Foyer Reveal

Hi friends! Today I’m going to share the before and after pictures of what we did to transform the foyer/entryway of our most recent flip house. 

Before I start with that, let me tell you some exciting stuff! This house went under contract 18 hours after we listed it for sale! Do you hear me?!?! 18 hours!!! We could hardly believe it either. We accepted the first offer we had in writing, although we had been told we had another coming in that day and had 4 or 5 more showings (I can’t remember exactly) scheduled for that day and the next. Our closing date is in a week, so we’re prayerful that everything goes smoothly. Closing dates always make us nervous, and I don’t think that will ever change no matter how many homes we renovate and sell. 

Exactly a week after we close on this home, we close on the purchase of our next. We already have demo day on the calendar for that project and can’t wait to get knee deep into renovations on it. 

I have some exciting plans for the kitchen and baths for that house and it’s at this beginning point in the design process of a new project that I get so excited I can hardly contain myself. The very beginning of designing and shopping ranks at a similar high point as the end reveal of a project. Creating a vision and seeing that vision come to a reality are the BEST parts of this journey, in my eyes. Nathan would probably argue that demo day and payday are his favorite parts. πŸ˜‚ We make a pretty great team!

We’ve also got some big things going on at home that I’m sure I’ll be blogging about soon. We’ve been working on the project of converting our guest room into a nursery for our little boy that is due in July. That room is almost done, so be looking for a post about that soon. We are also a few weeks away from totally destroying and redesigning our master bathroom. That room is BIG, but SO very outdated. My guess would be that it is original to how it was built in 1978. A renovation for that bathroom is long overdue, so we have finally decided to tackle that project and hopefully have it completed before the new baby gets here. 

I know you’re probably all thinking that we are totally crazy and cram way too much stuff into our schedules. But, truth is, we genuinely enjoy being busy. This stuff is fun to us, and the reward is great in so many ways. I think that we would be bored if we weren’t juggling several projects at a time. 

Alright…back to the foyer reveal. We nicknamed this room “the closet full of doors” because that is what it looked like when we bought it. This is the space that you walked into right when you came in the front door, and it was ugly! Upon entering, you were faced with the decision to choose one of 6 doorways (yes, SIX!) that led to other areas of the house. It was a really dark and closed off room to literally everything. So, of course we had to change that. I always try to design a home with this little thing in mind. I want to be able to take no more than two steps into the home from the main doorway and be able to see the majority of the main living spaces. To me, within two steps a buyer will either fall in love, or move on. 

Let’s start with some before pictures.

This first picture is the view you had from standing on the front porch.

And here’s a close up of the closet at the end of the foyer.

Here are a couple pictures from some of our incredible demo day crew taking care of our “too many doors” problem.


Men love to destroy stuff… and I love coming by at the end of demo day and hearing their stories. We are so blessed to have a great group of friends and family who are always up for lending a hand on these work days (of course we pay them, but still…). 

This room ended up having only one door way exiting off from it, and that one led to the master suite. The closet at the back of the foyer I turned into a built in hall tree/mud room area. When I designed it, I imagined book bags, shoes, purses and lunch boxes finding a home here in the mornings and then again in the evenings. It turned out incredible, just like I imagined in my mind. The seat on the top of the bench is butcher block that matches the kitchen countertops. And the background of the built in is bead board, which matches the background of the shelves in the living room. All of these little intentional design elements keep the house looking cohesive and the design looking purposeful and thought out. 

We replaced the light fixture with a very inviting new one and continued the hardwoods from the rest of the house in this space. The walls were painted in Sherwin Williams Requisite Gray, and the trim was painted Sherwin Williams Alabaster. The finished product is one that I was immensely pleased with! 

This next picture shows how much more large and open the home feels now that this room isn’t just a corridor of doorways. It’s such a pretty space now!


Well, friends…that’s all for today! Thanks for stopping by and reading. Stay tuned for all of the other posts coming soon that I mentioned earlier. I’m thinking the next post may be about our baby’s nursery. That room is already making me so happy, and it’s not even totally finished.

XOXO,

Megan

Kitchen and Dining Reveal

Ya’ll I’m SUPER excited to share this post!! We have been working nearly non stop to get this project completed. It’s not done yet, but we finally have our first set of before and after pictures. 

Yesterday we spent all day over at our flip house and finished the kitchen and dining room. And I must say, it is my absolute favorite house we have done to date. The entire house is such a huge transformation that it almost doesn’t even look like the same place! I’ll start here with before pictures and then give the details before sharing the afters.



I know in another blog post I had given some ideas that I had about the kitchen. I had mentioned quartz counters and a tin backsplash. Well, I changed my mind on both of those things. 

We almost went with a gray quartz called “concrete”. We had gone and picked it out, had the company come to the house to do laser measurements, etc. We had budgeted $50/sq foot for countertops, which was exactly what the price of these were. However when I met with the guy for a price, they had added hundreds of dollars of fees for extra stuff besides the price of the counters. He also said they were 3-4 weeks out from being able to come out and install them. We didn’t like the added costs or the long timeline so we decided to go a different direction. 

I really didn’t want to put granite countertops in this house. I don’t exactly know why, I just wasn’t feeling it for this kitchen. Granite usually has a lot of pattern and swirls and I just didn’t think that would fit well in this space. So, we explored the idea of butcher block countertops and ultimately chose this option. We picked a butcher block countertop made from walnut and purchased from Lumber Liquidators. After three coats of food grade mineral oil, the results are stunning! We are super pleased. 

These countertops add to the sense of rustic vintage that this kitchen has, but that feeling is balanced out by the modern colors of the cabinets, light fixtures, stainless appliances and sink. I chose to go with a white subway tile for the backsplash, but rather than go with the normal 3″x 6″ tile, I picked the 4″x 8″ tile to make it a little less busy. The grout color is “charcoal” and it really makes the backsplash tile pop. 

We decided to keep the original cabinets, which is something we haven’t done before. They were in good shape, just ugly, so we painted them and replaced the hardware and that made a huge difference. I actually like the fact that they are the original cabinetry, something about that brings a sense of history and a vintage feel to the space. I chose to do white upper cabinets (exact color is Sherwin Williams Alabaster) and navy blue lower cabinets (color is Sherwin Williams Sea Serpent). This color combination had a lot of people questioning my decision making skills, but I could see the end picture and they just couldn’t see it yet. In the end everyone who had hesitated the color choices before told me that they loved it now. Oh, almost forgot…the wall color in the  dining room (as well as the majority of the rest of the house) is Sherwin Williams Requisite Gray. It’s a perfect gray color that has some depth to it. I’m kinda getting bored of plain light grays. I don’t know why. I feel like everyone in design went gray crazy and I’m just getting tired of it now. But this color we used is warm enough and could even be considered a “greige” or in other words, a beige gray.

The kitchen also had a peninsula and a decorative beam above the peninsula that made it feel really small, so we took all of that out and the space feels twice as big now. The kitchen originally didn’t have a spot for a dishwasher, so we created space for that and made it look like an original piece of the cabinetry by casing it in and having countertop extended over the top. You’d never known it wasn’t originally in this kitchen.   

Of course all of the lighting is new, as well as the sink and faucet. Those are usually a must in my opinion. I guess if you had an awesome light fixture that you could reuse that would be fine, but we’ve never had a house with anything nice enough to reuse. We always budget brand new lighting and faucets for the entire house into the initial budget for a flip project.  These small changes make a world of difference in the aesthetics of a home. 

And lastly, the flooring in the kitchen matches the rest of the house. I decided on a 5.25″ wide engineered hardwood called “hickory heritage” and the color is perfect. Not too dark, not too light and distressed just a wee bit.

Without further ado, here are the after pictures.




Well, what do you guys think?? I would love to hear your input!

XOXO,

Megan

Flip House #3 Update

Hey everybody! I’m sorry for the super long hiatus from updating my blog. Now that we’ve made our official announcement I can share on here that the reason I have been so silent on here is because I’ve been incredibly sick the past few months. Why you may ask?? Because I’m pregnant with our 3rd child! We are super thrilled and could not be happier! We were a little surprised that it happened so quickly, but I think that the Lord likes to surprise us sometimes. We closed on our current flip house in November and found out we were pregnant about a week later. The nausea hit a week after that and boy it hit hard. Whew! The sickness left me laying on a couch and vomiting (sorry if that was TMI) while trying to take care of my toddler boys. Thank heavens for my precious husband who was more than willing to help me in the evenings and my sweet parents and grandparents who would come over and watch the boys for a bit while I just laid on the couch in my misery. Haha. But really. I’m not kidding. However, the first trimester is over this week and I’m starting to feel a bit more like a human these days. Hopefully the worst is over! 

The flip house has been a bit slower going this time. This house needed ALOT. And most of the beginning of the renovation is all stuff that isn’t pretty to look at or photograph. It mostly just looks like a construction zone over there; but there are a few design elements starting to come together.  This is also the first renovation we have done in the winter and the cold/wet weather has proven to slow us down a bit too.

Since I wasn’t able to do the individual room before pictures and the plans for those rooms, I’ll give a quick update with some before pictures and some current “in progress” pictures. 
Here is a before of the front of the house. 


And here is a picture I took today of the front of the house. The overgrown landscaping has been removed. The front porch has been removed and is waiting to be rebuilt. New windows have been installed, and new vinyl has been added (its difficult to see with the lighting in this picture, but the siding on the front porch area is a gray shaker style vinyl) The front door will be painted, shutters will be added, and fresh landscaping will be done before this place is ready to sell. 

Here is a before picture of the side of the house. 


And this picture was taken today from the same spot. New vinyl, new windows, new garage doors, and new gutters have all been finished in the last week.  And please ignore the dumpster in the driveway, as I’ve mentioned this is still a construction zone. 

Here is a before picture of the hall bathroom.

And here is a picture that I took today from the same spot. The space was totally demolished and currently has a new deep, soaking bathtub, new wood grain tile floor, and (not finished yet) glass and slate tile laid in a herringbone pattern around the shower. Of course we have a new vanity, new lighting, and all new hardware including faucet, tub spout, shower head, etc. that will eventually be installed. Please look past the fact that this is currently still a construction zone and nothing is cleaned or finished yet. It’s all still a work in progress. Just try to see my vision 😬.

Here’s a before picture of part of the {super ugly} master bathroom.

And here’s a picture of the current work that is being completed in there. Let me set the tone for what this bathroom will look like before I share the picture from today. This bathroom has been expanded by taking out a closet in the foyer and adding that space to the bathroom. That extra space has given us room to have two vanities in the bathroom now. We’ve picked those out and purchased them already and they are PERFECT. They’re white with open storage on the bottom and white carerra marble tops with stainless hardware. 😍 They’re beautiful. The walls will be painted a…hold your breath… navy blue color. Yep. That’s right. And it’s going to be perfect. The dark color will be balanced by the white vanities and the white tile floor, which I pictured below. The shower is gray tile with a large white vertical stripe and big white soap box. That’s one of the only things even decent looking enough to take a picture of, so I’ll share that picture too. All of the tile (shower and floor) will have a dark gray grout, which hasn’t been done yet. I hope you’re able to look at these pictures and see part of my vision. Even if you can’t see it now, hang with me, it will start coming together soon!


That’s it for now. I’ll share some before pictures and progress pictures of the kitchen, foyer, and living room soon. I’ll give a few hints though…custom built-in mudroom area/bench in the foyer, shiplap and custom shelving next to the fireplace, and some quartz in the kitchen with maybe a tin backsplash…although I’m not totally decided on that one. 

As always, thanks for reading!

XOXO,

Megan

Life Update and Hartman Homes UpdateΒ 

We have been SO crazy busy this past month and a half that I haven’t had a single minute to do a blog post. We traveled to Orlando, FL for a week the last of October for my work. Yes, I know, that comes as a surprise to some people who read this blog but don’t know me personally. I am a respiratory therapist that works on our hospital’s CF multidisciplinary team. That’s a huge part of my life that I don’t really talk about on the blog. I spoke at a different conference during the middle of October and just found out two days ago that I’m speaking this weekend at an education day hosted by our CF Center. So, to say my job keeps me busy would be very true. But, I love it. I love my patients, I love our care team, I love my manager…It’s truly an amazing and rewarding career.

Here’s a picture taken in Orlando of part of our CF team.


My interior design business has taken off as well. I decided to give it a real name (Hartman Interiors) and actually go for it back in June and since then I have been as busy as I could handle. It’s pretty incredible. I LOVE to create and design. It literally makes my heart beat faster. Hartman Interiors is legally a sole proprietorship now. Crazy, right?! We are in the process of having a logo designed too. We should be finalizing on that soon and I’m sure I’ll share it with you all.

After working for 11 years for the same company, Nathan started a new job about five weeks ago. He wasn’t looking for a new job at all. The company he works for now literally called him up and wanted to have lunch with him. After meeting with them for lunch, he received a job offer that he literally could not turn down. Not only did they offer a very substantial raise, they also agreed to let him work only four days a week! So guess what?! That allows him have more time available to work on our flips. Isn’t the Lord incredible. He knew that the desire of our hearts was to have more time to pursue our dream of designing and flipping, and without us pursuing that at all, He opened that door. We are so blessed.

So all of this “stuff” would definitely serve as my reason for the lack of blogging lately. However, I’m hoping to get back at it. We FINALLY got a new flip house. We attempted to purchase/made offers on at least 5 different homes with 7 different offers being legally submitted during that time. It was totally exhausting, but it’s just the nature of the game. Flipping is not what it used to be back 10 years ago. Stuff doesn’t go as cheap and more people are trying to get into it. We went into several bidding wars on homes we had made offers on and I HATE that. That often times drives the price up to the point that there ends up being no room for profit. There were occasions where we were faced with a bidding war and we decided to back out instead of being tempted to offer too much and reduce our chance of good profit. But, we finally got one! And…it’s a really, really good one! It doesn’t look like much now…but it will!

It’s a 2100 sq ft brick ranch with a partially finished basement. It’s in the best school district in the area, in a quiet neighborhood, and on a corner lot. It has 3 bedrooms and 2 bathrooms, including a large master suite.  It has a kitchen, dining room, living room, office, den, foyer, front porch, covered back patio and 2 fireplaces! Of course it needs TONS of work. It’s never had an hvac system; so that will have to be added. It needs all new windows. Both bathrooms need a total gut and renovation. We’re taking down walls to make an open floor plan. The front porch has be torn down and replaced. Etc, etc, etc. It needs ALOT. But we’ve never backed down from a challenge before, and are totally stoked to get started! 

I think for this flip I’m going to do an individual “before” post for each room and area of the house with our plans for that room. And then I’ll do individual “after” posts of each of the same rooms and spaces. I haven’t decided whether I am going to stage this house or not. We’ll see…

Stay posted for our first “before” room reveal that I’ll be sharing in just a few days! 

As always, thanks for reading!

XOXO,

Megan

Final (current) Flip Update

I just realized that it has been nearly two months since my last blog post. Wow! Totally didn’t realize it had been that long. I feel like I should give a general update on our flipping journey.

Our most recent flip house went on the market in early August. That was a rollercoaster from start to finish. We received an offer right at two weeks later. Huge happy face here!!!! Then the next morning we found out that the buyers got cold feet and changed their mind. Huge sad face now!! Total roller coaster of emotions. That very same afternoon we found out that an agent at another showing reported that the appliances were gone. What?!?! Yep. Someone came into our unoccupied flip house during the wee hours of the morning and took the washer, dryer, and oven. Approximately $2,300 worth of appliances walked right out the door. Well, you can imagine that the roller coaster of emotions were still going strong…from elated, to disappointed, to furious all in less than 24 hours. 

Once the initial shock wore off we came to the understanding that this may not be the first time this happens to us with our plans to continue on this real estate flipping journey. Vacant real estate is a prime target for dishonest people, and if this is a game we are going to play then that is a risk we are willing to take. Odd enough, only appliances were taken. The main living spaces were totally furnished with furniture, decor, dishes, etc and none of it was touched! Well, except the towels in one of the bathrooms. Those were taken, presumably to keep from scratching the thief’s new appliances while removing them from the house. The following week we replaced the stove, but decided to not replace the washer and dryer since it was just money coming out of our pockets. Of course we checked with our homeowner’s insurance to see if it was covered…and nope. Not at all. Sure we were paying for super great, expensive vacant property insurance, but alas robbery is not covered at all. Fire, vandalism, acts of terrorism, the list of covered items goes on and on, but robbery…not covered. 

The biggest twist to the robbery part of this story is that the detective working on the case found our appliances! Of course it was a couple weeks after we had replaced the stove. But the officers just happened to be at a home for another reason and there they were, all three of the stolen appliances. There are details I can’t share on here, but a couple weeks later we got them all back! Wow. Totally a God thing. Thank the Lord! We all know that in this day and age, if something is stolen the chance of getting them back is slim to none…so it was a huge surprise!

Almost four weeks after listing the house we received another great offer. We immediately accepted aaannnnddd….we closed on it today!!! Yippeee! 

Here’s the last and final picture we took of the home last Saturday when we did our final work day there. We removed the staging items, mowed, vacuumed, etc. and then left the keys and garage door openers on the counter for the new owners. 

A little piece of my heart is always sad when closing day comes. Of course, the investor side of my heart is excited for payday, but the designer side of my heart is just a wee bit sad to see all of my hard work go to someone else. But it’s a weird feeling because I’m also totally pumped that someone else loves it enough to make it their own. It’s a bittersweet, but mostly sweet day. I know that last paragraph was way confusing…I’m such a woman. 

We’ve been on the intense hunt for another home to start working on. We’ve looked at a bunch, made an offer that wasn’t accepted on one, and have been scouring through foreclosures to the point that I’m exhausted. This is certainly my least favorite part of this journey. I’m ready to have one in our possession so that the creativity and designing can start…that is the BEST part! 

Hopefully I’ll have a new house to share pictures of, along with my plans for it very soon. We’re just praying the Lord gives us wisdom as we continue our search and that He opens doors on this journey as He sees fit. 

Thanks for reading!

XOXO,

Megan

Flip House Update: Kitchen and Dining

Yesterday afternoon I met with the marketing agent for our realtor to work on the video for our upcoming open house on August 7. They also wanted to film a feature on Hartman Interiors. How exciting is that?! I was a little nervous, but everything went fine. They videoed me while I talked about different features of the flip house and the design ideas that inspired the rooms. I also talked about some of the pieces that are for sale at the flip. I haven’t seen the video yet, so fingers crossed that I don’t look like a weirdo. πŸ˜‰

Today I finished writing prices on the tags, stamping them with my business stamp, and tying them on to all the pieces at the house. It’s starting to look like a showroom at a department store with every piece in the house labeled with a price/description. I actually already sold two pieces (a table and a lamp) and will have to replace them before the open house.  As a little side note…to my lifelong friend who stopped by while I was working on that today…thanks for stopping! It made my day to hear all the positive things you had to say. You’re so sweet!

Now on to the “update” part of this blog post. Let’s reminisce with a couple before pictures… 

   
Eeekkk…not attractive. I definitely had my work cut out for me in this room. White, white, white, and black. Bad combo in this situation. 

I deliberated for a very short amount of time on whether to keep the existing cabinets. The final result was a big NO. The layout just didn’t work. Having that mini peninsula coming right out to the fridge made the space seem very small. I decided to rearrange the layout of the kitchen, so on demo day this place was demolished down to the walls. The cabinets, lighting, countertops, appliances, sink and flooring were all torn out and eventually replaced. The new layout makes the kitchen flow much better now. 

My vision for this space was this: “farmhouse meets classic meets modern”.  I tend to be drawn towards the industrial, farmhouse look when decorating my own house.  So of course I wanted to incorporate some of that feeling, but I also wanted the space to be timeless and classic enough to appeal to the majority of potential homebuyers. 

I decided on solid oak cabinetry, but left a couple open spaces so that we could do open shelving in those spots. My granite choice is called White Cloud and it is the perfect blend of white, gray, and black. For the backsplash I did a white subway tile with a light gray grout color. The gray, “wood like” tile flooring is the same flooring that is in both bathrooms and the laundry/mudroom. The light fixtures I picked for this space are a stainless color and match the new sink and faucet. We also furnished new, stainless appliances (excluding a refrigerator).

 The chandelier in the dining room is my favorite one in the whole house. It is stunning! Believe it or not, that fixture is a Craigslist find! The dining room table is also a Craigslist find and is over 100 years old. I had originally planned on painting the table white, but when I learned the history of it I knew I couldn’t dare paint it. I did, however, reupholster the seats because they were in rough condition. To be so old, the table is in immaculate shape. As an antique lover myself…it’s dreamy!

And now, after all that talking…😁 here are the after pictures.  

    
    
    
   
As always, thanks for reading this update!! I enjoy sharing parts of our flipping journey here on my blog and it’s always nice to hear your feedback.  I’ll be sharing the address and link to the open house flyer next week, so if anyone would like to come, see it in person, and shop from the furniture/decor feel free!! 

XOXO, 

Megan 

Flip Update: Living Room

Tonight we met with the realtor who will be listing our flip house and she was blown away! It literally made my day. She actually even said to me, “Joanna Gaines couldn’t have done this better herself”. I was floored. I don’t think she could have given a more flattering comment. Her marketing specialist will be taking pictures next Wednesday and the house will hit the market the following Wednesday and we will have an open house that same weekend.

 To say I’m excited is an understatement. Hearing an outsider (someone not a family member or friend whose obligated to say they like it) say that they really love all the work you’ve done is so humbling and exciting all at once. It sure makes all the long hours and late nights worth it. 

Tonight’s post is about the living room transformation.

  This room didn’t need a whole lot in regard to renovations. It got a new ceiling fan and a fresh coat of paint (wall color is Sherwin Williams Olympus White and trim color is Sherwin Williams Snowbound) and it was pretty much ready to go. The original hardwood flooring was in such good shape that it didn’t even need refinishing.

The biggest transformation in here happened once we brought furniture in and I got to decorate the space. Now remember, EVERY single piece in this room is for sale to anyone who wants it. Whether that be a potential buyer, realtor, or even YOU who are reading this post. So if you see something you’re interested in contact me and I can let you know the price(s). 

Without further ado, here are the after pictures:

   
Isn’t that entry way table darling?! It was custom made by Carolina Chic Home Decor from reclaimed wood taken from a one room school house located in Lexington, NC. Isn’t that so cool! It looks so very perfect in this living room.

    That little gem of a picture frame hanging behind the couch was a find at an antique shop in Shallotte, NC. It was love at first sight the moment I laid my eyes on it. I knew immediately what I wanted to use it for.   

That trunk…isn’t it so dreamy? Believe it or not, that was a yard sale find. Total score!

 
This little end table was a thrifted yard sale find too. It underwent an overhaul by yours truly, and now it’s beautiful! It works perfect for this space. 
   
  
 
I had so much fun designing this space and picking out the furniture and decor for this room. I wanted it neutral enough that it would appeal to lots of people, but I wanted to add enough color and pattern to make it feel cozy and homey (I’m aware that’s not a real word πŸ˜‰). I’m very satisfied with the end result. Ultimately I hope that the financial and time expense of staging helps with the sale of our home. We shall see.

So, the real question is…what do you guys think of the living room?

XOXO,

Megan