3 Things You Can Do As a Homeowner Now to Make Your Future Sale More Successful

I often talk to clients about micro-markets when it comes to real estate. Within one region or city, there often are smaller markets that have their own trends and dynamics. As a case in point, the DC condo market is currently friendlier to buyers, while we’re still seeing lack of inventory and escalation with detached homes in Chevy Chase and similar communities.

However, this isn’t a post on the ever-changing market (reach out for the latest on that, as always), rather it is about something equally important and that you can control. Regardless of the micro-market, there are several key things you can do as a homeowner to put you on the best footing when it is time to sell your home. While there are many more, my three top tips for savvy future sellers are:

1. Maintain Your Systems, Keep Your Records: Even if systems are older, they don’t have to be a barrier to buyers. Everything from your water heater to your HVAC has an estimated life and, while the actual lifespan can vary greatly, your stacking the odds in your favor for a longer lifei with regular servicing. So, sign up for the annual or biannual maintenance plan, change those filters and keep a digital or physical folder with manuals and records for easy reference when you’re ready to sell. And, if you think age of one more systems may still be a distraction, you can always opt to purchase a home warranty before you list that will transfer to the buyer and offer them peace of mind.

2. Keep Up With Cleaning: Habits matter…especially cleaning ones. As a real estate agent, I have seen the most meticulously maintained homes and ones that, while disgusting, make you feel less guilty about skipping a week of vacuuming at home. Make it your norm, beyond general housekeeping, to do a seasonal deep clean inside AND outside — emptying cabinets, scrubbing baseboards and trim, power washing and more. And, to really save money, please maintain the countertops in your kitchen and bathrooms (resealing and polishing granite 1-2 times per year, for example) and scrub that grout and strip and re-caulk bathrooms at the first signs of peeling and/or mold.

3. Consult the Pros Before Major Updates: If you know selling is on the horizon (especially in the next 1-5 years), reach out to a trusted design and real estate professional (it me) to get guidance on any and all of your plans. Some things are easier to change without much time or expense before listing (e.g., paint or a light fixture), but kitchens, baths and removing/adding walls to change spaces can easily open you up to more buyers (or turn them away). Also, don’t wait to invest in your home until it’s time to sell if it’s in your budget and it would enrich your home life now! And, just like maintenance, keep those records of expenditures so we can use them to market your home!

So, how would you rate yourself on these three areas? Real estate is powerful because its something you find daily utility in and that builds personal wealth at the same time…pour into it to maximize your enjoyment and equity today and beyond!

Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia.

Homeownership: Make the Most of Time and Don't Let It Get the Best of You

It may seem like your payments are all going to interest at first, but greater equity comes with time.

A recent post on The Atlantic proclaimed, "It Will Never Be a Good Time to Buy a House." And, while there are some hard truths outlined in the article (such as the lack of inventory and today’s higher interest rates), homeownership is about the long game and sitting on the sidelines doesn't equate to winning for most, especially if you haven't made your first investment. Renting is helping someone else gain equity or profit (if the home is owned outright), so investing in you as soon as possible is key. It can be a hard journey but we can do hard things, right?

Since numbers don't lie, let's look at an example of a first-time homebuyer who bought a two-bedroom condo in a on-the-rise neighborhood in DC ten years ago. Despite a good job, with the relatively high cost or real estate, he put down only 5% of the $429,000 sales price, understanding that this would mean an additional cost for private mortgage insurance (PMI) for a while. Closing costs, including the down payment, equated to just under $33,000 and the total monthly payment of PITI (principal, interest, taxes & insurance), PMI, and the condo fee equated to $2,750/month. At the time, the median rent for a similar unit was $2,200. Who would want to pay $550/month more? (Answer: Almost anyone planning to stay or hold onto the unit for five or more years)

After an early termination of his PMI due to him proactively requesting an appraisal due to rising property values in his neighborhood, let's fast forward to 2023. Today he is paying less than in 2013 ($2,550/month) without PMI and even with higher taxes, insurance and condo fees. That same unit would rent for $2,900/month on today's market (a 30+% increase, while he is paying 7% less than in 2013). As an owner-occupant, he'd be making out great. As an investor-landlord, he is clearly in the black -- now having someone else help him continue to gain equity and cover his mortgage (and then some). My how the tides have turned.

And this is just looking at his cost of living; however, here's the real magic: over those 10 years his property value appreciated more than 45% (or almost $200,000), while he also gained another $100,000 of equity by paying down his mortgage. During this time, he may have paid approximately $20,000 more in the early years to own vs. rent but, even with is $33,000 down payment, an investment of $53,000 that grows to $300,000 in 10 years isn't too shabby (that's just under a 19% annual return). Other benefits include stability, the peace of mind of being able to make his home own, the savings not having to move, etc. A home is one of the few investments you can enjoy while it appreciates. Even if he had sold five years in, the equity would have made a solid down payment on a new $1M+ home.

Yes, this is only one example. And, yes, interest rates back then were closer to 4% and the location of the home was on the rise...but the principals still apply. With a lack of housing supply, the S&P CoreLogic Case-Shiller Home Price Indices are near their highest inflation-adjusted levels. The price of entry may be higher but the trajectory in a vibrant market like the DC metro area is clear.

Even if your budget may be tighter due to higher interest rates and that first home may be a condo or townhouse instead of a detached home, time is your greatest asset in real estate. Whether you're in your 20s, 30s or beyond, you can crunch your numbers, make moves and invest in you. The average age of today's first-time homebuyer is at an all-time high, but that doesn't mean you can't beat the average (and I love helping first-time homebuyers make the leap with confidence). Curious in running your personal scenario? Reach out today and let's look at your financial situation, the variables you can change, and the market to see what your path may look like.

Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia.

Invest & Enjoy: Savvy Home Upgrades to Tackle Now with Your Future in Mind

Invest & Enjoy: Savvy Home Upgrades to Tackle Now with Your Future in Mind

More and more clients are coming to me for assistance with modest projects that will make their current house a better fit for their needs while also representing smart investments -- reaping benefits in potential sales price gains when they sell, enhancing rentability if they hold onto as an investment, or transferring to their new home when they move. Here are four ways you can make the most of today strategically…

Project Spotlight: Family Kitchen Goes from Black & White to Warm & Welcoming

When Jessica and Joel first toured their new Montgomery County home, they knew it was the one for many reasons (I was there as their agent, so I saw it on their masked faces)…however, the kitchen wasn’t one of them. While large and with great natural light, the layout and look wasn’t them. Jess is a (fellow) baker and with an active boy at home, the space needed a blend of form (bye-bye brick and checkerboard floor) and function (hello storage and counter space).

After settling into their home a bit more, J&J reached out to partner on this exciting transformation. From picking out cabinets to pouring over tile (my chosen pastime), the end result is not only beautiful but now serves as a favorite room for all. Keeping the same footprint (save shifting the opening to the dining room), we were able to confirm the brick could be removed (a messy but worthwhile update that extended into the living room) along with the soffit and — opening up layout options. By relocating the refrigerator, we achieved a beautiful stretch of cabinetry that welcomes you as you walk in and added a welcome pantry. We also created enough space for an island (including a microwave drawer tucked away) and an eat-in area with seating, storage and an essential coffee station!

How It’s Going…

For the aesthetic, we focused on the cabinetry finish first, with the clients wanting a wood finish. Brighton Cabinetry had a beautiful walnut in a natural finish that we all loved in the Cascade style and paired with a contrasting island in Urban Bronze. For the backsplash, we knew there was an opportunity for a “wow” moment, so we went to my favorite local tile source, Architessa, and picked out Island Stone’s Palms tile in the Matte Lagoon finish. To round out the surfaces, we chose a clean matte gray field tile and a quartz countertop with subtle veining throughout the soft white background.

To pick up on the angles in the backsplash, we chose an island pendant and ceiling fan that mimicked the lines, in addition to a similarly styled range hood. Rounding out the design, we added a farmhouse-style Blanco sink in a complementary gray and matte black accents through the lighting and cabinet pulls. A suite of Samsung appliances in stainless steel and a faucet my clients had upgraded in the previous kitchen worked well with the overall look. The dining nook is a second home for their son and features a custom bench cushion in a fun Sunbrella print, CB2 tulip table and easy care chairs from Article, with crisp cellular shades from Smith & Noble and colorful artwork selected by the client. Check out more of the project (after photos by the talented Beth Caldwell) in the slideshow below!

Thinking about a renovation and need a helping hand (and eyes)? Don’t hesitate to reach out and let’s chat!

Get the Look

Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia.

How to Decide If It's Time to Buy

When you ask a real estate agent, “Is now a good time to buy?” you’d probably expect to hear (or have heard), “Yes, it’s always a good time to buy!” Of course, their business is selling houses, so why would they say otherwise? If you ask me, I’d add two words to that initial question — “Is now a good time to buy…for me?” My answer: “Let’s talk and see.”

Homeownership: To Buy or Standby

The truth is each of us is different, from our financial situations to our priorities and risk profiles, and that’s why I always walk potential buyers through a few key questions to help them determine what’s best for them.

The first question is always about timing, as the real estate market goes through cycles with peaks and valleys. Time is your friend on many levels when it comes to real estate (just check out the equity gains homeowners have seen in our area) and it’s always better to have flexibility as to when you’ll want to or need to sell (if ever). You’ll gain equity through your mortgage payments (although early on a larger portion goes to pay interest) and, depending on the micromarket (neighborhood, type of housing, etc.), you can earn quite a bit in a year. But that’s not always the case, so we want to make sure you’re okay with all scenarios — yes, even the worst case ones.

In the Washington, DC area, we are fortunate to have a less volatile market than many areas of the country. Competition may mean you have to pay more than you’d like to as a buyer at a particular moment, but time can cure that. Higher interest rates (and, yes, they may go up more after the Fed meets again soon) may not seem great when you look at the sub 3% rates of a year ago; however, 6% doesn’t look so bad when buyers paid more than 16% on average in the early 80s! It’s cliché but true: you marry the house but you date the rate. With property values on an upward trend, waiting for a lower interest rate means losing time building equity and quite likely paying a good deal more for that house in the future.

I could go on and on, but the question we started with is a personal one, so let’s move from generalizations and talk about you and your needs. Click or tap the button below to reach out for a no obligation consultation.

Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia.

Project Spotlight: Historic Dupont Bathroom Renovation

Old Meets New in This Beautiful Bathroom Upgrade (Photo: Beth Caldwell)

Small bathrooms are not uncommon in DC rowhomes and condos but one of my latest bathroom renovation partnerships presented some new challenges…and opportunities! Molly & Sam reached out last winter as they were planning ahead for a summer remodel of the bathroom in their historic Wardman-built 1917 DC coop near Dupont Circle. Long and narrow with soaring ceilings and wonderful natural light, the bones were there but smaller spaces, especially in older buildings, require some creativity and willingness to roll with surprises (like penny tile held in place not by grout but by cement).

The Before

With a beautiful clawfoot tub in place and staying (after being refinished), we had little room to modify the layout, so we made a series of little changes (and one big one) to modernize and make the most of the space:

  1. Inch by Inch: With limited ability to change positioning of plumbing, we worked with H&C Construction to identify small modifications to gain space, including shifting the tub a few inches closer to the wall opposite the window to gain vanity space (and room to add the pony wall).

  2. Height and Light: By removing molding and shelves that interrupted the vertical planes and adding recessed lighting, the space feels grander. To further emphasize this, we took the rich blue wall tile all the way to the ceiling on the side of the room that hosts all our fixtures.

  3. Wonderwall: In tight spaces, most often the best approach is to remove walls and other separations that make it feel more cramped. However, in this case, I proposed adding a tall pony wall to create an enclosure around the clawfoot tub, house the shower/tub plumbing and further define the vanity space. I knew with the ceiling height and added recessed light, the space could support this…and Molly & Sam trusted the vision thankfully!

  4. Smart Storage: Since the depth of the walls didn’t allow us to add shower niches or recess the medicine cabinet, we found solutions that worked with the cards we were dealt, like floating quartz shelves in the tub/shower area and modern wall-mounted medicine cabinet. Robe hooks provide the perfect anchors for towels where traditional towel bars may not work.

For the palette and over aesthetic, deep blues are offset by clean whites and matte black finishes, with a wood vanity adding warmth. The hex floor tile has a retro feel and the matte finish of the Kiln & Penny Petrolio wall tile with a coordinating grout (thanks to the Architessa team) and stacked installation complements the floor and adds drama without detracting from other details. The formerly all white clawfoot tub was refinished in a matte black on the outside to tie into the design. And small touches, like the faucet shape play nicely with the floor tile pattern.

Dream clients, Molly & Sam also took the project to another level with additional updates — from the reproduction of dramatic baseboards and trim in the original profiles and a beautiful door stripped of years of paint to a restored window and an updated radiator from Castrads that saved a few inches and complemented into the design with its black finish. And they further personalized by selecting personally meaningful art and photography for the gallery frames and curating floating shelves with plant babies and other trinkets to tell their story.

Check out the slideshow below for more of the “after” (thanks, as always, to Beth Caldwell for capturing)…and reach out if you need ideas for your next bathroom update — small or large!

Six Tips for Making the Most of Your Outdoor Space

A Petite Petworth Front Porch — The Perfect Place for Afternoon & Evening Porch Sitting

The cherry blossoms are at full bloom in DC and spring is officially here this week…and, if you haven’t already, now is the time to make updates to your outdoor space to make the most of it for the months ahead.

Whether you have a small balcony or much more, here are a few things you may want to consider as you make your plans:

  1. Know your needs. Even if if you have the most expansive deck, patio and yard, you’ll want to consider the primary ways you use your outdoor space. Do you want a place to relax with a morning cup of coffee (or evening cocktail), an outdoor dining room and/or a place to host bigger gatherings? With smaller spaces, design for your most frequent use case and, with larger spaces, create zones of function that flow well together and are connected stylistically through finishes, fabrics or otherwise.

  2. Plan for the elements. If you don’t know already, identify the how the sun tracks with regard to your space(s) and ways you may need to block it to maximize enjoyment (and minimize burns). Whether a cantilevered umbrella, floating sunsails anchored to your house and fence, a pergola or a retractable awning, identify the best option for the scale of your space, your particular challenges and, of course, budget. If a bigger project is on your mind, consider a screened porch or gazebo to make the most of the space for the longest periods of time. Aside from the sun, they can protect from rain and mosquitos, too. Finally, don’t forget your furniture and make sure to purchase covers and/or stow cushions to maximize their life and minimize dirt, fading and more.

  3. Be mulitpurpose(ful). With smaller spaces (and not), identify pieces that can serve several functions. Think a ceramic stool that can be an extra seat in a pinch or an accent table for a drink. Just as with indoor spaces, you can seek out modular outdoor sets that allow an ottoman to be a coffee table or create a chaise addition to an outdoor sofa.

  4. Add mood lighting. Thoughtful outdoor lighting will not only extend the hours of use but also create ambiance. If you have a sunnier space, consider solar-powered options, which allow for flexible installation without an electrician or extension cords. Garden lights strung along a fence are an easy add, but also consider lanterns (candle-based or electric) that can moved around where needed and fixed lighting sources, like sconces, that attach to your house.

  5. Materials matter. Pay attention to the materials used for pieces — from lounge chairs to accent tables — and make sure you understand how to care for them and ways extend their life (like the aforementioned covers). There’s nothing wrong with less expensive options if that fits your budget, but that doesn’t mean you can’t and shouldn’t work extend their useful life.

  6. Have fun. Use neutrals (from off-white to gray to navy) to create a base and then bring in with more colorful accessories like outdoor rugs, throw pillows and table decor to add in your personal style. This approach allows you to customize the space for holidays and gatherings easily by adding a few simple touches, like red and white striped pillows to your navy outdoor sofa and a star-shaped serving tray to your table to celebrate the 4th of July.

If you’re looking for personal recommendations on how to revive your outdoor space, don’t hesitate to reach out. Here’s to more gatherings — indoors and out — this spring and summer for all!

Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia.

Is Live-In Landlord Life for You?

The Washington, DC area is known for many things — beautiful cherry blossoms, a great dining scene and so much more…but an affordable housing market is sadly not one of them. With cities around our region regularly ranking high among U.S. locales for average home prices, many homebuyers need help nabbing their piece of the market, and one strategy for many is seeking a home that allows for rental income that helps offset the mortgage.

Being a live-in landlord or owning investment properties that you lease out requires research, reading up and planning, but it may be an option for you or someone you know. There are two primary owner-occupied options we see in our neck of the woods:

  1. Multi-Unit Properties: A multi-unit has two or more independent units allowing for multiple individuals/families to have distinct homes in the same building. You likely are familiar with the terms duplex and triplex, which are two- and three-unit properties.

  2. Shared Single-Family Homes: If your home is larger enough to welcome one or more person, you may elect to have a roommate. The roommate could have their own separate area of the home, like a lower level, or simply occupy a bedroom with shared bath, kitchen, etc.

In either of these types of homes, you can choose to have longer-term tenants with leases or you may opt to welcome someone on shorter, more flexible terms through Airbnb or another platform. We’ve especially seen an increase in these among Millennial homebuyers. But, before you count your leasing income on that future home, here are a few things to keep in mind:

  • Remember Income is Not Guaranteed: If you are only able to make a property work for your budget by renting, make sure you have a contingency fund and plan if market conditions change. You may need a buffer between tenants (and won’t have income for a period of time), see demand fluctuate (as we saw when a large number of college age students returned home during the pandemic and no longer were seeking off-campus housing, resulting in less demand and depressed prices) and/or (but hopefully not) run into tenants who can’t or won’t pay. So, know your numbers and have savings you can fall back on to ensure you can pay your mortgage if the income decreases or stops.

  • Understand the Rental Market: You may have recently been a renter, so put your tenant cap back on for a bit. What are your target renters looking for? As a result of the pandemic, for example, more people began relying on personal vehicles over public transportation, so is there off-street parking and, if not, how easy is to park on the street? Another consideration is that secondary units are often in lower levels of homes, which are inherently less desirable than above-grade units. When you take all of this into account, you can best price your unit to find a tenant quickly.

  • Know the Law: Every jurisdiction has laws that guide housing and rentals, with a focus on protecting tenants and their rights. (DC is notorious for being the most tenant-friendly jurisdiction in the U.S.) You’ll want to ensure the space you intend to rent is legal to rent, know what registrations and licenses you may need (and how much they cost) and understand regulations regarding important things like managing security deposits. As a reminder, laws are constantly evolving and you need to stay on top of those changes. One of the most recent changes that has impacted many owners limits short-term rentals for non-owner occupants but also introduces the need for short-term landlords to register with DCRA.

  • Be Prepared to Handle Issues: As the landlord, the responsibility falls on you to address any issues — from a broken toilet to pesky pests. This means, just as any homeowner should, you want to ensure you have funds to pay for fixes and upgrades, as needed, and ensure you make yourself available and responsive to the concerns of your tenant(s). If this gives you anxiety or is not consistent with how you want to live, landlording may not be for you. Of note, landlords who don’t share properties with their tenants sometimes will hire a professional property manager for this purpose, but that comes at a cost and is likely not a fit when you’re on site.

  • Talk to a Tax Professional: As you add another income source, you’ll want to ensure you account for that appropriately on your taxes. Make sure to talk to your CPA.

Do you think sharing your home may be right for you or your path to homeownership? Reach out and let’s dig in, crunch the numbers and see!

Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia.

Four Cost-Effective Updates to Sell Your Home for More Sooner

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When you decide it’s time to find a new owner for your home — whether you are moving up, relocating or otherwise, once you get past the emotion and nostalgia, you likely are most focused on maximizing your return on this important investment and doing so on your terms (including finding a buyer quickly).

As both a real estate agent and decorator, I work closely with each of my clients to create a custom plan to sell their homes for top dollar swiftly. And, while each property and micro-market (location, price point, etc.) is slightly different, there are four key areas I always focus on that offer cost-effective opportunities to optimize a home for the sale — ensuring it’s the best presented option in its price range and location.

Read on for my top tips and check out a few before and afters to show you their power:

  • Paint & Your Overall Color Palette: Paint can be transformative and completely change the feel of a space — making it brighter, more welcoming and up-to-date (I’m looking at you yellow bathroom!). While walls are the focus, you also may want to consider painting cabinetry to say bye-bye to dated wood tones (think that original bathroom vanity in a honey tone) or just a fresh color on the front door to be on trend and intrigue buyers to schedule a tour. Another way to play with color is by changing textiles (which I often do when staging with client’s own furniture). A simple swap of a rug or set of throw pillows paired with neutral paint can transform a space and let you keep those red leather couches.

  • Lighting & Hardware Updates: Changing a light fixture or faucet is a simple job for a handy homeowner or a hired professional, allowing you to banish dated brass candelabras and signal a contemporary feel for buyers. Even easier is changing knobs and pulls on cabinetry (or adding them if they aren’t installed)…and, when you do both together, magic! There are so many cost-conscious fixtures available from Wayfair and other online retailers, so there’s no need to hesitate!

This home sold for for more than 14% above list with seven offers (and set a new neighborhood record). We updated the palette with fresh paint and some new textiles, built on the iron railing by adding a matte black chandelier and ceiling fan and banished that wallpaper and chair rail in the dining room..voilà!

This home sold for for more than 14% above list with seven offers (and set a new neighborhood record). We updated the palette with fresh paint and some new textiles, built on the iron railing by adding a matte black chandelier and ceiling fan and banished that wallpaper and chair rail in the dining room..voilà!

  • Simplify & Streamline: Many design features are associated with a certain era (unnecessary pony walls, anybody?), and sometimes it makes sense when you are painting and making other updates to strip these away. For example, a chair rail can be beautiful but may date a dining room, and old window treatments and hardware may have seen better days (and won’t be needed by you much longer or at all). Other easy updates include removing wall mounted storage (like that shelf above a window or the cabinet above your toilet). You may have installed them to give you more room for all your things…but they also may signal to the buyer this space may not work for them.

  • Surface Transformations: A dated bathroom may be ready for a larger refresh, but that may not provide the ROI you need (or work on your timeline). Instead consider updating the laminate vanity countertop with a new quartz one, re-glazing an older tub and/or swapping out the entire vanity set. You also may want to remove a dated kitchen backsplash and/or add a new one to create a fresh look. While a little more involved, when paired with some of the tips above, a refresh vs. a full renovation may just what the doctor, err agent, ordered!

A pre-fab vanity with matching mirror from Home Depot was an inexpensive update (along with paint and removing an extra cabinet) that dramatically changed the way this en suite bathroom showed.

A pre-fab vanity with matching mirror from Home Depot was an inexpensive update (along with paint and removing an extra cabinet) that dramatically changed the way this en suite bathroom showed.

Looking for custom tips as you think about your next chapter? Reach out today for a virtual or in-person, no pressure consultation (bonus: these recommendations are equally as rewarding if you are staying in your home but watching your budget)!

Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia.

Re-Imagining a Deep Creek Retreat

A Blend of Rustic and Modern in Deep Creek

A Blend of Rustic and Modern in Deep Creek

While I consider my self a hands on partner to my decorating and real estate clients, the COVID-19 pandemic made the in-person aspects of my work much less common (for good reason). Especially as a decorator and design consultant, there really is no substitute for seeing a space in person — understanding the charming details and pain points, seeing how light plays in the space, etc.

I have worked with clients in New York and New Jersey remotely but this past year gave me the opportunity to take on my biggest design project to date — a 4,400 square-foot vacation home right on Deep Creek Lake in Swanton, Maryland (and to do it almost entirely remotely, save one site visit on a rainy September day). Earlier this month, I had a chance to finally see the fruits of our collective labors, the Ar’ya Relaxed Chalet, in person (in addition to inviting along the talented Beth Caldwell to capture it).

BEFORE: The pre-renovation kitchen blended in, was smaller and allowed less opportunity for family and friends to gather (Photo Courtesy of Taylor-Made Deep Creek Vacations & Rentals)

AFTER: The renovated kitchen offers more storage, seating and a modern twist with a funky tile and sleek quartz countertops; the stone was repurposed from the peninsula (Photo: Beth Caldwell)

AFTER: The renovated kitchen offers more storage, seating and a modern twist with a funky tile and sleek quartz countertops; the stone was repurposed from the peninsula (Photo: Beth Caldwell)

First off, this is a log house (we won’t call it a cabin, Dave). There is no changing that…not that anyone wanted to. The vision we crafted for the vacation home (which is also a rental/investment property) was to create cohesive spaces that infused modern sensibilities without being at odds with the rustic nature of the home. While my clients purchased the property pre-pandemic and Deep Creek has long drawn vacationers year-round from the region, we wanted to make a departure from the country quilts and appeal to new and return urban dwellers looking for an escape. So, what did this mean in terms of the approach?

  1. Striking a Balance: The logs and overall wood tone (which is warm and on the orange/red part of the spectrum) wasn’t going to change. We needed to balance it out with a complementary palette (lots of cream, blue and gray with flashes of green) and fixtures in matte black, for example, that feel simultaneously modern and rustic. We also kept in mind that pieces can be moved around between rooms and spaces and still “work” (as my clients reminded me that things often grow legs when guests arrive).

  2. Form AND Function: As with all my projects, we focused on both form and function. The final product had to be a showstopper but we had to make sure it could comfortably welcome 12 guests — so we needed enough sleeping, dining and sitting spaces for them (and we were able to do that without the previous bunk beds). We also wanted surfaces that were easy to keep clean and fresh looking, like quartz and darker grouts (contrasting or not).

  3. Mix High and Low: While a family vacation home, this is also a rental (scroll down to the end for a link to make your reservation!). As much as we may have wanted to splurge on furniture pieces and elevated design elements, we had to keep in mind the heavy use and eventual replacement. Most of our furniture pieces came from Ashley, Wayfair, HomeGoods, etc. (sourcing a new house of furniture during a time of supply chain issues when you had guests coming was a challenge). However, where it was warranted, bigger investments were made — like the custom concrete quartz dining table and quartz countertops throughout, beautiful KitchenAid gas range and custom cabinetry and the large vegan-leather sofas.

BEFORE: The largest bedroom featured built-in bunk beds… (Photo Courtesy of Taylor-Made Deep Creek Vacations & Rentals)

BEFORE: The largest bedroom featured built-in bunk beds… (Photo Courtesy of Taylor-Made Deep Creek Vacations & Rentals)

AFTER: The re-decorated bedroom uses black accents in the bed frames and other furniture pieces to create a fresh look when paired with cream linens, and soft rugs, pillows and cozy accent chairs (Photo: Beth Caldwell)

AFTER: The re-decorated bedroom uses black accents in the bed frames and other furniture pieces to create a fresh look when paired with cream linens, and soft rugs, pillows and cozy accent chairs (Photo: Beth Caldwell)

Rather than try to recount every detail, let’s look at a few pics of the project below with more detail in the captions. We ran out of time to capture every space (including the fun mudroom with a big pop of color and the primary bedroom — awaiting a final piece) but you get the gist! Special thanks to Beth Caldwell for visiting and capturing the stunning “afters”.

There are too many fixtures and finishes to list out (although I have noted some in the captions) but I will add that all the tile all is from Floor & Decor and the beautiful pool and shuffleboard tables are from West Penn Billiards in Pittsburgh. Finally, let me give a big shout out to my clients, Alpa & Dave, Tim Reed and his team at BILT Construction, UPS and FedEx for all the deliveries, and the namesake of the home, Arya, who kept every Zoom consultation interesting and personally re-set every stone on the front face of the island (as she’ll tell you)!

If you’re intrigued by this project, want to know more about a fixture or finish or are contemplating a renovation and/or redecoration of your own, reach out! And if you want to escape to this beautiful home…

Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia.

Buyer's & Agent's Eyes: What to Look for in Your Next Home

A Licensed Inspector Is a Great Resourced in Your Home Purchase — Whether Before an Offer or After (Even for Informational Purposes Only)

A Licensed Inspector Is a Great Resourced in Your Home Purchase — Whether Before an Offer or After (Even for Informational Purposes Only)

When it comes to identifying your next home, you may find yourself making the decision to submit an offer after only 15-30 minutes in the property (or, sometimes, without even stepping foot inside).

As an agent-buyer team, our shared goal is to find a home that fits your needs and wants — near and longer term. While a general home inspection and/or other inspections may be a part of your process (before an offer or after its accepted), we have to use our combined experience and knowledge to look out for any dealbreakers.

Often what a buyer’s eyes focus on upon the first visit is different than what an experienced agent who has seen thousands of homes may be looking for. With buyers, some of the top areas of attention include:

  • Kitchen: The adage is true. Kitchens sell homes, as they can be among the more costly renovations and updating a kitchen while living in a home is not ideal (ask anyone who has done it).

  • Primary Bedroom & Bath: If you’re paying the mortgage, you want your personal retreat to feel like just that. En suite bathrooms are preferred by most buyers who are purchasing a home with more than one bathroom, too.

  • Bathrooms: Like kitchens, bathroom renovations are a little more involved and, if you only have one, you want it to be perfect.

  • Curb Appeal: You want to walk or drive up to a lovely looking home, even if the inside is much nicer than what’s on the outside (it’s what’s on the inside that counts, right?)

  • Flooring, Paint Colors, etc.: If the tone ans/or width of the floors are “on trend” or the wall color is neutral, it’s easier to picture making it your own. I have yet to hear a buyer say, “Oooh, I LOVE that orange wall!”

While these features of a home are all important, most have the common theme of being more cosmetic than not (all of which can be changed when you’re ready and at a range of budgets, usually). For example, sometimes simply painting walls, trim or a vanity can be transformative and cost effective. However, as a buyer’s agent, I strive to make sure we also focus on the “less sexy” features that can turn into projects that don’t give you the same level of satisfaction as a new bathroom or quartz countertops but can drain your wallet as much or more:

  • Gutters, Grading and Drainage: Water is the enemy of any home. We’ll look at where it may travel when there’s a storm or otherwise (and hopefully it’s away from your home). With increasingly heavy downpours in the DC area, features like larger gutters with guards, sump pumps with battery backups, etc. are always nice to see.

  • Foundation Issues: While I am not a structural engineer (and you likely aren’t, as well), we can look for visible cracks or feel for sloping in floors (just pull out that handy marble). If something seems off to us, you’ll want to bring in an expert to do an assessment.

  • Basement Condition: This ties in with the first two, as basements can help reveal underlying/larger problems. Does it feel moist or smell musty or moldy? Do you see evidence of work — from re-poured sections of concrete to new paint and flooring? As much as we all love a finished basement, sometimes it’s great to have one with exposed ceilings and cinder block walls.

  • Major Systems: While a garbage disposal can be replaced for under $100, a water heater or HVAC will cost much more. Older systems shouldn’t be a non-starter if your budget and homeownership plan allows for updating them or, at the least, a comprehensive home warranty.

  • “The Bones": As much as possible, we want to look past the stylish finishes and pay attention to what you can’t change easily/cheaply or at all — think location, layout and underlying construction quality. If you want that brick house (right, Carolyn?), it may be better built and require less maintenance than another material.

So, does this mean we can’t look for, admire and place value in items on the first list? Of course not. But by prioritizing the second list you may find yourself considering a wider range of properties…and avoiding headache down the road!

Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia.

What to Do When You're Ready to Buy...and Everyone Else Is, Too

Make Sure You’re Not Iced Out of Your Next Home

Make Sure You’re Not Iced Out of Your Next Home

With everyone focused keenly on what they need and want in a home (thanks, COVID-19) and historically low interest rates, what normally would be the start of the “busy season” in DC area has been intensified to the nth degree.

With supply (number of homes for sale) and demand (number of buyers looking) so mismatched, if you’re looking for a detached home or townhome practically anywhere, you’ll likely be facing a multiple offer situation. And, while escalation clauses and pre-inspections are not uncommon in our market normally, we are seeing the number of competing offers on homes rise (we’re talking 10, 20 and more) at the same time as reasonable contingencies mean you won’t even make the short list of offers considered.

Both listing and buying agents long for a more balanced market but, until then, if you’re looking to buy you want to make sure you’re prepared and persistent. Here are a few tips to get you in the right mindset (and please reach out if you’d like a one-on-one consultation to learn more to inform you next move…now or later).

  • Assemble the Right Team: You can’t do this alone, so you want to ensure you have an agent who is on top of the market, strategic and responsive. The same goes for your lender (let me know if you are interested in introductions to several of the best local ones) Remember that your offer is evaluated not just on the terms but also on the parties representing you. Are they good to work with? Do they deliver on time? You want to be able to give a resounding “Yes!” to those questions about your team.

  • Know the Market: With the help of your Realtor, start learning about the specific market (geography, price point, house type) well before you are ready to make moves if possible. This will help you mentally prepare for the challenges and sometimes tough decisions you will face (like waiving a major contingency) in your journey.

  • Know Your Numbers & Thresholds: Unless your name is Bezos (or another household name), you likely have limits — in terms of your finances and your risk tolerance. Work with your lender to model out scenarios and know what you have to bring to the closing table. You very likely will be faced with a situation where you may have to make up a difference between the appraised value and contracted sales price of your future home or assume risk by waiving an inspection (or, at the least, assuming responsibility for any issues you may find). Exploring what’s right for you in advance of writing an offer will allow you to be as aggressive as you can (and need to) be in this market while not setting yourself up to be house poor.

  • Act Swiftly: The DMV real estate market generally moves quicker than most of the country, and I’m not just talking about closing in less than 30 days. It’s not uncommon in this market for showing appointments to be gone before a house even hits the market. By getting ahead of listings while in Coming Soon status or through your agent’s network and relationships, you can ensure you have a chance to take a swing when you find a home that hits the mark. Your speed comes in handy well beyond the initial showing — from squeezing in a pre-inspection and meeting offer deadlines to closing quickly and on time.

  • Understand Types of Value: If your #1 criteria in a new home is getting a steal, now is not the time to buy. That being said, if you place value in quality of life and are financially ready, there’s no reason to wait. As always, think ahead to your five- and ten-year plans and consider your exit strategy. Since you will be paying a premium most likely, it may take longer for valuations to catch up and, as with all markets, real estate goes through cycles.

It’s a lot to unpack, which is why the first bullet is always the place to start. With a solid team and preparation, your next home is in sight!

Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia.

5 Easy & Inexpensive Ways to Bring the Holidays to Your Home

Holiday Table - Cropped.jpg

I have to admit it. While I’m normally the one saying “too soon” as Christmas candy hits the grocery store aisles in September, I’m all for embracing the holiday season a bit earlier than usual this year at home and beyond.

It’s true there is no shortage of holiday decorations you can buy in stores and online, but sometimes it’s the simple touches that make the season really come alive. Here are a few easy (and inexpensive) ways to add some cheer indoors when you’re ready (whether quarantining alone or with your family):

1. Bring Nature Inside: A few years ago, I discovered a corner on my dog walks in the neighborhood that was consistently littered with beautiful pinecones. After a few morning and afternoon strolls, I eventually amassed a gallon-sized bag full of them. I have since added them around a tall pillar candle in one of my large glass hurricanes or simply sprinkled them along a bit of (faux) greenery I have draped down the center of my dining room table (see above). For bonus pandemic fun, consider finding a scenic hike where you can stay distanced, get some fresh air and do your collecting on a nice fall/winter day!

2. Holiday Memories on Display: Take a few hours to stroll down memory lane and go through your digital and physical archives of photos from years past (stylish example below). Purchase inexpensive frames from Michaels or Ikea (or use ones you have laying around) and clear a sideboard, console, dresser or other long flat surface to display loved ones and cherished memories. If you lack frames or horizontal spaces, simply string a wider festive ribbon vertically or horizontally (you can use decorative pins, Command strip hooks or otherwise to hang on the wall or affix to bookshelves or other taller furniture pieces).

Christmas on TR Road.png

3. Strings and Rings: Harken back to your kindergarten days by popping popcorn and stringing it to make garlands (for your tree/doorway) or will the arrival of 2021 with a countdown chain made of paper rings. You can even write something you are grateful for in 2020 (as challenging as it may seem) on each ring or focus on the future with your wishes for the new year. Get creative and tear away!

4. Channel Your Inner Clark Griswold: While you definitely should not skimp on illuminating the outside of your home this season (or any year), you can bring the lights inside. Find a blank wall in your home and create your own light installation with simple light strands and Command Strips made for easy removal. It could be a star, giant gift box or otherwise…use your imagination.

5. Showcase Holiday Cheer: In addition to sending holiday cards to friends and family near and far, don’t forget to show off (even if just for you) the ones you received. As in idea #2, use ribbon to display the greetings (just use straight pins or small clothespins to affix your cards to them).

Let me know if already do one or more of these, try a new idea this year, or if you have other simple but spirited ways to bring the holidays inside…Happy Holidays!

Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia.

Project Spotlight: Renovating for Renters

One way many smart investors build incremental wealth is by becoming a landlord. Whether investing outright or converting a former primary residence to a rental, it’s important to strike the right balance in your finishes so that the home or unit appeals to as many potential renters as possible, while also remembering that the property is (or now is) an investment. While you may love luxury lighting fixtures or bold colors, you should instead focus on solid choices that will stand up to tenants for years to come but not break the bank.

Recently, after working with my client’s daughter and her husband, I had the opportunity to help her freshen up this Cathedral Heights co-op, which had been rented by the same tenant for many years and was ready for a facelift. The renovation increases the rate the unit can draw on the market and will ensure its appeal for the future (especially in a market where buyers and tenants are hyper-focused on “new”).

With approximately 500 square feet, the studio is in a 1960s northwest DC co-op building and had original features throughout — from brown Quaker Maid kitchen cabinets and an integrated toothbrush/cup holder to original parquet floors (under carpet). Most of our work focused on updating finishes, but we also made some additions and subtractions to enhance functionality, of note:

  • Adding a dishwasher to the kitchen (a modern must), as well as an an above-range microwave (freeing up counter space)

  • Removing a door from the closet to the bathroom to create one entrance vs. two, while converting that door to a sliding door — enhancing usable spaces in the walk-in closet and living area

  • Adding top down-bottom up blackout shades to ensure the dual-use living/sleeping space could function for both while not losing the top-floor views

  • Removing sliding glass doors on the shower for a cleaner, more open (and easy to clean) look

Take a look at the slideshow below for “after” pics (and scroll down further for info on the affordable finishes we selected). This unit also is currently for rent, so reach out if you’d like to know more!

Get the Look

Overall/Living Area

Kitchen

Bathroom

Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia. 

Let There Be Light & Style: Tips for Updating Your Windows

They say the eyes are the windows to the soul, and I say that windows are the eyes to your home. While it’s natural to focus on the furniture, wall art and other accessories in a home, adding or updating your window treatments is an easy way to make a big impact — from maximizing natural light to adding a little polish to elevate your space.

Layering White Curtains (with a Subtle Pinstripe) Adds Texture to These Windows, While the Matte Black Hardware Ties In with Stripes and Dark Accents and Anchors the Look (Photo by Beth Caldwell)

Layering White Curtains (with a Subtle Pinstripe) Adds Texture to These Windows, While the Matte Black Hardware Ties In with Stripes and Dark Accents and Anchors the Look (Photo by Beth Caldwell)

Here are a few tips and considerations to get you started on assessing and optimizing your windows:

Consider both form and function.One size does not fit all and you want to think about your functional needs (privacy, room darkening, etc.) and the aesthetic of your room. For example, top down, bottom up shades are a great option for a first-floor room, as you can let in natural light while still maintaining a level of privacy. Similarly, if you’re light sensitive, you may want to consider a blackout option (whether shades or curtains) and even layer both for texture and added darkness.

Balance trendiness and timelessness.
If you are going with a custom window treatment, perhaps a fabric roman shade, consider the print and palette and how forgiving they will be if you want to change your design in a few years. There is nothing wrong with investing in a bold choice but, if budget is a concern, consider a simpler print in a neutral palette or, even better, pair a basic shade with curtains that bring in a pop of color and/or pattern that is easier to change with evolving tastes.

Measure, measure, measure.
The key to a polished look is tailoring — from the placement of your hardware to the length and width of your curtain panels. Depending on your space, standard sizes may or may not work; however, sometimes a quick hem or the addition of a tie back can make all the difference. If you want to emphasize ceiling height and add drama, consider mounting your hardware closer to the ceiling and, if you want a more casual look, consider purchasing longer curtains and letting them pool on the floor slightly (but please don’t don’t let them limbo just above whatever you do).

Light Pooling in These Sheer Curtains Works with the Casual Vibe of This Dining Room, While the Navy Trim Highlights the Vertical Details in the Wallpaper and Wainscoting (Photo by Beth Caldwell)

Light Pooling in These Sheer Curtains Works with the Casual Vibe of This Dining Room, While the Navy Trim Highlights the Vertical Details in the Wallpaper and Wainscoting (Photo by Beth Caldwell)

You don’t have to break the bank.
It is true that custom window treatments — whether shades or curtains — can be expensive (especially if your home is full of windows). However, adding a decorative curtain rod and curtains can be an easy weekend project and there are plenty of sources for less expensive finishes that still have style. If you are going custom, look out for sales (think buy two get one free) or consult with a decorator (like me) to see if they have access to pricing that may save you a few bucks.

Inexpensive Sheers Layered Over Blinds, Filter the Daylight and Add Softness to This Nursery (Photo by Beth Caldwell)

Inexpensive Sheers Layered Over Blinds, Filter the Daylight and Add Softness to This Nursery (Photo by Beth Caldwell)

Whether are looking to soften a space, make a bold statement or just sleep past a 5:57am sunrise, a window makeover may be your solution. Reach out if you have questions or want to schedule a virtual consultation to find the best (and most stylish) option for you and your budget!

Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia. 

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Five Reasons Why Buying (or Selling) Now May Be a Good Move for You

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As I write this, DC is entering phase II of its coronavirus re-opening plan and life pre-COVID-19 seems simultaneously like it was yesterday and ages ago. While I definitely find myself on the cautious side of the “getting back to normal” spectrum, I have been able to help many clients navigate buying and selling homes during this pandemic.

This is what an open house on your home may look like…agent with a phone, gimbal and Zoom welcoming prospective buyers and their agents.

This is what an open house on your home may look like…agent with a phone, gimbal and Zoom welcoming prospective buyers and their agents.

Additionally, while we don’t have a vaccine or cure (yet), agents, lenders, title companies, inspectors, etc. have become adept at new ways of doing business, while still looking out for our clients. In fact, if you have been considering making real estate moves — from buying a first home to moving up, there are several reasons why now may be the right time to map out your plan and get started:

  1. You’ll never be more aware of your real home needs. Pre-pandemic we all had crazy long lists of what we wanted in our next house; however, spending more time at home has helped us prioritize what really matters — whether that’s simply more square footage (indoors or outdoors) or spaces to meet specific needs, like work and working out.

  2. Interest rates are low. Like really low. I’ve had clients lock in well below 3% recently, and this means you can afford even more house than before or save even more. If you are renting, for example, it’s not uncommon for a mortgage payment for a comparable home to be less than the rent in our area normally, and It may be even more affordable now. (Also, you don’t need 20% or even 10% down to buy.) Meanwhile, if you are selling and moving up, applying your equity to a new property at a lower interest rate is a no brainer.

  3. There’s less “froth” in the market. While, yes, limited inventory means we are seeing multiple offers and homes going above list price often, COVID-19 has put things in perspective for everyone. I have found that means parties are more rational and cooperative than ever (no buyers asking for a new HVAC when the current one is working fine), and contract to close is the smoothest I’ve seen it.

  4. Tech tools mean you can make the most of your time. While virtual tours aren’t new, they are being used on listings at all price points now (and buyers are becoming comfortable with making decisions sometimes based solely on them). As a seller (especially if you are living in your home while it’s listed), this means you can do a lot to market your home without having to constantly open your doors for showings and open houses, which is inconvenient and also can pose health concerns. As a buyer, you can make the most of your time but exploring properties from your computer or phone using pre-produced tours or with your agent taking you along virtually first.

  5. Your happiness is one thing you shouldn’t put on hold. As we spend more time at home, the value of it to your mental well-being is greater than ever. While real estate is a financial investment, I often encourage my clients looking for their primary residence with a happiness filter first and we’ll still ensure they aren’t paying more than they should based on the market…that intangible value of the perfect fit is more than just icing on the cake.

3D tours allow you to walk through a home, zoom in and out and even measure distances!

3D tours allow you to walk through a home, zoom in and out and even measure distances!

If you have questions about specifics of how we can partner to navigate buying and selling safely or want to put together options for your next move, drop me a line by clicking on the button below. Here’s to happiness at home and healthy times ahead for all!

Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia. 

Project Spotlight: Setting the Scene for a Life of Adventure

While I have heard some speculate that we may see a baby boom in the next nine months thanks to household quarantines (if so, a joyful outcome after these challenging times), I wanted to take some time to look back at a nursery I had the privilege of helping neighbors and friends Alpa & Dave complete as they awaited the arrival of their precious daughter.

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As a multicultural family and travel aficionados, our conversations quickly turned to a travel-inspired theme but not in the sense of airplanes, cars and boats or a kid-like interpretation of it. Instead the final design captured all the excitement of exploring the world and cultures in a more bohemian and fluid form. By mixing textures and textiles and using a neutral background and pieces paired with pops of color, the resulting space is warm and welcoming but hardly cookie cutter…and it has room to evolve as Alpa & Dave’s daughter grows up and they travel together as a family.

Check out the slideshow below for a peak into this space (and some ideas you can pull from the project…if you need them now or in nine months)!

To learn more about some of the pieces you see featured, check out “Get the Look” below…and thanks, as always to the talented Beth Caldwell for capturing this special space!

Get the Look

No Longer Available

Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia. 

Five Ways to Add Value to Your Life & Home While Social Distancing

Changing a Light Fixture and Painting a Door Can Change the Feel of a Space (Photo: Beth Caldwell Photography)

Changing a Light Fixture and Painting a Door Can Change the Feel of a Space (Photo: Beth Caldwell Photography)

Times are undoubtedly strange and, as we all practice social distancing and try to maintain our sanity, why not take on a project or two that will help you enjoy your space more…and maybe add some value to your home?

Here are a few ideas of things big and small you do as you take a break from working remotely, homeschooling kids and/or binging on online content:

  1. Get on the Kondo Train: There’s no time like being stuck in your home to do an audit of how much stuff you have — that you use AND that you don’t. Whether you are a fan of KonMari and Marie Kondo or just want to do some spring cleaning and purging your own way, set aside time to go through your closets, cabinets and drawers. You’d be surprised how many batteries you actually have and may discovery you have more strainers than you could ever use in your kitchen.

  2. Embrace Your Inner Cinderella: In the interest of sanitization and general cleanliness, take time to tackle the not-as-regular tasks — from washing your baseboards to emptying kitchen cabinets and drawers to remove crumbs and dust. To make things manageable, create a list of these tasks and schedule time to tackle one every few days.

  3. Become a Caulking Master: Have you noticed caulk pulling away around the bathtub or gaps between your countertop and backsplash in the kitchen? This is one task we almost always attend to before listing a home — because it prevents water penetrating areas it shouldn’t and it makes bathrooms and kitchens show better. You’ll find plenty of YouTube tutorials on this DIY project or just check out this easy step-by-step article. Having done this myself, I will say you’ll get better with practice…so what better time to learn?

  4. Update Small Fixtures & Finishes: From changing the knobs and pulls on dressers or cabinets to replacing a bathroom mirror, vanity light or hardware (see above and below), there are so many simple projects you can take on that will help you add style and value to your spaces with minimal effort.

  5. Change Your Palette or Wall Art: While it may feel like the walls are closing in on you, instead of ignoring them, focus on them! Perhaps you’ve been thinking about updating the wall color in your bedroom or adding wallpaper to an accent wall or powder room…I say, go for it! If that’s a bit too much, go through those old photos (digital and not) and consider adding a picture ledge or new gallery wall with treasured photos placed in new frames.

Upgrading Your Bathroom Hardware Is Easy

Upgrading Your Bathroom Hardware Is Easy

You may find that working on one or more of these projects is a welcome distraction and therapeutic during these uncertain times, and that the end result will boost your mood and more for months and years to come. Finally, please put you and your household's health first. If your chosen task requires supplies from the hardware store or otherwise, consider ordering online and following best practices when handling packages once received.

And, as always, if you are looking for specific ideas for your home, I’m available for virtual consultations…just reach out!

Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia. 

Project Spotlight: New Home, Fresh & Fun Look

One of the best compliments is when past clients connect me with future clients and last year I was lucky to have the opportunity to partner with Audrey & David to help make their new home in American University Park (built in 1937, mind you) the perfect “at home” for their young family of five (plus one furry friend).

Whimsical Windom

Whimsical Windom

While my clients already had a few projects in mind for their main level living areas (such as refinishing the hardwood floors, painting and adding recessed lighting), we made a few additions — including installing a modern wainscoting to the dining room topped with a fun wallpaper and making the front door pop on the inside in a beautiful deep blue. However, we spent most of our time focusing on fixtures and finishes that would be updated, family friendly and stylish and complement this DC colonial.

Working with pieces that would be moving to their new home, including a well-loved sofa and beautiful dining room table, the ultimate goal was an eclectic but timeless space where modern touches could play with rustic and bohemian accents. For our palette we focused on blending tones of blue and blush while adding structure with black and white accents (which you’ll see in curtain hardware, that amazing inlay accent table and even subtle pinstriping in the curtains) and warmth with gold tones.

We also played with shapes, and you’ll see a theme of hexagons throughout, balanced with round accents (from side tables and mirrors to finials) and organic edges in pieces like the coffee table. And, while not an open concept space, we wanted spaces to talk to each other but each have have own feel. Above you’ll see before and after shots of the living and dining rooms, and you can scroll down for a slide show with more details. And, while we shopped for decorative accents to complete the spaces, I love how we were able to include pieces of art from the family’s collection to complete the look.

To wrap things up, let me give a shout out to Beth Caldwell for the beautiful photography…and you can find out more about the pieces and finishes below!

Get the Look

Living Room

Dining Room

Entryway

Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia. 

Project Spotlight: Elevating a Basement Bathroom

Ready for Guests…and the Homeowners (Photo Credit: Beth Caldwell)

Ready for Guests…and the Homeowners (Photo Credit: Beth Caldwell)

According to a range of surveys and accompanying articles (I’ll leave you to Google these), we spend around an hour a day in the bathroom. That statistic would seem reason enough to make sure the bathrooms we own are as lovely as the other spaces in our homes. And, while choosing vanities and toilet paper holders may not be as sexy as a new sectional or chandelier, taking a little extra time to make smart selections can greatly enhance the feel and function of these spaces we enjoy (privately).

Recently, I had the chance to partner with Dave and Molly as they planned a renovation of their basement, including the second full bathroom in their charming Takoma Park home. With limited space (like other clients), they had already been brainstorming ideas to modify the small footprint when we teamed up to take things to the next level (working with general contractor Jose Serrano and architect Maria Wright) — including modifying the approximately 3’ square glass-enclosed shower stall to a larger open shower and pushing back a wall a few inches to add critical space and function.

Tile selection was central to the finished product and, as I’ve said before, it’s worth it to splurge on something unique in small bathrooms (as the incremental cost won’t be much but the impact will be substantial). We started with a special tile I had seen on a previous trip to Architectural Ceramics, the Hexagon Deco Chronicle in Paper Bianco. The tile print is of pages of paper layered on top of each other, and you can actually make out Italian text on some of those pages (che meraviglia!). To contrast the cooler tones in the tile and pick up on the variation and contrast within it, we went with warmer wood accents in the vanity and custom shelving (which was stained to match the vanity).

To complement the floor tile, I chose a Kiln & Penny subway tile with a matte white finish paired with the Estonia mosaic tile, which has more organic striations that go well withe the hex floor tile. Utilizing two different tones of gray grout, we minimized the contrast between tiles on both floor surfaces, while adding it to the shower and bathroom walls. To round out the palette, I wanted to keep things neutral to maintain the focus on the floor tile and wood accents by using Conservative Gray from Sherwin Williams for the walls.

While matte black finishes would have made a nice complement, my clients loved adding a modern touch with polished chrome accents in the medicine cabinet/mirror, vanity sconce, fixtures and hardware. We mixed pieces from Restoration Hardware, Pottery Barn, Schoolhouse and Kohler by aligning the finishes and designs featuring curved elements (contrasting the geometric tile). In the end, we created a space that is welcoming to guests but that, word has it, has become the favored bathroom for my clients (the best compliment).

So, what nuggets can you take away from this project if you are looking to embark on your own bathroom reno? Here are a few:

  1. Build on a finish or feature you absolutely love and that makes the space feel special. In this case, we started with the floor tile and went from there.

  2. Plan and pay attention to details. With such an intricate tile, we had to ensure it was laid meticulously — from the direction of the tiles to how they met the shower edge (check out the photo above with the split hex tiles). We also ensured the vanity drawers would clear the door trim easily by modifying how the tile was laid by the vanity.

  3. Don’t be afraid to mix and match. From three different tile shapes and types to lighting, hardware and accessories from different vendors, the best finished spaces don’t look like you pulled them out of a page of a catalog.

Finally, thank you to Beth Caldwell for capturing this stunning “after”…and stay tuned for more project spotlights soon!

Finishes Guide

Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia.