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, drawn and built
What a master bath remodel in Mistletoe Heights involves
In Mistletoe Heights
A primary bath is the one room a 1920s house did not build, so here it is almost always an assembly — an original bath, a closet, a stretch of hall, or the back corner of a bedroom, made into a single room. Which combination is available to you is a plumbing and framing answer, not a design preference, and it is the first thing worth knowing. The one thing that is not in question is approval: interior work needs no review on any address in this neighborhood, so this is one of the few projects here whose calendar belongs entirely to the job.
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
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 Mistletoe Heights
What the houses here actually ask for
1922
A genuinely 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 brick and stucco run these streets.
Houses this old have good bones and a floor plan built for another century. Most of the work here is reorganizing what's already there, carefully — and knowing exactly 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
The ground rules in Mistletoe Heights
About two-thirds of the neighborhood is in the historic overlay. One corner is not.
This is an address question, never a neighborhood one, 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. Anyone who answers this from the neighborhood name is guessing with your schedule.
A-5 One-Family~64%
- Min lot
- 5,000 sq ft
- Min width
- 50 ft
- Max coverage
- 50%
- Front yard
- 20 ft
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
Your front setback is set by your neighbors, not by the table
Fort Worth's contextual front-yard rule lets the required setback follow the block face rather than the base 20 feet. It is the rule that most often moves a Mistletoe Heights addition on paper, and it is not something you can read off a zoning map — it comes from 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
What it runs 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 moves it
- 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 assembled. 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
- Carry a contingency
- 10–15% of budgetfor what is behind the walls
The bath · Built by 6th Ave Homes
Mistletoe Heights Whole-Home Remodel Step inside this one →What we'd actually do here
The moves that matter in Mistletoe Heights
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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Keep the wet work off the outside wall
These are masonry houses by original deed restriction. The exterior walls are the expensive place to run new supply and vent, so the bath gets planned around the interior walls that can take it.
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Masonry outside, wood inside
The walls are brick and stucco by original deed restriction, but the floor under them is 1920s wood. It was framed for a tub and a toilet, so it gets opened and checked before a stone top is ordered.
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Separate anything the street can see
Nothing inside these walls is a review question. One replaced window quietly makes it one, so exterior items are drawn as their own scope instead of riding along with the bath.
How it works
A master bath remodel in Mistletoe Heights, 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
Remodel it, or sell it?
You love the street. The house is the question — and in a pre-war neighborhood, it's a real one.
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.
We're one of the few companies in Fort Worth built to answer it straight — 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 projectNot our first time on these streets
More of our work in Mistletoe Heights
The neighborhood
A hundred years old, on the bluff over the Clear Fork.
Mistletoe Heights sits on the bluff above the Clear Fork, and the ground does what that sounds like — the western edge drops sixty to seventy-five feet before it flattens onto the plateau the rest of the neighborhood sits on. The Trinity Trails run along the bottom of it.
The Forest Park Gates at Park Place are the front door: two limestone towers with red tile roofs, built in 1917 and 1918 and city landmarks since 2002. The ornamental streetlights on Irwin are documented historic fixtures. The Ponton House on Mistletoe Drive, 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. Both facts decide more projects here than taste does.
What's around it
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The Forest Park Gates
The threshold at Park Place. You know you have left the main road the moment you pass between them.
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Fort Worth Botanic Garden
Established 1934, and where half the neighborhood learned the names of things.
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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 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 master bath remodel
These houses were drawn before anybody expected a primary bath, so usually there is not one to remodel. There is a hall bath and a closet, and the room has to be found. With masonry outside walls the wet work stays inboard, which means the honest version of this project starts with a plan and not a tile selection.
Inside the work
The rooms, up close
Before you start
A master bath remodel in Mistletoe Heights: the questions worth asking first
The answers that change a Mistletoe Heights project are usually the ones nobody asks until the drawings are done. We work through these first.
Nearby and related
- Garage Apartment in Mistletoe Heights
- Home Additions in Mistletoe Heights
- Whole-Home Remodel in Mistletoe Heights
- Master Bath Remodel in Berkeley Place
- Master Bath Remodel in Crestline
“We chose 6th Ave for our extensive home renovation because we needed a one stop shop for planning, design, general contractor and project management. We were very happy with the process from beginning to end and love the end result! Our project finished on time and even a little bit under budget, and the entire staff at 6th Ave (especially Dustin, Lee and Kayla) were great to work with.”
Is my Mistletoe Heights house actually in the historic district?
That's an address question, not a neighborhood one — 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. Anyone who answers this from the neighborhood name is guessing with your schedule.
Does the review add time to the schedule?
On overlay addresses it adds a real step with a real calendar, and it's very manageable when the drawings anticipate it rather than discover it. That's the practical advantage of the people who draw your plans sitting down the hall from the people who build them — the submittal is drawn to be approved the first time.
What do we give up to get the primary bath?
Something the house is currently using — and that trade is the real decision, because a 1920s house has no slack in it. Taking the hall can strand 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 on paper it's an afternoon and in framing it's a 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.
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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 real number on it — before anyone signs anything.