How to Texture a Ceiling

Do you live in an old house that has cracks in the ceiling that you’d like to cover up?  Or do you have plans to remove that ugly popcorn ceiling but don’t know what to do once it’s gone?  I’ve got a super easy technic to texture the ceiling that will cover up cracks and modernize your space all at the same time!  It’s something you can manage by yourself or better yet, team up with a friend to make it even easier!I realized that I’ve never shared how we truly accomplish this fresh new look on the ceilings of our “Fixer Uppers” before.  This dining room transformation at The Craftsman on Park Road was HUGE!  You can see the entire final tour of this 100 year old home here!  This house was SO dreamy!  There is a really awesome story that came along with this house too.  Keep reading and I’ll tell you all about it!There were hairline cracks in the ceiling from just simply age!  There was nothing wrong structurally, just needed some cosmetic work and a little ♥.This is the coolest trick EVER!  My dad actually told us about it!  Just grab an old scrap of 2×3 wood (or something similar) and a 12″ x 12″ square piece of 1/4″ plywood and attach the two together.  You can screw in from the bottom into the handle and/or add 2 little blocks of wood on either side of the handle to keep it securely attached (that’s what my husband does).  Then all you have to do is wrap a plastic garbage sack around the flat 12″ x 12″ piece and tie it in a knot or duck tape it to keep it secure.  It’s a loose fit, you want the crinkles!We just purchase a box of All-Purpose Pre-Mixed Joint Compound 3.5 Gallon.  You can find it here.  We spread the compound onto the plastic with a putty knife.  Just slop it on, but you don’t want it to be too thick.  You want to be able to go back and easily just knock of the tips you leave behind on the ceiling after you apply the compound.  Sometimes it takes a little practice.  We were nervous the first time we used this method, but believe me YOU WILL LOVE IT!!!  It’s such a simple, inexpensive solution and looks like a Million Bucks when it’s done!

To apply the compound to the ceiling, just simply keep the plastic covered plywood flat to the ceiling and tap, tap, tap as you work your way around the ceiling in sections.  Don’t try to tackle the whole ceiling at once.  Divide it up into sections by first applying the compound and then going back and lightly smooth it out like shown in the photo below.

Can you see the peaks to the right in the photo?  My hubs is just working his way across the ceiling and knocking them down as he goes.  It’s not suppose to look perfect at this stage, but once you paint it all…it will!!!Here’s another view after tapping the ceiling with the compound.Here it is once it’s been smoothed out.  If you find you missed a spot, just add a little more.  If you have more drastic imperfections to cover up, you make want to apply a heavier dose of compound and leave more texture.  Just play with it and have fun!Here is a photo of the texture completed (we still have the boring light fixture up so we could see).  If it got damaged, we wouldn’t care.  Haha!This is a photo of the dining room before we got our hands on it.  Oh, I need to tell you the story!  Right after we knew this was the next fixer upper for us, I posted a picture of it on social media.  In no time, I received a phone call from my dear cousin.  Her son had seen the photo can called her.  This was the home where her childhood best-friend grew up.  I knew her, but never knew where she lived.  We attended different schools but all lived in the same home town not far from each other.  How cool is that?  It made this venture so much more meaningful.  It was such a pleasure to restore this beautiful home!

Can I just say, this home was SO much fun to decorate!  You can see in the bottom photo, I was just getting ready to hang some DIY picture frames up on the wall back wall my husband made with free pallet wood.  He also made the chandelier.  Wish I could have taken it with me when we moved.  Sad day!  Luckily I have still have more parts to duplicate this chandy.  Someday, I’ll have another one!!!

Please let me know if you decide to take on texturing your own ceiling.  I would LOVE to hear all about it!  If you have any questions, feel free to ask away.  I’d be happy to help!

You can click on affiliate links below for supplies and more details!

 

 

 

 

 

The Blue Cottage

OK…so I’m calling this little gem “The Blue Cottage” for obvious reasons!  Haha!  It’s always astounding what paint can do, isn’t it?  We helped our client/friend purchase this cutie for a rental property.  In fact, he’s never even seen it other than photos I’ve sent him.  Eeks!!!  When my husband and I go searching for homes whether it’s for us or clients, I am constantly asking myself “would I or could I live here?”  If the answer is “no”, then what would it take to make it livable and feel like home, or do we just need to pass?  The Blue Cottage passed the test!  Some homes need a lot of love, while others just need a little kiss! Here’s a “before” photo with mustard yellow accents!  NOT a good look!And here is today!!!  AMAZING!!!  No more yellow, just fresh, clean, white paint!

I also ran around the house and touched up some blue paint too!  It’s not perfect, but no house ever is!

As you can see in this photo, there are a couple of corbels.  On the other side of the porch, they were missing.  So I just asked my hubs to remove them before we painted!  We also noticed that the light fixture was broken.  It probably could have been repaired, but to be on the safe side, we just bought a new one to match the back porch light.

By removing the corbels on the left it not only modernized the look, it also made the front porch appear to be larger and more inviting.  I picked out a small white lantern style light fixture.  You can find it here!

Tomorrow, The Blue Cottage gets a professional cleaning and brand new stainless appliances and then she’ll be available for rent and we’ll be on to the next!!!  Honestly, I would just LOVE to purchase this entire block of cutie patooties!  Hey… a girl can dream, right???  It’s only money, or in our case…a lack there of!  Haha!!!

So, what do think of this mini makeover?  Not bad, huh?  I can’t wait to see what lucky family gets to live in The Blue Cottage!

White Outdoor Wall Lantern

White paint is Behr Ultra Exterior Semi-Gloss Standard White Base paint.  I added no tinting.

Farmhouse Lighting and More

This has been an absolute crazy couple of days!  It’s been too long since I’ve done physical labor, obviously!!!  I can hardly walk!  Haha!  I just took a long hot bath and I told my husband I needed about 20 ice packs now to wrap around my whole body!  Yesterday was clean-up day at the farmhouse.  We stacked piles of scraps in the yard.  Some will be burned and others will make a trip to the dump.  Today I painted shutters and iron railings for a client.  So now my upper body hurts too!  Eeks!!!  I seriously need to squeeze in time once the farmhouse remodel is finished to start working out again.  I’ve just never been a fan of workouts, but this is ridiculous! (Laughing and crying at the same time.)

On a happy note: two of these beauties arrived on my doorstep this evening!  If you following me on Instagram, you’ll know that I was having a difficult time choosing the perfect pendant lights to hang over our kitchen island at Acorn Country Farmhouse!  Well, because of the super, duper high ceilings…I need a really long electrical cord.  So, instead of spending another 20 hours searching, I decided to order the traditional farmhouse barn pendant lights in matte black.  They come with 10′ of cord so it should be enough.  Also, they are so inexpensive that my hubby said I can always change them out later for something more decorative if I’m not 100% happy with them once they’re up.  I just had something else in mind, but couldn’t quite find it.  The good thing is though, these won’t compete with our dining room chandelier or the swing arm wall sconces I’m installing.  You’ll be able to see them all at one time.  I think it will look good!!!  FYI:  I couldn’t find anywhere in the description what color the underneath portion of this barn light was.  I’ve seen them black, white, silver or gold.  I’m so thankful they are white.  I’ve heard this makes the light shine brighter!  Yeah!!!I love how these barn lights look in this all white kitchen!  Photo Source:  DecorPad

I’ve had this chandelier since the last Dallas Market I attended.  Actually, I have several.  Shhhh!  Actually, I’ll not only be hanging one in our dining room, but I also plan on using a few of them for our Dixie Court Project (4 new rental homes).  Even though I didn’t get them from Amazon, I did find them there as well.  You can get one here.

Here’s a beautiful example of how gorgeous this chandy is from The Modest Farmhouse!

These are the wall sconces I plan to hang on either side of our fireplace.  I’ve ordered them before for our spec house in Twin Lakes Village.   I LOVED them!  FYI:  they are difficult to install due to the small base.  The electrical hole has to be cut exactly to the size of the electrical box.  My electrician didn’t like me very much the day he had to install these.  Oops!  Now that we know this, I don’t think it will be a problem.  I would never try to install them over tile though.

You can see more photos of the Twin Lakes Craftsman Cottage here!

So other than some recessed lighting, that’s all my picks for our open concept living, dining and kitchen!  I want the entire space to feel as spacious as possible with a clean bright white farmhouse simplicity!  This way, I can accent with any color scheme at anytime!  Oh my gosh, I can’t wait!!! ♥♥♥

Last but not least, two other very important items showed up this week.  We ordered a tankless hot water heater which can mount right outside in the back.  This was such an important part of my design due to the fact that we only have 1150 sq. ft. to work with.  The old water heater was in the laundry room and it just took up so much valuable space.  We need all the storage we can get!  It cost a few extra dollars, but it will be way more efficient and will pay off in the end.  The other important item that arrived was our electric fireplace insert.  We were going to go with a gas insert, but honestly, we needed to save some money.  Switching to an electric insert saved about $1500 on the budget.  WOW, that’s a huge savings, right?  And lets face it, we’ll never use the fireplace here in Texas.  It’s mostly for looks so I can decorate the mantel!!!  (Smiles)

Electric Fireplace Insert

Tankless Propane Water Heater

Choosing An Exterior White Paint Color

Today I needed to narrow down what shade of “white” paint color I wanted to use for the exterior of our new farmhouse.  I used SW Extra White for the trim on our last house and it was REALLY bright!  I loved it, but I was thinking for this house I might want to tone it down just a bit.  So, I spent a little time investigating some other white farmhouses online that have caught my eye.  It was quickly clear to me that I was drawn to either SW Pure White or SW Alabaster White.  Here, let me show you and then you decide!SW Alabaster White

Atlanta Homes & Lifestyles

 

SW Alabaster White

Y’all know who this belongs to!  Magnolia Farm

SW Pure White

How gorgeous is this Tennessee Farmhouse?  You’ve got to go check out what this family did during the framing stage of their house.  It will surely warm your ♥, like it did mine!!!

SW Pure White

This has always been one of my favorites!  Brittany, AKA Duchess of York has done an amazing job with this Southern Living Sugarberry Cottage Floor Plan.  Isn’t it just the sweetest thing you’ve ever seen?  I took the inspirations for our future screened-in porch from this plan.  I can’t wait to enjoy an iced coffee while my hubs drinks sweet tea out on our porch someday soon!

So after looking at these two different shades of white, what one would you choose?  Would you paint the base and trim the same color?  My husband votes for Alabaster White on the base and Pure White for the trim.  I was leaning more towards it all being the same.  Regardless, one or both of these colors are the WINNER!!!

Acorn Country Farmhouse

And this is our little farmhouse in it’s remodeling stage!  It’s really coming to life now, don’t ya think?  This is what she looked like today.  Our subs were working hard to get her buttoned up before the rain comes.  Do you see the clouds rolling in?

All the porch posts in this photo are just temporary supports.  The big cedar posts laying on the ground will soon be installed.  I originally planned to paint the posts white, but all the guys on the job (including my husband) begged me not to.  And honestly, I think the farmhouse would look great either way.  So…I’m going natural!!!  Hey, if I don’t like it once they’re up…I know where the paint is and I know how to use a paint brush.  Ha,ha!!!  I picked up a sample of mahogany today to see what stain I will want to use on our front door when it arrives.  If I’m leaving the cedar posts as-is, I will want the front door to blend.  I’ll be doing a little testing this next week to see!

There is still a large dormer to be built on the roof.  The framers are working tomorrow too, so we’ll see how much they get done!

I just heard that we should go check out Gladwater, TX tomorrow.  I guess it has some great antique stores.  It’s only about a 40 minute drive north of here, so it should be a fun day!  Somehow I got my weekends confused, and Canton Trade Days isn’t until next weekend.  Needless to say, we didn’t go today.  Good thing we figured it out before we drove all the way there.  If we don’t find a vintage door for our pantry tomorrow, we’ll go to Canton next week.

Hope you have a wonderful weekend!

Judy

 

Acorn Country Farmhouse Building Update

It’s so exciting to see the process happening out at the Acorn Country Farmhouse right now.  Every day I can see such huge changes.  The above photo is what our little slice of East Texas looked like when we bought it.  Can you see the BIG oak tree on the left side of the shop?  It is LOADED with acorns.  They are so loud when they fall and hit the metal roof of the shop.  Haha.  Hence the name “Acorn Country Farmhouse”!

Here’a a closeup of the rectangle that sits in the middle of 2 acres!

And here’s what that box looked like when the roof started coming down.Rear Exterior
Roof is GONE!I spent time drawing up a plan for a new exterior as well as a new interior floor plan.  I gave my drawing to our architect, and he took it from there.  Goal:  A pretty white farmhouse with an upper dormer and wraparound front porch.Back and side view.  The kitchen, living and dining will be a vaulted ceiling and the rest of the interior will be a 10′ ceiling.  The original wall were at 8′ so the entire perimeter had to be raised.Once the siding started to be removed, we discovered it had no barrier between the studs and the lap siding.  We quickly called in for more material to be delivered and here’s our sweet framer installing it all at no extra cost.  (Guess who’s getting a big, fat bonus when his job is complete?)

We were out at the property this morning and he was just about finished with this step and plans to work through the weekend on the front porch.  The roof gets covered on Monday and then he will build out the dormer above the living room windows and front door.  Yeah!!!  It feels like we’re constructing a little doll house and I’m having the best time seeing it all come together!

Stay tuned…more updates will be coming your way soon with lots more photos!

Apron Sink verses Undermount Sink

OK you guys, I know you are going to be shocked by what I am about to tell you!  I have read and read and read many reviews regarding apron/farmhouse sinks!  I have installed these sinks in houses we’ve built and/or remodeled, but have really only used one.  The one I got to use was in our last flip and it was a stainless steel apron sink as shown above.  I loved it, but my hubs didn’t enjoy wiping the sink down after every time it got used to keep the water spots at a minimum.  So, I thought I would absolutely be ordering a white apron sink for the Acorn Country Farmhouse. You can see more photos of this Farmhouse Sink here.

I mean, there wasn’t even a thought in my head to do otherwise!  Until…I started reading random reviews from other homeowners who are unhappy with theirs.  Some have cracked, scratched and stained.  They have said there is constant care needed to keep them looking bright, shiny and clean.  Ugh!  I don’t have time to worry about my kitchen sink, nor do I want to.  That being said, I started to second guess my initial decision.  So although I can’t believe I am telling you this right now, I changed my mind.  Earlier this week I ordered an undermount sink.

  I chose the Elkay Quartz Greystone (GS) Classic.

We’ve had quartz sinks before and we were extremely happy with them.  They come in SO many different colors, they are super durable and easy to take care of.

 

The Greystone is a light grey with a little sparkle.  As shown below↓

It will look beautiful sitting under the white/grey quartz or honed marble counter top I’m considering for the island.  Oh my gosh, I warned you that it was going to be shocking news!  An added bonus though – this decision saved us over $500.  However, money had nothing to do with this decision (not that I don’t have to watch our pennies) but usually when I change my mind it means more money, not less. Haha!  As you can imagine, my “micro manager” husband was elated by this design decision.Here’s a photo of a single sink, same size as the double.

If you have followed my blog for any length of time, you know what tight budgets my husbands puts me on when designing and furnishing our homes.  I always take it as a challenge to really dig deep to find the best deals.  It’s not that I won’t try to do the same with the Acorn Country Farmhouse, but there are a few things that I’m not compromising on this time.  I’ve already given him cause for three panic attaches so far. {Laughing} 1. The 12/12 roof pitch I chose for the design of the house.  2. The cost of the black exterior windows.  3. The cost of the wood front door I picked out.  Now that those items have been dealt with, there shouldn’t be anymore BIG surprises for him.  Whew!

So what do you think of my sink choice?  Do you think I made the right choice or are you disappointed that I’m not getting a Farmhouse Sink?  It’s taking me awhile to get used to the idea.  When you have something pictured in your mind, it can be difficult to make such a drastic change.  Either way, our new kitchen is going to look beautiful.  Now I just need to focus on the next decision I have to make…{Lighting}.

 

 

 

 

Valentine Gifts & Decor under $30.00

Even though I really don’t have a home to decorate right now, I’m enjoying reminiscing over some of our previous spaces as well as some talented bloggers who have decorated their homes for Valentine’s Day.  This photo was taken in our Craftsman Style Bungalow in Spokane Washington.  You can see the heart garland tutorial here.  After all the Christmas decorations come down, sometimes I like to just keep a clean pallet and only add a hint of Valentine decor.  I added this neutral heart garland and brought out my little crystal candy dish filled with colorful sweets sitting on the table.I LOVE how Becca brightened up her mantel with reds, whites and pinks a couple of years ago.  If you don’t have a fireplace, no worries… you can create a beautiful faux fireplace like this one and bring warmth into any space.  Photo Source: Adventures in DecoratingHow sweet is this mantel using fabric and playing cards?  So fun!  Photo Source: Happiness Is Homemade

I don’t know about you, but I have a thing for pretty dishes!  Cake plates, platters, mugs to dinner plates and everything in between!  This whimsical theme based tablescape is SO pretty.  It really does look like something right out of Alice In Wonderland.  Photo Source: Between Naps on the Porch

After finding the little red heart serving plate below from William Sonoma, I decided to look around and see what else inspired me and I wanted to share my finds with you.  Do you like decorating for Valentine’s Day or do you just skip right into Spring?  What do you think of my Valentine Finds pictured below?

*Disclaimer:  All of these sweet items are under $30 accept for the two throws on the bottom row, but I just couldn’t resist adding them.  (They are on sale right now though!!!)  I have a thing for stripes…and just throws in general.  Pillows and throws – you can never have too many!

Just [click] on each individual photo below using my affiliate links to get more details.

 

 

Hope y’all are staying warm and cozy this winter!  It’s been extremely cold for Texas.  Yesterday we got snow for the first time in twenty years.  Crazy huh?  I told my hubs it’s because we moved here to get away from. Haha!  Everything is shut down at the Farmhouse until the weather changes.  Hopefully by Thursday or Friday the framers will be back at work.  I did go purchase the tub this week for the guest bathroom and ordered the kitchen sink (you won’t believe what I bought).  More details coming on that soon.

Blessings ~ Judy

Best Kitchen Farmhouse Finds on Amazon

Best Kitchen Farmhouse Finds on AmazonWe are creeping up on the weekend already.  Whoohoo!  The days are just flying by as I’m trying to gather ideas for our new farmhouse kitchen.  Did you see my post on Instagram or Facebook?  I’ve named the farmhouse!!!  We’re calling it the “Acorn Country Farmhouse”.  Thanks to all of you who helped with the name.  It was narrowed down to 2 (Acorn Country Farmhouse or Texas Country Farmhouse) and I just couldn’t make up my mind, so I called my daughter Jill to make the final decision.  She said “Texas” was too normal and obvious.  [laugh]!  We have a HUGE acorn tree (short for oak tree with acorns…haha) on our property as well as some smaller ones, so it makes sense.  Plus, who doesn’t love to decorate with acorns in the Fall?  I’ve always been a big fan of acorns.  I have everything from acorn decorative napkins, napkin rings, candles, to a giant rustic acorn I use just for decorating.  Friends and family have had fun giving me these gifts over the years.  I’ve given myself a few too!  So it just seemed fitting to go with “Acorn Country Farmhouse”.  Do you like it?

OK , now for some other FUN news.  I’m excited to announce, you will now be able to shop my blog, Instagram and Facebook posts.  {Smiles}  My hope is that this will be helpful to all who are curious where I find the best deals for our flips, our personal homes (plural, because we are constantly on the move) and just home decor items in general.  I know when I’m reading posts from others, I want to be in-the-know!

All you need to do is just [click] on each individual item below using my affiliate links.  It’s that simple!

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 I have SO many decisions to make over the next couple of weeks.  Everything needs to get ordered and shipped so it will be here when we’re ready for installation.  I love the look of the vintage inspired faucet and this farmhouse sink is reversible, how cool is that?  I’ve been dreaming of this Bread Box since the moment I laid eyes on it a couple of years ago.  Amazon has it for the best price I’ve seen yet, plus free shipping!  And the list goes on.  Love it all!!!

Well, I’m glad I have some idea of what I’ll be ordering soon.  I have purchased sinks, faucets, lighting and many other items from Amazon for our past projects and have always been extremely happy!  It’s always like Christmas or my birthday when each box arrives at my door step!

To see our most recent “Fixer Upper” project and a few products we ordered through Amazon you can find it here!

Tiny House Facts to Know

Did you know that according to a 2017 Community Preference Survey, six out of ten people said they would spend more (17% “a lot more” and 43% “a little more”) to live in a community where they could walk to parks, shops and restaurants?  More than half said they would prefer to live in a house with a small yard versus a similar house with a large yard if it enabled them to walk to more places.  More than half also said they would prefer to live in an apartment or townhouse rather than a detached house if it meant an easy walk to places they need to go and a shorter commute to work.

Several cities across America are now allowing homeowners to add a second dwelling on the their property with-in the city limits to provide additional living for condensed areas.  The technical term for this second dwelling is called “Accessory Dwelling Units” or ADU.  I LOVE this concept, if done right.  I’m happy to see these cities get involved and create incentives for homeowners to do this, but also have certain obtainable regulations to not hurt the value of neighboring homes.

Granny-Flat-2

I just heard the term “Granny Flat” for the first time last week while watching a design show.  Then I read this article about ADUs and the author called these dwellings “Granny Flats”.  Isn’t this a cute name?

So it got me thinking, how many names can I come up with for these “tiny houses”?6af09c840e77735694c05bb3d9bdaf5d

So here’s a few:

Tiny House

Granny Flat

She Shed

Man Cave

Mother-in-law Quarters

Guest House

Guest Cottage

Bunkie

Bunk House

 Casita 4b38175b13bd6a0a5cd2d0cb188cdc21--house-pools-pool-houses

What other names have you heard to add to this list?casita-house-small-floor-plans-contemporary-small-house-designs-home_ideasThey come in all shapes, sizes and styles.  But whatever it may be, wouldn’t it be fun to have one on your property?  Even if it’s just for out-of-town visitors, where they can feel at home and relaxed in their own private oasis.  If we decide to stay for any length of time in our new farmhouse we’re remodeling right now, we’d love to build a guest cottage on our property.  It would be SO fun, especially since our house is small.  It could also act as our art studio.  (So who am I kidding?  It would be my She Shed.)  Time and place for a “Girl’s Weekend”!!!  Woot, woot!!!

*Source for this information came from On Common Ground publication by the Community and Political Affairs decision of the National Association of Realtors.

We Got Our Farmhouse Floor Plans

Sugarberry CottageThis gorgeous farmhouse is a Southern Living Design named “Sugarberry Cottage”.  The source of this photo is from Brittany York.  I wanted you to see my inspiration for a side screened-in porch for our new little farmhouse.  Our Architect is still working on the elevation but he got me the preliminary floor plan this afternoon and I couldn’t wait to share it with y’all.  After taking the final measurements of the foundation, it’s just a little over 1100 sq.ft.  So when I say “tiny”, ya know I’m not kidding.XXX RESIDENCE › Construction Documentation › Floor Plans ›Here she is!!!  We will be living tiny for sure, but it will be a mansion compared to the apartment we’re staying in now.  Plus, we’ll have the screened-in porch and 2 acres to spread out!  Lets take a quick walk through the plan.  First, I wanted to make sure we had plenty of space on the front porch.  So it will be 9′ deep, it can easily accommodate a porch swing or any other furniture we ever want to have.  Oh, and I want to have outdoor Christmas trees next year as well of-course!  In the plan it shows a dining room table.  I gave our Architect the exact measurements of our antique farm table, what he didn’t know is that our chairs all tuck in.  It’s a good thing too, this should give us enough space to walk around.  The immediate room to the right will be our home office/3rd bedroom.  We’ll be using a barn door as the entrance.  (Also to save room!)  On the wall oposite the window in the office, we have plans to install built-in cabinets and a TV.

We’re adding a fireplace in the living room and possibly built-ins on either side in the future.  I want to see how we feel after we’ve moved in.  I LOVE how we were able to open up the kitchen and add a large island.  The side door will be full glass to let more light in.  The front door will be the same.

I’m super anxious to see the elevation.  We’ll see how close it comes to my inspiration photo↓Possible Farmhouse Exterior RemodelSource:  Pinterest

Just as a reminder, this is my inspiration for the exterior – minus the garage and insert wrap-around porch.

Well, that’s it for tonight!  Thanks so much for following along with us during this new adventure!  Let me know what you think so far.  I’d love to hear.

Shanty 2 Chic Furniture in At Home Stores

Shanty 2 Chic (8)Have you seen the new line of Shanty 2 Chic that just hit the shelves at the At Home Store?  I grabbed a latte and then headed over to walk the isles.  So fun!  They definitely have a signature industrial farmhouse look in their crafted furniture line.  At Home dressed up each display with other accents, such as pillows, baskets and plants to compliment their furniture.  You can see more info about this gorgeous headboard here.Shanty 2 Chic (7)But it’s not all furniture, there are several home decor items as well to choose from like this “LOVE” sign just in time for Valentines Day!Shanty 2 Chic (6)Oh this Metal Corbel Pendant Light!!!

Shanty 2 Chic (4)Love the wall baskets! (At Home accent) I should have gotten up into to the display to straighten the bottom basket.  Do things like this bother you too?  Haha!  When I had my furniture and home decor in stores while living in Arizona, I spent many hours in my car driving from place to place to make sure the displays looked their best.  It would be impossible for these girls, at this level.  It’s OK, I’ve decided to go back tonight and purchase a pillow I just can’t live without so I’ll straighten it up for them!  I’ll be able to sleep better tonight!  Don’t worry girls, I’ve got your back!!!  I wish them all the best!  I LOVE the At Home Store and I’m sure they’ll be very successful!!!Shanty 2 Chic (3)I am always a sucker for pillows!  These have great texture and they’re neutral in color so would fit in anywhere!Shanty 2 Chic (1)This is the display right when you walk into At Home.  It was so funny, I was trying to take a picture with my phone and a woman walked up and grabbed the little plant on the left.  So after she walked away, I reached over to another display and got another one to place back in its spot.  Probably my favorite piece from Shanty 2 Chic is the ladder.  I know it’s minor in comparison to the other furniture items, but I was just drawn to it!  Hope you get a chance to check out all their new furniture line soon.

Final Tour of The Brick House on Pecan Drive

I just realized I never gave a final tour of The Brick House on Pecan Drive.  I did individual rooms but never collectively.  I organized photos to list our house on the MLS and Realtor.com but never actually put a blog post together like usually do for all our houses.  This house sold so fast, I think it just through me off my game. Haha!  It was certainly a GREAT thing though, so NO complaints here!  Wouldn’t it be awesome if every home we listed sold in the first day?  Ya, I’m just dreaming now!  Anyway, this home was a huge challenge for us but super rewarding.  We had planned to live here for at-least two years when we moved to Texas, but it was just too big for us.  So after 5 months of remodeling, it went on the market.  Here she is… and to see all the before and after photos, just click on the link under photos!New Exterior

Close up

The Exterior

Entry 8

entry 4

Entryway

lv3

dining 6

Living and Dining Room

Kitchen 2

Kitchen 6

Kitchen Nook

Kitchen

great rm 2

bar

Family Room

6

3

Guest RoomGuest Bath Reveal 2

Guest Bath Reveal 6

Guest Bath Reveal 7

Guest Bath

Laundry 3

Laundry Room

20171023_162650

Master Bedroom

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20171023_162346

Master Bath

craft room 1

Craft Room and Office (3rd and 4th Bedrooms)

after 8

after 10

3rd Bath

Back Patio Staged

Back Patio

Back

These are “The Never Before Seen” photos on the blog!  Smiles!  This back patio area is fully functional and I staged it with really no budget left.  We picked up most of the items in this space next to nothing, or at the best prices we could find.  The outdoor rug I purchased at Sam’s Club early on in the renovation (when we still had money in the budget) and just saved it ’til the very end, right before we listed the house.  I didn’t want it to get dirty.  I still feel like there is SO much more potential for this back patio and thank goodness, the new homeowners are brewing up some great plans for it.  The house sits on almost 3/4 of an acre, so the skies the limit!  I hope they live happily ever here!

On to the next…  Our new little Farmhouse in the Country!

Here a few affiliate links for products I used for this home or similar to:

 

[This post may contain affiliate links, but all opinions are my own.]

Buying a Farmhouse

I feel like we’ve kind of been all over the place lately.  I’m sorry if I have confused anyone.  Haha.  Life just seems to always take unexpected twists and turns.  The Brick House on Pecan Drive closed and the new happy owners have moved in.  We were planning to purchase a Farmhouse on 7 acres but it fell through, so we had to start our search over again.  We have temporarily moved into a 1 bedroom, 1 bath apartment and placed most of our belongings into storage.  The same thing happened to us last year, but this time I brought a lot of our Christmas decorations with us so I could still fill our little place with some Christmas cheer!Living roomLiving Room

Lucky for us, new laminate flooring had just been installed.  We’re the first to use them.

23561447_1679045628782137_8360922289736245535_nI purchased this pillow from Pottery Barn after Christmas last year.  I was excited to get the chance to use it this season.23621375_1681783361841697_6642039370105423840_nWe didn’t bring our big tree, so I found this slim one at Target.  Somehow a few other items made it into my cart.  How did that happen???20171117_065727Most of the ornaments we already owned but I got the new buffalo plaid ribbon and garland from Dillards, plus the black ornaments from Magnolia’s Hearth and Hand.20171208_124833I found the plaid table runner and white wood bead garland at Kirklands to dress up our antique farm table to match the Christmas tree.New FarmhouseNow for the BEST news!!!  We have found another piece of property and we close on it next week!  Yeah!!!  It’s a little house with approximately 1000 sq. ft. on 2 acres.  It already has a shop on the property for us to work out of which will come in very handy.  We have plans to build another larger one as soon as possible.  But first, we have to address the house.  We are meeting our Architect on-site after Christmas to go over all the plans.  We will be gutting the entire structure down to the studs and foundation.  We will be tearing off the roof as well.  It needs to be raised.  We have plans to add a full wrap-around front porch and hopefully we’ll be able to screen-in part of it on the side of the house.  If not right away, later when time and money permit.

We signed a 6 month lease here at the apartment complex.  We have 5 months to go and I think it will probably take about that long to remodel our new farmhouse.  It’s only about 20 minutes from the apartment so it will be a convenient commute.Possible Farmhouse Exterior RemodelThis is my inspiration for the renovation, minus the garage.  My sweet hubs is just leaving it entirely up to me.  Once the Architect and I have it all planned out, he’ll take over and get it built.  20171209_132752I’ve been having fun doodling out some ideas.  By drawing out a front porch and raising the roof line, it will give the house some much needed interest and dimension.

20171209_144028I have actually already made some changes since I drew up this floor plan.  I’m going to have a sliding barn door entering into the office instead of french doors that would take up to much real estate.  So I won’t have a closet barn door in the office now, I’ll just have a regular door.  I think I’m going to remove the 2 windows in the kitchen too.  I need the space for storage.  I’ll have a glass door entering from the side of the house that will bring in light as well as the windows and door from the living room.  I’ve also added a window to the laundry room.  My drawing is not quite to scale, but it’s close.  I ran out of paper for the back 2 bedrooms. Haha.  I know there is a 36″ vanity in the master bath right now.  So we won’t have room for two sinks, but since it’s just the two of us we’ll probably each take a bathroom.  Why not?  I already know I’ll be using the other closets in the house for overflow.  The master closet is tiny just like the house!

If we can, I want to vault the living room and kitchen with beams.  The rest of the house will have 9 ft. ceilings.  I’m SO excited to talk again with Architect to see what we can do and what ideas he comes up with.

We plan to stay in this house for at-least 2 – 3 years!  It just depends on what the future brings.  We’ve never lived out in the country before, so we have no idea if we’ll even like it.  One thing we know for sure,  we’re going to LOVE having the space to work.  The existing shop is about the size of a 2 car garage, perfect for wood working.  The new shop/barn will be much larger to accommodate our on-line business “The Sign Factory”, shipping materials, painting and photography.

Oh…and did I mention my hubs wants Chickens?  Another first, for both of us!

So much to do, but it will be another memorable journey together no doubt!!!

Thanks for joining in with us as we enter into this new experience of tiny farm life!

 

Cozy Christmas Master Bedroom

20171127_102606As soon as I found out we would be moving again into a tiny apartment while we looked for another house, I was determined to bring as much of our Christmas decorations with us as possible.  Last year the same thing happened to us.  Our house sold and we had to rent through the holidays.  All our decorations were in storage, too buried to get out.  I vowed that would never happen again!  Seriously, if I could have got away with it I would have brought even more. Ho Ho Ho20171127_103005I love the rustic headboard we made because I can nail or screw into it and not worry about making a mark.  It’s already covered with blemishes.20171127_102855I brought a few extra pillow forms and my sewing machine with me so I could make Christmas pillows but honestly, I’m not sure I’m going to have time to get to that.  We are so busy looking for a new home, building up my husband’s real estate venture here in Tyler and trying to build 3 new rental properties.  But that’s OK, I think I have enough pillows for now!20171127_102641This little beauty always adds such sparkle to any space!  I usually hang an ornament from an antler and put a wreath around its neck, but I ran out of wreaths.  “Sad face!”  As for the ornament,  I kind of forgot.  All excess decor has already been taken to storage.  I still LOVE it as-is!20171127_102553I’m super excited, I just ordered a new sheet set from Target online.  Great deal.  We love their sheets and how they fit.  The vintage black styled set we have on our bed have been great, but I like the creamy colored set that’s on its way!  I brought back our Turkish area rug for the apartment life.  It’s only 5′ x 7′ and fits better in the space than the new larger rug I had purchased for staging the home we just sold.20171127_102618This sign is such a great reminder every morning of the wonderful God we serve!20171127_102625I added a little white pom pom garland for a festive look.

Tip:  I always keep the extra sprigs that fall off garland, sprays, etc… and slip them in wherever I can as a filler.

20171127_102630Mr. & Mrs Snow  (Us in a few years.)  Can’t you just see them strolling down the city sidewalks dressed in holiday style?

20171127_102708

20171127_102923I have had my live wreaths for about 4 years now.  They still look so fresh, even though I forget to water them ALL THE TIME!

20171127_102952I have a really large basket sitting on the floor where I’m standing taking this photo.  It’s where I place all the pillows at night.  It’s kind of a game we play and if I don’t get to them first, they end of on the floor or all piled up on my side.  I may even find them spread out all over the apartment.  This is what I have to deal with on a daily basis!  Haha!!!  I LOVE my hubs!  He’s always making me laugh!

So happy you came on this little tour of our Cozy Christmas Bedroom!  I hope you received some inspiration for decorating your own bedroom.  Deck the Halls with maybe some Silver Bells, jingling all the way!!!

I have added a source list below for many of the items you see in these photos.

Blessings ~ Judy

Source:

  • Cream Throw:  Home Goods
  • White Coverlet and Shams:  Stein Mart
  • Taupe  Coverlet:  Stein Mart
  • Inspirational Word Pillows:  Vintage Street Designs
  • Taupe Decorative Pillows:  Stein Mart
  • Vintage Black Sheets:  Target
  • Table Top Tree:  Target
  • Galvanized Tray:  Vintage Street Designs
  • Bed Skirt:  Bed, Bath & Beyond
  • Ceramic Vases:  Pottery Barn
  • Metallic Gold Deer Wall Art:  Home Goods

Tiny Floor Plan

Wow, we are only 2 days into this week and it’s flying by.  My hubs and I have spent many hours in the car looking at properties for clients and keeping an eye out for land or a house for us.  We just signed a six month lease at the apartment complex and neither one of us want to stay here any longer than that.  We are anxious to get into a house we can call home for awhile.  We LOVE flipping houses but would really like to NOT flip the home we’re living in for awhile.  We’d like to stay put for a change and see what that feels like.  Haha!!!

Here’s a project we’ve already started working on.  We own a rental property on some acreage and we’d like to build 3 more rentals on the vacant land.  We have a designer working on the floor plan right now.  Our thought is to duplicate the floor plan 3 x’s but with a different elevation.  It will keep our costs down.  This is a tiny plan but totally efficient with 3 bedrooms and 2 baths with a 2 car garage.  Once we get the final plan back, we’ll submit for septic approval.  This is all we need for the county to sign off on the project.  Fingers crossed!!!Dixie Floor PlanHere is the original floor plan my husband found while browsing houseplans.com.  It looks good but I thought it could use a little tweaking.  Please let me know if you have any suggestions.  I’m always open to hear more thoughts and ideas.

All 3 houses will be “builder grade” so I’ll have to be creative with paint color, counter tops and flooring.  I’m hoping to add-in at least 1 accent wall of texture and a pretty chandelier in each dining room.

1.  The little wall separating the dining from the garage needs to go.  I’ve asked the a door be added flush to the back garage wall.   This will give more dining space.

2.  I also think a slider in the dining room makes more sense than windows and a door, again provided more space.

3.  In the master bath we’ll add a second sink.

4.  The Opt. Basement Stairs will turn into a furnace space or it will be included into the laundry area.  I’m leaving that up to the designer, whatever works best.

5.  We’ll remove one of the linen closets in the hallway for more sq. ft. in the guest bath.  This will allow the sink to move and add a tub.

6.  9′ ceilings throughout.

7.  For at least 2 of the houses we will remove the window seat in the front bedroom.

Have I missed anything?  Keep in mind that this floor plan is only about 1000 sq ft.  It’s small but it will be cute and functional.  Each home comes with a 1/2 acre in the country to roam.  Dixie Exterior PlanThis is the exterior.  We will change it up quite a bit.  We want to simplify it with straight lines.  No hip roof and square posts.  I would like each house to look unique and more of a farmhouse style.  The existing house that sits on the property now is a red cottage/cabin, so definitely want to keep that country feel.  I think the exterior will be the biggest challenge.  Hopefully our designer will be able to help me out with that.Red CabinHere’s a snap shot of the red cottage.  We’ll be adding a few upgrades to this little cutie as time goes on.

8851dfc35b1efde83bd9b105461ab86dSomething like this for new builds?

25630ge_1487104332Or like this?

There is no way to know if this plan of ours will work without going through all these steps first.  Luckily, we found a designer who has a pretty quick turn-a-round, easy to work with and will help with submitting the plans.  We’ll just have to wait and see!  As soon as we get the green light…I’m ready to start picking out all the interiors while my hubs starts the building process!

In the meantime, I’m ready for tonight’s premier of the last season of Fixer Upper!!!  I’ll be sad to see it go, but if I ever need a quick fix I can just drive down to Waco.  We only live about 2 1/2 hours away.  It’s a FUN place to visit.  The Silos and other great shops to see, plus some really good restaurants.