We've noticed that homeowners in Tarrytown tend to love where they live, and we understand why. With close proximity to the river and downtown Austin, old growth trees, quiet streets and eclectic, well-maintained homes, living elsewhere rarely feels like the right decision, even when their house stops keeping pace with their family's lives. So, the question becomes whether to renovate the house you have or build a new one on the lot you love.
The answer is rarely found in what new finishes, fixtures or paint color you are excited about. It's found in the balance of facts about your particular house and lot, the needs and desires of your family, and the overall budget. Factors such as what condition the house is in, where large trees and site complexities exist, and what initial vision the homeowners have to enjoy the house for years to come, are important to understand. They will inform early schematic design, allowing for consideration of "big picture" options and what a renovation, addition or new build could be.
What I Tell Tarrytown Clients First: The first conversations are often to determine if renovating or building new is going to be the best option for your needs, desires and budget. We like to know what you like or don't about the current house and what you envision a new version to be. From there, the condition of the house, the trees and site, and Austin's HOME (Home Options for Middle-Income Empowerment) rules shape the answer, and a feasibility and schematic design phase lets you compare both paths with real information before you invest in full design.
What to consider when renovating in Tarrytown?
Much of Tarrytown's housing stock dates to the middle of the last century or earlier, which places most homes well past the age that triggers additional city review. Houses 45 years or older go through historic review before demolition, and a remodel that removes more than half of the exterior walls is handled like a partial demolition. Usually if you are removing more than 50% of walls, or a substantial amount of the existing house, that's when it often makes more sense to build new.
Age shows up below ground, too. Often, buried utilities can still be original, needing replacement, and a connection like the water meter might not be sized for current standards or future needs.
Lots here tend to carry large, mature trees which may limit additions or new builds. If your house is in a protected root zone of a tree which grew over the decades, and you demo it, building something back in that protected zone will be very difficult from a regulatory standpoint. Austin sizes a tree's critical root zone at about one foot of radius for every inch of trunk diameter. Some of the older subdivisions can also have deed restrictions that still apply. All of those conditions contribute to decisions which determine a project's direction and prevent you from designing toward something the lot can't support.
Can Austin's HOME rules make a renovation or a new build the better choice?
It depends on the property's future vision. On a renovation/addition, if you desire more floor area and it would fall within the allotted FAR (Floor Area Ratio) amount, then using a preservation bonus is worth investigating. Under Phase 1 of the city's HOME initiative, a preservation bonus applies to houses built on or before December 31, 1960, and a sustainability bonus applies to houses built on or after January 1, 1961, that are at least 20 years old. For either bonus, if you keep 50% of the existing house and 100% of the street-facing facade, the existing house's floor area can be excluded from the floor-area (FAR) maximums. Taken together, those rules let some Tarrytown owners restore the character house and its front porch, then add a generous rear addition or a second unit without the original house counting against the limits.
One of the benefits of HOME is that you can build denser lots. It allows up to three units on lots zoned SF-1, SF-2 and SF-3, with different development bonuses based on unit count. If you're considering a new build, utilizing HOME could allow you to have the primary home size you want along with a connected or separate unit, like the one we designed over the garage in Tarrytown, for a tenant, guests or a multigenerational property. To note, HOME does not override restrictive covenants, HOAs or neighborhood conservation combining districts, and the city continues to amend these rules, so we always confirm the current code for your specific lot before planning around the bonus.
What are some factors used to decide whether to renovate or build new?
Every house and lot is different, but these are the factors we weigh with every client before recommending a direction.
Structure and systems
Foundation, framing, plumbing, electrical and mechanical systems are where older houses keep their costs. A house that needs a lot of foundation repair, new mechanical, electrical and plumbing can quickly move close to the costs of new construction. An inspection and review of the major systems, completed before design begins, can tell you where you stand.
Property constraints
Austin regulates tree protections based on their size, not only at grade in root zones, but also in the air for a tree's canopy. Site topography, or slope, will determine not only what can be built, but also what costs are incurred for foundation repairs or a new build foundation. Proximity to waterways, flood zones and wildland urban areas also influence exterior changes.
Development requirements
Zoning plus additional overlays will determine setbacks, easements, and coverage limits (FAR, Building, Impervious) for your lot's maximum potential. Sometimes the existing house already sits close to that maximum, which may remove the desire to build new if you cannot increase your home size. A current survey, a copy of your deed restrictions and a feasibility study will make this clear.
How can changes improve how you live in your house?
This is the factor that matters most, and often times many of the improvements are not realized until you are working with a qualified architect. Whether it's expanding a current house for a growing family, reconfiguring space for better flow, building new to fit in a gym, new pool and outdoor living areas, or improving a kitchen for a better work triangle and storage, they are examples of changes to discuss with your architect at the start.
How did one Tarrytown family decide to build new?
We recently had the joy of working through this decision with a family on a prominent Tarrytown corridor. With one of them growing up in Tarrytown, they loved the neighborhood and considered the property their forever lot, but they weren't sure if they should renovate and add on, or build new. At roughly 1,710 square feet, their existing house no longer worked for a family with growing children, who also wanted to entertain extended family and friends. The existing ranch house was poorly connected internally and to both the front and back yards, which mattered a great deal to a family which wanted to add a pool and outdoor living area. In addition, the busy adjacent street led to the owners desiring a circle drive with two driveways.
When we worked through the various factors together, the answer pointed toward building new. The goals called for a larger house that was more energy efficient, that better connected common areas and would position itself on the lot between a new pool/patio and a new front yard with a circle drive, gates and distinguished property wall.
Building new let us rethink the site entirely, and it also led to us maximizing value by using the area above the garage to have a second dwelling unit under HOME. The new two-story home has a prominent front exterior that contrasts to the former, nondescript ranch style. Aesthetically fitting into the neighborhood was important for our client, which led to a design that draws on a Colonial Revival style while considering contemporary construction factors and lifestyle. Traditional materials such as weathered brick, cut limestone and lap siding were utilized with subtle details defining the exterior's refined character, such as metal corner caps, differing lap thickness at floors and recessed brick areas connecting windows. With the lot on a busy street, the circle drive allows for the family, including future first time drivers, to exit head first, increasing visibility and safety. Secure entry access, also intended to dampen sound, was addressed with a brick wall to match the house, along with vehicle and pedestrian gates.
The final house gives the family more space that is better connected for living, working and entertaining. The interiors and details have an authenticity with personality which was missing from the former house. Use of insulated sheathing paired with spray foam insulation and new utilities provide energy efficiency that reduces utility and maintenance costs. Safety and security are improved and a second unit provides flexibility by hosting guests or creating rental income. In this example, a new build was the best way for our client to have a home that reflects who they are.
How long does a Tarrytown renovation or new build take?
Honestly, longer than most people expect, which is why we always encourage homeowners to start early. Every project moves at its own pace for various reasons, and throughout the full timeline there will be thousands of decisions to make.
A large renovation and/or addition project can come with unforeseen discoveries (mold, structural damage, etc.) that could add time and costs. It can be challenging not to add scope, either because adjacent areas become affected by new work or because the shiny new changes now contrast with existing parts, making them pronounced. Compromises or alterations during construction tend to happen more often with these projects.
On a custom designed new build house, it depends on size, style and complexity, but we would advise accounting for 9-12 months of design, documenting, selecting and permitting before construction begins. Whichever path you choose, you really want to design and select everything you can before starting construction. This helps to eliminate surprises and misses, obtain accurate pricing tied to the documents, move construction time quicker and reduce change orders not requested. Owners who begin the conversation a year or more before they hope to break ground tend to enjoy the process far more than those trying to compress it and cut corners.
How can you test the decision before you commit?
A feasibility and schematic design phase lets you compare both paths with real information about your house rather than instinct. A good feasibility study usually includes a property and tree survey, a zoning and deed review, a building evaluation and a few quick test layouts for both renovation and new build. At the end, you can see what each option would give you, which rules it would trigger and roughly how the costs compare. You'll need those surveys and reviews whichever way you go, so gathering them first costs very little and protects everything that follows.
At Page Paul, every project starts with a conversation. We set up a call or visit the property and learn about your goals and how you live. Alongside our Tarrytown work, we've completed additions and renovations of older central Austin homes, including Avenue H, West Avenue and White Picket.
Has your Tarrytown home reached its potential?
We'll be the first to say that either path can be the right one. With a clear picture of your house, your lot and your goals, a renovation or a new build can keep what you love about where you live and give you a home designed around the way your family lives now.
If you're weighing a renovation or new build in Tarrytown, use our contact form to set up a walk-through, and we'll look at the house, the lot and your goals together. If you're just starting to think about it, reach out to talk design. You can see more of our work in our residential portfolio.
Frequently Asked Questions
Will there be a historic review if I renovate or build new in Tarrytown?
If your house is 45 years or older and the work involves demolition, the City of Austin's Historic Preservation Office reviews it. The city has no authority to change the design or preserve anything unless the structure has been deemed and tagged as a historic structure. It can add some time in permitting for the review and possibly a Historic Commission meeting.
Is it cheaper to renovate or build new in Austin?
It depends on the condition of the house. When an older house needs significant foundation repair along with new mechanical, electrical and plumbing systems, a renovation can quickly approach the cost of new construction. A review of the major systems before design begins shows where you stand.
How long does it take to design a new build in Tarrytown?
On a custom designed new build house, it depends on size, style and complexity, but we would advise accounting for 9-12 months of design, documenting, selecting and permitting before construction begins. Every project moves at its own pace, which is why we always encourage homeowners to start early.
Not sure which path fits your house? Send us a note and we'll start with a walk-through.