Renovation Complete!

Last week, my husband and I finished up another renovation project! It's not a "tiny house" but it is pretty small by most people’s standards. 2 Bedrooms, 1 Bath, Eat-in Kitchen and a Family Room = 816 Square Feet. Small house doesn't mean small project though. We purchased this 1959 home from another investor who started, but did not complete the project.

Systems Renovations

Closing was in late January and it was COLD. Really COLD! And this home had no HVAC system. First thing was first! After investigating all the options, my husband opted to stop using the propane tank outside and go with all electrical systems. New duct work and the new package unit HVAC was installed first.

New plumbing was run and connected to the brand new hot water heater. Where do you put a hot water heater in a tiny house, you ask? That was one big piece of the research. We’d hoped to put a tankless system on the house, but without natural gas, it would not work well. So, the tank went outside in the cold and it got its own little shed on the side of the house. And, all that water drains into the brand new SEPTIC TANK! What a fun way to spend money...but it's all stuff a homeowner needs! Of all the things this stager asks people to spend money on, it seems like the cosmetic is always my focus, but all these new systems made this house feel like brand new!

Cosmetic Renovations

The tiny bathroom got a tub insert with beautiful tile surround. The gray 12x24 tiles were laid subway style of a modern but simple look. A cute little vanity was installed to give function without taking up space.

After the electrical panel in the kitchen was relocated, we were able to create a great L-shaped work space and move the refrigerator from the other side of the room. Brand new white cabinets and granite-look laminate counters gave this kitchen an updated fresh look without breaking the bank.

New grouted vinyl tile floors were installed in the kitchen and bath giving the look of real tile without the expense of laying traditional tile. It’s a secret weapon of mine - a DIY option that looks expensive but isn’t! The hardwood floors were original and the best part of the home. They were sanded and stained a rich medium brown. No carpet in this home at all.

Last up was the decks. The front stoop was replaced with a small front porch and a back deck was built giving the new homeowner a great place to enjoy the 1+ acre lot. My husband demolished an old shed and emptied the other. We left a charming rope swing on one of the trees and decided it was ready for new owners.

Without any comparable homes, I was guessing on a value for this unique property. I asked a few other Realtors who were as stumped as me, so using all the experience and logic I could, I guessed. 3 full price offers later, we went under contract with a lucky guy hoping to enjoy the yard with his dogs. Appraisal came in $2000 above sales price and all our hard work had paid off for us and the lucky buyer!

Check out these photos!