chole's Profile

Ok, it's Missoni...
http://www.unicahome.com/p57923/missoni-home/lisbona-throw-by-missoni-home.html
...and a cool $850! Think I'll file that one away in "inspirational".

I too have seen both sides of the coin and would echo those who have said that it's entirely possible the loud upstairs neighbors are not unduly loud or inconsiderate and should be given the benefit of the doubt if for no other reason than to maintain the peace.

Most recently, I was in the downstairs unit of a 1930s house which was VERY noisy despite the best efforts of my hyper-considerate upstairs neighbors who had previously lived in the downstairs unit.

I would venture to guess that most of the time disturbing-noise-from-above is primarily the fault of the construction, not the neighbors, and there's nothing which can be done to abate it which will not require a significant remodel of either your mother's ceiling or her neighbor's floor.

http://www.soundproofingcompany.com/solutions/soundproofing_ceilings/?/library/articles/neighbor_noise_ceilings/

http://www.acousticalsurfaces.com/acoust_flooring/nuetra_phone.htm?d=16

I'm very sensitive to my environment and work from home but found that ambient and/or white noise helped me to tune out neighbor noise 90% of the time. The sound of a radio playing, computer fans and hard-drives running, and a (noisy) oscillating fan while I slept kept my home a pleasant place to be even when the neighbors were home.

Eventually, my nice upstairs neighbors moved out and the new tenant wore boots *exclusively* and had people, frequently boot or heel wearing, over EVERY SINGLE DAY. We were also due to move so I toughed it out but would have initiated a conversation about the noise problem in our house (not MY problem with YOU being a noisy jerk) under different circumstances.

Can anyone track back the last image - the dining room with black floor, round table, yellow chairs? It's stunning! I know I've seen it before but can't find it in my bookmarks. Would love to see more of this space if it's out there on the web somewhere!

fredbiscotti - Could not disagree with you more! I think yours may be an issue of style versus type, and not recognizing the difference between the two. This house is a variation on the shotgun house, a historical and quintessentially New Orleans *type* developed in direct response to the culture and climate of that place. (Not to mention the predominance of narrow and long lots.) Stylistically, the house responds to the era in which it was built - and why should it not???

I love the use of pattern and contrast in your home. Especially love pic #5 - perhaps this is your bedroom? Hope to see more.

I've been looking for trash bins just like those in your breakfast nook (?), could you share the source?

What a beautiful space. All white is an excellent choice here - the attic is luminous and airy where as it could have seemed quite cramped and claustrophobic. Would love to see more!

@sassydo:
The apartment is 4 rooms, each accessed from an foyer/entry hall (marked Entree, just above the dark arrow in the bottom right quadrent of the plan). Counter-clockwise, beginning at the front door, the rooms are Room 1, Room 2, Kitchen, and Bath. Judging from the photos, it appears as though Room 1 is being used as the living space and Room 2 as the bedroom. It also appears that the office space is in Room 1.

The dashed lines on the plan indicate changes in the ceiling (above). So, in Rooms 1 2, the large rectangles running L-R indicate the extents of the dormers, the vertical lines indicate where the ceiling changes from sloped to flat, and the small squares are...maybe additional skylights?

I'm having a hard time locating the balconette on the plan - maybe it's off the kitchen?

Posting to add that, if I remember correctly, at the time my SO bought his wireless Mac keyboard there was a more full featured (and larger) version available - perhaps this is the keyboard shown in the post?

Looks to me like they used the existing cabinets, replaced the front panels of the two that flank the microwave with glass, added molding along the top, painted, and replaced the hardware.

A marvelous transformation and I'm sure a HUGE savings over replacing the cabinets!

I have a built-in corner china hutch in my dining room and have been looking to do this treatment to add a bit of contrast (white cabinet white dishes) - thanks for the tutorial!

To those looking for a place in Austin:

I grew up in SW Austin and, after having lived in the urban center of older, higher density cities moved back here about a year ago. Having had a fairly 'suburban' upbringing I was doubtful that I'd be able to find a place I'd truly love (and be able to afford!) but was pleasantly surprised by what I found.

My "must haves":
1. 1 BR room for 2 desks/mini-offices
2. Dog Friendly
3. Location (proximity to: Town Lake Hike Bike, other downtown attractions, I-35; walking distance to dog park, grocery, shopping, restaurants)
4. Great Natural Light (from 2 directions in most rooms)
5. Moderate Quiet (not above a bar or next to RR; NOT West Campus)
6. Clean
7. Decent Kitchen
8. No Carpet
9. On-site Washer/Dryer

My "Would Loves":
10. Outdoor Space
11. Nice Bath (no cheapo rental finishes and fixtures)
12. Hardwoods
13. Character (e.g. built-ins, decorative molding, vintage tile)
14. Very Quiet
15. Closet space
16. In-Unit Washer/Dryer

What I ended up with was a 1BR Study downstairs unit
in a 1930s duplex in Old West Austin and I couldn't be happier! The layout is a little challenging, the finish on the hardwoods is very beatup, there is next to no closet space, I share a tiny W/D with my upstairs neighbors, and I have had to adjust to the creaking and stomping of their footsteps above me (I sleep with a fan on and try very hard to tune it out during the day), but no matter.

So, it can be done! From a distance, Craigslist will be your best resource though there's a lot of trash to wade through. Unless you have absolutely no time/energy to devote to the hunt and are ok with a cookie cutter apt, I would stay away from apartment locators. I would recommend, if possible, to make the trip to scout out neighborhoods. As others have said, often the best places are not listed online or in the MLS.

Areas I might consider (N,E,S,W):

Old West Austin Clarksville (Enfield/15th, Lamar,6th, Mopac) - One of Austin's earliest neighborhoods and remarkably quiet given its proximity to downtown. Stand alones and small apartment blocks, eclectic mix of high low. Close to: shopping, restaurants, bars on Lamar and 6th; Hike Bike; Zilker and Pease Parks; fantastic (if small) dog park (West Park) on 9th St., Pease also has a off-leash area; West Lynn (great neighborhood shopping district); downtown; I-35 and Mopac; walk/bike to most anything in Central and near South Austin; great bus service to UT and just about anywhere else. Clarksville (West of West Lynn) is likely to be a little cheaper.

Downtown (MLK, I35, Lady Bird Lake (formerly Town Lake), Lamar) - lot of new high rises, most of them rentals. Pricier though there are deals to be had. Comparable to nice stand-alones in any of the trendier adjacent neighborhoods. I looked at a few but decided the high-rise lifestyle was not for me. The price might be worth the convenience if you work downtown or are very into the downtown nightlife scene. Also very convenient to Hike Bike and Zilker.

Travis Heights (Lady Bird Lake, I35, Oltorf, South Congress), Bouldin (Lady Bird Lake, South Congress, Oltorf, South Lamar), and Zilker (Lady Bird Lake, South Lamar, North of Lamar and Manchaca, East of Barton Creek Greenbelt) - 78704, the "coolest" zip code in town and the heart of South Austin. South Lamar, South 1st (bisects Bouldin), and South Congress (SoCo) are shopping, restaurant, and nightlife districts, each unique and with a wealth of locally owned businesses. South Congress is the hippest and most pedestrian friendly, South 1st is the up-and-comer.

Travis Heights is another of Austin's earliest and boasts proximity to I35 and SoCo, a fantastic stock of stand-alone bungalows (many renovated), great trees, a large dog park at Riverside and I35, and Little- and Big-Stacy parks, and Stacy Pool, one of the most beloved in Austin (it's warm, open year round, and fed by a well). It's also the most expensive and parts close to Congress will suffer from SoCo related parking and traffic woes.

Eastern parts of Bouldin are much the same as Travis heights. Closer to South 1st and parts West of there the housing stock will be smaller and with fewer renovations. Apartment complexes here are more affordable and just as close to downtown. Auditorium Shores, at South 1st and Lady Bird Lake, is a off-leash area and frequent festival site.

Life in Zilker revolves around South Lamar which, like South Congress, is loaded with shopping and attractions but it is more spread out, and much less pedestrian friendly. Lamar is also a good alternative to I35 or Mopac and is a great way to get between deep South Austin and parts North. Barton Springs Rd., which runs E-W just south of the lake is also very cool; proximity to Zilker, Barton Springs Pool, and Barton Creek Greenbelt, make for some of the best outdoor recreation in the city. The "Great Lawn" of Zilker is an off-leash area (also the site of the ACL Festival). There is a good mix of housing here but, with the exception of the area just south of Barton Springs Road, it doesn't feel as intimate as Travis Heights or Bouldin.

Westgate (Ben White/71, Manchaca, Stassney, Westgate Blvd) and South Manchaca (Ben White/71, South 1st, Stassney, Manchaca) - Northern parts of 78745. Those wanting proximity to Downtown or 78704 but not the hubbub or high price might be interested in these circa 1970 neighborhoods. Houses tend to be on the small side by suburban standards but offer sizable, fenced yards and good trees. The drive up Lamar to Downtown is <10 min and there's a Central Market (similar to Whole Foods) and a wealth of other stores and restaurants at Westgate and 71. It's also super convenient to the airport, which is 20 min East on 71. Bus service provides a quick commute to UT: one runs up Manchaca straight to UT and another goes up Westgate (Lamar) to Lamar and 24th. The second leaves a bit of a walk to campus but is a faster ride.

West Campus (29th, Guadalupe, MLK, Lamar) - This area is by far the most convenient to UT but comes with a lot of compromise. It is very crowded and noisy (all of the Frats and Sororities are located here), especially during the school year and on weekends, parking is next to none, and some of the original housing stock has been razed and converted into medium- to large-scale apartments and student housing, which makes for a rather dis-jointed streetscape and lack of community. It is very convenient to Pease Park and the Shoal Creek Greenbelt. I wouldn't recommend it unless your top priority is proximity to UT you can't find anything in North Campus in your price range.

Noth Campus (38th, Duval, Dean Keaton, Guadalupe),
Hancock (45th, I35, Deen Keaton, Duval), Hyde Park (51st, Red River/45th/Duval, Guadalupe), and North Loop
(Koenig/2222, I35, Airport, 51st Lamar) - These neighborhoods are also convenient to UT without all the
madness.

North Campus is the closest to UT and quieter but usually more expensive than West Campus. Mostly students.

Hyde Park another of Austin's earliest and an Austin icon: eccentric and unconventional with a rich supply of craftsman bungalows. It is also the most expensive of these four. Great trees, neighborhood
shopping and dining, and Shipe Park also make it popular. Garage apartments are not uncommon here and could be a good choice for those wanting a small 1BR or studio in this area. The "North" Central Market is at 38th and Lamar.

Hancock is just East of Hyde Park and shares many of its attributes. It is very convenient to I35 is home to a small municipal golf course. When I drove by yesterday I noticed that the city is installing a crushed rock running path around the golf course block. (yay Austin!)

North Loop, just North of Hyde Park, is likely the cheapest of these and still has lots to offer. The houses are smaller but it's convenient to UT via shuttle and North Loop has some cool off-beat shopping. It's also a great location for those working in North Austin who prefer not to live in the burbs. UT's Intramural fields are at Lamar and North Loop.

West of North Loop is Rosedale (Hancock, Burnet/45th/Lamar, 35th/38th, Mopac) and, further North, Brentwood (Anderson, Lamar, 45th, Burnet).

Rosedale is populated by well loved, smallish stand alone bungalows (most rennovated) and tree lined streets. Buying here is expensive but there may be affordable rentals. It has great access to Mopac and NW Austin. I'm not all that familiar with Brentwood but know it to be less expensive than Rosedale. Allandale, just NOrth of Rosewood, might also be worth looking into.

The Patterson Park, E. 38-1/2th, Manor Rd. Area (Airport, Airport, Manor Rd, I-35) - The City of Austin calls this area Upper Boggy Creek but I've never heard anyone call it that. This is a lesser known area just East of UT which I happen to love. The houses are small and not as nice as those in Hyde Park but the neighborhood has lots of character and the proximity to I35 and UT can't be beat. The area north of 38-1/2th St., near Patterson Park, is really nice and has beautiful, large shade trees. In recent years Manor Rd. has become rather hip and the development of the old Mueller Airport (now Mueller Neighborhood) have drawn some attention to the area, so perhaps it's not as cheap as it once was. There are restaurants and coffee shops on Manor and a little pool and tennis courts in Patterson Park. Mueller (just across Airport) now also has several really nice parks, one with a big pool. Mueller is brand new but has become very popular and seems to be well planned. There are rowhouses, stand alones, and maybe some apartments, though I'm not sure. Affordable housing was included as part of its development.

Central East Austin (MLK, Chicon, 6th, I35) - This area is just opposite I35 from downtown and houses many iconic Austin mom-and-pop type establishments. I went to middle school in the area and loved it then though it's undergoing a tremendous amount of change and parts of it are hardly recognizable now. The neighborhood is generally eclectic, and is popular with artists and musicians. The historic stand-alone housing stock is small and affordable, but fewer units will be updated. There's also a wellspring of nice new low-rise condo buildings (especially along E. 6th) but rents here are not likely to be bargains. E. 11th has also received intense investment in the last 10 years and is shaping up to be a really nice [edestrian friendly commercial district. This might be a great place to buy if you're looking for an affordable first home with some character and want to tackle a renovation.

Whew, that was a marathon! All of these neighborhoods are well located for those seeking a urban or semi-urban lifestyle, are uniquely Austin, and have great things to offer. They also represent a fairly wide range of prices and should accommodate most budgets.

Some links for Austin neighborhood research:
Extended Neighborhood Narratives (be forewarned the neighborhood and area defenitions used here are quite loose):
http://www.statesman.com/classifieds/content/classifieds/realestate/neighborhoods/index.html
Neighborhood Planning Map:
http://www.ci.austin.tx.us/planning/neighborhood/planning_areas.htm
Austin Zip Code Map:
http://www.city-data.com/zipmaps/Austin-Texas.html
Car2Go: (our new car share program - might allow you to sell your car and make living downtown more affordable)
http://www.car2go.com/austin/en/

Good luck to all of you, I hope you'll love Austin!