Today, we’re taking a trip down Memory Lane to look at a few renovations and decorating projects we’ve tackled over the years with stunning results. From our first project in the neighborhood that I called home for 13 years, Bryan Place, to last year’s renovation in Deer Trail, these projects aren’t just beautiful. They represent hard work, perseverance, and a commitment to integrity!
Before you take a look at the Before & Afters, I want to point out that even the homes we designed 10 years ago still look as classic and luxurious today as they did back then. That’s why on-trend yet timeless is always my design style! Come take a look…
Here’s my very first renovation and home staging project, completed in 2012. This dark, dated, and dreary space in downtown Dallas needed an infusion of light and softness, stat! The kitchen’s dark ceiling, walls, and reddish island stuck out like a sore thumb.
We brightened the space by painting the walls, cabinets and island white; updating the hardware; installing canned lighting and new pendants; and carrying the neutral color palette throughout for a cohesive look. A glass dining table opened up the room even more, while classic, neutral furnishings give the space a luxurious, clean feel. What a transformation — and the beginning of it all.
This home office had wood paneling throughout which not only dated the home but it was a feature our target buyers in the neighborhood could not find appealing therefore, most likely, would not be willing to make an offer on the home. New paint selections brought this vacant home office to life! Warm neutral wall colors with refinished white trim paired with a glass top desk to take advantage of the natural light in here and keep the space feeling open and airy. On-trend accessories pull it all together for an end result that is clean, efficient, timeless, and beautiful!
We were hired to help these clients renovate their home for sale. It was already staged and listed, but potential buyers were turning away, uninterested. We determined that the style and scale of the existing home and furnishings did not meet the price point or expectations of modern-day buyers.
This kitchen had great space but was instantly dated by it’s oak cabinets and ‘90s light fixtures. We repainted the walls, refinished the cabinets in a bright cream, and removed the dated backsplash. These changes didn’t break the bank for our clients and made a HUGE difference in the presentation of the space.
We topped it off with light-colored furniture with luxurious style, making the room comfortable and inviting….and worthy of the price tag. Oversized, modern light fixtures helped create separation between the kitchen and table, which could be used as a breakfast table or even as a spot to set up and work for the day.
The initial dining room was dark and cramped, had dated lighting, and didn’t really flow with the other rooms. Now, updated lighting brings elegance to the room, the space isn’t overly crowded, and white walls (not blue) reflect light to keep the room bright and open. Plus, you can easily see the kitchen and the living space for a seamless entertaining experience. Safe to say, our clients relisted this home and it sold FAST. Read the whole story of the West Highland Park refresh here.
I’ve said it before, and I’ll say it again, focusing on the curb appeal of your property is crucial. A change in the scale of the columns, our color palette and fresh paint really elevated this exterior, right? And, who doesn’t find rocking chairs on a covered porch charming? The inside also needed some work…
Inside, we started by updating the wall paint and trim. A fresh coat of paint is perhaps the easiest and most effective way to revive a space. You can feel it when you walk in the door! This entry room had bright large windows and nice built-ins that just needed some attention. We brought in updated furnishings in neutral tones and used an area rug to create more defined spaces. This is design done right! View more of the Lakewood home here. And this home was also featured in Dallas Culture map. You can go HERE to read the article.
In 2018, small changes made a big impact on this West Highland Park kitchen. All we ended up doing here was changing the backsplash, refinishing the cabinets and island in a new color, and adding new barstools.
The challenge? Choosing the right white and the right gray to work with the two most dominant surfaces in the space: the countertops and the travertine floor. Of course, I nailed it (I’m a True Color Expert), and the combination of warm browns and grays feels effortless. Plus, now you can see the island’s detail!
This 1970s West Highland Park home was dark, disjointed, and tailored to a very specific taste, but it also had great potential. Architectural details gave it unique character…if we presented it just right. After: Lighter eaves, landscaping improvements, and a more inviting front step make this home far more joyful and welcoming.
Inside, we found dark and dated wallpaper throughout the entire home, from the living spaces to the bedrooms. We removed the dark wallpaper and opted for a light blue-gray color, picking up from the blue undertones in the kitchen counters used throughout the home. The end result was enormous spaciousness, making it so much lighter, brighter and airy. Now this is a home that fits in the luxury category, to sell or to dwell.
This is my home! I had it built from scratch, not custom, but by a production builder. Although they offered some limited (and sometimes dated) options to choose from, I knew I had the knowledge to take matters into my own hands and elevate my builder-grade home to something special. And that’s exactly what I did…
Compared to the “before” photo, you’ll notice that I added sleek, modern handles on the cabinets, swapped out the light fixtures for more contemporary style pendants (the previous ones felt very ‘90s), and painted the island this enchanting blue color called Salty Dog by Sherwin Williams. I LOVE it!
I also updated the living room, bedroom, bathroom, and home office…but you’ll have to read here to see the rest. 😉
Which brings us to late 2021 (with smaller scattered projects in between, of course), when these clients wanted to update their newly purchased home. Their goal? To walk in from a long day at work and feel the comfort and ease of being home. They wanted a space that would effortlessly infuse happiness and comfort into their daily lives.
In the original living room (left), our clients had a dark gray sectional that was a bit too masculine for the space. With the sofa taking up the most space and being a focal point, it was essential to select something neutral to blend in with the surroundings and add brightness and comfort.
In the updated space (right), we swapped the two off-scale, wrong style and wrong color accent chairs with a new accent chair that perfectly fits the aesthetic of the home while simultaneously providing extra comfort. In addition, we added a modern yet simple light fixture which gives the room the perfect finishing touch! Isn’t it incredible the difference a new light fixture can make?!
On the stairs,, we used a simple design trick that created a significant transformation: painting the stair risers the same color as the trim! This is the perfect way to replace a dark and dim design with a bright, beautiful, and timeless touch.
In the foyer, combining a light-colored runner and more modern light fixtures in warm brass instantly added some much-needed softness to the space. As a result, the elements flawlessly carry out a welcoming and luxurious approach that perfectly matches the home’s architectural details. You can see more of this project here.
And there you have it! A picture’s worth a thousand words, and the proof is in the photos. We always go above and beyond, genuinely care for our clients, and we are passionate about creating classic, relevant designs for living.
Have you been thinking about a renovation or redesign for your home? Ready to get started? Reach out to me here, and we’ll create a plan for a functional, practical, and liveably luxurious space designed just for you.
— Keti
Whether you’re currently planning a new build or custom home, you have probably noticed there are several different professionals involved. Of course, the home needs to be built by a builder (no surprise) and the structure planned out by an architect, but what about your interiors? Do you need an interior designer? If so, when?
If you think it’s an interior designer’s job to sweep in and simply put the final touches on the builder’s work, think again…
Just as the foundation of your home plays an important role in building a solid structure, an interior designer is fundamental to creating a beautiful, thoughtful, and cohesively designed living experience. By taking each detail of your lifestyle, wants, and needs into consideration, we are able to deliver amazing final results, which is why you should hire an interior designer (me!) well before the foundation is poured.
That early?? YES. Most people don’t realize that in order to achieve your dream results for your new build, it’s best for interior designers to begin planning before construction even begins. (We can move walls in the construction drawings but not walls that are already up.)
If you care about the look and function of your home, an interior designer should be your first call.
Now, you’re probably thinking, “why not just leave it to the builder?” While builders and architects are talented on the structural side, the truth is, they don’t always have a sharp eye for interior design. It isn’t their job to think about where you will store your cleaning supplies, how much space you need for your TV, or where your dining room table will go (so that you have electrical wiring for a chandelier). Important details like furniture placement, functionally-placed electrical outlets and special finishes aren’t on their radars.
On the other hand, an interior designer ensures the space works well both visually and physically, and this just so happens to be my area of expertise. Being involved from concept to completion allows me to oversee each detail, large and small, giving you the livable luxurious results.
Not convinced yet? Here are 3 advantages you’ll experience from starting your home build process with an interior designer…
A good designer has a clear vision of the final goal when developing the initial design. Unfortunately, the end result is something that most people, especially builders, don’t always consider. (Read more about the different types of builders here OR take a look at how I upgraded my own builder-basic home.)
Thankfully for you, I am an expert in my trade, and it brings me such joy to walk you through this process. During the beginning phases of my detailed design process, I take special care to discover your designated design style and learn the specifics of how you will use your home. By considering your lifestyle, I can offer the best suggestions for selecting finishes that will fit your needs while staying true to the style of your home…and of course, your desired investment.
Why is this important? Without my help, you’ll be more inclined to select things that are trending (and will quickly go out of style) or features that are out of style. (I recently saw a ‘90s platform tub installed in a brand new home and couldn’t believe my eyes.) Why would you want to date your home from the start? That's literally throwing money away. I won’t let you do that to yourself!
When looking at professionally designed homes in magazines, do you believe an architect planned the layout with the furnishings in mind? Or was the builder the one to match the exterior color palette perfectly with the interior? Nope and nope. More likely, both professionals, along with an interior designer, worked together to put together a cohesive home from the inside out.
When the exterior finishes and color palette combine effortlessly with the interior of your home, this creates flow and structure. You know, for things like making your daily routine easy. Entertaining with style. Impressing the neighbors. Having a home that supports your growing family…things like that.
When working with me, not only do I help select materials, color finishes, and fixtures, but I also manage the specifics of the installation process. Think grout color, fireplace style, cabinetry design, etc. Design is in the details and I make sure that ALL work together for you.
There are several ways a designer helps maximize your investment:
Can you imagine investing so much time and money into building a beautiful home only to reach the end and bring in all of your old furniture that you don’t even like anymore? I don’t think that is the dream reveal that you’re imagining.
Working with a designer from the beginning ensures that your investment is properly budgeted to account for everything from fixed finishes all the way to furnishings. It’s important to do these things correctly from the start. After all, money is involved! It’s like one big puzzle. We put all the pieces on the board, move them around, and find the perfect arrangement for you.
Without the help of a designer, you’ll risk spending on items that you don’t need or, even worse, things that don’t look good in your home. Nobody wants that!
There you have it! My vision, combined with your big dreams for your new home, will produce a beautiful, functional, and on-trend (notice I did not say trendy) home that won’t be going out of style anytime soon.
If you’re ready to bring an expert interior designer onto your home building team, I would love to help. Reach out to me here.
In the meantime, stay tuned for sneak peeks of TWO custom homes we’re working on right now! More to come on that later…
— Keti
Last month, I shared some advice on selecting the right material for your kitchen cabinets based on your budget and lifestyle needs. Today, we’re going to take the next step toward your dream kitchen by looking at the style options you have for cabinets. Spoiler alert… there are way more than you think!
Before you select your kitchen cabinets’ style, you will need to consider their scale. The height, width, and depth of your future cabinets will depend on the size of the kitchen, its footprint, and your ceiling height. That’s a lot of different variables, which is why this is something you should absolutely work with a professional to establish.
However, I want to help you prepare for that conversation, so here’s what you can expect...
First, I usually suggest that you take your upper cabinets all the way up to the ceilings. Not only does this create a more updated look, but it also helps raise the visual height of the ceiling and means more storage for you! That’s three wins in one.
Second, it’s important to establish the right amount of distance between your countertops and your upper cabinets. You want to make sure that your counter and cabinets are both at usable height and that the available space fits how you will use it. For example, if you love having your blender or Kitchenaid mixer out on the counter, you will want to make sure it can fit!
Depending on the height of the walls, 16” to 18” between your cabinets and counters is usually just right, but your design expert will help you establish this number. Once you have it, you will know the approximate height of your upper cabinets. Same for lower cabinets, but make sure you factor in the thickness of your countertops and their elevation up off the floor.
I know — so many details! Again, a professional will help you with all this, so find someone with experience, and you’ll be in good hands.
In my kitchen, I specified cabinets that reach the ceiling and include a mix of lower cabinets with drawers and doors. Which brings us to...
The style of your home will dictate the style of your kitchen cabinets. After all, cabinets are a fixed element of the home and become part of the home’s architecture. If they don’t feel like they belong with the rest of the home, they will stand out, in a bad way. Here are the cabinet door style options and which home styles they pair well with...
Raised Cabinet Doors: Best for traditional style homes
Recessed Cabinet Doors: Also best for traditional style homes
Slab or “Flat” Cabinet Doors: Best for modern style homes
Shaker Cabinet Doors: Best for transitional or contemporary style homes
If you aren’t sure what your home’s architectural style is, take a few pictures of the interior and exterior and bring them with you when you meet with your cabinet specialist OR work with an interior designer. I can tell you in about 2 seconds. 😉
P.s. Although we’re talking about kitchen cabinets, the same rules apply to cabinets in bathrooms, home offices, living spaces, and beyond.
Now you have your door style, but that’s not it. Once the door style has been selected, we need to also look into the cabinet door installation types. This refers to the construction or fit of the cabinet doors in relation to the cabinet frame. Again, a picture is the best way to explain the different options:
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Full Overlay: With Full Overlay cabinets, the doors completely overlap the frame, minimizing the frame’s exposure entirely when closed. This installation type is typically paired with Slab doors, which makes sense for a modern-style home or the occasional contemporary home, as it creates a clean, streamlined look.
Partial Overlay: As the name suggests, when choosing this design, the cabinet door partially covers the frame of the cabinet. Partial Overlay is the most common installation type and usually fits with traditional homes, transitional homes, and some contemporary homes.
Inset Cabinet Doors: For a more classic and timeless look, Inset cabinet doors are the way to go. The doors sit flush with the frame, creating a look that feels clean yet classic. This style also works great with Shaker style cabinets, and I tend to love this look better than overlay.
Because I added all the built-ins after we got the keys to the house, in my home office above, I selected Shaker style doors with Inset installation type. I love that clean, seamless look. Plus, in my mind, built-ins are kind of like a giant piece of furniture, therefore they should mirror that. But...
…in my kitchen, I went with Shaker style doors and a Partial Overlay installation type. The reason being, I was working with a production builder and they don’t budge on some of the details they offer. Both of these styles look like they belong in the same house, but since the kitchen is a larger space, the Partial Overlay style makes the wall of cabinets appear visually wider. Design is an art!
The final aesthetic element of your kitchen cabinets is the finish. Is it painted in a color? Stained? Natural? What type of hardware should you add and how do you choose?
First, the fixed elements in the kitchen must be taken into consideration. This includes your countertops, backsplash, wall and trim color, and in some cases, your fireplace (yes, your fireplace) if it’s in close proximity. Just like a well-styled outfit, all of the elements in a space visually communicate with each other, whether you want them to or not. Our job is to make sure it’s a happy dialogue, not an argument! 😉
This is why I always suggest working with a designer at the very beginning of your project, or at the very least, picking out every element in the space and making sure they coordinate well together before you order a single piece.
Hardwood flooring is the exception in the sense that, if it’s hardwood flooring we’re talking about, we can treat it like a pair of jeans — it goes with any top. If your flooring is tile, then yes, we do need to take it into consideration when we select the other elements in the space, cabinet color included.
My advice to all my clients is that there has to be style and color continuity in your home. That’s how you know your home will be beautiful, classic, and timeless for many, many years — which means happy days for you and resale value if and when you need it!
Because my kitchen opens up to my living room, I created a color palette of white, blue, grey, black, and warm woods before we painted a single cabinet or installed a single backsplash or fireplace tile. I also chose sleek hardware in matte black for a polished, timeless look. That’s how you get a design that looks professional and LASTS.
The last step in designing your cabinets (so you can finally order them) is to consider any built-in features they might include. Things like under-cabinet lighting, pull-out shelves, built-in spice racks, utensil holders, etc. These are features that don’t usually come cheap but do make everyday life easier and are typically expected if your home is at the luxury price point.
Side Note: A “luxury” home is a home that’s valued at twice the price of a median home. In Dallas, since the median home is around $216K (or perhaps a tad higher), then by definition, a home that’s valued at $430K and above is a luxury home. At this price point, it’s important to invest in features that support what is expected from it! That’s how you get and preserve great ROI, whether you’re listing now or down the road.
So, what should you add? When we’ve done custom or semi-custom work for clients (or my own home), we have incorporated under-cabinet lighting, pull-out shelves, lazy susans, and tilted cabinet drawers at the very least. I’ve also added glass cabinet doors as a stand-out design feature or installed built-in wine or beverage fridges between cabinets. Take a look at my full kitchen design here for some more ideas!
And that’s it! Your next step is to order those beautiful cabinets, let your cabinet makers work their magic, and watch those beauties come to life in your new, fabulous kitchen. This process may take some time, and yes, there are a lot of details to corral before you can make any movement, but the result will transform your home and the way you live every day. And that’s worth it, don’t you think?
Need help designing your kitchen from top to bottom? I would love to support you. Reach out to me here for an intro chat and let’s see if we’re right for each other.
— Keti
P.S. Don’t forget to download my Renovation Guide below!
You’ve saved up, you’ve waited patiently, and now you’re finally ready for that dream kitchen renovation, from the new flooring to the countertops to functional, beautiful cabinets. However, as you begin with selections, you may have quickly found yourself feeling confused by all of the different choices. This is especially true for cabinetry.
I know cabinetry looks simple, but there are actually many decisions you’ll need to make to get them right. For example... How many wood options are there, and which is right for you? Do you want custom or semi-custom cabinets? What’s the difference? Even worse, what if you end up making the wrong decision?! (Because they’re not cheap, I can tell you that.)
This is exactly how a recent client, Sara, felt during her kitchen remodel, and because of a lack of detailed information, she did end up making a choice she didn’t love in the end. Yes, I ended up losing some sleep over this (I can’t help it — I care!), but spoiler alert: we turned a stressful situation into a beautiful kitchen remodel.
Today I’m sharing Sara’s real-life story, as well as the importance of the internal makings of kitchen cabinet materials. (We’ll talk about style selections next month). By sharing this story, I hope you gain the necessary information and feel armed with the proper knowledge to make the best decision for your lifestyle and budget.
Are you ready?? Go ahead and pour yourself a glass of wine (my vote is for a Malbec), and let’s dive into all things cabinets…
It has been said that the kitchen is the heart of the home, and I might go as far as to say the cabinets are the heart of the kitchen. They usually take up the most amount of space, and even if you notice the pendants or the island first, I guarantee, the cabinets are helping your standout features shine. Not to mention that cabinets hold down the functionality of the kitchen! Can you imagine storing your serving, utensils, cookware, etc. in a kitchen without them? Me neither.
Choosing the right materials for your cabinets is one of the most essential investments in your kitchen’s future. Naturally, you want to spend wisely and be sure you’re choosing something made from quality materials and craftsmanship that will last. But of course, it’s also important to stay within your budget. Thankfully, there are several options to choose from. I’ll help break it down for you.
Custom cabinets are the way to go if you have a large budget and prefer solid wood throughout. In this scenario, every inch of the cabinet is constructed with beautiful natural wood. The bottom, sides, shelves, back, and top of the cabinet (often referred to as the box), and the drawers and doors will all be constructed in durable, solid wood.
Some of the most popular and highest quality woods used include hard maple, cherry, or red oak. Compared to bottom-of-the-line options (like particle board), these natural hardwoods last many years longer. If you choose to go the custom route, the next step will be reaching out to a highly qualified carpenter to start your build. Interview at least a couple of craftsmen to find the right fit for your needs.
Lastly, it’s important to know that solid wood cabinets are typically not the kind you’re going to paint. You want the natural wood grain to shine through on these beauties, so generally, you will opt for a stained finish. However, if you are looking for those classic white cabinets or another stand-out color, this might be the better choice for you...
Plywood, which consists of layers of thin wood, is technically considered a solid wood option. If you choose to go with all custom wood cabinets, it will likely be constructed of plywood boxes and solid wood drawers and fronts. They are stainable and paintable, cost less to construct, and can withstand some exposure to moisture.
If you’re longing for a timeless, painted cabinet, the most affordable option would be pre-fabricated cabinets made from Medium-Density Fiberboard or MDF for short. (Not to be confused with particle board, which is less dense, weaker, and more likely to chip.) This is one of the most popular types of engineered wood for kitchen cabinets.
MDF consists of a combination of very small wood fibers held together with adhesive. It is quite dense, so not only is this option much more cost-effective in the long run, but the quality is very durable and able to withstand daily use.
Another one of the significant benefits of choosing semi-custom cabinets includes getting to use your kitchen immediately. Once the cabinets are delivered and installed, you are ready to cook up a storm! There is virtually no wait time for craftsmanship and assembly.
After deciding on the materials for the box of the cabinet, next up is choosing the door and drawer fronts...
Doors and drawer fronts are some of the most prominent parts of a kitchen cabinet. This is the part that we see on an everyday basis, and it also gets the most wear and tear. Material options vary and ultimately depend on the lifestyle of the client and the budget of the project.
Here are the 6 most common materials used for door and drawer fronts:
I know I mentioned earlier that you generally don’t paint solid wood cabinets, but an option is available if you’d like painted solid wood doors and drawers. Paint-grade hard maple is a very smooth and high-quality wood, making it perfect for painting. The end result will be high-quality painted cabinets with a beautiful smooth finish. What could be better?
If you love the idea of solid wood, but your budget doesn’t allow it, there is always the option to use a combination of maple wood and MDF. In this scenario, the frame of the doors and drawers will be constructed with maple, and the cabinet will be complete with MDF in the center.
For example, these Shaker-style cabinets are constructed with the combination of MDF and maple. It’s beautiful, durable, and budget-friendly.
As mentioned earlier, MDF is a durable option when it comes to everyday-use cabinets. As far as looks go, you won’t want to stain these. Since it’s manufactured wood, there isn’t any wood grain to show, although the top layer (also referred to as the skin) may simulate the look of wood.
This material is relatively new in the cabinet world. It’s basically PVC vinyl coating that is applied on top of MDF for added protection. The end product is very durable and looks very much like natural wood. In addition, this material can be easily painted over, provided they aren’t peeling.
As I mentioned above, plywood is more expensive than MDF, and if you choose to go with all custom wood cabinets, it will likely be constructed of plywood boxes and solid wood drawers and fronts. These are paintable, stainable, fairly moisture resistant, and look great.
This will be the least expensive option that will generally come along with quality to match the price tag… both of which will be low. Of course, there is a time and a place for laminate cabinets, but we won’t dive deep into that today, since our clients are typically looking for something that increases their property value — whether they’re staying or selling.
One final word on materials... In addition to the semi-custom, pre-fabricated route being more cost-effective in the long run, you will get to use your kitchen immediately. Once the cabinets are delivered and they are installed, you are ready to cook up a storm.
By contrast, if you decide you want to have someone build the kitchen cabinets from scratch, it's most likely that they will use plywood. Once the cabinets are installed, then they need to be sanded really well, so the plywood is really, really smooth… now think of all the dusting that sanding causes. Then you will have to prime them, then paint them a couple of coats of paint. Once the painting is done, you cannot touch that kitchen for about 30 days. You need to let the paint sit and curate for at least 30 days before that kitchen is ready to be cooked. This timeline may be no big deal, or it may be a deal-breaker — you get to decide.
This step alone has MANY nuances that are simply too much to include here. I’ll dedicate next month’s blog post to taking you through all the style considerations for cabinets. For now, just know that after selecting materials, style is the next thing to cross off your list.
But… let’s get back to Sara’s story, shall we?
So, after reading all of these details, you may be wondering, what was our client’s final choice? Of course I will tell you! We went with all maple wood doors and drawers, complete with a cabinet box constructed of MDF. It gave our clients the ability to check all the boxes for their design and budget needs. In my mind, this was a perfect choice.
Until it wasn’t...
The cabinets showed up two days late (which was a miracle during our current global supply shortage!), but as I’m sure you’ve already guessed… our client didn’t love the MDF box. She decided she would rather have the cabinet boxes constructed of solid wood. But after some investigative work, in the end, having boxes made of real wood and given their budget and the pricepoint of their home was not a wise financial decision so my clients decided to go with Plywood boxes instead.
I was totally fine with that.
Shoulda...woulda...coulda… nothing good comes out of stewing over a simple mistake, right? You learn, you fix it, and you do it better next time! Which is exactly what we did. We ordered new plywood boxes to be used with the existing painted maple wood doors and drawers, and in the end, we were all happy and very relieved… thank God!
My next step? Writing this blog post to help you understand the makings behind cabinets. I’m hopeful that you will find this educational and informative, and if it helps you create a kitchen you love, my mission is accomplished. 😉
Sometimes when working with different renovation and/or design clients, once I know what their budget is, my job then is to find the best product for that budget. Turns out - although a very good start - that's not enough. The next step would be to educate the client on what they get for the budget, and never assume that the client is aware of the plethora of options out there.
Whether you’re renovating a kitchen or designing a brand new home, let’s chat! I’d love to help you make the right decision the first time around. See you next month for Part 2...
-Keti
A couple months ago, I shared an inside look at how I elevated the builder-grade living room and bathroom in my own home. If you missed it, it’s definitely worth a read!
Today, we’re moving on to two more essential spaces: upgrading the kitchen and dining areas. (You didn’t think I would forget about the heart of the home, did you?) It’s another transformation that is low in involvement and high in impact. Come take a look...
First, let’s recap how this project started. As I mentioned before, building my own home has always been a dream of mine. I spent years designing homes for my Dallas clients, which helped me pinpoint my must-haves and know exactly what I wanted my home to look like.
Unfortunately, when you hire a production builder (see here for the 3 types of builders), you won’t always get the aesthetically pleasing design you dream of. Builders will offer you some limited (and sometimes dated) options to choose from. As far as I’m concerned, most of the builder-grade design features were not what I had envisioned.
I could have upgraded to a custom home builder, but I didn’t think that level of personalization was necessary. Plus, timing was of utmost importance. Production builders are used to strict timeliness. They are accustomed to getting a home wrapped up and move-in ready in as long as six months. By contrast, spec builders move a little slowly, and it takes at least a year and a half before the home can be moved in. At the time, we were way past our move-in date. Our previous place was way too small and we were beyond the charming phase of being between homes.
I knew I had the design knowledge to take matters into my own hands and elevate my builder-grade home to meet my dreams and expectations. And that’s exactly what I did. You’ve already seen what my living room and bathroom look like, so let’s walk through my kitchen, shall we? Come on in!
If you’re working with a builder for your new home project, there are certain things you need to be aware of when it comes to the kitchen. Like I mentioned before, they will offer options to choose from, but they won’t always meet your design goals… or what’s timeless and on-trend.
For instance, a pet peeve of mine is kitchen cabinet height. If your home has high ceilings between 8’-12’, your kitchen cabinets should go all the way to the ceiling. Period. It is the only way to achieve an elevated, luxurious look and ensure your kitchen design is on-trend for many years to come.
Now, don’t make the mistake of assuming that your builder knows this. The first question to ask him/her is, “How tall will the top cabinets be?” Correct answer: All the way up to the ceiling.
In my case, my builder included standard kitchen cabinets with 42” top cabinets, which meant they would not go all the way to the ceiling unless we paid extra for that. So I did. That’s a no-brainer!
Post-production: Basic builder-grade kitchen
In any market, a “luxury” home is any home that’s valued at twice the price of a median home. In Dallas, since the median home is around $216K (or perhaps a tad higher), then by definition a home that’s valued at $430K and above is a luxury home.
If that’s your home, make sure to invest in features that support the price point and what buyers expect from it! That’s how you get great ROI, whether you’re listing now or down the road.
So, how did it turn out? And how did I make it happen? Come step inside my new and much improved dream kitchen!
Much better! Not so basic anymore, is it? Compared to the “before” photo, you’ll notice that I added sleek, modern handles on the cabinets, swapped out the light fixtures for more contemporary style pendants (the previous ones felt very ‘90s), and painted the island this enchanting blue color called Salty Dog by Sherwin Williams. I love it!
You may have also noticed that the builder version of this kitchen had no backsplash. None of the options the builder shared matched what I was looking for, so I had him leave it unfinished. Once he turned the home over to me, I installed a simple yet elegant tile backsplash… that also matches the fireplace surround. That’s cohesive design!
I also installed a few more features that are worthy of a luxury home, including soft close drawers and doors, a tilted cabinet door below the sink, a trash can drawer, touchless faucet and my favorite feature, a reverse osmosis water system. I use it daily. (Hydration is essential to health!)
Now, let’s move into the dining area...
Most production builders will not install built-ins without a significant extra charge (if at all), but a luxury kitchen is a functional kitchen. I requested that they expand the cabinets into the dining area for more storage — and the ability to install a wine fridge. You know I love my wine!
You can see that I swapped out that previous traditional ‘90s light fixture FAST, opting for an elegant chandelier instead. Lighting is the jewelry of the home, and this piece adds the perfect amount of sparkle to catch the eye and make meals feel special. The size also helps the dining area feel like a separate space in this open concept area. Stepping closer...
It looks even more inviting. These built-in cabinets and shelving were installed around a window to keep great natural light coming in. And I spy a wine fridge...
There it is! Considering the price point of our home (move-up luxury home), a wine fridge is an absolute must feature. By the way, I love Malbec. I have yet to try a new kind and not like it. If you are a wine drinker and you’re at a restaurant where the wine menu looks unfamiliar, go with the Malbec. Trust me, you will like it. 😉
One final look at both spaces… Ahhh, now we are talking. This is now a classic, beautiful, and functional kitchen with all the must-have features of a luxurious and timeless kitchen. I absolutely LOVE how it all turned out, and using it every day is even better than I could have imagined.
Feeling inspired? Considering building your own home or upgrading the one you have to sell? I would love to help. Download my Renovation Guide below or reach out to me here to start the conversation.
— Keti
You’ve been browsing through Architectural Digest, Pinterest, or Instagram, and you’re finally ready to embark on a decorating process to create a home filled with beauty, joy, and pride. You have your inspiration board saved, but you know there are too many details for you to create the home yourself…
How do you choose between a thousand choices for a single item, like a lamp, a rug, or a table? How do you know which pieces of furniture are worth the investment? How do you create a cohesive design that really works together in style and color? How do you also make sure that your home is going to stand up to your day-to-day life?
Designing a home is not nearly as simple as it looks. There are so many details to factor in, including your unique personality and how you will use the space. This is where an interior designer comes in.
We can work together to bring you clarity and support to the design process — and ensure an end result that you will be thrilled to come home to every day. Today, I’m sharing my personal design process (and why it’s different!), along with what you can expect every step of the way.
Pour a glass of Malbec with me, sit back, and let’s get started...
Master bedroom redesign by yours truly
To create a space that works for your lifestyle, speaks to your style preferences, and fits your budgets, we have to get to know each other. Building a relationship of trust and understanding is how I help sift through all the design “noise” to zero in on the options that are right for you.
In our initial consultation, we will discuss your lifestyle, your space, your design preferences, your budget, and create a blueprint.
We start by discussing your design preferences. Do you learn toward modern design, contemporary, traditional...? These words can mean different things to different people, so we will explore inspirational images to narrow down the colors, textures, and patterns you love most. If you have design boards, I would love to see them!
We will also discuss incorporating on-trend and current elements and a few more classic pieces to bring a timeless feel to your home. If you’re investing in your home, you don’t want it to go out of style anytime soon. Updated and fresh is the goal!
One of the first questions my clients ask me is “How much is it going to cost me?” My answer is: “It’s all up to you!” (Not all designers work this way!) My goal is to bring your vision to life while staying within your budget to the best of my ability.
Yes, if you have a tight budget, there are certain things that are simply not possible. However, we can usually find a mid-market option with a similar look and feel. A great example? Porcelain tiles that are made to look like marble. Who can tell, really?
Another one of the great advantages of working with a designer is that we know how to balance a budget. I can advise you on where to save and where to splurge to maximize your investment, increase comfort, preserve the longevity of your home, and elevate your lifestyle.
Once we’ve covered all aspects of your design style and budget, we will create a rough sketch of the space so you can visualize an optimal furniture configuration. This blueprint — and how full you want your space to be — will help us determine the size, shape, and location of all the furniture. It will also help us consider the fixed elements of the space, like having lighting perfectly over your dining room table.
Once we have a set plan, we’re ready to move onto Step 2...
After our initial consultation, I will take all of my learnings back to my studio and start looking for the perfect pieces for your home. Believe it or not, this means sifting through thousands of options to find the perfect combination of items to suit your taste, lifestyle, and budget.
No, you won’t see this happening behind the scenes, but it is a massive undertaking. Once I’ve settled on the final contenders for your design, I will reach out to the vendors and suppliers for quotes. This takes more time (and back and forth communication with various parties), but once complete, I will have a list of furnishings and fixtures for your dream home and the quotes to go with them!
Once everything is prepared, you and I will meet for our Design Presentation. I will share these selections with you, show you how the whole design works together, and provide you with quotes so you can see how the pieces fit into your desired budget.
You will have a chance to share your feedback as we fine-tune the final selections and decide which to proceed with. Once we have the green light on your selections, my team and I will move ahead with ordering your items… another long and involved process! For us, at least. 🙂
Procuring your furnishings is another aspect of our work that is extremely important and very time-consuming but all takes place behind the scenes. You’re probably thinking, “Wait, just to place orders?” If only it were so simple.
Not only do orders need to be placed with exact dimensions (down to ⅛th of an inch) and specifications, but we also need to communicate with the vendors directly, track the orders’ progress, receive shipments, inspect them for quality, and remedy any errors or damages during shipping. This can last weeks, even months for custom items.
Although you won’t see much during this part of the process, your project is still fully in motion and we will keep you updated along the way. Be patient… magic is happening!
My favorite step! This is when it all comes together and you finally get to see the results. Once all the ordered items have been received and inspected, we schedule your Installation Day. Our team is in charge of installing everything and styling the space with the finishing touches that make the house feel like home. Then, you get to come home...
TA-DA! Expect excitement, hugs, and maybe even some happy tears and Champagne! Why not?!
After we gather all our emotions, I will walk through the home with you to create a “punch list” of any final items to address. We do our best to resolve loose ends promptly, so you can get on with living your amazing life in your new space. And now, the house is yours — enjoy it!
There you have it — my 4-step decorating process, designed to bring all of your home dreams to life with clarity, customization, and you at it’s center. Exciting, isn’t it?
If you’re ready to get started on your space, let’s chat!
Keti
Today I am bringing you behind the scenes of our design and renovation process. Renovating your home right before putting it on the market can increase your sale price considerably. However, while you might have an idea for your budget, you need to be mindful of which updates will truly increase your home value and make the investment worth your while.
Lucky for you, that is what I do, and I am the best at it. But don’t just take it from me — Design by KETI did receive another year of Houzz awards for Best in Design and Best in Service! Together, these two categories perfectly sum up what we do for our clients, and today, I’m showing you exactly how we do it.
Ready to design and renovate your home? Sit back, relax, and explore our tried-and-true process...
We always start with a pre-project Consultation or “Work Session” as I like to call it. (Yes, we’re already getting to work at this phase!) This is the time where we get to know each other and determine the driving selling points of your home — which are essential to knowing what to renovate.
Here’s what we’ll cover in this jam-packed session:
We need to determine first and foremost who your target buyers are. You might think, “But Keti, I want my home to appeal to everybody.” I can understand that line of thinking, but trying to appeal to everyone is going to result in appealing to no one.
When renovating the home, we want to make sure it appeals specifically to the target buyer and their lifestyle. During our discussion, we’ll determine how old they are, if they are married, do they have kids, their annual income, etc. Targeting a specific group will make your property stand out to those people and get them to the closing table!
During this Consultation and Work Session, we will discuss how much you should invest in the renovation as well as the current price point of your home. The purpose of upgrading your home before putting it on the market is obviously to increase its value, so my responsibility is to ensure we target upgrades that maximize your ROI... without pricing the home out of the market. We specialize in finding that sweet spot!
When it comes to the scope of the renovation, there is no one-size-fits-all solution. Not all design projects are the same; some could be minor upgrades, while others could include intense renovations. Once I know the property and your budget, I’ll be able to advise on the best course of action:
The “fixed elements” of your home refer to items that are physically installed, like countertops, cabinets, flooring, fireplace surround and mantel, trim, etc. Since these elements are stationary, unlike decor, it is important to decide which ones we will be keeping and which ones we will be changing. (Remember, this decision is made based on your target buyers, what suits their lifestyle and most importantly your budget and whether the change makes financial sense.)
You know that feeling you get when entering a newly designed home? When it feels fresh and welcoming? That is the exact experience we want to provide your target buyers with when they tour your home. Using our decisions for scope, budget, and fixed elements, we’ll create a design plan that includes on-trend elements that exude freshness and timelessness and will attract your target buyer like bees to honey!
The last step of the consultation phase is mapping out the design blueprint for staging your home. We will create a visual of the furniture placement, of the scale of fixtures we will be using, and account for the additional furniture pieces we need to make the home feel spacious and welcoming (using price point appropriate staging furnishings, of course).
Furniture plays a big role, and we never want to cheapen your home with low-level furnishings, regardless of price point. Staging should be inspirational. At the end of the day regardless of the price point, when people buy things, they always buy up. There is a certain status that goes along with it. I always like to say, no one buys a Rolex because they want to know what time it is... and not one single person buys a Tesla or a Bentley just because they need wheels to make it to their office each day. That's just a bit of human Psychology 101 for you. 😉
Remember, the design elements are what make make the house itself feel timeless, but the furniture and decor is what makes the house feel like the home they always wanted but never had. Emotional connection that inspires buyers to make an offer!
Now that we have a clear idea of what the design and renovation project will entail, we move on to my favorite part: the design plan. We start by creating a map for all the minor or major renovations we need to do. The design plan includes two main elements:
The color palette is the foundation of your home’s design. It should tie all the fixed elements together cohesively, create expansiveness, and appeal to your target buyer. For homes being staged for sale, neutrals (with the correct undertones) are the best way to go.
Although we have already established in the Consultation which materials we will need to include in the design, now is the time when we officially select them. We’ll source materials for your flooring, fireplace, countertops, cabinets, backsplash, vanities, lighting fixtures, hardware, etc. For many of these items, we’ll get quotes from the manufacturers in advance before officially purchasing.
Once we submit the design plan and we have all agreed on it, it’s time to get to work. However, there are multiple ways to proceed:
This is where our design plan finally comes to life. My team ad I will bring in the elements of the staging, as agreed upon in our Consultation, which includes furnishings, art, and decor in a timeless yet on-trend style. Remember, it’s not about what you or I like. It’s about what your target buyer likes! (In fact, all of the photos you’ve seen so far include spaces that we have professionally staged — and they all flew off the market.)
The very last step is getting your home professionally photographed, putting it on the market, and get ready for the offers to come your way!
Whether your home has been sitting on the market without any movement — or you’re trying to avoid this situation entirely — I am confident that we can freshen up your listing to generate tons of interest and get your property sold in no time. I love interior design, but the strategy behind designing a home for sale is my passion.
I can’t wait to help you make back your initial investment… and then some!
Ready to start sprucing up your property listing? Book your 15-minute discovery call with me today!
To you and your best home sale,
Keti
P.S. Don’t forget to sign up here for our Guide to a Stress-Free and Profitable Renovation!
One of my clients’ most frequently asked questions is “Why do I need home staging services to sell my home?” The answer: Marketing!
We are all familiar with the concept of home staging and how important it is in the selling process. But, you wouldn’t believe how many homeowners are still hesitant to invest in revamping their properties before putting them on the market.
To sell your home, you need to market it. And for that, you need to work on your packaging, AKA, staging. This project I’m about to share with you is a special one… and living proof of why you need me! 😉
Our clients were Dallas natives who enjoyed living in this home for some time. After a few years, they decided to sell the home and move on to the next chapter of their lives. Like most of our clients, their main goals were to sell the property fast and at the highest price possible, which is when they called me.
Here is what the property looked like before…
Setting the design and staging strategy is such an important step in our process. It allows us to assess the main architectural components of the home (fixed elements) that we have to take into account when planning the staging design. That’s how we create a design that looks cohesive, feels warm and inviting, and is on-trend yet timeless.
The result will be a home that potential buyers can identify with and picture themselves living in.
The first step is to identify who we wanted to market this home to. When you know your buyers, you can determine what they need and plan your design accordingly. During our home staging consultation, we discussed who we believe this home would be perfect for.
Because this lovely home is a few miles away from White Rock Lake, near uptown/downtown, and has a great school district, we established that young professionals with children were the best demographic to target.
We knew that with young professionals as our ideal buyer, this home would need to be staged as move-in ready. You can see how this information changes our approach!
Once we identified our ideal buyers, it was time to get to work. We put a list together of the main areas of the home that needed our attention.
The distinction between interior design and home staging is that we’re not renovating a home for the owners to live in, we are marketing it to sell. So our overall plan is driven by the goal of emotionally sparking that aha moment for the buyer, making them think, “This is the one!”
Here’s what we did...
I’ve said it before, and I’ll say it again, focusing on the curb appeal of your property is crucial. That’s where all the magic happens. You’re not just selling a home — you’re selling an experience. Who doesn’t find rocking chairs on a covered porch inviting??
We started by updating the wall paint and trim. This is something we always do in these types of projects. A fresh coat of paint is perhaps the easiest and most effective way to revive a space. You can feel it when you walk in the door!
The front entry’s open layout felt warm and welcoming, but the former travertine tiles gave it an outdated look. To achieve a more luxurious feel, we got rid of the tiles and replaced them with lightly sanded natural wood. We also stained all hardwood flooring to match everything. It has a slightly warm undertone that pairs perfectly with the cool shade of the walls and trim.
Once the walls and floors were updated, it was time to bring in some furniture. For this project, we used our inventory alongside some of the pieces the homeowners already had. This entry room and formal dining space had bright large windows and nice built-ins. They complemented the overall luxury look we wanted (to match the price point of the home) yet feel warm, welcoming, and delightfully livable.
With a few light fixture swaps and furniture additions, the kitchen was revived into the warm family space it was meant to be. Can’t you picture yourself cooking and hosting in this open space? How about a morning coffee in that lovely breakfast nook? (This home’s eventual buyers certainly could!)
We also shaved off the butcher block that was sticking out previously, and replaced the travertine backsplash with a stainless material to match the rest of the kitchen. So much more current and cohesive now.
As you make your way upstairs, you are welcomed by another living space with a small wet bar that we upgraded. We added a dining set and a sofa to elevate the space and make it feel warm and welcoming.
We didn’t stage all the bedrooms but chose to focus on this master bedroom. After updating the trim and flooring, we swapped the bed set for a modern looking one to appeal to today’s buyers. The room feels spacious and inviting without being overdone.
This spa-like master bathroom was the true showstopper. With a large walk-in shower, and a vanity countertop, all we had to do is spruce it up with some staging elements.
The updated light fixtures and seated vanity area contributed to the overall luxury feel. These are the details that support the home’s price point — so making an offer at or above list price feels like a no-brainer to buyers!
Because every story needs a happy ending, let me fill you in on the results for this particular project. After Design by KETI helped renovate and stage this lovely home..
Can I let you in on a secret? This project was completed in 2017. That’s right, 3 years ago! But guess what? It STILL looks as up-to-date then as it does now.
That is the value of timeless design — and trust me, buyers know when a home is too trendy and won’t have resale value years down the road. This is design and staging done right.
If you’re having trouble with your listing (or want to make sure you do it right the first time), let’s talk. We’ll get to know each other, discuss your goals, and come up with a smart plan that pays off.
Keti
P.S. Don’t forget to sign up here for our Guide to a Stress-Free and Profitable Renovation!
Today I want to share a project we recently completed with excellent results — a design and home staging ROI of 150%. Yes, I know I've spoiled the grand finale of this transformation, but knowing the final result makes it all the more worth seeing...
Our clients were out-of-towners who had been trying to sell this house in Dallas with no luck. They were tired and frustrated but mostly eager to sell the property and move on with their lives.
Here's what the property looked like before…
Overall, this home was clearly dated and tailored to a very specific taste, but it also had great potential. Architectural details gave it unique character… if we presented it just right.
First, we had to determine how we wanted to market this home. During our home staging consultation, we discussed two options for listing the home: as a bargain home or a move-in ready home. Older homes can be more desirable at a lower price point, but we also know a young professional couple with a family has no time for remodeling or reno work. They are more willing to make an offer on a property that is move-in ready.
Additionally, our clients had already tried the bargain route with no luck. They agreed that designing and staging the home as move-in ready was the way to go.
Once we reached this decision, we quickly got to work. (We know time is money, and we don’t dilly dally!) I put together a design plan for all the make-ready/renovation work that needed to be done.
I provided the design direction and the project management for the staging, whereas my team of subcontractors and tradesmen did the work (which you’ll see soon). The plan?
1. The house looked dark, frumpy, and not like it belonged in the luxury home category. We knew we needed to address it right from the curb (appeal) with exterior landscaping and price-conscious paint color selections.
2. With all the fixed features making bold statements, we needed to update the decade-defining features, creating a cohesive interior color palette, and bring light and life into the home.
Ready to see how the home turned out?
Welcome to a new front step…
Lighter eaves, better landscaping, and a more inviting front step make this home far more joyful and welcoming to a young family.
We removed the dark wallpaper and opted for a light blue-gray color, picking up from the blue undertones in the kitchen counters that was used throughout the home. The end result was enormous spaciousness, making it so much lighter, brighter and airy… perfect for today’s buyers!
A mix of cool tones in the staging elements and warm lighting help this space feel balanced.
In the living room, more luxurious furnishings in the right scale keep this space looking elevated, not dated.
This dramatic wall feels like a stunning feature instead of an eyesore, largely thanks to lighter flooring and furnishings, and small touches of warm copper in the decor to help it blend in.
Speaking of the flooring, we stripped the wood floors of the old stain and finished them new with a light walnut stain. We know that this stain is on-trend and will be trending at least for the next 10 to 15 years.
Tip: Painting the stair risers the same color as the trim makes for a more classic and timeless look. It was also a great way to blend the light airy feel we wanted to create with the existing warm tones of the wood.
We didn’t stage all of the bedrooms (though we certainly got rid of the dated wallpaper), but this master bedroom with a view deserved to be staged for a young couple who may be working from home.
Same with this built-in workspace. As more professionals work from home (and kids “school from home”), spaces like these are essential for selling a home quickly and for profit.
Well, I know I spoiled the surprise in the beginning, but I’ll say it again. After sitting on the market indefinitely, this house sold in less then two weeks of being put back in the market as a newly renovated home.
It listed for $110K more than the old list price.
And — if that wasn’t enough — my clients told me that their investment on the reno-work and the repairs paid off BIG time. For every dollar they put into the house via the reno work and staging, they were able to get $1.50 back. That’s a 150% return on investment!
Strategic design and home staging work. I can’t wait to show you how it can help YOU sell your property and get on with your life, too.
If you’re ready to enlist our help in a speedy and profitable home sale, let’s talk.
— Keti
While you may or may not want to start a kitchen renovation right this second, there’s no reason not to use this time at home to start planning! And when it comes to planning a remodel, it usually starts with creating a smart investment strategy.
If you’ve never budgeted for a kitchen renovation before, you might have only a vague idea of what the total investment really looks like. Or maybe you have no idea. Which is also okay. We all start somewhere.
In any case, let’s take it from the top...
To know how much you’ll be investing in your kitchen renovation, you’ll need a budget. A budget, not to be confused with your TOTAL investment, is an itemized list of the funds that will be allocated to various aspects of the renovation.
You can see that true budgeting requires researching, getting your team together, making a real plan (not a rough one), getting realistic quotes, and of course, TIME...
...which is precisely why it’s so difficult for me to give you an accurate cost estimate without looking at the property in question!
So, what’s my point? The point is to be aware that this will be the eventual process for a real functioning budget. For now (because I know you’re looking for a number), we’re going to talk in general investment ranges.
Discover this kitchen’s story in our portfolio
As I said above, it depends on the kitchen, but there are two components to the overall cost of any and EVERY kitchen reno: labor and materials.
Unless you’re renovating a super high-end luxury kitchen that will have all the bells and whistles of a commercial grade kitchen, your investment in LABOR is more or less the same. That makes labor a fixed (and non-negotiable) expense.
Materials vary widely in cost and therefore contribute most to variations in investments. Before we can estimate or calculate your materials investment, we need to know whether the home we are remodeling is a budget home, a move up home, or a luxury home. Each of these comes with different material choices and slightly different features, which will affect your total investment.
Entry Level Kitchen in Dallas: $7-12K
Move Up Kitchen in Dallas: $15-25K
Luxury Kitchen in Dallas: $25K-50K+
Again, these are general, average ranges based on my many years of being involved in Dallas kitchen renovations. Yours might be different, but this is what I’ve seen to be true.
Hear this kitchen’s story in our Portfolio
There are a few ways you can control costs in a kitchen renovation without skimping on style. YES, even a budget renovation can look nice!
If you’re renovating your kitchen as the homeowner, I highly suggest working with a designer who knows trends in real estate. If so, they will be able to deliver a kitchen that is timely and timeless. (Never let your General Contractor make design decisions!) The idea is that, should you decide to sell your home in the next few years, the home will still hold up its value. I think we all want that, right?
The other benefit of hiring a professional (versus doing it yourself) is in saving on costly mistakes. The cost of a single expensive mistake made on your own could likely have paid for the professional to do it right the first time. And saved you the stress and heartache of investing twice. So I say do your homework and go with a professional you trust.
Just because you are working on a budget-friendly or move up kitchen it does not mean that it has to look ugly. You can have a well put-together kitchen on a small budget by adding classic elements. Such as an inexpensive subway tile and on-trend hardware and faucets. Even painting the cabinets white will do the trick.
(Here are some other timeless selling design features in today’s housing market.)
This is where hiring a design professional is worth its weight in gold, because your budget-friendly kitchen won’t look like it was pieced together — it will look well worth its selling price!
Read this kitchen’s story in our Portfolio
I hope this post has given you a foundation for what a kitchen renovation investment looks like, as well as some tips for planning your own.
If you need a professional opinion on what your renovation will take (and how to do it right the first time!), I’d be happy to support you. Book your free discovery call here, and let’s chat!
— Keti
P.s. You can grab our Guide to a Stress-Free and Profitable Renovation by signing up for our newsletter below!
Do you know which design trends are going to boost your bottom line, and which are going to sink it?
In my last post, we talked about some of the features that today’s buyers want most in a home. These were mainly related to spatial desires, such as a sociable kitchen, designs for joy, smart homes, etc.
Today, I’m going to talk about the MATERIALS that are on-trend, timeless, and going to support a great bottom line for your renovation.
Note, this post is hot on the heels of my trip to the International Builders’ Show (IBS) and Kitchen and Bath Industry Show (KBIS), where experts meet to talk trends, market shifts, and the latest in home design.
It’s important to note that just because a beautiful slab of stone or oversized modern lighting are on display at KBIS doesn’t necessarily make them a prime candidate for a profitable renovation.
Not everyone is designing to sell. Some are designing to live. So it’s important that I use my experience and judgment to assess the trends that everyone is gushing over.
Some trends are timely but will have a short lifespan. Others are timely as well as TIMELESS (Meaning future buyers aren’t going to be worried about their interiors having an expiration date.)
The trick to profit-driven interior design is that it is equal parts timely AND timeless.
Knowing which trends are profitable (and which aren’t) is an area where I excel. So, what’s the verdict?
White kitchens are incredibly on-trend right now, but I wouldn’t call them “trendy.” White is timeless and can make well-lit spaces look larger. Another tip is to take those cabinets all the way up to the ceiling. They make the room seem taller, in addition to adding more, desirable storage space.
If you’re selecting wood cabinets, go with a warm tone. It makes the space feel more inviting, social, and comfortable.
Black is another timely and timeless color that can be used to create elegant impact in a home. It’s best used as an accent color, either in some of the furniture used in a home staging, or as part of the hardware of a home, such as an elegantly slim curtain rod, light fixtures, or window frames.
Much like blue did in 2019, green is taking over homes in 2020. Color is always timely and timeless, but should be used tastefully when selling a home. I like to add pops of color with pillows and decor, or in the case of this year’s color, fresh greenery.
Spring green accents are tasteful and inviting. (Design by KETI)
Light fixtures are incredibly underrated – they are the jewels of the home, and you shouldn’t sell a home without great-looking ones!
Below are a few that we’ve chosen for dramatic impact. And yes, they sold quickly!
Living room or bathroom, lighting matters! (Design by KETI)
This trend applies more to the home staging than the renovation, but is equally important. A home without some semblance of the outdoors will feel cold and lifeless. With today’s shift toward design for joy, bringing the outdoors in is ESSENTIAL!
I like to use flowers, small potted plants, indoor trees, or succulents. (Design by KETI)
This is the only trend on our list that is timely but NOT timeless. You might be tempted to install a backsplash of beautiful patterned tiles that are completely on-trend right now… but not only are you taking the risk of the homeowner not liking the pattern, it may go out of style quickly.
This is why I suggest pattern mixing in the home staging, not in the renovation itself. Keep your backsplashes and tiles more neutral.
Mixing patterns with the area rug and pillows are timely and tasteful. (Design by KETI)
In my next post, I’m going to break down what a kitchen renovation costs and how to budget for it.
Until then, download our free guide to profitable staging or contact us here for help with your project!
— Keti
Every year, I see large and small shifts in the Dallas home features that buyers want most. This is true of aesthetics — such as color, material, and style — but also functionality, HOW people are using their homes.
As someone who designs homes to sell (for homeowners, builders, investors and flippers), it’s extremely important for me to stay in-the-know about these housing trends and give my clients the upper hand.
Part of staying educated includes attending conferences and industry events, and I recently returned from two that were held in January in Las Vegas:
So, what features are Dallas homebuyers loving most in 2020?
Today’s market buyers are mostly millennials, and gone are the days of the big mansions. It’s challenging to sell a 5000 square foot home to a millennial, even if they have the cash to buy it. In fact, the ideal home in 2019 was about 2,500 sq-ft with 3 bedrooms.
Home features millennials love:
Allow me to elaborate…
It’s sad but true that people are lonelier than ever before. Nearly 80% of Americans say they are unhappy. There is rising emotional anxiety.
Naturally, a trend to design for joy has taken root and flourished in the housing market. Health and quality of life has taken precedence amongst the builder community because that’s what their buyers are asking for.
How can you capitalize on this housing trend?
Design the home to be a safe haven, a place for people to take time to decompress. This can be achieved in how you stage the home (creating restful spaces), as well as the attention given to materials in private areas, such as a master bathroom in cool, soothing colors designed for relaxing.
As I said before, when you design a home that appeals to the senses, millennials are not the only buyers who will be impressed.
Another aspect of housing trends is the way we use the different spaces in our homes. Here’s a quick room-by-room breakdown of the changes that are happening in the 2020 market:
KITCHEN
Along the lines of Americans feeling lonely, the kitchen has made a 180-degree turn in how it’s being used day to day. No longer a place for the chef to retreat, kitchens have become a place for gathering, socializing, and entertaining.
The most desirable kitchens are spacious, have islands, and offer a variety of seating conducive to gatherings and socializing.
DINING ROOM
For a period, it was not trendy to have a formal dining room. Now it’s a comeback!
MUDROOMS
We’re seeing mudrooms becoming a highly desirable feature, even more so than the entryway. Why? Because today’s homeowners rarely get into the house via the front door.
FLEX SPACE
These days, buyers are eating up “flex spaces,” a room or area that is left up to the buyer to decide what to do with it. That said, you should always STAGE a flex space with a design that appeals to your target buyer. Leaving it vacant won’t inspire anyone’s imagination.
We styled this flex space as an office, since buyers in the area are mainly business professionals who often work from home.
Today’s consumers (mostly millennials) are all about the smart home and the home’s role in battling time poverty. Now, you can talk to a faucet to start it, start dinner while in your car driving home, take a therapeutic bath in a free standing jetted tub, and the bath mat will weigh you each morning.
How can you capitalize on this housing trend?
Regardless of how you feel about technology in the home (or seeing your weight first thing in the morning), today’s consumers are interested in tech. Yet, the volume builders are not providing it in homes!!
Adding smart features to your property will put you above the competition, help your home appeal to the largest population of buyers, and usher you even faster to the closing table.
This one can include millennials but also branches out into the Gen X’ers. I’m talking about billionaires. More billionaires have cash than ever before, but we’re not seeing a trend toward opulence or heavy luxury in homes.
These days, luxury is light and livable. Luxury is classic and timeless. Luxury doesn’t need to be loud because it speaks for itself.
How can you capitalize on this housing trend?
If you’re designing for a luxury client, focus on materiality. For example, an incredible piece of marble around the fireplace speaks volumes.
Since we talked about the most desirable housing trends in this post, my next post is going to share some of the best TIMELY and TIMELESS materials for your bottom line.
Until then, download our free guide to profitable staging!
— Keti
You might think a great floor plan, location, or square-footage will sell a property, but trust me, important as that might be, great real estate design is what sells homes. Buyers care what the home looks like, and if it doesn’t meet their criteria, they won’t be headed to the closing table any time soon.
I know because we’ve encountered many situations where homes with great bones and floor plans sat on the market indefinitely until we came in and helped with some much-needed improvements. Design MATTERS.
Here’s what great design can do to sell your property:
If you don’t believe me, here’s the proof!
If you’re serious about your ROI, you’ll want to hire a professional in the field. Your first instinct might be to hire an interior designer, but I would caution you against it. Interior designers, while extremely talented, are experts at creating spaces that are highly personal and specific to the people already living in the home.
Designing a flip or renovation to sell requires a very different approach.
Instead of asking the homeowners how they use the space and want to live in it, we have to consider the design from a profit-driven perspective:
Once these questions have been answered, a real estate design and staging professional will create the right aesthetic AND prioritize your bottom line.
It’s design, but it’s also expert business strategy. Your pocket book and future will thank you!
If you work with a design and real estate staging professional, they should take you through three steps: a consultation, a design plan, and the final staging to bring everything together.
The renovation and design consultation is a strategy session. It’s the first step to a successful project and is not to be taken lightly! During this on-site meeting, we’ll…
During this phase we get into all the design-related specifics, or the HOW of our renovations plan. We’ll make all the selections for any new or updated features such as paint, flooring, counter tops, tile, back splash, lighting, hardware, plumbing, etc.
We will present you with all the specifics of the renovations design plan at which time, we can either source all the material selections for you, or you can do so in collaboration with your GC. During the renovation process we can also make ourselves available to your crew for any installation and design specific inquiries.
Extra step: If desired, our trusted team of subcontractors can carry out the agreed-upon updates and renovations with speed and professionalism. Relax and enjoy letting experts take the wheel!
The design of the home doesn’t stop with hardware, flooring, and countertops — what’s inside your home matters too. To complete the transformation, you will definitely want to stage the home. (Whether you choose us or not, we still suggest it! It is SO worth it.)
With us, while the minor improvements and renovations are underway, we’ll present you with a vacant home staging proposal that highlights the home’s selling features and is worthy of its listing price.
Once the renovations have been finalized, we will begin staging your investment property. This is the moment when the magic happens… the home is transformed and ready to steal the hearts of potential buyers!
For the best results, we recommend bringing in a design professional from the very beginning, before any updates are made, and taking your project step by step. (This is our Complete Concierge service for investors or homeowners.)
But if you’re looking for design help somewhere in the middle of your project, you can still find any of these as a stand-alone service and see drastic impact.
Next month, I’ll be back here to share a bit more about what really goes on at a home staging consultation. Spoiler… more than you think!
Until then, sign up HERE to grab our free download, How to Prepare for a Remodel!
— Keti
Instantly Improve the Perceived Value Does your home for sale have cringy or outdated kitchen cabinets? If they don't show significant wear, they are a good candidate for a paint-induced makeover. Remember, kitchens and baths are the main selling points of a home. Ensure that the kitchen, the heart of the home, is looking its best with an upgrade to the kitchen cabinets.
Whether you are the homeowner looking to sell or the agent who is handling the listing, the tips we're sharing today will help increase the perceived value of the house, which can result in a higher payoff.
Update old or builder-grade kitchen cabinets with high quality paint. If they are already painted, simply refresh their existing color. If they were previously stained, hire a professional re-finisher or take your time to learn the best way to paint your cabinets. Keep in mind that the cabinets must not show significant wear and must not be broken.
Make your cabinets look high end by painting a different color on the island or by creating contrasting upper / lower cabinets. (e.g. A tuxedo kitchen has white uppers and black lowers.)
When selecting new paint colors, choose a shade from the existing counter tops and / or back splash tile to ensure that the space still flows well.
To further accessorize, line the cabinets with a solid color shelf liner or simply remove any old shelf liners. Your cabinets should look fresh from the inside out. Don't hesitate to give them a thorough interior cleaning.
Lastly, swap out the cabinet and drawer hardware for something new and minimal. This can improve the aesthetic of the entire kitchen by leaps and bounds.
The way your home looks online matters. Ensure that your house gets the attention it deserves (and sells for a great price) by investing in quality staging and styling.
Paint the kitchen island a deep, bold color to make it stand out from the cabinets. Navy, black, or deep green are excellent options.
Cheers,
Keti
Hardwood has long since been synonymous with high-end, quality homes. The rich, earthy texture and natural beauty have made it an obvious choice for many. Because hardwood has a long life, this choice has resulted in people refinishing their floors, instead of replacing, whenever possible. (This has also helped people avoid the high cost of replacement).
However, hardwood flooring has also caused considerable anxiety in homeowners with children and pets. Because hardwood floors can be warped by excess moisture or noticeably scratched, they aren't always the best option for busy households.
So, what is hardwood-loving homeowner to do? Meet Luxury Vinyl Planks (LVP)...
Luxury vinyl planks make for excellent flooring in every room. This is especially true of high-moisture areas like kitchens, bathrooms, and laundry rooms. Their wood-like appearance adds warmth and character. But their durability keeps them from succumbing to spilled liquids, heavy use, or frequent cleanings.
Quality vinyl planks will last anywhere from 10-15 years. (Though they could last even longer, depending on how they are treated.) This flooring doesn't need to be refinished EVER! It is available in a variety of faux wood finishes: maple, oak, walnut, and hickory. Both wide and narrow planks are available, making it easy to create a truly custom floor.
The ease of installation matters, even if you're hiring a company to handle it all. The more convenient installation is for the installers, the faster they will work. Quick work means a more pleasing final invoice. Plus, happy installers make for good projects...trust us!
Luxury vinyl planks snap together effortlessly, but do require some pre-planning. Measuring and cutting to ensure the joints don't end up all in a row is essential (just like hardwood). For best results, use a professional installer who works with LVP and hardwood frequently.
We never suggest that you cut corners when it comes to more permanent home materials, like flooring. But, we also have to admit that vinyl planks are a significantly smaller investment than hardwood. A happy accident? Not really.
Luxury vinyl planks were developed to be an aesthetically-pleasing, durable, and affordable alternative to hardwood. This material ranges from $2-5 per square foot. Hardwood costs $8-25 per square foot, comparatively. Homeowners who opt for vinyl planks often end up having more funds leftover in their budgets. These can then be used for other luxuries, such as a curbless shower or elaborate backsplash tile.
Faux wood and waterproof flooring are trending. Luxury vinyl planks often contain recycled PVC, which adds to its durability.
If someone in your home suffers from chemical sensitivities, be sure to treat your new vinyl planks as you would any other building material. This means allowing it to off-gas in a climate controlled space.
Cheers,
Keti
O: (469) 210– 1067
Website: https://designbyketi.com/
