Home additions in Mistletoe Heights
Most blocks here have historic review, and the narrow lots put additions in back. We check your address first.
Our work · Mistletoe Heights Kitchen & Primary Expansion
Design and construction
What a home addition in Mistletoe Heights involves
Whether an addition blends into the house or stands out is settled on the drawing board, not at the paint store. Rooflines, window proportion, brick coursing, the way the new eave meets the old one. Get those right and the new part is hard to tell from the old.
An addition can be a lot of things: a primary suite the house never had, a second story on a lot too small to build out, a sunroom, a bigger kitchen, a real home office, or an in-law suite. Our team draws it, walks the permit through the city, and builds it.
In Mistletoe Heights
Additions are the projects in Mistletoe Heights most affected by the rules, and which rules apply depends on your address. About two-thirds of the neighborhood sits in the city's historic overlay, where the street-facing design is reviewed before a permit is issued, and one corner carries no overlay at all. The lots are about 58 feet wide at the median either way, so additions here go back, and sometimes up. We check your address and draw the addition's size and shape against the guidelines before we price anything.
Design and drafting, in house
The drawings come from the people who have to build them
Plans, elevations and selections are done here, by the team that will be on site — so the thing you approve on paper is the thing that gets built, at the price on the page.
Level one
Living, kitchen, dining and foyer, with a covered porch running the width of the front.
The house in 3D
Massing, rooflines and the front elevation, drawn before a single material is ordered.
The selections
Held next to the floor and the trim you already have, not picked from a screen.
Building in Mistletoe Heights
What the houses here are like
1922
A pre-war neighborhood: the median house dates to 1922, four in five went up before 1940, and the original deed restrictions banned frame construction, which is why the houses here are brick and stucco.
These houses are solidly built, but their floor plans were laid out in the 1920s. Most of the work here is rearranging the rooms that are already there, and checking which rules apply to your address before anyone draws.
- Median lot
- 7,740 sq ft
- Median house
- 1,952 sq ft
- Single-family lots
- 428
57.7 ft wide by 134.8 deep; half fall between 6,450 and 9,240
a quarter are under 1,588, a quarter over 2,584
the whole neighborhood, on about 172 acres above the Clear Fork
Measured from Tarrant Appraisal District parcel geometry, measured 2026-08-26
Rules for building in Mistletoe Heights
About two-thirds of the neighborhood is in the historic overlay. One corner is not.
Whether your house is in the overlay depends on your address, and it is the first thing we check. Inside the overlay, exterior work needs a Certificate of Appropriateness before the permit issues. Outside it, the standard permit path applies. You cannot tell from the neighborhood name alone, so we look it up by address.
A-5 One-Family~64%
- Min lot
- 5,000 sq ft
- Min width
- 50 ft
- Max coverage
- 50%
- Front yard
- 20 ft, 15 ft limited local
B Two-Family~28%
- Min lot
- 5,000 sq ft attached / 7,500 detached
- Min width
- 50 ft
- Max coverage
- 50%
- Front yard
- 20 ft
Where a row shows two front-yard figures, the minimum depends on how the city classifies your street. The lower one applies only on a limited local street. The street sign does not tell you the classification, so we look it up with the city before we draw.
Your front setback is measured from the houses next door
On an established block Fort Worth measures the required front yard off the nearest houses rather than the zoning table. This rule changes Mistletoe Heights addition plans more often than any other, and you cannot find it on a zoning map. We get it by measuring the houses on either side of you.
Measured from City of Fort Worth GIS zoning and Tarrant Appraisal District parcels, sampled 2026-08-26; City of Fort Worth Zoning Ordinance §4.705(c)(1) and §6.101(d), read 2026-09-25 (edition 2026 S-20)
Cost in Mistletoe Heights
$60,000–$420,000
a bump-out at the low end, a full second story at the top.
Ranges for a home addition in Mistletoe Heights, not a quote. Before there are drawings, a range is the only honest number anyone can give you — the spread between a high and a low bid on the same job is routinely 20% or more. We bill cost-plus, so when there is a plan you see the actual materials, labor and subcontractor costs, plus our overhead and profit, rather than a single figure with the unknowns padded into it.
What changes the price
- Which kind of addition. A bump-out borrows the roof and structure you already have; a second story needs engineering, a staircase, a new roofline and every system re-integrated.
- Whether a bathroom is in it. Plumbing into new square footage is $15,000–$35,000 on its own, and how far it sits from existing lines decides where in that band you land.
- What the existing house can carry. Whether the foundation extends, whether a bearing wall is in the way, and whether the framing can take a floor above it are answers that come from opening things up, not from the curb.
- Matching the character. In the neighborhoods with a historic overlay — Ryan Place and Mistletoe Heights among them — custom millwork and matched exterior materials add 10–15%.
- Per square foot
- $175–$400
- How long it takes
- 3–9 months
- Fort Worth permit fees
- $1,200–$3,500
- Set aside a contingency
- 15–20% of budgetfor what the existing house turns out to be hiding
The kitchen · Built by 6th Ave Homes
Mistletoe Heights Whole-Home Remodel See this project →Our advice
What to plan for in Mistletoe Heights
These are the things that come up on almost every home addition we do here.
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Build to the back, and sometimes up
The lots are long and narrow, about 58 feet at the median, so a side addition is almost never the answer here.
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Design the addition's size and shape before pricing it
On overlay addresses the street elevation and height are reviewed before a permit issues. We design the addition so it can be approved on the first submission.
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Measure the neighbors' setback
On a 1920s block your buildable front line is set by your neighbors' houses, not by the zoning number. We measure it from the survey before we draw.
Stay or go
Remodel it, or sell it?
If you love the street but the house no longer fits, compare the cost of a remodel with what the house would sell for.
What the work would cost
Priced by the people who'd build it.
Design, drafting and construction, in house.
What it'd sell for as-is
Valued by our agents, who sell homes here.
6th Ave Homes is a licensed brokerage.
A remodeler can price the work. An agent can price the house. We do both.
We can answer both sides: our agents sell in this market and our design and construction teams price the remodel, so you can weigh a real renovation number against what the house would actually sell for. Sometimes the answer is a second story. Sometimes it's a listing. We'll tell you which one we'd pick and why.
How it works
A home addition in Mistletoe Heights, in three steps
The people who design it, price it and build it work alongside each other, so the plan you approve is the plan that gets built.
Meet Up
We walk the house, listen to how you live in it, and talk through the budget before anyone draws a line.
Team Up
Our designers and drafting team put a real plan on paper — layout, selections, and a number you can build around.
Glasses Up
We build it, keep you in the loop, and hand back a home that feels like you. Pour something good.
Our work in Mistletoe Heights
Mistletoe Heights Kitchen & Primary Expansion
Kitchen Remodel & Addition
In Mistletoe Heights, our design and construction teams drew and built a larger chef-style kitchen, a primary suite addition and a new back deck, with whole-home updates throughout.
See the whole projectRecent projects
More of our work in Mistletoe Heights
The neighborhood
Mistletoe Heights was built from about 1918 to 1924, on the bluff above the Clear Fork.
Mistletoe Heights sits on the bluff above the Clear Fork. The western edge drops sixty to seventy-five feet, and the rest of the neighborhood sits on the flat ground above it. The Trinity Trails run along the bottom of the bluff.
Forest Park physically adjoins the neighborhood. The zoo, Trinity Park and the Botanic Garden are all about a quarter mile out, Log Cabin Village a little further, and the Forest Park miniature railroad has been running across the Clear Fork since 1959.
Lily B. Clayton opened in February 1922 as Mistletoe Heights Elementary and is a city landmark. It starts what everyone here calls the Paschal pyramid — Clayton, then McLean 6th Grade, then McLean Middle, then Paschal — and it is the reason a lot of families give for moving here in the first place.
The lots are narrow by modern standards, a median a little under fifty-eight feet wide against about a hundred and thirty-five deep, and one in six is under fifty feet. A third of the houses record no garage at all. Those two facts limit what most projects here can do.
Nearby places
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Lily B. Clayton Elementary
A city landmark since 1990, and the school many families here chose the neighborhood for.
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Forest Park
A hundred acres right next to the neighborhood, laid out in 1910.
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Fort Worth Botanic Garden
Established 1934, and a short walk from the neighborhood.
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Log Cabin Village
The city's living-history museum, open since April 1966.
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Park Place Village
The commercial corner at 8th Avenue and Park Place, just east of the neighborhood.
- Mistletoe Boulevard
- Mistletoe Drive
- Mistletoe Avenue
- Buck Avenue
- Harrison Avenue
- Clara Street
- Edwin Street
- Irwin Street
- Jerome Street
- Weatherbee Street
- Stonebridge Place
- Forest Park Boulevard
What that means for your home addition
Lots here are narrow. The median lot runs a little under fifty-eight feet wide, so an addition goes off the back of the house instead of the side. The back of these houses is usually where the original service porch and a later 1950s bathroom already sit. The main challenge is adding a primary suite without creating long hallways through the house.
Project photos
Photos of the finished rooms
Before you start
Questions about a home addition in Mistletoe Heights
We go through these questions with you before any drawings start.
Nearby and related
- Garage Apartment in Mistletoe Heights
- Kitchen Remodel in Mistletoe Heights
- Master Bath Remodel in Mistletoe Heights
- Whole-Home Remodel in Mistletoe Heights
- Home Additions in Ryan Place
“Wonderful experience working with 6th Avenue Construction + Design! LB created a beautiful and timeless living space for us that reflects our personalities and taste. She has endless resources, creativity and energy from start to finish. I would choose to work with 6th Avenue again and again and again! In fact, I think it just might be time to buy a another house, just for the opportunity to keep working with 6th Avenue!”
Is my Mistletoe Heights house actually in the historic district?
It depends on your address, and it's the first thing we check. About two-thirds of Mistletoe Heights sits under the city's historic overlay; one corner opted out at designation and carries no overlay at all. If your address is inside it, exterior work needs a Certificate of Appropriateness before the permit. If it isn't, the standard permit path applies. The neighborhood name alone does not answer it, and a wrong guess can cost you time.
How much can I actually add, and where?
Usually to the back, and sometimes up. The lots here are long and narrow, so a side addition is rarely the answer — and if your address sits in the overlay, the street elevation and height get reviewed. What fits depends on your lot, and we work it out in drawings before construction. We draw it before anyone commits to a budget.
How close to the street can an addition or new build sit?
Usually no closer than the houses next door, because the required front setback here isn't one number. Fort Worth takes the greatest of the platted line, the district minimum, and a projected line drawn from the neighboring houses, up to a 50 foot maximum. On a 1920s block the neighbors' line almost always governs. We measure the neighboring setbacks before we draw, because finding that line during construction instead of before it is how a project loses months.
Does the review add time to the schedule?
On overlay addresses, yes. It adds a review step with its own schedule, and it's manageable when the drawings are prepared for it from the start. The people who draw your plans work alongside the people who build them, so the submittal is drawn to be approved the first time.
What decides whether we go up or out?
Usually the roof and the lot survey. Some houses take a second story well. On others it looks like one house stacked on another, and trim cannot fix that. Building out keeps the house looking right from the street but takes yard. We walk the house and tell you which tradeoff you are making.
Is the thing we want actually an ADU?
If it needs its own kitchen and its own front door, probably yes, and zoning treats it as a different kind of building with different limits. An addition stays attached, shares the systems and the address, and is the right answer when you want more house rather than a second one.
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Thinking about a home addition in Mistletoe Heights?
Tell us about the lot, or the house that isn't big enough anymore. We'll tell you what the lot allows, draw it, and price it before anyone signs anything.