Master bath remodels in Mistletoe Heights
A 1920s house wasn’t built with a primary bath. We make one from the old bath, a closet or part of a bedroom.
Our work · Mistletoe Heights Primary Bath Remodel
Design and construction
What a master bath remodel in Mistletoe Heights involves
In Mistletoe Heights
The 1920s houses here were built without a primary bath, so we usually make one by combining the original bath with a closet, part of the hall, or the back corner of a bedroom. Which of those you can use depends on where the plumbing and framing run, and we find that out first. Approval is not an issue: interior work needs no historic review at any address in this neighborhood, so the schedule depends only on the construction.
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.
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 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 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
$63,000–$120,000
a primary bath at about 100 square feet at the low end, closer to 190 at the top.
That per-square-foot number looks high next to a national calculator, and it is not. Those averages are pulled down by vanity swaps. A bathroom packs every trade in the house — plumbing, waterproofing, tile, glass, electrical, ventilation — into forty to a hundred square feet, so the cost per foot runs several times what the rest of the house does.
Ranges for a master bath 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
- How far the water has to travel from where the last plumber left it. Moving a drain is a floor-structure job, not a plumbing job, and it is usually the difference between the two ends of this range.
- Whether the room already exists or has to be pieced together from other rooms. In a pre-war house a primary bath is almost always made out of an original bath, a closet and a stretch of hall, and how many of those pieces have to move decides the number.
- Whether the layout changes at all. Same footprint with new everything sits near the low end; walls moving puts you at the top.
- Finish level, and it is the lever you control most. Stock vanity and porcelain against custom millwork, stone and frameless glass is most of the spread once the plan is settled.
- Per square foot
- about $630
- How long it takes
- 8–10 weeks
- Fort Worth permit fees
- $1,200–$4,000
- Set aside a contingency
- 10–15% of budgetfor what is behind the walls
The bath · 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 master bath remodel we do here.
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Keep the plumbing off the outside walls
The original deed restrictions required masonry houses. The exterior walls are the expensive place to run new supply and vent lines, so we plan the bath around interior walls that can hold the pipes.
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Check the wood floor framing first
The outside walls are brick and stucco, but the floors are 1920s wood framing. We open the floor and check that it can carry heavy tile and stone before anything is ordered.
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Keep exterior changes separate from the bath
Interior work needs no historic review. Replacing a window does, so we draw any exterior changes as a separate scope that cannot hold up the bath.
How it works
A master bath 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 Primary Bath Remodel
Primary Bath Remodel
In Mistletoe Heights, a historic home earned a primary bath worth lingering in. The 6th Ave Homes design and construction teams gutted and rebuilt this one into a quiet, refined retreat, so sit with the details in the gallery below.
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.
The Forest Park Gates at Park Place mark the main entrance: two limestone towers with red tile roofs, built in 1917 and 1918 and city landmarks since 2002. The Ponton House, a Spanish Eclectic by Joseph Pelich, is a Recorded Texas Historic Landmark.
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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The Forest Park Gates
Two stone towers at Park Place that mark the entrance to the neighborhood.
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Fort Worth Botanic Garden
Established 1934, and a short walk from the neighborhood.
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The Trinity Trails
At the foot of the bluff on the Clear Fork, part of a system running more than a hundred miles.
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Newby Park
A pavilion, a ball field and a playground at Rosedale and Jerome.
- Mistletoe Avenue
- Buck Avenue
- Harrison Avenue
- Clara Street
- Edwin Street
- Jerome Street
- Weatherbee Street
- Stonebridge Place
- Forest Park Boulevard
What that means for your master bath remodel
These houses were built without a primary bath, so usually there is not one to remodel. There is a hall bath and a closet, and we have to find the space for a new room. Because the outside walls are masonry, the plumbing stays on interior walls, so this project starts with a floor plan before anyone picks tile.
Every bathroom we’ve finished in Mistletoe Heights, with photographs, is on dfwbathrooms.com.
Project photos
Photos of the finished rooms
Before you start
Questions about a master bath 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
- Kitchen Remodel in Mistletoe Heights
- Whole-Home Remodel in Mistletoe Heights
- Master Bath Remodel in Berkeley Place
“From sitting down with us in advance to walk through the process to being very timely and responsive with emails and phone calls throughout, our guide was on top of every detail. 6th Ave Homes could not have a better representative of how they want to show up in support of their clients.”
What do we give up to get the primary bath?
Usually a hall, a closet or a bedroom, because a 1920s house has no spare space. Taking the hall can cut off access to a bedroom. Taking the closet buys you a bath and costs you the storage the bath now needs. Taking the third bedroom is the biggest gain and the one that shows up in an appraisal, so it’s worth pricing the bath and the bedroom count together rather than in sequence. We draw two or three versions of the trade before anyone commits to one, because changing the plan on paper is quick, and changing it during framing means a costly change order.
What if the bathroom we want is bigger than the space we have?
Then part of it is an addition. Stealing a few feet from a closet, a hall, or a bedroom is common and often enough. When it is not, a primary suite addition is a different project with a different number, and you should hear that before demolition rather than during it.
Is a fixture swap enough, or does the whole room have to come out?
If a new vanity and a paint color would fix it, we will tell you so and you should go do that. A bath we take on is a full remodel: plumbing and electrical relocated, waterproofing done properly, tile set to a plan. That is the room we are built for.
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 master bath 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.