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, drawn and built
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
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 Ryan Place
What the houses here actually ask for
1939
Later than the streets suggest — the median house here dates to 1939, and there are nearly as many houses from the 1940s as from 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
- Lots under 50 ft wide
- 21%
55.1 ft wide by 140.5 deep — deep lots, and the widths vary a lot
the top tenth run past 3,164
so there is no single Ryan Place lot — the width is the thing to check first
Measured from Tarrant Appraisal District parcel geometry, measured 2026-08-26
The ground rules in Ryan Place
Roughly 85% of Ryan Place carries no historic overlay at all.
The name misleads people in both directions. Elizabeth Boulevard is a designated historic district and its houses are reviewed; the great majority of the neighborhood around it is not, and takes the standard city permit path. Getting this backwards tells four-fifths of the neighborhood they need a review they do not need.
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, Fort Worth is setting that minimum by street classification — the lower one applies only on a limited local street. Which classification your street carries is the city's answer rather than anything you can read off the street sign, so we pull it before we draw.
Three different minimum lot sizes inside one neighborhood
Most Fort Worth neighborhoods are one base zoning. Ryan Place is three, and which one you are in decides 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 the parcel gets pulled 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)
What it runs 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 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
Built by 6th Ave Homes
Mira Vista Primary Bath Refresh Step inside this one →What we'd actually do here
The moves that matter in Ryan 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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Keep the tile that earned it
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 answers 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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On the boulevard, leave the window alone
Bath work inside the walls is not reviewed anywhere in Ryan Place. The exception is the window: on Elizabeth Boulevard, 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 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 move up the street?
In Ryan Place the upgrade is often visible from your own porch, which makes this feel like an easy call. It isn't. It's two numbers, and most people only ever get shown one of them.
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 can put a real number on both, which almost nobody in Fort Worth can. Our drafting and construction teams will tell you what this house gives up and what that costs. Our agents sell these streets and can tell you what it does as it stands, and what the bigger houses here are actually trading at. We have run that comparison and told people to stay. We have run it and told people to list. The point is that somebody runs it 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 projectNot our first time on these streets
More of our work in Ryan Place
The neighborhood
One grand boulevard, and eight hundred ordinary houses around it.
The gates went in the same year, in Carthage stone and marble, and they were never the point on their own. 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 houses were never meant to carry the whole thing. The street itself was designed.
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 Candlelight Christmas tour exists to pay for exactly that kind of work.
What's around it
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The Elizabeth Boulevard gates
The threshold. Everything down the boulevard behind them was drawn to be seen from right here.
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Elizabeth Boulevard
Fort Worth's first local historic district — forty-four houses, a Kessler landscape, and the city's Silk Stocking Row in the twenties.
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R.L. Paschal High School
The school Ryan Place families walk to, 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
- College Avenue
- Alston Avenue
- Lipscomb Street
- James Avenue
- Livingston Avenue
- South Adams Street
- 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 openings have racked a little, 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 set into an old frame so that neither one fights the other.
Every bathroom we've finished in Ryan Place, with photographs, is on dfwbathrooms.com.
Inside the work
The rooms, up close
Before you start
A master bath remodel in Ryan Place: the questions worth asking first
The answers that change a Ryan Place project are usually the ones nobody asks until the drawings are done. We work through these first.
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 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 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 real number on it — before anyone signs anything.