The square footage is there. 1928 spent it elsewhere. Master Bath Remodel in Berkeley Place
Our work · Berkeley Place Primary Bath Remodel
Design, drawn and built
What a master bath remodel in Berkeley Place involves
This is the one room worth taking on its own. Partly because you start every morning in it, and partly because in a house that has been fixed everywhere else, it is almost always the thing still waiting.
Layout, plumbing moved where the room needs it, tile and stone chosen against the floors and trim you already have, glass, lighting, ventilation that actually clears steam. Drawn by our team, built by our crew, on the same cost-plus billing as a project ten times the size.
In Berkeley Place
A house in Berkeley Place isn't a small house — the median runs about 2,300 square feet. What it doesn't have is a primary suite, because in 1928 nobody was drawing one. The bathroom you've got was built as the house's bathroom: one of them, off a hall, sized to be shared by everybody under the roof. That's the constraint and it's also the opening, because a house this size has the room somewhere. Finding it is a plan problem rather than a square-footage problem, which is why the first drawing we make here is not of a bathroom.
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, and the number under it is real.
Level two
The bath drawn at 10'9" x 7'9" with the closet that feeds it, dimensioned against the bedrooms it serves — which is how you find out early whether the room can actually grow.
The room in 3D
Vanity runs, mirror and sconce placement, and where the doors actually swing — drawn to scale before a single tile is ordered.
The selections
Held next to the floor and the trim you already have, not picked from a screen.
Renovating in Berkeley Place
What the houses here actually ask for
1928
Period-revival brick and stucco from the twenties and thirties — Tudor, Spanish and Colonial, one and two stories, on 60-foot lots that repeat down the block under a deep canopy.
Most of this neighborhood was built in the twenties and thirties, so the houses repeat and the problems repeat with them. A masonry shell that does not take a new opening casually, and front setbacks fixed by the neighbors rather than by the zoning table.
- Median house
- 2,317 sq ft
- Median lot
- 9,000 sq ft
- Houses with a pool
- 95 of 549
a quarter of them run past 3,056 square feet
62 feet across at the median, and 146 feet deep
a little over one in six
Measured from Tarrant Appraisal District parcels tax year 2025 via City of Fort Worth GIS, 549 single-family parcels, measured 2026-09-03
The ground rules in Berkeley Place
Berkeley Place looks like a historic district and is not one.
The city's zoning map records no historic overlay across about 97% of it, and that is the sentence that matters most when you are working on a house here, because three blocks north the answer flips. No Certificate of Appropriateness, no landmarks commission, no design review — siding, windows, doors, roofing, decks and additions are ordinary Fort Worth permit items. One address here is a city landmark and does need a certificate; a second house carries a state landmark designation, which is a different rule and a different office. We confirm the parcel before we tell anyone their block is clear.
A-5 One-Family~67%
- Min lot
- 5,000 sq ft
- Min width
- 50 ft
- Max coverage
- 50%
- Front yard
- 20 ft
B Two-Family~15%
- Min lot
- 5,000 sq ft attached / 7,500 detached
- Min width
- 50 ft
- Max coverage
- 50%
- Front yard
- 20 ft
Width is what binds here, not coverage
On the lot this neighborhood keeps repeating, 50% coverage would allow a footprint no house here comes close to. What actually runs out is width — about 62 feet at the median, five-foot side yards, and a house already standing where somebody put it in the 1920s. So the honest answer on a side addition is smaller than the coverage table suggests, and there is usually a question about whether the house as it stands still fits today's rules. We pull the parcel before anything is drawn.
Measured from City of Fort Worth GIS zoning, point-sampled 2026-09-03; Fort Worth Zoning Ordinance §§ 4.704 and 4.705 and § 6.101, read 2026-08-26
What we'd actually do here
The moves that matter in Berkeley Place
Every neighborhood rewards something different. These are the three that come up on almost every master bath remodel we take on.
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A new window here is a masonry cut
The subdivision's original restrictions forbade wood exteriors, and the stock reads brick and stucco throughout. Solid or a veneer over frame, you find out by opening it — and either way it is masonry work, priced as masonry work.
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Find out what is under the floor
The bath we did in Berkeley Place began as a leaking tub dripping into the kitchen below it. When there is a room under the bathroom, what is beneath that floor decides how far a drain can move. That is a survey, not an assumption.
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The side wall is not the way out
Five feet of side yard, and a house already sitting where 1928 put it. Nothing useful happens by pushing a bath outward here, which is why the plans that work turn inward instead.
How it works
A master bath remodel in Berkeley Place, in three steps
The people who draw it, price it, and build it share a hallway — which is why the plan you fall in love with is the plan that actually gets built.
Meet Up
We walk the house, listen to how you actually live in it, and talk honestly about 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.
Both numbers, one conversation
Put the money into this house, or buy one that is already done?
Fewer than four houses in a hundred here have been built since 2000. People keep these houses.
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 the agents who sell this market.
6th Ave Homes is a licensed brokerage.
A remodeler can price the work. An agent can price the house. We do both.
The comparison you're really making is against another 1920s house somebody else already finished. So we price this one line by line, cost-plus, off a drawing rather than a walkthrough — and our agents price the finished one down the street. Same office, so nobody's steering you toward the answer that pays us more.
Our work in Berkeley Place
Berkeley Place Primary Bath Remodel
Primary Bath Remodel
In Berkeley Place, a historic home deserves a primary bath that respects its age without living in the past. The 6th Ave Homes design team gave this one a fresh, calm feel while honoring the house's original character, so look closer in the photos below.
See the whole projectInside the work
The rooms, up close
Not our first time on these streets
More of our work in Berkeley Place
The neighborhood
A working farm until 1924. Four houses in five up by 1940.
William Joseph Rogers bought about 137 acres of this ground in 1901 and farmed it, grain and dairy. The neighborhood association's own history has the rest: the land around the farm went to a development company, the city annexed the area in 1922, and in 1924 the farm itself was sold and cut into house lots. The farmhouse is still standing on Warner Road. It went up as a wood-framed Queen Anne, and it is brick today because the new subdivision's deed restrictions forbade wood exteriors — a house that had to be re-clad to obey the rules of the neighborhood built around it. W. Lee "Pappy" O'Daniel owned it from 1925 to 1945, governor of Texas from 1939 and then a United States senator until 1949.
The western edge is Forest Park, and the threshold is a pair of limestone towers at Forest Park Boulevard and Park Place. The city's own account has them designed by the Fort Worth architect John Pollard, built by the Bryce Building Company in 1917-18, thirty feet tall, rubble limestone with arched openings you walk through and a hipped roof sheathed in red tile. They were restored in 1980 with money from this neighborhood and again in 2009. They belong to the park and they read as the front door of Berkeley Place, which is a fair summary of the whole relationship.
What you notice next is the public half of the street. Sidewalks, deep canopy, and in the Cheltenham blocks a run of ornamental streetlights that Historic Fort Worth dates to between about 1926 and 1928 — slender fluted poles assembled from the parts of several different standards. The streets themselves rise and bend toward the park rather than running a flat grid, and more houses here have basements than a Fort Worth buyer expects to find.
Lily B. Clayton Elementary sits on Park Place, which is the street that forms the northern edge — so Berkeley Place and Mistletoe Heights both count it as theirs, and both have a case. It opened on January 30, 1922 under the name Mistletoe Heights Elementary with three teachers, and that November the school board renamed it for a woman who had taught Latin at Fort Worth High School since 1885; the National Register nomination records it as the first in the district named for a woman. It runs pre-K through fifth grade, and feeds McLean 6th Grade, then McLean Middle, then Paschal.
The association is voluntary and publishes no architectural review process — no committee, nothing to submit. It is, however, organized. The city named Berkeley Place its Neighborhood of the Year in 2018, residents wrap the streetlamps at Christmas and show up at City Hall, and nothing that happens in the right-of-way here goes unnoticed.
What's around it
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The Forest Park Gates
The park board approved them in December 1916 at an estimated $1,800, and the pair has been rededicated once since, in November 2011.
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Forest Park
About 121 acres by the city's count — though the city publishes three different figures for it, and the widest one, 170-plus acres, is counting the zoo and Log Cabin Village too.
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Rogers-O'Daniel House
On the National Register since 1985 and a Recorded Texas Historic Landmark, which means the state gets 60 days' notice before anything on the outside changes.
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Lily B. Clayton Elementary
Listed on the National Register in 2017 under the name it opened with, Elementary School No. 19. About 476 students today, pre-K through fifth.
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The Cheltenham streetlights
Historic Fort Worth reads the poles as composites, assembled from the parts of several standards and close to the National model Union Metal was selling out of Canton, Ohio.
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Forest Park Pool
2850 Park Place Avenue. Eight 50-meter lanes below the bluff, and the city calls it the oldest aquatics facility in Fort Worth.
- Warner Road
- Park Place Avenue
- Stanley Avenue
- Forest Park Boulevard
- Windsor Place
- Pembroke Drive
- Huntington Lane
- Wilshire Boulevard
- Hawthorne Avenue
- Glenco Terrace
- Rockridge Terrace
- Ward Parkway
- Berkeley Place
- Dartmoor Court
- Chatburn Court
- Patton Court
What that means for your master bath remodel
None of that is why anyone calls us, and all of it is why they stay. What the street buys you is the outside of the house — the canopy, the lamps, the school on the corner, the park at the end of it. It can't do anything about the inside, and a neighborhood people don't leave fills up with houses being asked to do things they were never drawn to do. That's the job here.
Before you start
A master bath remodel in Berkeley Place: the questions worth asking first
The answers that change a Berkeley Place project are usually the ones nobody asks until the drawings are done. We work through these first.
Nearby and related
- Master Bath Remodel in Crestline
- Master Bath Remodel in Mira Vista
- Master Bath Remodel in Mistletoe Heights
- Master Bath Remodel in Overton Park
- Master Bath Remodel in Ridglea Hills
“6th Ave Homes is amazing! Their realtors are top notch and their construction team was amazing. They helped us find our dream home and then make it amazing.”
Do I need historic approval to remodel in Berkeley Place?
No, not for almost any house here — Berkeley Place is not one of Fort Worth's designated historic districts, so there is no Certificate of Appropriateness and no design review, and exterior work follows the standard permit path. The caveat worth knowing is that private deed restrictions are a separate matter from city zoning: the original Berkeley Addition restrictions forbade wood exteriors, and whether anything like that still binds your particular lot is a title question rather than a city one. We check the parcel either way.
My house is in the Tarrant County historic survey. Does that restrict what I can do?
No. A survey listing is documentation, not designation — it records that a house is historically significant and carries no approval requirement whatsoever. It is the most common misunderstanding in this neighborhood, and it's worth being clear about before you start planning around a rule that doesn't apply to you. National Register listing on its own also restricts nothing a private owner does. A Recorded Texas Historic Landmark designation is the one that does, and it applies to one house here.
Can the bathroom layout actually change, or only the finishes?
It can change, and in these houses it usually has to, because the room you want is a different shape from the room you have. What decides how far it can move is what sits under the floor and what runs through the wall — a basement, a second story over living space, and a masonry shell that doesn't take a new opening casually. That's why we draw the layout before anyone puts a number on it.
There's a basement under my bathroom. Is that good news or bad?
Mostly good, and it's a question that comes up here more than it does in most of Fort Worth — basements are more common in Berkeley Place than a buyer expects. Open access under the floor is the cheap version of moving a drain, because nobody is cutting concrete to find out where anything runs. What it changes is the survey: we want to see the framing and the existing runs down there before the layout is committed.
Can you do the bathroom and the closet at the same time?
Usually yes, and usually you should. They share a wall and often a plumbing chase, so doing them together costs less than doing them a year apart and gets you the suite instead of the room.
We might do a bigger remodel in a year or two. Should the bath wait?
It depends on whether the bigger project would move the walls you are about to tile. If it would, waiting saves real money. If it would not, there is no reason to keep putting off the room you start every morning in. We will look at both scopes and say which one you are in.
Best Home Builder & Remodeler
Fort Worth Magazine · plus Small Business of the Year, Fort Worth Chamber
Thinking about a master bath remodel in Berkeley Place?
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 real number on it — before anyone signs anything.