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

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}.

 

 

 

 

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!

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.

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.

Final Rooms of Our Home Tour

The only rooms left to show you in “The Brick House on Pecan Drive” are the office and craft room.  Both of these spaces just needed new flooring, paint and trim.  By far, these were the easiest rooms to renovate in this house.  We kept the shutters for all the windows and just gave them a fresh coat of white paint.  We had to do a little sheet rock repair and then painted the walls a light gray, just as we did throughout the rest of the house.office before 1This red, white and blue carpeted room is located off the hallway from the kitchen.  It has its own bathroom so it could easily be used as a second master bedroom or mother-in-law suite.  This was the first room we renovated before we moved in.  We stayed in a hotel for a week when we got to Tyler.  We lived in this space through most of the remodel before turning into our office.DSC_9854OK, just for the record…my hubs took this photo.  I would have removed all the paperwork on our desks before taking this shot. Haha!  But this is how it looks in real life!  We never got around to hanging pictures on the walls, but the new owner can now have clean walls without holes to cover up.  It’s all good!!!20171028_155433The closet on the right had a built-in desk with all kinds of funky wiring all over the place.  We cleaned it all out and secured all the wires so it would be safe.  I did like the added storage shelves though, so we kept them.20171028_155513We replaced the louvered closet doors with brand new bi-fold doors and painted them white to match the trim.20171028_155602This door leads to the bathroom AKA “The Blue Bathroom”.  Now renovated of-coarse!  You can see it here!  We set up our TV in the room since this is where we spend most of our time.  We found the old metal sewing machine base at Canton First Monday Trade Days and then Dave just quickly added a wood top to it.  We like it ’cause it doesn’t take up much space.  I think we’ll probably replace the top later with 2″ thick wood and finish it off with a rich stain.  He just used some scrap wood we already had on-hand for this one.craft room beforeThis would be the craft room!  It’s meant for a bedroom located between the guest bathroom and the master bedroom.DSC_9719There is a door that leads to the hallways where you will find the guest bathroom, another bedroom and if you make a left, you’ll find the entryway to the house.  The door to the left, takes you out to the family room and/or the master bedroom.  This would make a GREAT nursery.craft room 1This is what the space looks like now!!!DSC_9820

DSC_9821

craft room 2Like I was saying, these two rooms were pretty straight forward.  Nothing fancy, but boy what a change!  The joys of walking completely through the house now with your shoes off!!!  We couldn’t do that for months.  It’s never easy to remodel while you are living in the midst of it all.  But for this one, it was a necessity.  It was definitely a CRAZY 5 months!  It’s still kind of hard to believe that we’re getting ready to pack up and move already.  Pods are being delivered next week for us to start loading them up.

NEWS FLASH!!!  We decided to forgo building a new house and made an offer on the little farmhouse on acreage.  After several counter offers, we came to an agreement!  As long as our house closes as scheduled, then it will be full speed ahead!  Oh my goodness, this is going to be a whole new experience for us!  What a wild adventure!!!  We have found an apartment to move into not far from the farm during the remodel.  There is nothing that can be saved other than the studs (we hope)!!!  Right now the entire house is just sitting on 4×4’s and some other logs and sticks.  Eeks!  We will have the house lifted and new foundation constructed.  I DO love the style of the house so it’s going to be exciting to see the changes unfold!  I’ll be taking you along with us every step of the way!  We signed a 6 month lease on the apartment, but I hope it won’t take that long.  I want to come up with a really sweet name for our farmhouse, so if you have any cool ideas…. let me know!!!Farmhouse ExteriorWe will be heading out to the farm soon to take more photos and get measurements so I’ll be sharing lots more with you before too long.  I don’t know why I didn’t take pictures when I was out there the first time.  I guess there was too many things to look at and too much dreaming going on.  Haha!

Hope y’all are having a wonderful weekend!!!

Sources:

  • Flooring:  Home Depot
  • Wall Color:  SW Repose Gray
  • Trim Color:  SW Extra White
  • Closet Doors:  Home Depot
  • 3 Tier Metal Organizer:  Ikea
  • Interior Doors:  Home Depot
  • Large Wood Framed Wall Mirror:  Hobby Lobby

Blue Bathroom Gets a Makeover

Blue Bath 1Since we purchased The Brick House on Pecan Drive, this has been known as the “blue bathroom”.  The tile, floor and walls were all blue.  Even the plantation shutters on the window were painted blue.  This was going to be our bathroom while we renovated the rest of the house so we had to do something quick to make it livable!Blue Bath 4And in-case you were wandering, YES the shower tile matched the rest of the room!  So this is what we tackled first.  We wanted to move out of a hotel room and into the house.after 4We called Miracle Method here in Tyler and they came to the rescue.  We had them clean and spray the shower all white.  WOW… I can see how they came up with that name!  How awesome does this look???  We’ve had a tub painted before, but this was a first for a shower!  LOVE!!!Blue Bath 3All these before photos I’m showing you is how we first saw the house when we arrived in Tyler and were handed the keys to the house.  So gross!  I couldn’t wait to change out all the toilets in the house.  I have a serious thing about this!!!  I’m sure you know what I mean!after 5The area was a little tight with the elongated toilet before, so I opted for a smaller round one when we replaced it.  It not only lends more space, it’s cute too!!!Blue Bath 5I decided we should keep this cabinet but it needed new paint and new knobs.after 8I went with light gray paint and crystal knobs.  All the drawers and doors are in excellent shape so we lucked out there!after 3Close-up of the knob.  I purchased these at Hobby Lobby at 50% off.  They go on-sale every other week!after 6The counter top was ordered to size from Home Depot.  However, they forgot the finished edge on this side the first time so they had re-do.  This delayed our project, but we had plenty other things to do while we waited.after 10We used left over subway tile from the kitchen for the back splash.  The cabinet sits low so I ordered a 5 inch deep sink.  It’s the perfect size now!after 9I kept the decorating accents to a minimum in here.  Just wanted the space to feel light and airy.  I sell the flower holder in my online shop but I’m currently sold out of the soap dish.   The pair really good together.  Hopefully I’ll be able to restock soon!after7While I was out-of-town for a family wedding, my husband installed the flooring.  We just LOVE luxury vinyl plank flooring.  You don’t have to worry about water at all.  I asked all of my social media friends what color I should go with.  This really dark color or a distressed white.  Majority ruled and I went with what you chose!  It really grounds the space.  I’m glad this was the winner!!!  Side note:  Luxury vinyl can be installed right over an existing floor including tile!  No mess!  Yeah!!!

Sources:

  • Interlocking Luxury Vinyl Plank Flooring (Noble Oak Model#446128):  Home Depot
  • Formica Counter Top Custom Order (White Bardiglio Scovato Finish #9306-34):  Home Depot
  • Sink:  Wayfair
  • Faucet:  Wayfair
  • Wall Paint:  SW Repose Gray
  • Trim Paint & Wainscoting:  SW Extra White
  • Cabinet Paint:  SW Repose Gray
  • Flower Holder:  Vintage Street Designs
  • Gray Towels:  Walmart

Master Bath Reveal

before 6OK, there is no pretty way to show or describe these “before” photos of the pre-demolition of the master bath.  I guess if you LOVE pink and you like to fit into really tight spaces, then this would have been the bathroom of your dreams! Haha!  I’m not sure we would have bought this house if there wouldn’t have been potential room to expand.before 5Oh ya, largest tub ever and the bugs liked it too!  If you could have seen my face.  Lets just say CRINGE comes to mind!before 7So this is the wall that had to come down in order to enlarge the bathroom.  And the same treatment happened here like it happened in the guest bathroom.  A hammer to the mirror until it shattered into pieces!  You have to improvise when you don’t have help.  I’m not strong enough to help carry a huge mirror like this, so my hubby just does what it takes to get the job done!20171023_162650The entire bathroom was just about taken down to the studs and the concrete slab had to be jack hammered to move all the plumbing.  We hired a professional plumber for this.  We moved the doorway down to allow for a better layout of the bathroom.  I probably changed my mind 10 times before I settled on exactly where I wanted everything to be placed without moving the placement of the toilet.  We didn’t want to move that unless we absolutely had to.20170605_110405The wall coming down between the bathroom and the second walk-in closet in the master.

20171023_162155We had to pour new concrete where it was tore up and level it before we could lay the new tile floor.  We also had to frame in a shower.  That actually was the easiest part of the whole bathroom I think.  We also hired professionals to come in to sheet rock and texture.   We tackled all the tile installation and Dave built the custom vanity.  I wanted double sinks but it had be a custom build due to the size.  It was more important to me to fit in tub than to have a large vanity.20171023_162135Again, we were able to salvage the plantation shutters in the room with a fresh coat of white paint.  We painted the walls light gray and all the new trim white.  We custom cut all the base boards because no one carries it in our area like they have everywhere else we’ve lived.  I guess no other homeowner or builder uses it here (or they go to Dallas for it).  Remember how tight the space was before?  We almost have a dance floor now!20171023_162252Yeah!!!  Here’s my free-standing tub!  It’s a bath of luxury for-sure.  However, call us crazy…but we’ve decided not to use this bathtub or this room at all since the house sold so quickly.  We thought it would be nice for the new homeowners to be the first to use the shower, sinks and this gorgeous tub.  So although we moved into the master bedroom, we are still using the guest bath as our main bathroom.20171006_171200We picked up this little stool in Canton at First Monday Trade Days.  Dave chopped off the legs so it would be shorter and I painted it with different layers of chalk paint.Shower DoorAll the tile for this space came from The Tile Shop here in Tyler.  They were so helpful in gathering up everything I needed to complete this project.  They also gave me the name of great guy who stopped by and put in the shower floor before we started tiling.  The most exciting day for us was when we got to hang the shower door.  It meant we were done with this job, but also because look at this door…it is SO COOL!!!  It folds in and swings in or out of the shower.  The price was right too.  The spec house I built in Coeur d’ Alene just before we moved here, I paid $1400 for the glass shower door.  We got this one for just over $300.00 online.  Whoohoo!!!20171023_162346Don’t tell my hubs, but I didn’t catch him in time to stop him from using white caulking around the edge of the sinks.  I always use clear so it’s not noticeable.  I don’t want him to think I’m picking on him.  Haha.  I did let him know to use clear from now on though.  Oh well, live and learn.  At-least he made very straight lines!!!  I LOVE how the vanity turned out.  And the towel holders are perfection!!!20171023_162406The mirrors were cut down to size from the large makeup vanity that was originally in the master bedroom.  This was free and saved us a good chunk of change!  That’s always a good thing when you’re in the middle of remodeling.20171023_162224I’ll list as many sources as I can below.

Blessings ~ Judy

Sources:

  • Tile:  The Tile Shop
  • Sinks: Wayfair
  • Sink Faucets:  Wayfair
  • Wall Mounted Tub Faucet:  Wayfair
  • Shower Faucet Trim Kit:  Wayfair
  • Towels:  Walmart
  • Lighting:  Amazon
  • Toilet:  Home Depot
  • Chrome Towel Wall Hooks:  Home Depot
  • Free Standing Tub:  Home Depot
  • Wall Paint:  SW Repose Gray
  • Trim Paint:  SW Extra White
  • Shower Door:  Amazon

Love and Laundry

Laundry 2Lets talk about the love of doing laundry.  I have to admit that my hubby does the vast majority of the laundry in our household.  But, the trade off is… he doesn’t clean toilets.  I’m in-charge of that duty.  So the chores are divided up equally!  However, on the occasion when I do attempt laundry, it’s much nicer to go into a clean, bright and pretty laundry room.  A space where you don’t mind hanging out in.  Am I right?Before Demo 4Here’s a good “before” photo of what the room looked like when we got our hands on it.  It’s a fairly large space.  My first thought was to build a bench for this little nook but that quickly changed when we decided to steel space from the laundry room and build a pantry in the kitchen.  I still wanted to do something though to make the room feel more inviting so we made it into a feature wall by adding shiplap!Demo 2For awhile we had a quick pass through from the kitchen to the laundry.  It was kinda convenient but it didn’t last long. Before Demo 1One thing this place doesn’t lack is storage!  I have cabinets that have nothing in them,
which is WAY better than the opposite of having not enough storage!Laundry 1We carried the same laminate flooring on into the laundry room that we installed throughout the rest of the house.  The walls, trim and cabinets were painted with SW Extra White.  Since oil based paint was previously used on the cabinets, I first painted a layer of chalk paint on them so the new paint would adhere.   This is a trick I use a lot if I want to paint something with regular acrylic paint, a layer of chalk paint first keeps me from frustration later.Before Demo 2You can’t really tell by the photo but this sink basin was really low, even for me.  Our plumber even said it was affecting the water flow because pipes couldn’t be installed properly.20171021_025853So out came the old cabinet and my husband built a new base to carry the vintage sink we brought with us to Texas.  This is another piece I will be a bit sad to leave behind.  It also came out of the Spirit Lake, Idaho cabin we deconstructed before moving.  There are a few flaws but overall it’s a beautiful and very heavy duty sink.  It was used as the kitchen sink in the cabin.BasketI went on the hunt for a large basket to not only be useful but hide the piping.  Next to it sits our laundry basket.  I thought it would also be cute to make a curtain out of a drop cloth.  I may do that in a future flip.

Before Demo 3

Demo 3We also removed the cabinets directly above the sink to open it up and leave a spot for decorating.  A large mirror, wreath or open shelves would look lovely here.

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20171021_025751I made this sign a couple of years ago for our little Coeur d’ Alene Cottage.  I’m so happy it survived the move!  Ideally you would want to hang something a little larger here like I mentioned above, but I had totally run out of wall decor by the time I went to decorate this room.  Just another reason to be thankful this sign survived.

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Laundry 3And there it is… another tour has come to an end.  We’ll move back over to the other side of the house next time for the master suite reveal.  Drastic measures had to be taken in that space and a whole wall came tumbling down.  (It was a good thing!!!)

Have a fabulous weekend!!!

Sources:

  • Paint:  SW Extra White
  • Basket:  At Home Store
  • Chevron Rug:  Hobby Lobby
  • Sign Wall Art:  Vintage Street Designs (The Sign Factory)
  • Wall Hooks:  Vintage Street Designs
  • Sink:  Vintage
  • Sink Base:  DIY
  • Stain:  Dark Walnet
  • Faucet:  Home Depot
  • Hanging basket:  A gift
  • Silk Flowers:  Hobby Lobby
  • Stool: Previously owned, painted fresh with chalk paint
  • Closet Doors:  Home Depot
  • Washer & Dryer:  Fred’s Appliances, Spokane Valley WA.
  • Shiplap:  Home Depot

Black and White Guest Bathroom

Before 1Are you ready for this?  Put your boots and gloves on before entering.  Oh, and probably nose plugs!  I know it’s going to be hard for you to believe, but this by far my most favorite room in the house!  Hopefully by the time you get done with this tour, you’ll see why!Before 3The is the hall bathroom located between two bedrooms and the one that most guests would use.  For some reason, the original owners covered up the the white 4 inch floor tile with this lovely blue carpet. Before 4It has an interesting layout.  The toilet has its own little space but does not have a privacy door.  We thought we might change it but then it kind of grew on us so we decided to keep the layout as-is and just chose to build new shelves.Before 2The only thing we wanted to save in this room was the tub.  It’s a porcelain tub and in really good shape.  But everything else, not so much!!!Guest Bath Demo 1We hired our neighbor’s son next door to help Dave rip out all the tile.  Eeks, what a mess!Guest Bath Demo 2The vanity was built onsite when the house was built.  When we removed it, we discovered this 2 inch hole.  We’ve never seen anything like this before in any of our flips over the years.  Oh my goodness…more work.  We had to mix cement and fill the hole before we could lay new tile.  Ugh!!!Guest Bath Demo 3This is how NOT to remove a wall mirror!  Haha!  Dave stood in the hallway and threw a hammer at it.  It took a couple of throws before it finally shattered.  He’s a little bit crazy when it comes to demo!Guest Bath Demo 5All cleaned up and ready for concrete!Guest Bath Demo 6We took out the upper soffit above the tub and vanity so we had to stamp and paint the ceiling to cover up the bare spots in the ceiling.Guest Bath Demo 4New water proof sheet rock was installed.Guest Bath Demo 7Next, we started tiling with white subway tile.Guest Bath Demo 8It took a few days because I only wanted to go up so high to let the rows dry before stacking more tiles on.  Others go all the way up in one day, but I didn’t want to take any chances.Guest Bath Demo 9I picked out this tile at The Tile Shop here in Tyler.  I was SO excited to find an affordable tile for the floor that looked like the stylish cement tiles.Guest Bath Demo 10My sweet husband quickly mastered the art of cutting tile.  He had never tiled before.  I’ve always done the tiling, thanks to my brother who taught me.  During the process while working with the mortar on this project, I learned that my skin was irritated by it and that my tiling days were over.  I was so sad.  I loved the fact that I could tile and save SO much money on the homes we renovate.  No more!  All large jobs will now have to be hired out.  Oh well, less work for me right!!!  I mean, lets look at the positive side!!!Guest Bath Demo 11

Guest Bath Demo 12Next came the shiplap walls.  Lets brighten this place up!!!Canton FindWe have been making shopping trips over to Canton Trade Days once a month (every month) since we’ve moved to Tyler.  So fun!!!  Anyway, we found this dresser there to turn into a vanity for this bathroom reno.  We picked it up for $100.  Huge savings compared to the vanities this size I was considering.  All smiles on our faces this day!!!Guest Bath Demo 13Here’s Dave cutting the hole for the sink.  I was a bit nervous!Vanity PaintedOnce the hole was cut, I repainted it white and the top black.  I then put several coats of poly on the top to secure the finish.Guest Bath Reveal 12The sink was purchased at Lowes.  It’s called Anna White Farmhouse Sink.  The faucet was just happened to be on a close-out sale at the same time!  Yeah!!!Guest Bath Reveal 11Now you can officially Be Our Guest!  Welcome!Guest Bath Reveal 1

Guest Bath Reveal 2

Guest Bath Reveal 4

Guest Bath Reveal 7

Guest Bath Reveal 8I just added a few decorative touches to the shelves and added a basket to hold extra tissue.   When looking for an inexpensive way to add a little extra something special when decorating, roll up some old sheet music or book pages with twine.  Easy and pretty with a vintage flavor!

Guest Bath Reveal 9

Guest Bath Reveal 10This old wood ladder was also a find in Canton.  We bought it for $12 and then my hubs split it in half.  So really we got two for $12.  Ya can’t beat that!!!  The other side found a home in the master bath.  I’ll be taking you there shortly.

Guest Bath Reveal 5

Guest Bath Reveal 6Well that’s it my sweet friends!  We’ve come to the end of this tour.  What do you think?  Can you see why this has ended up being the most favorite room of the house?  Every time I walk in, it just makes me happy!

Guest Bedroom Final Reveal

3Our guest room was a really fun space to re-do.  We actually moved into this room for a couple of months while our master bath was getting renovated.  I think I just need to show you the before photos so you can see how much we had to do to bring it to its current state.before 1This room needed a lot of LOVE as you can clearly see.  Wall to wall nasty blue carpeting, pink walls and ugly wallpaper adorned this space.  Everything needed to go, including the windows and trim.paintingFirst, we had new windows installed and painted, then added the laminate flooring that matched the rest of the house. New TrimNext, we added all new shaker style trim.ShiplapTo cover up the ugly wallpaper, we added a feature wall of shiplap.  The room is large so we had budgeted about $150 for this treatment but it actually cost approximately $175.  We weren’t too far off.2I asked my hubs if he could build a window seat for storage and a great place just to sit.  He had never built one before but instantly said “yes IF I draw up some plans of exactly what I wanted”.  Easy, since I love to decorate with baskets I knew I just wanted it all open.  It was a bit tricky figuring out the angles and how I wanted the corners finished off, but other then that the build went quite smooth.  Remember, we’re dealing with un-square walls built in the 60’s.  With every turn is another challenge.  The good news is… it came out exactly how I had envisioned it!  Yeah!!!  6I found new bedding, but otherwise used what we already owned to decorate this room.  As always with every project we do, when it comes time for the finishing touches, the decorating budget gets cut.  When I go shopping, I have to pray for miracles to happen!!!7

8

4The other side of the walk-in closet is identical to this one.  There are built-in shoe racks and upper shelves.  I staged the closet with dresses and shoes I rarely wear and made it a little more feminine.   Of-course, using a black and white theme!9

Bedroom Reveal 1It was so nice to get a room on this side of the house complete, which meant we could finally stop camping out in our office/4th bedroom and we were starting to see light at the end of the tunnel.  In the next post, I’ll be showing you my favorite space in the whole house.  Look for it tomorrow!!!

Sources:

  • Bedding:  Stein Mart
  • Black & White Pillows:  Ikea
  • Galvanized Tray:  Vintage Street Designs  (Online shop will be re-opened soon)
  • Baskets:  At Home Store
  • Shiplap:  Home Depot
  • Trim:  Home Depot  (We cut to size ourselves)
  • Window Coverings:  Home Depot
  • Dress Form:  Pottery Barn (I picked it up second hand at Furniture Affair in Phoenix)
  • Metal Deer Head Wall Mount:  Decor Steals
  • Cotton Wreath:  Vintage Street Designs