Master bath remodels in Ryan Place
A house on piers and a house on slab can share a block here. That changes what it costs to move a drain.
Our work · Tanglewood Primary Suite Remodel
Design and construction
What a master bath remodel in Ryan 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 Ryan Place
Ryan Place built out from the 1910s into the fifties, and for a primary bath the difference is underneath. A house on piers has a crawlspace, so a drain can move with a saw and a plumber. A house on slab means cutting concrete to move the same drain. Neither is a problem once it is known, and it is the first thing we check, because it decides what each layout costs before anyone picks a tile.
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 Ryan Place
What the houses here are like
1939
Newer than the streets suggest: the median house here dates to 1939, and four houses went up in the 1940s for every five in the 1920s. One-story cottages and larger stately homes, prairie through Mediterranean, on wide tree-lined streets.
Under all of it is deep clay with no rock to bear on, so the ground moves with the seasons. That puts foundation and drainage among the first decisions on a job here rather than the last, and it is why the same set of drawings can price differently on two lots a block apart.
- Median lot
- 7,500 sq ft
- Median house
- 1,691 sq ft
- Single-family lots
- 803
55.1 ft wide by 140.5 deep — deep lots, and the widths vary a lot
the top tenth run past 3,164
inside the neighborhood’s line, on about 305 acres
Measured from Tarrant Appraisal District parcel geometry, measured 2026-08-26
Rules for building in Ryan Place
About nine in ten Ryan Place houses carry no historic overlay.
Elizabeth Boulevard’s 41 houses form the one historic district here, and 21 other houses carry a historic overlay. Twelve more carry a demolition delay. The rest have no historic review. We check your address before we draw.
A-5 One-Family~47%
- Min lot
- 5,000 sq ft
- Min width
- 50 ft
- Max coverage
- 50%
- Front yard
- 20 ft, 15 ft limited local
A-7.5 One-Family~20%
- Min lot
- 7,500 sq ft
- Min width
- 55 ft
- Max coverage
- 45%
- Front yard
- 20 ft, 15 ft limited local
A-10 One-Family~17%
- Min lot
- 10,000 sq ft
- Min width
- 60 ft
- Max coverage
- 40%
- Front yard
- 25 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.
Three different minimum lot sizes inside one neighborhood
Ryan Place has three one-family zoning districts. Which one your lot is in sets your minimum width, your maximum coverage and whether your front yard starts at 15, 20 or 25 feet. Two houses four doors apart can face different rules, so we look up your parcel before anything is drawn.
Measured from City of Fort Worth GIS zoning and Tarrant Appraisal District parcels, sampled 2026-08-26; City of Fort Worth Zoning Ordinance §4.704(c)(1) and §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 Ryan Place
$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 Ryan Place, 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
Built by 6th Ave Homes
Mira Vista Primary Bath Refresh See this project →Our advice
What to plan for in Ryan Place
These are the things that come up on almost every master bath remodel we do here.
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Keep original tile worth saving
Some of these houses still have original tile worth saving. Our Ryan Place remodel kept one bath’s original green tile and gave the primary bath new green and gray tile that matches it.
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Stiffen the floor before the stone
Many of these floors are wood framing over a crawlspace, on clay that moves with the seasons. A large stone or porcelain floor shows every flex, so the framing under it gets checked and stiffened first.
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With an overlay, a new window needs review
Bath work inside the walls is not reviewed anywhere in Ryan Place. The exception is the window: on Elizabeth Boulevard and on 21 other houses with a historic overlay, changing one needs a Certificate of Appropriateness before the permit issues.
How it works
A master bath remodel in Ryan Place, 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 move up the street?
In Ryan Place there is often a bigger house for sale a few streets away. Before you move, put the remodel and the move side by side.
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 put a real number on both. Our drafting and construction teams will tell you what it would take to make this house work for you, and what that costs. Our agents sell these streets and can tell you what it would sell for as it stands, and what the bigger houses here are actually selling for. We have run that comparison and told people to stay. We have run it and told people to list. Either way, run both numbers before you commit.
Our work in Ryan Place
Ryan Place Historic Home Remodel
Whole-Home Remodel
Classic character and a little modern edge can absolutely share a house. In Ryan Place, the 6th Ave Homes team remodeled this historic home with moody color and preserved details that keep its past close, and the full story is in the gallery.
See the whole projectRecent projects
More of our work in Ryan Place
The neighborhood
Laid out in 1911 by John C. Ryan, around Elizabeth Boulevard.
The gates went in the same year, in Carthage stone and marble, and the plan went well beyond them. Elizabeth Boulevard was drawn with sixty-foot house setbacks and thirty-foot public parkways, terraced lawns behind wide sidewalks, utilities buried in the alleys, and stone street signs set into the curb. The street was designed as carefully as the houses on it.
The city tore the larger portals down in 1955 as traffic hazards. Then in 1969 a hundred and fifty residents organized against a plan to widen Fifth and Sixth into arterials feeding downtown, and won — which is why the inside of this neighborhood is quiet and the traffic runs on its edges. They put the gates back in 1990, and the association’s Candlelight Christmas tour was created to pay for that restoration.
Nearby places
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The Elizabeth Boulevard gates
The entrance to Elizabeth Boulevard. The boulevard behind them was laid out to be seen from this spot.
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Elizabeth Boulevard
Fort Worth’s first local historic district — forty-one houses, a Kessler landscape, and the city’s Silk Stocking Row in the twenties.
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R.L. Paschal High School
Just outside the neighborhood’s southwest corner, and by its own account the oldest and largest high school in Fort Worth ISD.
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The James-Fujita House
Completed in 1915 and bought four years later by Kanetaro Fujita, who ran a Japanese cotton exporting firm. A Recorded Texas Historic Landmark.
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The Lanius House
A cattleman’s bungalow with a wide porch and a porte-cochere, landmarked in 1985.
- Elizabeth Boulevard
- Ryan Place Drive
- Ryan Avenue
- Willing Avenue
- Alston Avenue
- James Avenue
- Livingston Avenue
- Page Street
- West Cantey Street
What that means for your master bath remodel
A primary bath in Ryan Place goes into a house that has been sitting on deep clay for seventy years or more. Many floors have settled and door and window openings have shifted out of square, and new tile shows all of it. The primary bath in the house we took nearly to the studs got a freestanding tub, wall-mounted fixtures and fluted sconces, all chosen to suit the old house around them.
See bathrooms we’ve finished in Ryan Place, with photographs, on dfwbathrooms.com.
Project photos
Photos of the finished rooms
Before you start
Questions about a master bath remodel in Ryan Place
We go through these questions with you before any drawings start.
Nearby and related
- Home Additions in Ryan Place
- Kitchen Remodel in Ryan Place
- Whole-Home Remodel in Ryan Place
- Master Bath Remodel in Berkeley Place
- Master Bath Remodel in Crestline
“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.”
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 you end up with a full primary suite.
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 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 Ryan 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 price on it before anyone signs anything.