Whole-home remodels in Mistletoe Heights
Pre-war houses here are modest in size, so the space comes from reworking the plan rather than adding on.
Our work · Mistletoe Heights Whole-Home Remodel
Design, drawn and built
What a whole-home remodel in Mistletoe Heights 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 primary suite finally shows up where there never was one, and the kitchen stops being a corridor everyone has to walk 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. It just stops arguing with you.
In Mistletoe Heights
These are not big houses by modern standards, so a whole-home project here earns its space back from the plan rather than from an addition. What that turns on is which walls are carrying load and which are just old, and in a pre-war house that is rarely the arrangement the room shapes suggest.
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.
The construction set
Every room dimensioned, every window and door scheduled, ceiling heights called out — the drawing a plan reviewer stamps and a framer 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 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
$150,000–$750,000
a smaller house taken cosmetic-plus at the low end, down to studs on something large at the top.
Ranges for a whole-home 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
- 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
- Carry a contingency
- 15–20% of budgeton a down-to-studs remodel, the number we would not thin out
Built by 6th Ave Homes
Whole-Home Remodel in Mistletoe Heights See the gallery →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 whole-home remodel we take on.
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Find the suite inside the house
Two small back bedrooms, a hall, and a formal dining room nobody eats in are usually the raw material. We open a panel or two to see what is actually holding the roof up before we draw, because that answer decides which of those walls can go.
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Keep the 1922 face
The work happens inside the envelope. Walls come down, the kitchen moves, the back of the house opens up — and the street keeps the face it has had since 1922.
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Check the address, not the neighborhood
Most of the neighborhood carries the city's historic overlay and one corner does not. Which rules apply to you is decided by your address, never by the neighborhood's name.
How it works
A whole-home 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 Whole-Home Remodel
Whole-Home Remodel
This historic Mistletoe Heights home had good stories and a layout that no longer served them. The 6th Ave Homes team reworked the whole house so its next chapter feels as good as it looks. See it for yourself in the photos.
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.
Nearly all of it went up between about 1918 and 1924, and it is still what it was: four houses in five here were built before 1940. The original deed restrictions set a minimum construction cost and banned frame construction outright, which is why the stock is masonry and why that fact shows up in every project we price.
Lily B. Clayton opened in February 1922 as Mistletoe Heights Elementary and is a city landmark. It starts what everyone here calls the Paschal pyramid — Clayton, then McLean 6th Grade, then McLean Middle, then Paschal — and it is the reason a lot of families give for moving here in the first place.
The overlay is the thing people get wrong. It covers about two thirds of the neighborhood, not all of it — one corner opted out when the district was designated in 2002. Two houses on the same block can sit on opposite sides of that line, and nothing about it is visible from the street.
What's around it
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Lily B. Clayton Elementary
A city landmark since 1990, and the school this neighborhood organized itself around.
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Forest Park
A hundred acres on the neighborhood's own doorstep, laid out in 1910.
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Fort Worth Zoo
Founded 1909 and the oldest continuous zoo site in Texas, a quarter mile out.
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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 whole-home remodel
A whole-home remodel here is a 1920s masonry house that has never had a floor plan a modern family recognizes. The exterior walls are brick or stone and they are not moving, which means every new run of plumbing and every new duct has to find an interior wall. So the plan gets solved before the budget does. That is drafting work, it happens in our office, and it runs on a schedule we control.
Inside the work
The rooms, up close
Before you start
A whole-home 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
- Master Bath Remodel in Mistletoe Heights
- Whole-Home Remodel in Aledo
- Whole-Home Remodel in Arlington Heights
“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.
Will a whole-home remodel here trigger historic review?
Usually not, and that surprises people. Gutting and replanning the inside of the house isn't a review question at all, on any address. Where it becomes one is windows, doors, roofline and anything else the street can see — on the addresses inside the overlay. So we separate those items on the drawings early instead of letting them ride along with the interior scope and hold everything up.
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.
How much of the house has to be in scope?
Enough that the parts talk to each other. Kitchen plus the wall behind it plus the room on the other side is a whole-home conversation whether or not every 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 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.