Whole-home remodels in Berkeley Place
The median house here is over 2,300 square feet. We usually rework the floor plan instead of adding on.
Our work · Arlington Heights Small-Space Remodel
Design and construction
What a whole-home remodel in Berkeley Place involves
Good street, good bones, and a floor plan drawn for how families lived a generation or two ago. That is the house we take on. Walls come out, the house gets a primary suite it never had, and the kitchen stops being a hallway everyone walks through.
Design, drawings, permits and the build, on cost-plus billing so you can watch the budget as it moves rather than reading about it afterward. You keep the house you chose, with a floor plan that works for how you live now.
In Berkeley Place
A whole-home remodel here usually works inside the house you have. The median is 2,317 square feet and a quarter of these run past 3,056. The 1928 floor plan is what needs the work: a formal front room nobody sits in, a kitchen walled off from everything, bedrooms that all share one bathroom off a hall, and a back half broken into a pantry, a maid’s room and a sleeping porch. We spend the first weeks planning how to use the space the house already has before anyone talks about adding to it.
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.
The floor plan
Every room dimensioned, every window and door size marked, ceiling heights called out — the drawing the crew builds from.
The room in 3D
How the rooms connect once the wall between them is gone — drawn to scale, not sketched.
The selections
Stone, tile, timber and cloth, chosen together and seen in daylight before anything is ordered.
Renovating in Berkeley Place
What the houses here are like
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 many houses are alike and run into the same problems: masonry walls where every new door or window is a real cut, and front setbacks set by the neighboring houses 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
Rules for building in Berkeley Place
Berkeley Place is not a historic district, so most exterior work needs no design review.
The city’s zoning map records no historic overlay across about 97% of it, and that matters when you are working on a house here, because three blocks north the answer is different. No Certificate of Appropriateness, no landmarks commission, no design review — siding, windows, doors, roofing, decks and additions are ordinary Fort Worth permit items. The city’s map marks ten houses here, and the Forest Park Apartments tower, as individual landmarks that need a certificate for exterior work. The Rogers-O’Daniel House carries a state landmark designation, which is a different rule and a different office. We check your parcel before telling you no review is needed.
A-5 One-Family~67%
- Min lot
- 5,000 sq ft
- Min width
- 50 ft
- Max coverage
- 50%
- Front yard
- 20 ft, 15 ft limited local
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
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.
Lot width limits additions here more than lot coverage does
On a typical lot here, 50% coverage would allow a footprint no house here comes close to. Width runs out first: about 62 feet at the median, five-foot side yards, and a house that has stood in the same spot since the 1920s. So a side addition is usually 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; A-5 front yard from §4.705(c)(1), read 2026-09-25 (edition 2026 S-20)
Cost in Berkeley Place
$150,000–$750,000
a smaller house with mostly surface work at the low end, a large house taken down to the studs at the top.
Ranges for a whole-home remodel in Berkeley 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
- What is behind the walls. Two houses with identical floor plans can carry very different budgets depending on the age and condition of the wiring, plumbing and ductwork — and none of that is readable from the curb, which is why we walk the whole house before we price anything.
- How much of the plan is actually structural. Some of the walls in the way are holding up the house and some are not, and that difference is often the biggest swing in the budget. The answer comes from the framing, not the floor plan, and an engineer confirms it before anything comes down.
- Square footage, straightforwardly. This is the one service where the range is mostly a size range.
- Whether you live in it. Phasing a remodel around an occupied house adds time and protection work that an empty one does not need.
- Per square foot
- $100–$300
- How long it takes
- 5–12 months
- Fort Worth permit fees
- $1,200–$4,000
- Set aside a contingency
- 15–20% of budgeton a down-to-studs remodel, we would not go lower
Built by 6th Ave Homes
Whole-Home Remodel in Berkeley Place See the gallery →Our advice
What to plan for in Berkeley Place
These are the things that come up on almost every whole-home remodel we do here.
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Check your parcel for landmark status
About 97% of Berkeley Place carries no historic overlay, which makes exterior work an ordinary permit. But the city’s map marks ten houses here as landmarks, and the Rogers-O’Daniel House holds a state designation. The city and the state are two different offices with two different answers. Checking takes a morning, and the answer affects what the exterior work costs.
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Rework the back of the house before pricing an addition
The rear of a 1928 house here is usually three or four small rooms that were built for staff, storage and sleeping outside in August. Those rooms can become the kitchen and family room, for a fraction of what an addition of the same size would cost.
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Side setbacks limit how wide you can build
Lots here run about 62 feet across and 146 deep, so you will hit the side setbacks with room to spare under the 50% coverage cap. Building wider usually means asking for a variance. Building toward the back usually does not.
How it works
A whole-home remodel in Berkeley 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 this house, or buy one that has already been remodeled?
Fewer than five houses in a hundred here record a build year of 2000 or later, so the comparables are older houses too.
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.
You are really comparing your house to another 1920s house that someone has already remodeled. 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. Both teams work in the same office, so neither one is pushing you toward the option that pays us more.
Our work in Berkeley Place
Contemporary Spanish-Revival Remodel
Whole-Home Remodel
Some houses are asking to become bolder versions of themselves. In Berkeley Place, the 6th Ave Homes team leaned into this home’s Spanish-Revival roots and added the space it needed to feel whole, so see how it all came together.
See the whole projectRecent projects
Another of our projects in Berkeley Place
The neighborhood
Most of it was a family farm until 1924, when it was cut into house lots beside Forest Park.
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 in the neighborhood. It went up as a wood-framed Queen Anne, and it is brick today because the new subdivision’s deed restrictions forbade wood exteriors — so the farmhouse was re-clad in brick to meet them. 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 entrance to the park is a pair of limestone towers at the neighborhood’s northwest corner. 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 help from this neighborhood’s funding and again in 2009–10. They belong to the park, and they also mark the entrance to Berkeley Place.
Inside the park are a pool, the zoo and a miniature railroad. Forest Park Pool opened on the east side below the bluff in 1922 and the city calls it the oldest aquatics facility in Fort Worth. The Fort Worth Zoo has been on this ground since 1909. The miniature railroad has run since 1959 and still covers five miles between Forest Park and Trinity Park, crossing the Clear Fork on the way. The neighborhood streets stay mostly quiet, but expect extra traffic when the park and zoo have big events.
The eastern boundary is an active rail corridor, and the land along it is zoned light industrial, which is why the zoning mix here is not purely residential and why noise and vibration are a real question on the easternmost blocks and not one anywhere else in the neighborhood.
Nearby places
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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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Fort Worth Zoo
Founded in 1909 with one lion, two bear cubs, an alligator, a coyote, a peacock and a few rabbits.
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The eastern rail line
Zoned light industrial, under a planned-development ordinance that allows a railroad passenger station and a restoration and museum facility on it.
- Stanley Avenue
- Forest Park Boulevard
- Windsor Place
- Pembroke Drive
- Huntington Lane
- Wilshire Boulevard
- Hawthorne Avenue
- Glenco Terrace
- Rockridge Terrace
- Ward Parkway
- Berkeley Place
- Chatburn Court
- Patton Court
What that means for your whole-home remodel
When a Berkeley Place house feels too small, the answer is usually to rework the rooms inside it. The lot is sixty feet wide, so adding on to the side rarely solves it. That means the planning happens on paper first, inside the walls you already have. It takes longer than writing a bid, and it is the right place to start.
Project photos
Photos of the finished rooms
Before you start
Questions about a whole-home remodel in Berkeley Place
We go through these questions with you before any drawings start.
Nearby and related
- Master Bath Remodel in Berkeley Place
- Whole-Home Remodel in Aledo
- Whole-Home Remodel in Arlington Heights
- Whole-Home Remodel in Mira Vista
- Whole-Home Remodel in Mistletoe Heights
“Wonderful experience working with 6th Avenue Construction + Design! LB created a beautiful and timeless living space for us that reflects our personalities and taste. She has endless resources, creativity and energy from start to finish. I would choose to work with 6th Avenue again and again and again! In fact, I think it just might be time to buy a another house, just for the opportunity to keep working with 6th Avenue!”
Can we open the back of the house without losing the front rooms?
Yes, and that is usually the main job here. A 1928 plan in Berkeley Place puts the formal rooms at the front and breaks the back into small service spaces — a pantry, a back hall, sometimes a maid’s room or a sleeping porch. Those are what become the kitchen and family room, and the front of the house is generally the part worth keeping exactly as it is. What decides the cost is whether the walls coming out are carrying load and whether a flush beam fits in the depth available, which we answer from the framing before anyone prices finishes.
Does a whole-home remodel here mean adding square footage?
Usually not. The median house in Berkeley Place is about 2,317 square feet and a quarter of them run past 3,056, so the work is usually in the 1928 floor plan rather than the size of the house. We draw the version that redistributes what the house already contains first; if that does not give you what you need, then we look at an addition.
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. One thing to know: 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 only records that a house is historically significant. It is not a designation and carries no approval requirement at all. Many owners here assume it does, so it is worth knowing before you plan around a rule that doesn’t apply to you. National Register listing on its own also restricts nothing a private owner does. A city landmark designation does, and the city’s map marks ten houses here with one. A Recorded Texas Historic Landmark adds a state notice; the Rogers-O’Daniel House is one.
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. With open access under the floor, moving a drain costs less, because nobody has to cut concrete to find the pipes. We still want to see the framing and the existing runs down there before the layout is committed.
How much can I add onto a lot in Berkeley Place?
It depends on your parcel, and the front yard usually limits you more than the back. Fort Worth measures the required front setback on a built-out block against the nearest houses on either side, up to fifty feet — not against the district minimum in the table above. On a block that filled in during the twenties, your neighbors’ houses set the line, and getting it wrong has stopped work on a Fort Worth build before. We measure them before anything is drawn.
How much of the house has to be in scope?
Enough to take in the rooms that connect. The kitchen, the wall behind it and the room on the other side make a whole-home project, even if no bedroom is touched. What we do not do is a list of unrelated single-trade jobs in different rooms.
What usually turns up once the walls are open?
In houses built before about 1970, the usual suspects are old wiring, plumbing that was replaced halfway and then abandoned, framing that is out of square, and load paths that do not match the drawings. We budget for the class of surprise rather than the specific one, show you what turned up, and price it in the open rather than as a change order you learn about later.
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Thinking about a whole-home 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 price on it before anyone signs anything.