Your street's age and your house's age aren't the same. Whole-Home Remodel in Ryan Place
Our work · Mira Vista Whole-Home Refresh
Design, drawn and built
What a whole-home remodel in Ryan 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 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 Ryan Place
The scoping mistake here is assuming the house is as old as the street looks. The median in Ryan Place is a 1939, and a block can hold a pre-war bungalow and a post-war house four doors apart. What that changes is not the plan but the price of executing it, and it is settled by reading the structure rather than the elevation.
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 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
A-7.5 One-Family~20%
- Min lot
- 7,500 sq ft
- Min width
- 55 ft
- Max coverage
- 45%
- Front yard
- 20 ft
A-10 One-Family~17%
- Min lot
- 10,000 sq ft
- Min width
- 60 ft
- Max coverage
- 40%
- Front yard
- 25 ft
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 is 20 feet or 25. 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
What it runs in Ryan Place
$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 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
- What is behind the walls. Two houses with identical floor plans can carry very different budgets depending on whether the wiring, plumbing and ductwork were replaced in the last fifty years or never — and none of that is readable from the curb, which is why we open a wall before we price the drawings.
- How much of the plan is actually structural. In most postwar houses very little of what is in the way is carrying load — but that answer comes from opening things up, not from the floor plan.
- 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 per square foot
- How long it takes
- 5–12 months
- City permit fees
- $1,200–$4,000 in Fort Worth
- Carry a contingency
- budget 15–20% — on a down-to-studs remodel this is the number we would not thin out
Built by 6th Ave Homes
Whole-Home Remodel in Ryan Place See the gallery →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 whole-home remodel we take on.
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Scope to your house, not the neighborhood
Half the houses here are under about 1,700 square feet and a quarter are over 2,300. A whole-home remodel means something different at each end, so the plan is drawn to yours rather than to an average.
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The trees are part of the foundation question
Mature trees close to a house draw moisture out of clay unevenly, and on ground with no rock under it that shows up as movement. Their distance goes on the same sheet as the foundation.
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You may change the street face. Don't
Outside the one designated street, no city review stops you altering the front of the house — private deed restrictions are a separate question, per parcel. The porch, the window rhythm and the roof pitch are why the block reads the way it does, so the money goes behind them.
How it works
A whole-home 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.
John C. Ryan announced Ryan Place on March 12, 1911 and named its boulevard for his wife, Elizabeth. Willing Avenue carries her maiden name, and the first house on the boulevard went up that same year.
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.
The association's own phrase for the housing is "mansions to bungalows," and it is accurate. The median house here was built in 1939, and that number hides the real pattern: there are two hundred and fifty-nine houses from the twenties and two hundred and eleven from the forties. A pre-war bungalow and a post-war house sit four doors apart on the same block, and they are completely different renovation projects.
And the district everyone assumes is the neighborhood is one street. Elizabeth Boulevard is a historic district; Ryan Place is not. Forty-four houses carry the overlay and the great majority of the neighborhood carries none at all — getting that backwards tells four fifths of these owners they need a review they do not need.
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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E.M. Daggett Elementary
Buildings from 1909 and 1914, a city Historic and Cultural Landmark, and Fort Worth ISD's oldest continually operating school.
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Joan Kline Park
A quarter-acre triangle residents won out of a traffic remnant in 1974, renamed in 2024 for Joan Kline.
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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 whole-home remodel
What catches people here is that this is two neighborhoods wearing one name. A 1925 bungalow and a 1948 house four doors down look like the same project from the street and are not: different framing, different wiring, different foundations, different ceiling heights, different money. We walk it and price it as the house it actually is rather than as the median.
Inside the work
The rooms, up close
Before you start
A whole-home 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
- Whole-Home Remodel in Aledo
- Whole-Home Remodel in Arlington Heights
- Whole-Home Remodel in Berkeley Place
- Whole-Home Remodel in Mira Vista
“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.”
Is my Ryan Place house in a historic district?
Almost certainly not — and this is the question most often answered wrong here. Ryan Place itself is not one of Fort Worth's designated historic districts. Elizabeth Boulevard is: one street, forty-four houses, the city's first local district. Inside that boundary, exterior work needs a Certificate of Appropriateness before a building permit is issued, and the standards are genuinely strict. Everywhere else in Ryan Place — roughly eighty-five percent of it — the standard city permit path applies. We check the address against the city's overlay map before quoting a schedule, because answering this from the neighborhood name is how a project loses a month it never needed to lose.
Is the foundation going to be a problem?
It's the first thing we look at, and not because something is wrong. The ground here is deep clay with no bedrock under it to bear on, and it moves with the seasons — ordinary for this part of Fort Worth, and entirely manageable when it's designed for. What we're reading is the history: where the house has already moved and settled, how water currently leaves the lot, and how close the mature trees are, since they draw moisture out of clay unevenly and that shows up as movement. None of it is exotic and none of it is expensive to establish early. All of it is expensive to meet halfway through a job.
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.
Best Home Builder & Remodeler
Fort Worth Magazine · plus Small Business of the Year, Fort Worth Chamber
Thinking about a whole-home 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.