Home projects in Allandale, Crestview and Brentwood

Allandale, Crestview and Brentwood are the north-central Austin neighborhoods between Burnet Road, Lamar Boulevard and MoPac. They were built mostly in the 1950s and early 1960s for families moving into postwar Austin, and they're still known for one-story ranch houses on decent-sized lots, mature trees and good access to the Domain, Burnet Road and downtown. Many original owners have moved on, and the most common projects now are bringing a 60-to-70-year-old ranch up to modern standards, adding space, or adding a second unit.

What a 1950s ranch usually needs

These houses are well built, but most systems are at the end of their life:

• Electrical. Original 60- or 100-amp service, two-prong outlets, and in some houses older panels that electricians recommend replacing. Plan a service upgrade before adding a heat pump, an induction range, an EV charger or a larger kitchen.
• Plumbing. Galvanized supply lines and cast-iron drains are common. A camera scope of the sewer line is a cheap step before a bathroom remodel.
• Foundations. The area has both pier-and-beam and early slab houses. Clay soils in parts of north-central Austin move with the seasons, so check floors and door frames before a remodel and fix movement first.
• Ductwork and insulation. Original houses had no central air, so ducts were added later, often in cramped attics. Sealing or replacing ducts and adding insulation is often the best comfort upgrade.
• Windows. Original aluminum and steel windows are common replacements.

Kitchens and baths: opening up the floor plan

The classic Allandale and Crestview remodel takes out the wall between a small galley kitchen and the living or dining room. That often means:

• A structural beam, since the wall may carry the ceiling and roof load. Expect an engineer's beam spec and a city permit.
• Relocated plumbing and gas, plus new circuits, all permitted and done by licensed trades.
• Flooring transitions, since original oak floors may run under one part of the house and not another.

National 2025 cost data puts a partial kitchen renovation, with the layout unchanged, at about $60 to $150 per square foot. Full remodels with layout changes run much higher. A bathroom remodel runs about $3,500 to $25,000 or more depending on size and scope. Those are national figures, and central Austin labor and permitting usually push bids toward the upper half of each range.

Adding space

Additions. Many lots here have room for a rear addition, and the most popular one is a primary suite with a bath. Central Austin's Residential Design and Compatibility Standards limit house size and shape on single-unit lots, so plan with a designer who knows those rules.

Second units. HOME allows up to three units on SF-1, SF-2 and SF-3 lots, and Allandale and Crestview are among the areas where owners are adding backyard units. HOME also removed the city's limit on the number of unrelated adults living in a unit. Check your deed restrictions, utility capacity and trees before you design.

Floodplain and creeks

Shoal Creek runs along the west side of Allandale, and parts of the neighborhood flooded in the 2015 Memorial Day storms. Check your lot on FEMA's flood map and the city's floodplain maps before planning additions or new units. Floodplain status can rule out new living space or require elevated construction. Even outside the mapped floodplain, gutters, downspout extensions and grading that sends water away from the house prevent many foundation and crawl-space problems.

Trees

The live oaks and pecans planted in the 1950s are now large, and many are protected: 19 inches or more in diameter at 4.5 feet above grade. Heritage trees of 24 inches or more need a variance to remove. Tree review is part of the building permit, so get an arborist survey before you set an addition's footprint.

Energy and rebates

Austin Energy serves these neighborhoods. Its rebates for AC replacement, heat pump water heaters ($1,000 for qualifying units on its current list), solar screens and whole-home energy savings can lower the cost of comfort upgrades in an older ranch. Rebates change, so verify before you sign.

Projects that make the most sense here

1. An open-plan kitchen remodel with a beam, new electrical and new plumbing.
2. A primary suite addition at the rear of the lot.
3. A backyard unit under HOME where the lot allows.
4. An electrical service and panel upgrade before any heat pump or EV charger.
5. Duct replacement, attic insulation and a right-sized heat pump.
6. Window replacement for original aluminum or steel units.