Small Space Surprise: Flip-Down Walls Reveal Writer’s Cabin

At 500 square feet, it is not a huge retreat but it serves its purpose perfectly: fold-up sides keep it secure when not in use, while doubling as privacy screens, light blocks and thermal barriers as desired.

Essentially a glass house on the inside, folding down three of the four exterior walls gives the occupant a nearly 360-degree connection to the surrounding context .

These wall sections in turn become exterior decks when lowered, and are easily raised via “Â a hydraulic system of wires, rope, pivoting sheaves and lead blocks, that serves as shutters.”

The steeply-sloped roof simply drains water toward the back, and extends out on the other three sides to provide cantilevered cover and shade, with minimalist (lack of) detailing that fits with the rest of the structure.

Inside, a 180-degree rotating fireplace likewise accommodates directional decisions about where one wants to face – into distant views or into the nearby wildlife-populated brush. The primarily single-space strategy also accommodates a kitchenette and small bathroom.

Designer Backyard Spaces

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City Home Marries Modernism with Greenery

Creating a green residential oasis is no easy feat when faced on three sides with potentially nosy neighbors on an urban plot – the key is making the hard building decisions look easy.

A series of perforated metal, natural stone, cast-in-place concrete and glass deck walls frame the entryway to a relatively secluded-feeling series of indoor and outdoor spaces designed by Australian architect Michael Morris.

Softening the edges of these straight-lined design elements are a complementary set of vegetation-related strategies, starting with a row of young pines in front of the lot, followed by a series wild grasses suspended at eye level, an overhanging old peppercorn tree from an adjacent property and a series of semi-abstract green walls in the courtyard.

Inside, a simple repetitive use of red accents ties together disparate rooms, each designed in a pragmatic way to address its particular function, using conventional finishes and traditional materials in combination with contemporary aesthetic sensibilities.

There is nothing expressly novel about the material palette or the visual techniques employed, but in combination they show a remarkable sensitivity to site and context, and exert conscious control over all views in and out, all without feeling forced or otherwise artificial.

Converted Silo Homes: 21 New Condos Wrap Deserted Core

Nothing quite says ‘urban blight’ like an abandoned, virtually windowless concrete tower sprouting up like a super-sized weed from the surrounding flat landscape. But what can you do with such a building, structurally sound but with no access to natural light and limited square footage on each floor?

The solution may sound counter-intuitive, but fits the situation like a glove: C. F. Moller Architects retrofitted the center as a service and circulation shaft, then suspended brand new dwellings on three of its four sides (leaving a key piece of history exposed on this last surface).

The resulting uneven rhythms give the visual appearance of something organically growing up alongside or out from the old structure rather than merely an additive cloak to its exterior, and the new residences within get to experience the historic center without sacrificing daylight or views.

“Many towns in Denmark have centrally located industrial silos; most are no longer in use, but continue to visually dominate the local skyline …. Around the tower, the apartments are built up upon a steel structure in eye-catching forms which protrude out into the light and the landscape – a bit like Lego bricks. This unusual structure with its protrusions and displacements provides all of the apartments with a view of Aarhus Bay.”

The LEAP (Living Ecological Alpine Pod), a Prefab Modular Hut for High Altitudes & Mountain Living.


A new modern bivuoac for mountain living. Designed in Italy by Luca Gentilcore and Stefano Testa, the Alpine huts are modular, highly sustainable and complete with a comfortable interior. The LEAP (an acronym for Living Ecological Alpine Pod) is a technologically sophisticated shelter, prefabricated and assembled offsite, that does not alter the environment in which it is placed.



This type of installation represents an interesting form of support to trekking and mountaineering activities with a much lower environmental impact than the traditional mountain shelters. LEAP solves all the problems of existing types of bivouac. It is entirely built off-site, suitable for transport by helicopter and easily installed on location at high altitude requiring a limited number of operations. It is built using state-of-the-art technology for durability and to withstand all kinds of mechanical and atmospheric stress. It offers comfort beyond any present proven standard.

3D models:


Designed to resist the stresses of extreme altitudes the pod has photovoltaic film incorporated in the outer shell to provide the energy necessary to run the installed equipment:



The Interior Space:

Even if limited, the interior space is furnished for a pleasing and rewarding stay under all aspects. The selected materials guarantee durability, hygiene and safety (class A1 fire-reaction) while providing a warm and welcoming interior of refined design. The proposed solutions are fully customizable both for the functional layout and the finish of the materials used. LEAP can be equipped with technological systems for the production of energy and a unit to measure local conditions (self-diagnosis, weather conditions, web-cam, emergency rescue communication) connected with logistic and rescue headquarters. A sanitary module is available, equipped with a biological toilet that disposes of all sewage without polluting the environment.


above: Entrance unit with thermally isolated inner door, storage/drying rack and rescue equipment compartment.


above: Living/dining unit with pantry and cooker (electric induction hob).

above: Sleeping unit with adjustable bunks for maximum comfort, according to the number of users.

What home feature adds $43,000 to its price, what reduces it by $24,000?

The average new home is 2,150 sf

In a Southern suburb, a home’s value increases by around $43,000 by having a third full bathroom in a single family home, according to the National Association of Home Builders’ updated home price estimator and economic model that compares the four regions in America to enable home buyers, home builders, home owners and developers to compare the impact of physical features on a home’s price.

The results of the national economic model are interesting – the “standard” new single family home has 2,150 square feet, has three bedrooms, two and a half bathrooms, garage, fireplace, central air, separate dining and three miscellaneous rooms in a neighborhood where groceries are within 15 minutes from the home.

New home prices are typically higher in the Northeast and West than the Southeast and Southern regions and the lowest prices tend to be outside of a metro area, but according to the NAHB, “In general, the estimator finds that suburbs show higher prices than their companion central cities, which include the areas inside the city limits and not just a central business district or downtown area.”

How features impact a home’s price

Take for example a standard new home in a suburb in the South- it costs on average $203,874. Put that home on the waterfront and the price jumps by $90,000. Put the home near public transportation and you add another $26,000. Add 500sf of living space which adds an average $13,000 to the home price, but adding another bedroom or miscellaneous room adds less than $10,000 in value.

What can hurt a home’s price? Take out that fireplace of that Southern suburban home and you’re looking at reducing a home’s value by an average (and shocking) $24,000. Foreclosures are having an impact on home values without a doubt- an abandoned building within half a block knocks $28,000 off of a home’s value. Without shopping nearby, metal bars on windows, poor roads or bad smells can hurt a homes value by more than $6,000.

Cheat sheet:

Below is an easy to read summary of the information above (remember, all of this serves as an example of a Southern suburb for illustrative purposes). Visit the NAHB’s home price estimator and economic model to learn more about feature values in your market.

  1. The average new single family home has 2,150 square feet and is a 3/2.5.
  2. The average new home has a garage, fireplace, separate dining and three miscellaneous rooms.
  3. The average new home is in a neighborhood where groceries are within 15 minutes.
  4. A full third bathroom adds $43,00 to a home’s value.
  5. The average new home in a Southern suburb is $203,874.
  6. Being waterfront adds $90,000 to a home’s value.
  7. Being near public transportation adds $26,000 to a home’s value.
  8. Adding 500sf of living space adds $13,000.
  9. BUT, if that extra space is a bedroom or miscellaneous room, it adds under $10,000.
  10. Removing a fireplace reduces home values by $24,000.
  11. An abandoned building within half a block reduces a home’s value by $28,000.
  12. Without shopping nearby, metal bars on windows, poor roads or bad smells can hurt a homes value by more than $6,000.

See what you can get in Bellevue.

10 design flaws in the average home

Monopoly House BlockGood design doesn’t have to be froufrou. It can be simple and useful in its beauty, making use of natural elements. Often it’s a matter of looking to things that are important to you apart from conventional ideas and to what the idea of home means to you and your family.

Poor planning and small budgets can lead to design mistakes, but often flaws become apparent as newer and better ways of home planning and construction come into favor.

We’ve chosen 10 common design flaws to highlight in this article, listed in no particular order. If you find some of these problems in your home, take heart. You’re not alone, and there are ways to resolve the situation. Carpenters and handymen have been around for thousands of years, and many do-it-yourself experts learned about home improvement while coming up with workable solutions for design flaws and getting hooked on the problem solving itself.

Read more here.

Not All Feet Are The Same

feet One of the most misunderstood data points in real estate is square footage. To some this seems like a solid, historically accepted statistic that should be left alone. The reality is that not all feet are created equally.

As someone who consults both buyers and sellers on strategies that include pricing, I have had more than one occasion where square footage has been an issue of consternation.

Though I’m not an appraiser, I do understand the principals by which they establish value. In the Puget Sound, our topography dictates a variety of architecture. We have two-story, ramblers, split-entry, multi-level, townhomes and many more variations of those. Some homes have mountain views, while others look out on one of our gorgeous lakes. Still others look into a school yard or directly to a brick wall. Not all feet are created equally.

To suggest that, if all things being equal (number of bedrooms, baths and size), square footage would offer the key to pricing, is in my opinion a precarious position to take.

The truth is that floorplan rules! Useful (useable) design and flow are imperative to the way the home lives. People make due with the spaces they occupy, however, many of us have said something like, “If only that wall was over there”, or “If only we had a larger kitchen”, or “I wish the laundry room was upstairs”. As an aside – another benefit of our current inventory levels is that buyers have the opportunity to select homes that fit their needs at a pace where there is less compromise than in the frenzy market of 2003-2006.  The floorplan MUST be considered when evaluating the profile buyer (most likely buyer for the property), usefulness of the spaces and subsequently, the value of the property.

Multi-level homes, though fun and interesting, may have a smaller pool of buyers (older families, due to the distance between bedrooms and other layout considerations) which in turn can affect its value, depending on when it is sold. View homes may be more valuable to some than others (ask an appraiser how much a view is worth and you may receive a very long bluff – there IS a value, but determining that number is science and gut mixed with a little Pepto Bismol). Craftsmanship has to play a role in the valuation of a home. Different builders use assorted materials and sub-trades. The quality of materials and appliances cannot be ignored when valuing homes.

As a city or neighborhood ages, we see gentrification. In Seattle, Bellevue and Redmond, comparing homes in neighborhoods that are mixed with original and newly built structures is not for the faint of heart.

Many homes in our area have multi-levels due to where they are placed on the lot. Often these homes have an abundance of stairs and hallways, whereas a well designed rambler will yield the highest return on investment.

This is not to say that there aren’t times to use the square footage data. Identical homes in neighborhoods (unless there are some major differences such as location & condition), and more likely condominiums and townhomes, can benefit from the square footage valuation model. Again, one must consider the updates that may or may not have been done. The most important component in those cases is timing. I have observed and have been a part of selling identical properties only 6 months apart at dramatically different prices. Even the micro-market is affected by variations in the economy and lending.

Though none of this is splitting the atom, I have seen many who deal with home sales and marketing gloss over this point, sometimes putting their seller clients in a less than successful position.

If this resonates with you, let me know how I can help 206-713-3244 or email.

Swooping Curves Transform Old English Barn to New Home

A striking curved walkway cuts through the middle of this beautiful old barn home, dropping a spiral staircase along its way into the center of an otherwise linear space.

With over a century of experience and studios in Surrey and Switzerland, Stedman Blower Architects has a good deal of experience with regional and historic farm architecture – in particular, big barns in need of tasteful conversion for use as homes.

Exposed wooden beams and rafters overhead as well as old wood columns can be found manifesting in different ways throughout various rooms, offset and enhanced via simple decor and white paint.

Their approach, put simply, is to preserve as much as possible of the structure, then work with the wide-open interior volumes to build out something new, different, but ultimately also comfortable to live in.

This particular home is on an old estate in Surrey, England, with a 25-foot central space and sides that are subdivided to create homey bedrooms, bathrooms, kitchen and dining room spaces, all showing elements of the existing structure in their various ways.