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Basement in Houston, TX.

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Scott Fleming

Thread Starter
Junior Member
Joined
Feb 21, 2002
Professional Status
Certified Residential Appraiser
State
Texas
In Houston, TX,. we do not have basements - None. After 27 years of apraising in this area, I am doing my first house with a basement.

This is a full basement, finish is comparable to the rest of the house, served by the central air and heat, etc.

Has anyone in the Houston area or a similar area encountered this?

Was it a sale? If so, what was the effect on value?

This is a waterfront (Trinity Bay) home in the Beach City area of Chambers County (KM 543X). If anybody is aware of any waterfront sales over there that are not in MLS, these would also be appreciated.

Thanks,

Scott Fleming
[email protected]
 

Restrain

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Joined
Jan 22, 2002
Professional Status
Certified General Appraiser
State
Florida
Having appraised in Houston (currently appraising in Dallas), a basement in Houston is called "an indoor swimming pool".

Seriously, with the problems of mold, mildew, moisture, and the fact that the water table is at 2', the basement is probably a negative. The few that I have done always smell of mildew, no matter how they are finished out.

The fact that you have no comparables should indicate that a basement is not expected in this market. The current problem with mold would most probably cause a potential purchaser to think twice - one basement flooding would most probably make the home unsellable.
 

Restrain

Elite Member
Joined
Jan 22, 2002
Professional Status
Certified General Appraiser
State
Florida
Just reread your post. Is your basement actually at ground level with the primary living area some 12-15 feet above ground level (to get it above the storm surge level)?
Roger
 

Scott Fleming

Thread Starter
Junior Member
Joined
Feb 21, 2002
Professional Status
Certified Residential Appraiser
State
Texas
This is an actual basement of the sort that I have seen inother parts of the country. Approximately 15 - 18" is above ground with a couple of small windows.

Per the homeowner, it has never had water in it, even during Alicia.

The bayfront is this area is actually a "bluff" or a "ridge", that is elevation gets less as you go inland. Same way in La Porte, Shoreacres,
Seabrook, Kemah.

No problem with mold or moisture that I can see or smell.
 

Restrain

Elite Member
Joined
Jan 22, 2002
Professional Status
Certified General Appraiser
State
Florida
Very familiar with those areas - appraised in Pasadena. I would treat it as a superadequacy. It's definitely not worth value. The very few I've seen up here have given appx 50% of normal GLA price. I wouldn't go over that. You might compare it to the first floor or ground level of homes on the beach - same effect. It's not the primary living area even though it may be finished out.

Good luck.
 
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