Thinking about selling your historic Heights bungalow in Kerrville? You want a strong price without losing the charm that makes your home special. With the right plan, you can protect period details, remove buyer doubts, and make your photos pop. This guide gives you a clear checklist, a timeline, and budget-smart choices that fit The Heights. Let’s dive in.
Start with local checks in Kerrville
Before you pick paint colors, confirm what rules apply to your property. If your bungalow falls within a historic overlay or design review area, exterior changes like windows, siding, roofing, porch elements, or paint colors may require approval. Contact the City of Kerrville Planning and Building staff or the local Historic Preservation Commission to understand current requirements and applications.
Check your flood risk. Kerrville sits in the Texas Hill Country near the Guadalupe River corridor, and some lots fall in a designated floodplain. Review FEMA flood maps and local floodplain resources, and gather any flood insurance details or history to disclose.
If your plans include electrical, plumbing, or structural work, expect city permits and licensed trades. Ask the City of Kerrville building department what is required. If you are exploring preservation tax incentives, consult the Texas Historical Commission and the National Park Service. Most incentives apply to income-producing properties and certified projects, not owner-occupied homes.
Set a budget using neighborhood comps in The Heights. Look at recent sales of similar bungalows and avoid over-improving beyond top sales. Keep Hill Country climate in mind: hot summers and strong sun affect exterior paint, roofs, and landscaping. Choose durable materials and drought-tolerant plants.
Exterior curb appeal that respects history
Fix safety and structure first
- Repair porch floors, steps, railings, and columns. Sagging or rotted porches scare buyers.
- Ensure the roof is sound and gutters and downspouts move water away from the house.
- Order a termite and pest inspection and treat as needed, especially for wood-framed homes.
- Improve grading and drainage so water flows away from the foundation. Address visible settlement cracks.
High-impact visual upgrades
- Clean and stage the front porch. Add a small bench or two chairs and tasteful potted plants.
- Repaint or refinish the front door in a historically sympathetic color. Refresh or replace hardware with period-style pieces.
- Touch up high-visibility paint on the door, porch, and trim. You can often skip a full exterior repaint.
- Update house numbers and porch lighting with designs that fit a bungalow or Craftsman look.
- Tidy landscaping. Prune, weed, and mulch. Add low-water Hill Country plants like Texas sage, lantana, salvias, and ornamental grasses.
- Repair original window sash where possible. Consider clear storm windows for energy benefits without changing the look. Get multiple quotes before full window replacement.
Keep period details intact
- Preserve original wood trim, porch columns, exposed rafter tails, brackets, and built-in benches when possible.
- If you must replace missing trim, match the original profiles and joinery. Seek vendors familiar with historic bungalows.
- Avoid modern vinyl trim and overly glossy or bright colors that read as recent rather than historic.
Interior updates buyers love in bungalows
Mechanical must-dos
- Have a licensed electrician evaluate older wiring, including knob-and-tube or cloth wiring. Fix safety issues and disclose the scope and permits.
- Service or replace HVAC as needed and consider adding attic insulation for a cost-effective energy boost.
- Address plumbing leaks, corroded or galvanized piping, and water heater issues.
- Resolve visible structural items such as sagging joists or major foundation cracks.
- Complete termite and pest inspections and keep the reports handy for buyers.
Character-first cosmetics
- Refinish original hardwood floors rather than replacing. Buyers who want a bungalow often value original wood.
- Clean and refresh moldings, built-ins, and mantels. Make these the hero of your photos.
- In the kitchen, keep updates modest: paint cabinets in a warm, historically friendly color, swap hardware, and consider quality yet simple countertops like honed stone or butcher block.
- In bathrooms, repair tile, re-grout, update hardware and lighting. If you have a clawfoot tub or original tile patterns, clean and showcase them.
- Choose a paint palette that reads warm and neutral in photos. Soft creams, warm whites, and muted greens, grays, or blues work well. Use historic palettes for inspiration.
- Replace a few key light fixtures with period-appropriate designs, especially in the entry, dining room, and kitchen.
What to skip
- Avoid luxury chef-style kitchens unless neighborhood comps support the investment.
- Do not remove visible historic details like beadboard, built-ins, or thick trim.
- Skip cheap, visible stand-ins like low-quality laminate floors or mismatched trim.
Documentation
- Save permits, receipts, warranties, and before-and-after photos. Organized documentation builds buyer trust and helps during inspections.
Stage for photos and showings
What to capture in photos
- Front curb shot that shows the porch and entry.
- Porch detail such as a swing, benches, or columns.
- Living room with built-ins, fireplace, and trim.
- Kitchen with clear counters and a small breakfast vignette.
- Primary bedroom with clean, neutral bedding.
- Bathroom with bright lighting and clean tile.
- Backyard that shows usable outdoor space.
- Close-up detail shots of moldings, hardware, original windows, and floors.
Photo-first staging checklist
- Declutter and depersonalize. Remove family photos and excessive decor.
- Let in light. Clean windows and open blinds or curtains for photos and showings.
- Keep styling neutral with a couple of period-friendly accents.
- Emphasize scale. Remove oversized pieces that block windows or built-ins.
- Keep areas around built-ins and architectural details clean and well lit.
- Clear kitchen and bath counters to about 10 to 20 percent of normal items, then add one simple vignette.
- Remove odors, replace worn towels, and add fresh greenery with a light scent.
Photography and tours
Hire a real estate photographer who knows how to capture historic homes. Ask for a twilight exterior if your porch and lighting are strong.
Consider a short virtual tour or 3D walkthrough to increase buyer engagement.
Schedule professional cleaning right before the photo shoot.
When to invest in staging
- Full staging delivers the most value for vacant homes.
- For occupied homes, target the living room, primary bedroom, and simple kitchen styling for a cost-effective uplift.
Budget, vendors, and timeline
Set a smart budget with comps
Start with recent sales of similar bungalows in The Heights. Set a cap based on the top-of-market price and plan repairs that move you toward that tier. Focus spending on items that remove buyer objections like roof leaks or unsafe wiring, not on luxury upgrades that comps do not support.
Who you may need
- General contractor with historic home experience
- Carpenter or restoration specialist
- Painter familiar with historic finishes
- Licensed electrician and plumber
- Roofer experienced with residential roofs
- Flooring contractor for refinishing
- Landscaper who uses native, low-water plants
- Termite and pest control
- Professional stager and real estate photographer
- Home inspector for a pre-listing inspection
Questions to vet vendors
- Do you have experience with historic bungalows or Craftsman-style homes, and can you show before and after photos?
- Are you licensed and insured to work in Kerrville or Kerr County?
- Will this work require permits, and do you handle the permitting?
- What is the projected timeline, warranty, and itemized estimate?
- Can you provide local references for similar jobs?
- For preservation work, are you familiar with the Secretary of the Interior’s Standards for Rehabilitation?
Prioritized checklist
High priority
- Porch and structural repairs, roof, and gutters
- Electrical safety fixes and HVAC servicing
- Termite and pest treatment with documentation
- Foundation and drainage improvements
Medium priority
- Front door refresh, porch paint or cleaning, updated lighting, visible house numbers
- Refinish hardwoods, clean and repair built-ins, paint cabinets and update hardware
- Professional cleaning and targeted staging
- Landscaping cleanup and drought-tolerant additions
Low priority
- Full kitchen remodel
- Full exterior repaint unless the current paint is failing
- Luxury upgrades that exceed neighborhood comps
Sample timelines
Thorough prep in about 6 to 8 weeks
- Week 1: Gather contractor quotes, confirm permits, and order a pre-listing inspection
- Weeks 2 to 5: Complete structural, roof, and major mechanical work; start exterior touchups; refinish floors
- Week 6: Finish paint, landscaping, and a deep clean
- Week 7: Stage key rooms and schedule professional photography
- Week 8: Go live on the market
Condensed prep in about 2 to 3 weeks
- Complete a quick pre-listing inspection and tackle safety items first
- Refresh front-of-house areas, declutter, and deep clean
- Stage the living room and primary bedroom, then photograph
Manage the process
- Keep all receipts, permits, warranties, and before-and-after photos in one folder for buyers and inspectors.
- Share your vendor list and service records with the buyer’s agent after you are under contract to keep the deal smooth.
- Require written estimates, scopes of work, timelines, and proof of insurance from all vendors.
Ready to list with confidence
You can sell your Heights bungalow for a strong price without losing its soul. Follow this plan, invest where buyers care most, and let your home’s character shine in photos and showings. If you want a coordinated, start-to-finish approach that includes preferred vendors, staging, and strategic marketing, our team’s 5-Step Maximum Price Process and 10-Point Marketing Strategy are built to deliver predictable results. For a friendly consult about your selling timeline and options, reach out to Joseph Diosana.
FAQs
How do I confirm if my Heights bungalow is in a historic district in Kerrville?
- Contact the City of Kerrville Planning and Building Department or the local Historic Preservation Commission to verify any historic overlays and design review requirements.
What exterior fixes matter most before listing a historic bungalow?
- Prioritize porch and structural repairs, a sound roof with working gutters, termite or pest treatment, and foundation and drainage improvements.
Which paint colors work best for a historic Kerrville bungalow?
- Choose warm, neutral tones that photograph well such as soft creams, warm whites, and muted greens, grays, or blues inspired by historic palettes.
Do I need to replace original windows before selling?
- Not always; repair original sash if possible and consider clear storm windows for efficiency, and only pursue full replacement after multiple quotes.
What staging gives the best ROI for a lived-in bungalow?
- Target the living room and primary bedroom, declutter throughout, clear counters to simple vignettes, and brighten spaces with clean windows and neutral linens.
How long does it take to prep and list a bungalow in Kerrville?
- A thorough plan often takes 6 to 8 weeks, while a condensed plan focused on safety and photo appeal can be done in about 2 to 3 weeks.
