House Stalking – Alys Beach

 Alys Beach Open House - At The Beach With Kris

     This weekend we had to make a quick trip to Panama City Beach to run an errand.  On the way home we took a few side trips – I found an amazing store that sells huge pieces of driftwood for crazy good prices.  We stopped at an open house in Alys Beach (pronounced Alice) on 30A and we stopped at the Farmers Market in Seaside and stocked up on salads from my favorite Greek food vendor. 

      Homes in Alys Beach are built to Fortified construction standards which means they are built above and beyond code requirements and have solid masonry roofs and walls.  The homes are all gleaming white designed with Bermudan architecture and they all have a courtyard.   I snapped some photos of the open house – my favorite part was the courtyard and this pear tree they have trained on the wall.  Who knew we could grow pear trees like this in northern FL?

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

I loved the shuttered doors on the closets…

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

The courtyard entrance…

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

And for just under $1.7 M, this home can be yours.  Call me!

Alys Beach Open House - At The Beach With Kris

And some photos of the Alys Beach neighborhood…

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

Not only do I covet this door, I spy a One Kings Lane chevron canvas inside…love it!

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

Alys Beach Open House - At The Beach With Kris

In other news, our Keller Williams offices moved one block down the street.  The office our group was put into was formerly a lawyer’s office.  It’s a hunter green and cranberry heaven.  Its where every ugly wallpaper border went to die.  We’ve got angel cherub borders, flower borders – the 90s called and want their borders back.  The landlord said we can’t remove the wallpaper so we had to paint over it.  I’ve never painted over wallpaper but will tell you the key is to use an oil based primer.  Water based paint or primer will make the paper bubble!  So we used an oil based primer and then two coats of regular paint with primer – it took 3 coats to cover all that hunter green wallpaper.  Now you can see where I used that big hunk of driftwood I found over the weekend.  Husband’s office has a cut out window and counter in it that needed to be covered up.  He built some shutters – he calls it his “DYI” project and not” DIY”.  I chuckled thinking how perfect, its really his DO YOURSELF IN project because handy is not a word anyone would use to describe Husband.  He had our 12 year old paint and distress he doors and I think they turned out pretty darn cute!

Driftwood heaven…

 

driftwood- at the beach with kris

Hopefully it’s obvious this is the “before”…

hunter green office before 1- at the beach with kris

And drumroll please… the new office after with driftwood - at the beach with kris

The walls are painted Benjamin Moore Feather Down…

the new office after side- at the beach with kris

I need to chalk paint that hideous cranberry ledge…

shutters open - at the beach with kris

For more House Stalking, click here!

~Kris

Before & After – a Beach Condo on 30-A

     Now this is what I call a top to bottom, fabulous renovation!  This condo, located in Seagrove Beach on Highway 30-A, was not much to write home about when it was on the market.  The new owners were lucky enough to purchase this condo well below the appraised value and did a beautiful, thoughtful renovation in my personal favorite style – coastal.  The home is now on an exclusive rental program and available for beach vacation rentals – a big plus is this management company launders the sheets AND comforters for each guest!  It is 4 bedrooms and is just steps to the emerald green waters of the Gulf of Mexico. 

Enjoy the before and after photos with sources and details at the end!

Before & After Beach Condo Reno

before living room 2

 

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Before After Kitchen to LR

before kitchen

Notice they removed that awkward pantry!

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These bar stools – gah!!!

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before dining

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Before After Master Bedroom

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 Before After Front bedroom

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Before After Beach bedroom

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 before exterior

 Sources & Info:

Floors – the main living areas are a ceramic tile that looks like wood – $5/sqft; travertine in bathrooms and new carpet in bedrooms.  (Total Cost – $15,000)

Paint – All colors Sherwin Williams – main living areas “Softer Tan”, blue rooms “Sea Salt” and Master Bathroom “Comfort Gray”  (Total cost to paint the entire condo $12,000)

paint colors

Scott Antique Market -( omgeee I get to go to Scotts for the first time in March and I’m beyond excited..I need to sell 12 houses and rent a U-Haul before I go!) The kitchen barstools (I covet these), coral art in Master Bathroom and the driftwood bowl centerpiece on the dining table.

Ballards and Ballards Outlet – all rugs and the guest bedroom burlap bedskirt, curtain panels and linen headboard ($250)

Lighting – all lights purchased at Lowes except the dining chandelier is from United Lighting in Destin  ($380)

Kitchen – the cabinets are from Discount Cabinets in Panama City – best price after 4 quotes  (Total cost $19,000 for cabinets, granite, appliances and sink)

Living Room – furniture and artwork from Sugar Beach Interiors in Destin; fireplace mantle was custom made and distressed Cypress

Hallway Artwork – painted by the owner’s sister, an artist

Media – 5 televisions installed, dvd players and router ($7,000)

Resin Artwork – Sharon Kator of Glass-Eyed Seahorse

Other – most of the other accessories, linens, lamps, hallway art were purchased at Home Goods, Kirklands and Steinmart

Furniture – $25,000

Condo – we sold this condo (as a short sale) for only $436,000! 

TOTAL renovation cost – $100,000!

Want to escape winter and rent this stunner?  Click here!

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Happy New Year!

Kris

 

Before & After – A Destin Condo

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     The one and only thing that did not change in this remarkable before-and-after is the views of the Gulf of Mexico from the balcony!  If I were in the market for a condo, I would want a fixer-upper just like is one so I could make it just the way I wanted.  But through the years of working with all kinds of buyers, I have un-scientifically determined that 95% of people do not have a vision of what something “could” look like!  I can walk in and know immediately what I would change and I could visualize the end product.  But most buyers prefer the turn-key product.  We had this condo listed and had tons of showings, but it took a while to finally find that buyer with vision to convert this “Granny Chic” condo to what it is today.  I would say this renovation has a masculine, Asian flair to it.  Without further adieu, here are the before and afters…

The kitchen was completely gutted – new appliances, new cabinetry, new floors, new lighting, new backsplash and a more open floor plan…

Before After Kitchen

The living room has all new furniture, new paint, new floors and smoked glass mirrors…

Before After Living Room

The Master Suite has plush new carpet, new furniture and new black out blinds…

Before After Master Suite

The guest bedroom has plush new carpet, new furniture, new black-out blinds and a flat screen tv plus an xbox for the kids…

Before After Guest Bedroom

Removing that upper bank of cabinets really opened up the kitchen…

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 The glass tile backsplash really pulls in the colors of the granite counters…

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Here you can see the tile embellishments and the tile floors that look like wood – so great for wet and sandy feet!

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The Master Bathroom has double sinks and was completely gutted…

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The guest bathroom was also gutted… DSC_0859

 The dining area…DSC_0855

     This condo is now on a short-term rental program and is located on Holiday Isle in Destin, FL.  The owner has really taken the time to think of the little details that are important to his guests…he has large flat screen TV’s in all rooms with high-def channels and streaming Netflix, (have I mentioned I am now addicted to binge watching on Netflix and just started “Breaking Bad” and I can’t wait to see what Walt and Jessie do next?)  an xbox for the kids and memory foam mattresses. #signmeup   If you are interested in renting this condo, click here.   

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~Kris

 

How to Create Your Own Two-Toned Kitchen

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     Phase I of the kitchen update is complete.  Whew, it was a lot more work than I anticipated!  Since my dream kitchen is still in the early planning stages, I decided to take on the project of creating my own two-toned kitchen to lighten up the space.  I’ve been making changes in my house room by room, slowly but surely lightening things up…what a difference!  When we moved in this house 10 years ago, I was drawn to dark colors and woods and now I want everything to be in shades of white.

   After painting all the walls in my house Benjamin Moore Indian White, I tackled the kitchen.  I had quotes to have the doors sprayed by a professional, but it was too expensive considering this is hopefully going to be torn out in the next year.  So DIY it was!  I did a lot of research on how to do the best cabinet paint job, especially considering I was changing dark cabinets to white.  I started with a great primer call Stix from Benjamin Moore.  All of my doors and trim are painted Sherwin Williams Dover White, but I wanted to use Benjamin Moore’s “Advance” paint which my research showed to be the best paint for cabinets.  In all, my supplies were the Advance paint, Stix primer, Floetrol, a sanding block,  a “best” small paint roller, a small paint brush and a package of Solo cups which I used to hold the cabinets above the ground so I could paint the sides.  I allowed a lot of drying time in between coats, and in all I used 1 coat of primer and FOUR coats of paint.  I was not counting on 5 coats of paint and hence the small project turned large.  And mid-project I came down with a flu-like illness that kept me down for 2 weeks.  So we lived for a few weeks like this:

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Here is what I started with:

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I started with the backs – that way if any dents occurred after they were “flipped”, they would be on the least visible side.  I numbered the cabinets with sticky notes and I removed all the hardware…tedious but necessary. I also sanded the cabinets front and back and cleaned off the dusty residue.  With the Stix primer, they say you don’t have to sand, but I didn’t want to take any chances.

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I let the primer dry for 24 hours before I started with the paint.  Because my cabinets are not a flat shaker front, I had to be very careful to watch for drips and pooling paint in the corners.  I used the end of the roller to try to get the inset part of the cabinets as smooth as the doors.

 

On top of the kitchen changes, I have ordered some new furniture for my family room.  On my dining table you will see the items I have slowly been selling on Craig’s List.

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I also had to sand, prime and paint the cabinet sides and trim.  Once it was all done, there was a lot of caulking to be done where the ceiling meets the trim – you really notice any imperfections with the white cabinets.

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And now the “after” photos…

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And for the side-by-side comparison…

Kichen Collage - before and after

I told you in my last two-toned kitchen post that I’m not a huge fan of this trend.  And I’m still not.  I’m so busy this month, but I plan to paint the lower cabinets (not the island) in November.  Call me crazy!

Here is the round-up of the supplies I used…

I did a light job of sanding the fronts and backs.  My cabinets have a shiny, glazed finish so I felt this was important, even with the primer.

sanding block

  I propped the cabinets on Solo cups and primed and painted the backs first.red-solo-cup

I used a roller from the home improvement store labeled “Best” for cabinets:

small roller

This Stix primer was recommended by the guy at the paint store.  You can paint almost any surface with this primer, even glass or tile.  It makes shiny surfaces like my cabinets paintable and promises no sanding. 
I loved it and it will be my go-to primer for any future projects, especially for painting furniture.

stix primer

I used Advance paint by Benjamin Moore, but I mixed a Sherwin Williams color in a semi-gloss finish.

Benjamin Moore Advance Paint

Even though the point of the Advance paint is it doesn’t show brush marks, I added some Floetrol anyway.  I will always add this to my paint for anything but walls from now on.  Loved it!

 

FloetrolThis is my paint color – Sherwin Williams Dover White.  Be sure to check it out in person – it is much whiter in real life.  I call it the perfect creamy white.

sherwin williams dover white

Well folks, that about wraps about the story of how I painted my kitchen cabinets, which then led to wanting to paint more kitchen cabinets.  I might be certifiable for doing this when I know I am going to tear it out soon anyway, but in the end I’m glad I did it. I much prefer the lighter feeling of the kitchen…as much as I dread having to paint more cabinets!

~Kris

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Two-Toned Kitchens

    green and white kitchen             

     The trend the past few years started with facing your island in a different color cabinetry than your cabinets.  We started to put feet on our islands to make them look like a big piece of furniture.  The trend then moved to the cabinetry with two or three different colors or woods throughout the kitchen.  Or accents of different color in sections of the cabinets, usually around the stove or island as the focal point.   Personally I like a unique island – faced in a different material like reclaimed barn wood.

     A two-toned kitchen is not my favorite decorating trend, and is not what I would choose for my new future dream kitchen.  However, there are some good reasons behind it.  An all white kitchen can start to look dingy with some wear and tear as it starts to show scuff marks and lets face it white can turn dirty quickly without attention.  Dark cabinets on the bottom can also ground a kitchen.

     In my next post, I will show you pictures of my DIY two-toned kitchen.  Since my dream kitchen is still in the planning (and saving!) stages, I decided to tackle a smaller project to give my current kitchen new life and to brighten it up.  It was dark and heavy so I painted the uppers white.  I laugh now when I type a “smaller project” because it turned out to be anything but small with sanding, priming and painting (5 coats!) but I do like the results and it makes living with my current kitchen a little brighter and happier prospect.

     So what do you think of two-toned kitchens?

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island salvaged wood

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Here’s a sneak peek of my “small” kitchen project in progress…just keepin’ it real people!

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 ~Kris

 

 

House Stalking – a Beach Condo Before & After

after - balcony view   

     I sold a condo to a lovely couple earlier this year – they bought it right before spring break rental season so they didn’t start any renovations until the break between that and the busy summer rental season.  The building is called Pelican Beach – one of my top picks in Destin when customers are looking for great rental income.  You might remember the first condo I showed on my House Hunters episode was at Pelican Beach!  This condo had average interiors – good enough to rent, but the owners have really taken it to an all new level and I’m sure their rental bookings reflect that.  Here is what the owner said about her renovating adventures:

     “We still have a few things we want to do like stainless appliances and new occasional tables. The most important thing to have in a vacation rental is a comfortable bed. The mattresses are worth the investment. The floors were also worth the investment. We went with porcelain tile called Roma Beige that has a travertine look without the cost. For the small bath vanities my husband went to some of the granite places looking for remnants left over from other jobs and found some great pieces. He also added a backsplash in the kitchen glass and stone backsplash in the kitchen that was not very much. This just keeps the unit looking undated and new.

     In all of our condos, I like to use cotton quilts on the beds instead of big heavy comforters because they can be thrown in the washer often. These are from Steinmart and were $29 each. I like to layer them and add fun pillows. The bar stools and tiny white tables(less than $100) in the guest bedroom are from Pier 1 and the tall skinny lamps are Old time Pottery for $25. The dining room table and chairs are very unique and the tropical colors just jumped out at me at Gordon’s of Mandeville. The whole set was under $900.  You should have seen my minivan packed to the gills on every trip.

     Best bargain: The light fixture was a challenge. I returned 2 that were too big and was trying to keep the cost down. When I explained to the electrician that we may have to postpone until I found one, he starting sending me pictures of fixtures he had removed on jobs that people no longer wanted. I saw one I loved but knew in the store it was $400 and didn’t want to spend that. Turns out it was missing a screw cover and the metal rod so it hung from an ugly black cord. For $60 I was willing to take a chance. I grabbed a $2 fabric scrap at Walmart and some peel and stick Velcro and my daughters roommate made a fabric cord cover. We were able to salvage a screw cover from the old fixture and paint it to match.

     Repurpose: She also faux painted an old mirror that was left behind with $3 of acrylic paint. It works until I can spend some time there to find the right art work.

     Small World: I couldn’t find the right sized rug for the dining area anywhere and just as I was going to give up, and you recommended Rug Décor. So off I go to find it and they had the perfect size and soft seagrass that I wanted. The owners and I started talking and it turns out they were from New Orleans also and moved to their condo in Destin permanently after Katrina. As the conversation went on we realized that they were the couple who had bought our aunt’s magnificent house and were still living in it when Katrina destroyed it!

     Doing a remodel is quite a challenge when you don’t live nearby but we got it done in about 4 weeks thanks to my husband running back and forth and staying on top of the installers.”

  Enjoy the photos from this fabulous, beachy renovation!  The “Before” photos are from the original MLS listing and the “After” photos are taken by yours truly.  I also wanted to mention the entire condo was painted Benjamin Moore Feather Down and the trim is the same color in a semi-gloss finish.  I fell in love with this color and have added it to my personal favorite paint color list.  It is a dark white with brown undertones – not yellow or pink like many whites can be!

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First up is the living room.  Gone is the extremely strange carpet/tile combo and the floral curtains.  The couches were in good condition so those were saved.  The new owners put tile throughout the entire condo – a great choice at the beach with lots of wet and sandy feet!

before - living room

 

after - living room

after - living room from balcony

after - living room fixed

 Next up, the dining area – this is the light fixture she was able to get for a song from the electrician – always ask your contractors what they have in inventory.  They usually have lots of faucets and light fixtures they’ve replaced for others!

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after dining room to kitchen

after - dining light

after - dining area fixed 

Moving along to the kitchen.  They added the stone/glass backsplash which really added an upscale touch for not a lot of money!  The dark rugs in this condo did it no favors – think light, bright and beachy when furnishing your beach condo – its what renters want.  They want something different from what they left behind at home!

kitchen - before

after - kitchen

The Master Suite opens to the balcony and has great beach views – gone is the dingy, dark brown carpet, funky lamps and art work…

before - master

after - master suite

before - master tv view

after master suite other view

The guest bedroom is dramatically improved…

guest bedroom - before

after - guest bedroom

The bathrooms both received new granite counter tops…  (Note to all – hire a Realtor who knows what white balance means!!!)

before - bathroom

after - guest bathroom

The balcony has new furniture including those reclining chairs that everyone loves…

before - balcony

after - balcony

I love this vintage looking chalkboard by the front door – it has a big piece of chalk resting at the top, just waiting for guests to write their messages…

after - chalkboard entry

The paint color is a must on your favorites list – Feather Down by Benjamin Moore…

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     When furnishing your investment property, just like this condo at the beach, you can make it fabulous on a budget.  Think about what would be important to you if you were renting your own condo.  For me, I want a good mattress – not a cheap, hard one.  Invest in a good quality mattress and advertise that fact!  Paint can really transform a space – pick a light neutral color and jazz up the space with your accessories and art.  If you are replacing flooring, choose tile and tile the entire condo – you will find carpet will need to be replaced often as sand and wet feet are hard on it.  Plus, I think tile just feels more clean than carpet – I’m one of those people never takes my shoes off in a hotel room!  Take time on the details – stock your kitchen with nice flatware and dishes and stock up on extra cooking and baking equipment.  We rented a house in Orlando one year with a few other families and there was nary a cookie sheet or cake pan, ghastly dishes, cheap flatware and cloudy glasses – needless to say, we did not rent that house again!  Lastly – think of the kids.  Leave a pack-n-play and/or high chair in the guest closet.  Have a gaming system like an Xbox and consider a small library of books – that way everyone is entertained if there is bad weather.  Leave personal touches like a family photo and a guest book – it reminds your guests that this is not a hotel room and hopefully they will treat it accordingly!

If you want to rent this fab beach condo next time you are in Destin, click here!

Click here to see another fabulous before and after condo or here to see a beautiful beach house in Crystal Beach!

~Kris