Kitchen remodels in Mistletoe Heights
The original deed restrictions banned frame walls, so a bigger kitchen here takes space at the back of the house.
Our work · Mistletoe Heights Kitchen & Primary Expansion
Design and construction
What a kitchen remodel in Mistletoe Heights involves
In a kitchen remodel, the layout comes first and the finishes second. Where the sink lands, whether the range wall can carry a hood, how many people can stand in the room before someone has to turn sideways. We answer those first, then choose tile.
Cabinetry, appliances, plumbing and electrical, walls opened where they should come out, and finishes chosen against the rooms your kitchen opens onto rather than under showroom light. Drawn in house, priced cost-plus, built by our own construction team.
In Mistletoe Heights
A kitchen here sits at the back of a 1920s masonry house. The outside walls, brick on most of these houses, stay put, so the question is which inside wall or back room the kitchen can expand into. We check the framing in the house before we draw. The historic overlay only matters at the outside wall. About five in six houses here are in the overlay, and on those a new window or back door is reviewed. Work inside the house is not reviewed at any address.
Design and drafting, in house
Your plans and selections come from our own design team
Our design and drafting team draws the floor plans and 3D views, and chooses the finishes with you. All of it is grounded in what things really cost to build.
Level one
Living, kitchen, dining and foyer, with a covered porch running the width of the front.
The room in 3D
Cabinet runs, appliance placement and sightlines — what the room will feel like to stand in, before demolition.
The selections
Stone, tile, timber and cloth, chosen together and seen in daylight before anything is ordered.
Renovating 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 most of the older houses here are brick.
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
- 409
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
inside the city’s line, on about 173 acres above the Clear Fork
Measured from Tarrant Appraisal District parcel geometry, measured 2026-08-26
Rules for building in Mistletoe Heights
About five in six houses here are in the historic overlay.
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); historic overlay counted house by house on the city’s zoning map, read 2026-10-18
Cost in Mistletoe Heights
$55,000–$175,000
the same footprint with everything new at the low end, walls out and the plan redrawn at the top.
Ranges for a kitchen remodel 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
- Whether a wall comes out. The layout sets the budget more than the finishes do: where the sink lands and whether the range wall can carry a hood are the questions that set the budget, and they get answered before anything is chosen.
- Cabinetry. Stock, semi-custom and built-in-place are three different projects sharing one word, and this is the single largest line on most kitchens.
- Appliances, which are a client decision more than ours and can swing the total by tens of thousands without changing a drawing.
- Whether plumbing and electrical move with the plan. A relocated sink or a new line to an island means work in the floor and at the electrical panel, not just a new fixture.
- Per square foot
- about $600
- How long it takes
- 8–12 weeks
- Fort Worth permit fees
- $1,200–$4,000
- Set aside a contingency
- 10–15% of budget
Built by 6th Ave Homes
Mistletoe Heights Kitchen & Primary Expansion See this project →Our advice
What to plan for in Mistletoe Heights
These are the things that come up on almost every kitchen remodel we do here.
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Use the space behind the kitchen
The service porch or back hall behind a 1920s kitchen is already inside the footprint and under the roof. Adding it to the kitchen is usually the cheapest way to gain space.
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Keep the original brick
When we expanded a Mistletoe Heights kitchen, the original brick flue stayed, restored and left exposed, and the room was finished around it. In a masonry house, the old brick often looks best left exposed.
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Plan storage for a house without a garage
A third of the houses here record no garage at all, so the bulk storage a garage would take lands inside the house. Tall pantry cabinets and a drop zone by the back door are worth the space here.
How it works
A kitchen remodel 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.
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.
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 project
From the Mistletoe Heights Kitchen & Primary Expansion — see the full gallery
Recent projects
More of our work in Mistletoe Heights
The neighborhood
Most of Mistletoe Heights went up in the 1910s and 1920s.
Mistletoe Heights sits on the bluff above the Clear Fork. The ground falls about sixty feet at the western edge, and the rest of the neighborhood sits on the flat ground above it. The Trinity Trails run along the bottom of the bluff.
The neighborhood was platted in 1910, and the last of it came into the city in 1922. Land values rose after TCU moved to its current campus and the streetcar line came with it: lots that sold for $100 were going for about $1,500 by 1926. Most of what stands here went up in that run, in Prairie, Craftsman and Tudor Revival among other styles.
Nearby places
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Fort Worth Zoo
Founded 1909 and the oldest continuous zoo site in Texas, about two miles by road.
-
Fort Worth Botanic Garden
Established 1934, about a mile and a half by road.
- Mistletoe Avenue
- Buck Avenue
- Harrison Avenue
- Clara Street
- Edwin Street
- Jerome Street
- Weatherbee Street
- Stonebridge Place
- Forest Park Boulevard
What that means for your kitchen remodel
The Mistletoe Heights kitchen in our portfolio started as someone else’s set of plans: over budget, overbuilt, and not what the owners needed. We started over, reshaped the layout and made the footprint bigger, and the kitchen is now the main room of the house.
Before you start
Questions about a kitchen remodel in Mistletoe Heights
We go through these questions with you before any drawings start.
Nearby and related
- Garage Apartment in Mistletoe Heights
- Home Additions in Mistletoe Heights
- Master Bath Remodel in Mistletoe Heights
- Whole-Home Remodel in Mistletoe Heights
- Kitchen Remodel in Ridglea Hills
“6TH Avenue Homes was great to work with! All their design team and contractors were so nice and willing to please. we had a great experience with 6TH Avenue!”
Do you remodel a kitchen on its own, or only inside a bigger renovation?
On its own is real work and we take it. It is also the room that starts bigger conversations, because once the wall between the kitchen and the living room comes down, the rooms around it often need to change too. We will tell you how big the project really is before you sign anything.
What is the smallest kitchen project you take?
Not a countertop swap or a single appliance on its own. Small single-trade jobs are honest work, just not ours. From a same-layout refresh with new cabinets, counters and an island to a full remodel that moves the plumbing and a wall, we will talk it through, and our designers can help you pick finishes and get the most out of your budget.
Best Home Builder & Remodeler
Fort Worth MagazineFort Worth Chamber Small Business of the Year4.7 stars from 91 Google reviews as of September 2026
Thinking about a kitchen remodel in Mistletoe Heights?
Tell us about the house and the room that isn’t working. We’ll walk it with you, tell you what we’d do with it, and put a price on it before anyone signs anything.