 fifth avenue back.jpg

Open House: Come Visit Hillside, the Julian Price House, and See Its Dazzling Restoration

hillside before and after.jpg

Hillside, unlike the other houses on this website, isn’t actually for sale. Its owners, Michael and Eric Fuko-Rizzo, bought the decrepit Fisher Park landmark in 2016 for $415,000. As they’ve invested what must be a breathtaking amount into resuscitating it, the project has gained a national following. Their determination and patience have been heroic, and the results are spectacular.

Over the past 18 months, Hillside, the Julian Price House, has been transformed from a head-shaking state of decay into a Designer Showhouse. Daily through Sunday April 29, you can visit the house and see Greensboro’s most dramatic historic-home rescue. The address is 301 Fisher Park Circle. Tickets for self-guided tours are $35 and are designated for specific time periods (10 a.m. to noon, noon to 2 p.m. and 2 p.m. to 4 p.m.). Also, Michael and Eric lead a small-group tour daily at 5 p.m. ($75).

Hillside has become nationally known since the house and its previous owner were featured on the A&E Network’s “Hoarders” in January 2017 (click here to see it; you’ll have to log in with a cable customer account). The home’s Facebook page has 28,000 followers. The showhouse opened last weekend, and visitors have come from as far away as Arizona, Michigan, New York and Florida.

Eighteen designers were recruited from around the country, including the renowned Bunny Williams of New York, prominent local designers and a team of interior design students from UNCG. Built in 1929, the home has 31 rooms and 7,200 square feet of space. It was built by Julian and Ethel Price and designed by Charles C. Hartmann, whom Julian Price persuaded to move to Greensboro to design the Jefferson-Standard building for him. The house is unusually linear, one room deep essentially from the veranda and sun parlor on one end to the kitchen and solarium on the other. The layout gives the house an unexpectedly intimate atmosphere as one room flows into the next.

The restoration has brought out a wealth of historic detail. The drawing-room ceiling and fireplace surround are almost works of art in themselves. The elegant light fixture over the curving staircase, originally from the home of Ethel Price’s mother in France, exemplifies the glamor of the period. The bathrooms have their original tile and fixtures, the original door and window hardware has been strikingly cleaned, and the ceramic-tile roof was hand-cleaned by one of the owners. Even the tiny telephone closet off the entry foyer has been given a high-style makeover.

The Tudor Revival home is a landmark, listed on the National Register of Historic Places and designated as a Guilford County landmark. After the tours end on April 29, Hillside will become the home of Michael and Eric and their three-year-old twin daughters.

The showhouse benefits Preservation Greensboro, which, through the Preservation Greensboro Development Fund, was instrumental in saving the home from demolition. Local designer Linda Lane, a member of Preservation Greensboro’s board, was project manager.

Photos are from the Hillside Facebook page, except for the drawing room and the roof.

hillside exterior.jpg

hillside foyer.jpg

hillside drawing room.jpg

hillside upstairs.jpg

hillside bedroom.jpg

hillside roof.jpg

hillside michael eric & louise.jpg
Louise Price Parsons, the last of the Prices to live in Hillside, with homeowners Michael (left) and Eric Fuko-Rizzo

 

Muntins & Mullions, Pilasters & Quoins: Every Part of Your House, No Matter How Obscure, Has a Name

House-Parts-Phelan-1931 copy.jpg
U.S. Department of Commerce, 1931, via the invaluable inspectapedia.com

Preservationists, architects and old-house experts often seem to be speaking a foreign language. They’re full of observations about fascia, frieze boards, fanlighs, and other things the rest of us have trouble even spelling, much less remembering and looking up later. Don’t feel bad — experts use such words every day, while the rest of us don’t even know that the things they describe have names.

But they do have names, and there’s no better example of the infinite capacity of the English language to create or absorb words than than the innumerable parts of houses, especially old ones. Thanks to the internet and its infinite capacity to store obscure information, we can all learn what those words mean.

The Online Resources page now includes links to a number of sources providing glossaries, dictionaries and other lists of terms. Specifically:

There are at least 15 types of roofs, including gambrel, cross hipped and jerkinhead. Old House Online has a page on doors with a dozen terms for parts and styles of doors (and doesn’t even mention barn doors, which are popular now, French doors* or pocket doors). We all know what porches are, but what about arbors, gazebos, patios, pavilions and pergolas? We could talk all day about siding terminology.

Just about any old-house term you can remember to look up will be found in at least one of these links. Or try Wikipedia, also very helpful (and deserving of your financial support, by the way — somebody has to pay for all those servers or routers or whatever they are).

———

* The French term for “French door” is “porte-fenêtre” — door-window. It’s too bad all these terms can’t be so self-explanatory.

Classic Homes of the Week: 2 Mid-Century Modern Houses at Opposite Ends of the Price Spectrum

1611 longfellow street.jpg
1611 Longfellow Street in O. Henry Oaks, a modest little Mid-Century Modern classic

[Update: 1611 Longfellow sold for $95,000, a $6,000 premium to its asking price, on May 15, 2018]

Most people tend to think of Mid-Century Modern as a high-end home style with exalted prices, found in exclusive neighborhoods like Irving Park and Hamilton Lakes. That’s often true, but not always. Two mid-century modern homes have come up for sale in Greensboro recently, and one does fit that profile. The other certainly doesn’t.

Every now and then you find a smaller, more basic Mid-Century Modern home in an affordable neighborhood. 1611 Longfellow Drive is an excellent example. Built in 1956, it has three bedrooms and one and a half bathrooms, 1,175 square feet. It came on the market at $89,900, $77 per square foot, last week (the day after I posted a blog entry about classic starter homes — this would have been a great one to include). It’s in O. Henry Oaks in east Greensboro, a nice 1950s neighborhood of brick homes.

It has the classic mid-century look — horizontal, angular, unadorned (look at those floors, though) — but it’s simpler architecturally and smaller than the high-end masterpieces that get so much attention (well deserved). The N.C. Modernist website suggests the design may have come from a plan book.

It’s by far the most interesting house for sale under $100,000 right now.

1611 longfellow avenue entry.jpg

1611 longfellow street interior.jpg

1611 longfellow street LR.jpg

1611 longfellow street kitchen.jpg

1611 longfellow street BR.jpg

Meanwhile, in another part of town …

105 falkener drive.jpg
105 Falkener Drive in Hamilton Lakes, the rich cousin of 1611 Longfellow

… there’s 105 Falkener Drive in Hamilton Lakes, also relatively new on the market. It’s priced at $357,000. Three bedrooms, two bathrooms — not that much different from 1611 Longfellow, so far — but more than twice the size (2,574 square feet) and on a much larger, wooded lot. Built in 1958, it started out as a more luxurious house, and it’s been suitably renovated by the current owners. As high-end homes go, it’s a good buy at $137 per square foot.

Mid-Century Modern is not for everyone. A lot of people don’t find it especially comfortable, cozy or homey. It’s an aesthetic for people who think in terms of aesthetics. That’s why there were thousands of brick ranches and split-levels built in the ’50s and ’60s for every Mid-Century home. But if the style suits you, Greensboro is a good place to find it, and not just at the high end.

105 falkener drive entry.jpg

105 falkener drive interior entry.jpg

105 falkener drive interior.jpg

105 falkener drive LR.jpg

105 falkener drive kitchen.jpg

Greensboro’s Views Reflect National Shift Toward Walkable, Mixed-Use Neighborhoods

NAR GSO survey 2018.png

Greensboro’s older neighborhoods are very popular. That’s easy to see from the prices their homes sell for and, in many cases, how quickly they sell. As part of its update of the city’s comprehensive plan, the Greensboro Planning Department commissioned a survey that at least partly tells why: A lot of people like walkable, mixed-use neighborhoods. That description that matches Fisher Park, College Hill, Lindley Park, Sunset Hills, the Asheboro Community, Glenwood and other older neighborhoods where stores, churches, parks, apartments, etc., exist amid the houses.

Background on the survey from Sue Schwartz, city planning director:

The National Association of Realtors conducts a biannual Community and Transportation Preference Survey in the 50 largest U.S. cities, most recently in 2017. Recently, the surveys have shown a strong shift favoring walkable, mixed-use communities. To see whether that’s true here, the Planning Department teamed with Nick Scarci of the Greater Greensboro Realtors Association and received a grant from NAR to conduct the same survey on the local level (methodology below).  This is the first time the NAR has done a survey for an individual city, so way to go, Sue Schwartz.

Walkable Neighborhoods and Quality of Life

If you love colorful charts and graphs, click here to see the results (PDF). Some notable findings:

  • In general, people in Greensboro are very satisfied with their quality of life. The vast majority (9 in 10) of residents are either very or somewhat satisfied, with nearly half of all residents saying they are very satisfied.
    • These satisfaction numbers are higher than for Americans in the top 50 MSAs, especially when it comes to being very satisfied: 46 percent are very satisfied in Greensboro compared to 37 percent in metropolitan areas throughout the country.
  • The more walkable the neighborhood, the more satisfied residents are with their quality of life (see chart above).
  • Over half of Greensboro residents prefer homes in walkable neighborhoods with small yards.
  • Three-quarters of Greensboro residents live in houses – attached or detached – compared to two-thirds in the top 50 MSAs.

[Editorial comment: Greensboro’s home-ownership rate of 50 percent is well below the national average of 63 percent, suggesting more renters in Greensboro than other cities rent houses rather than apartments. And that probably makes buying a less expensive or starter home here even more difficult than it tends to be anyway.]

  • While Greensboro residents echo the national results in their top priorities, certain elements are much more important to people here.
    • Two-thirds say sidewalks and places to take walks are very important in deciding where to live, compared to half of national respondents.
    • Being close to highways and within a short commute to work is also very important to over half of Greensboro residents.
  • Older Greensboro residents (Gen Xers and Boomers) are more likely to prefer homes with smaller yards and more walkable neighborhoods.
  • Millennials are split in their preference between such neighborhoods and those with larger yards and more driving.
  • Women and those without kids at home are more likely to prefer small yards in walkable neighborhoods. Men and those with kids at home are split.
  • There are also a lot of good data about transportation, mass transit, etc., which is another matter entirely.

American Strategies, the firm that does the national survey, conducted Greensboro’s. It was done from November 13-20, 2017, and reached 410 adult residents of Greensboro, ages 18 or older. The city’s Planning Department will use the data in the update of Connections 2015, Greensboro’s comprehensive plan.