home design – The Real Estate Beat

Should Furniture Ever Touch the Walls? Here’s What Designers Actually Recommend – Shared Article

Key Points

Balance furniture placement throughout the room for an optimal result.

Tailor furniture layout to suit your space and lifestyle.

Anchor larger pieces against the wall and float smaller pieces to create flow.

I read this article HERE. By Kristin Hohenadel

Home decorators often tend to push every piece of furniture against the walls in a misguided effort to create a more spacious look and feel. But furniture layout is a balancing act that requires more finesse.

We asked a designer to explain why lining your walls with furniture never works—and how to arrange furniture correctly for an inviting space that flows well and is visually pleasing.

Meet the Expert

Laura Brophy is principal designer and creative director at Laura Brophy Interiors.

Should Furniture Touch Walls?

bedroom layout tips — Credit: Desiree Burns Interiors

“Absolutely,” says interior designer Laura Brophy. “Design isn’t about hard rules, it’s about balance. A bed can sit against a wall if it anchors the room beautifully, or a console can live along a wall when it creates a grounding moment.”

But even in smaller spaces, furniture should be arranged to create an airy feel rather than be crowded together.

“In tighter rooms, it’s perfectly fine for a sofa to brush the wall,” Brophy notes, “just make sure there’s breathing room somewhere else so the space doesn’t feel static. The key is intention. If it touches, it should feel purposeful, not like default placement.”

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Create Balance and Flow

should your furniture ever touch the walls — Credit: Laura Brophy Interiors

If your instincts are telling you to push every piece of furniture up against the wall to create a more spacious feel, ignore them in favor of a more balanced approach.

Floating furniture is crucial in open-plan spaces to create distinct zones and organize the space. A long, rectangular living room will resemble a bowling alley if you push everything up against the walls, rather than breaking up the linear proportions and allowing the eye to move naturally around the room.

“When everything is lined up along the perimeter, you lose the energy of the room,” Brophy explains. “Bringing pieces inward can create conversation, intimacy, and flow. It’s how you make a space feel designed. I always say, let your furniture talk to each other.”

When everything is lined up along the perimeter, you lose the energy of the room.

How to Arrange Furniture

open plan furniture layout — Credit: Desiree Burns Interiors

Before you start laying out furniture, Brophy suggests asking yourself how you want to live in the space.

“Do you want conversation, comfort, or flexibility?” she says. “Float pieces where they naturally form connection points. Create pathways that invite movement, and always think in layers—rugs to define zones, side tables to hold a moment, lighting to pull it all together.”

furniture layout tips — Credit: Laura Brophy Interiors

This could mean setting up a conversation area by placing a sofa against the wall and arranging a pair of armchairs with a small side table opposite and a coffee table in between. Or positioning a play table for kids in the middle of a playroom and a seating area for adults with armchairs and a small table nearby.

In a dining room, balance a central dining table and chairs with a buffet against the wall to create a focal point while leaving plenty of room around the table to allow people to move in and out.

Install a reading nook in the bedroom with a comfortable armchair hovering in the corner alongside a small side table, and a floor lamp that will create a second zone and make it feel more functional and cozy.

“The goal is to create harmony between function and feeling,” Brophy says. “When it’s right, you can sense it the moment you walk in.”

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6 DIY Trends Designers Say Will Take Over Homes in 2026 – Shared Article

Key Points

Creative uses of paint, like painting the shelving or ceiling with a similar color palette as the room.
Reducing clutter and overly frivolous design decor for a more minimalist appeal.
Creating dedicated home spaces for relaxing, including the bathroom, patio, and reading nook.

I read this article HERE. By Timothy Dale

Planning a renovation or even a few weekend updates? Staying on top of the latest home trends can help you make design choices that not only look fresh but also add lasting value to your space. Outdated materials or styles can quickly make a home feel behind the times—and may even affect its appeal down the road.

To help you make smart, stylish upgrades, we asked a design and construction expert to share the biggest DIY trends set to take over in 2026. From materials and color palettes to layout ideas and finishing details, here’s what’s next in home improvement.

Painted Shelving

Shelving has often been neglected in home designs, but in 2026 you will see more homes and apartments take advantage of the unique visual appeal of shelves to highlight these areas of the home. “

Painting and refreshing existing shelves provides an affordable update, breathing new life into older storage areas or displays,” says Daniel Kocur, Interior Designer and Capital Project Manager at InterRent REIT.

The color of paint will depend on your exact purpose with the shelving display. Two primary options will take the lead in 2026 trends with some DIYers painting the shelves a completely different color from the room, so that they stand out boldly, while others will choose a similar color in the same color palette to highlight the shelving without making it a focal point of the room.

DIY Spa Bathrooms

People are looking to take advantage of the space they have to fully relax and recharge at home, and what better way that to create a DIY spa in your bathroom.

“Creating simple spa-like spaces in large bathrooms by adding calming decor, candles, and natural elements is a strong trend as people prioritize home wellness and relaxation,” Kocur says.

If you are planning a bathroom renovation, focus on calm and relaxing colors, as well as more natural-feeling elements, such as a rain showerhead, stone tiles, and bamboo decor.

Elevated Minimalism

Serene and relaxing homes are the goal of 2026. With this in mind, DIYers are aiming to remove needless clutter and cut down on expensive, over-the-top aesthetic choices.

Rather, it will be sustainability and an elevated minimalism that will feature in most homes, as DIYers invest in sinks, fixtures, and stone finishes that can be repaired and refreshed regularly, instead of paying for replacements every time something occurs.

This investment in quality, minimalistic designs will cut back on waste and create a calm, uncluttered, timeless atmosphere to the home in 2026.

Reading Nooks

Whether they are used for reading, curling up to scroll on your phone, or sitting with a laptop to binge your favorite new show, reading nooks are a popular trend for 2026.

“Cozy, inviting nooks with plush seating, layered lighting, and personal touches are popular in living rooms and bedrooms, supporting mindful breaks and hobbies,” Kocur says.

The best part about DIY reading nooks is that you can set them up in just about any area of the home, giving you a quiet space to escape to when you need a little time for yourself.

Yet, at the same time, these nooks aren’t so closed off that you feel inaccessible, making them perfect for couples and families who enjoy the shared presence of having others nearby despite doing their own separate activities.

Color Capping

The ceiling of the room is an often ignored aspect, typically painted in white and left completely untouched, even when you repaint the walls several times over the years.

But in 2026, color capping will be a popular trend, which involves painting the ceiling a different color from the walls to help it stand out more in the space.

DIYers can create a cohesive look by painting the ceiling in a shade from the same color palette as the walls—just a bit lighter or darker—to give it subtle contrast without fully color-drenching the space.

Painting the ceiling a significantly different color, but one that still works well with the existing wall color, can also be a great way to create a unique color-capped space.

Outdoor Relaxation Spaces

It’s not just the interior of the home that you need to pay attention to when you are considering new trends for 2026.

“Outdoor patios, decks, or gardens are being transformed into private relaxation zones, adding greenery, comfortable seating, and soft lighting,” Kocur says.

Instead of opening up the yard for large gatherings, DIYers in 2026 will be focusing on creating small, dedicated spaces for privately relaxing outdoors.

While these spaces will still be suitable for company, the goal will be more on small gatherings with a few close friends or relatives, so you can enjoy have a cup of coffee in the morning sun.

Even in the evening, these relaxing spaces will be lit with soft lighting that highlights naturally appealing elements, like hanging flowers, without overwhelming the space, so you can still watch the stars in the sky.

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Is Adding a Kitchen Island a Good Investment? Here Are the Pros and Cons – Shared Article

I read this article HERE. By Meghan Splawn

For many in the process of a kitchen remodel, a huge kitchen island is often a key ingredient in the dream kitchen formula. That’s why two headlines from reputable design publications I read recently shocked me, one asking if this was the year to say goodbye to the kitchen island, and the other claiming that there was nothing worse than an awkward island. Could they be on to something? Islands add extra storage, prep space and seating, too, but do the cons—such as price and space constraints—outweigh the pros? As a food editor, recipe tester, and general home-cooking enthusiast and expert, I’m here to explore the topic and get to the bottom of whether an island is actually worth it.

Pro: Kitchen islands create more space.

Aside from aesthetics—which are often a major factor—the biggest advantage of adding an island is the extra space. Positioned at the center of the kitchen and typically built from cabinet boxes, an island provides both more countertop area and additional closed storage compared to having only perimeter cabinetry. It can also serve as a convenient spot for extra appliances, such as a dishwasher, under-counter microwave, beverage fridge, fridge or freezer drawers, and even an ice maker.

Con: You may need additional plumbing and electrical, which can get expensive.

Depending on your kitchen plans, you might need to add electrical outlets, plumbing (for a sink, dishwasher, or ice maker), or even venting if you’re including a cooktop or microwave. Just know that these upgrades can add up fast—outlets typically run around $150 to $300 each, plumbing can cost anywhere from $500 to $2,000, and venting installation might add another $1,500. And that’s before you even get to the island itself. Think $2,000 to $5,000 for cabinetry, $500 to $1,000 for any custom woodwork, and $1,000 to $4,000 (or more) for countertops, depending on the size and material you choose.

adding a kitchen island good investment modern farmhouse — A kitchen island creates a natural visual focal point and can provide additional storage space.Getty Images

Pro: Kitchen islands create a visual focal point and a natural gathering spot.

Rather than leaving a big, empty void in the middle of your kitchen, an island can act as a visual anchor that instantly draws people in. It’s where everyone naturally gathers, whether you’re setting out a buffet for a holiday dinner, pulling up extra stools for guests, or helping with homework while you cook. To make it shine, try open shelving or glass-front cabinets to show off your prettiest dishware or a stack of well-loved cookbooks. And if you’re a fan of decorative lighting, this is the perfect place to make a statement with eye-catching pendants or a striking chandelier above the island.

Con: Kitchen islands require a large amount of space.

Kitchen designers recommend leaving at least 36 inches of clearance on all sides of a center island to comfortably move around the space. For a more functional layout, especially if more than one person is cooking, 48 inches is ideal. As a general rule, your island should take up no more than about 20% of your kitchen’s total square footage, ensuring it enhances the flow rather than crowds the room.

Pro: Adding a kitchen island can help with resale value.

Despite the headlines, most homeowners and homebuyers still want the increased functionality that kitchen islands bring. And even though they add to the expense of a new kitchen or renovation, when done right, an island can often recoup 80% of its cost at resale. If budget and space are a factor, consider installing a freestanding island that doesn’t require extra plumbing or electrical and can either move with you or stay with your home if you ever sell.

adding a kitchen island good investment pros cons butcher block — Having storage and organization systems in place will help you avoid kitchen clutter on your island.Getty Images

Con: Islands are often a magnet for kitchen clutter.

Consider which appliances and utilities you want to include in your island and how you’ll actually use them. For instance, if your main sink will be on the island and you typically keep a drying rack nearby, expect that dishes may end up there, too. Because islands often sit in a kitchen’s main pass-through zone, they can easily become drop spots for mail, packages, water bottles, and backpacks. To keep clutter in check, plan ahead for dedicated storage or organization solutions in your new layout.

The bottom line:

Kitchen islands add functionality, charm, and comfort to almost any kitchen. Be aware of your space constraints to avoid awkward or tight corners, and definitely don’t force one in if it simply doesn’t fit in your home’s footprint. Lastly, consider stand-alone or rolling islands instead of built-ins for cost and space savings.

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5 Easy Bathroom Upgrades That Instantly Make Your Home Look Good, According to Designers – Shared Article

Key Points

A fresh coat of paint on furniture or walls can create a brand new look.

Swapping out hardware and fixtures can make a big impact.

Opting for a larger mirror can make your space feel larger, especially in a small space.

I read this article HERE. By Lacey Ramburger

If you’re wishing you could easily upgrade your bathroom, you’re not alone. While there are plenty of design ideas that involve remodeling or significant construction, sometimes the best upgrades are also the simplest.

To find out which small-scale changes make the biggest difference, we asked three interior designers to name a few of the best, easiest bathroom upgrades that can instantly make your home look better—no major remodel or demolition required.

Meet the Expert

Lauren Saab is the founder of Saab Studios, a design studio in Dallas, TX.
Reanna Channer is the founder of Design to Elevate, a Seattle-area interior design studio.
Nancy Davilman is the principal designer of ND Studios.

Changing Your Lighting

One overlooked feature that can make all the difference in any room is lighting, and your bathroom is no exception. “Lighting can completely shift the mood of a bathroom,” says Lauren Saab, founder of Saab Studios. She says you can “start by changing your bulbs to a softer tone and add dimmers if possible. It lets you control the light intensity throughout the day, and that flexibility is exactly what people want.”

You don’t need to overhaul all of your lighting to make a change. According to Saab, even tiny changes in your lighting can make a major difference because you’ll create a softer, more relaxing atmosphere.

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Don’t Miss

We Asked Designers to Name the Countertop Colors That Instantly Upgrade a Kitchen—And They Chose These 4

Kitchen with creamy off-white countertops with gray.

Designers Agree: These Are the Features That Instantly Make a Home Feel Warm and Welcoming

Switching Out Your Hardware

Another simple way to easily upgrade your bathroom? Replacing the plumbing fixtures and hardware with something more upscale. “These elements are the jewelry of your bathroom, and allow for personalization,” says Reanna Channer, founder of Design to Elevate, so “choose a style and finish that will complement your design theme and flow seamlessly with the rest of your home.”

If you’re not sure where to start when it comes to making hardware changes, consider your faucets, shower heads, and cabinet hardware. It’s important to consider your bathroom’s colors and design, but keep in mind that picking hardware options in colors such as gold, silver, or bronze bring an instant touch of elegance to any room. You can also consider choosing options with more embellishment. Thrifting your hardware is another great idea—you can find fixtures with tons of history and personality to liven up your space.

Swapping Out Your Mirror

One of the main focal points of a bathroom is the mirror, and according to our experts, swapping your mirror for a bigger size can make a massive difference in the look of your space. Whether you want to create a statement or make the room look larger, you have options.

“Choose a bold mirror and a decorative light fixture that complement each other. This combination not only enhances the look of the bathroom, it also creates a focal point that draws the eye,” says Channer. Though if you prefer to keep things more simple, Saab says to choose an oversized mirror with a rounded or simple frame—both make a big impact. “An oversized mirror bounces light everywhere, and suddenly the whole space feels open again. That one little change can make a small bathroom feel much larger and well-designed,” says Saab.

Try Adding Paint

A tried and true method for a room upgrade is as simple as adding some paint mix, according to Nancy Davilman, principal designer of ND Studios. “Paint is a great tool for a quick refresh—you can paint your vanity to brighten it up,” Davilman says, but if that’s not your vibe, you can paint many other pieces of furniture in your bathroom to bring in a pop of color.

You can also paint the walls. Whether you incorporate a sleek, sophisticated pattern or a bold hue to make a statement, paint is a simple, easy way to transform a room. If painting is too permanent of a solution but you’re still feeling ready for a big, bold change, opt for wallpaper as a renter-friendly solution instead.

Choosing a New Rug

If you haven’t bought a new bathroom rug recently, you should. Making the switch to a newer one can be a quick, easy way to refresh your bathroom.

“A standard bath mat gives off dated vibes,” says Channer. “Transition to a soft area rug or runner with color and pattern. This upgrade feels grounding and inviting, a welcome contrast to the cold, hard surfaces in a bathroom.”

You can also think about replacing other fabrics, such as towels or shower curtains, to give the space a fresh feel. Softer textures like cotton or silk-cotton blends can create a spa-like atmosphere, while plush bath mats can make the space feel luxurious.

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Water leak sensors could save you thousands – Shared Article

I read this article HERE. By Tim Brookes

You can fill your home with sensors that measure things like temperature, humidity, whether you left the garage door open, and who’s at home. Valuable as these are, there’s one sensor that stands head and shoulders above the rest in terms of the amount of money and hassle it can save you.

Best of all, you don’t necessarily need to set up a smart home system if you buy the right one.

Water leak sensors could save you thousands

A water leak in your home can be disastrous, especially if it occurs on an upper level. Water warps flooring, destroys electronics, and finds its way into every nook and cranny. Even if you can dry the place out, you’re looking at weeks of running heaters and dehumidifiers, and potentially moving out of your home in the interim.

That’s where water leak sensors come in. These tiny, battery-powered devices are some of the simplest home sensors you can buy. They typically feature two metallic contacts and are placed directly on a surface beneath a potential leak source. When a leak occurs, water bridges the connection between the two contacts and triggers an alert.

Best of all, you don’t necessarily need to set up a smart home system if you buy the right one.

Water leak sensors could save you thousands

This gives you a decent amount of warning to be able to rectify the problem by shutting off the water and fixing the leak. Like any smart home sensor that you place in your house, this gives you a useful trigger to play with that you can build automations around.

While some water leak sensors are pure smart home devices and only send a trigger to your smart home platform of choice, many also include a shrill audible alarm that makes them ideal for anyone who doesn’t yet have a smart home (or is still in the process of building one).

I’ve got three IKEA Badring ($13) water leak sensors in my house (kitchen, bathroom, and garage near the water heater), and I’m probably going to get another to detect roof leaks. They’re powered by a single AAA battery and have a speaker on them.

Don’t just buy them, automate them

Whatever water leak sensors you end up going for, make sure you set them up so that they perform their duty adequately. I use Home Assistant, which won’t necessarily alert you when a water leak sensor detects a leak. You’ll see the dashboard update, but unless you go out of your way to set up an automation then your sensor investment could be for nothing.

You can do this in Home Assistant’s dashboards under Settings > Automation & scenes using the “Create automation” button. Use the “Device” trigger to select your sensor, then use the “became moist” trigger and (if you want) specify a duration (or leave it blank to immediately send the alert).

Home Assistant water leak sensor trigger.

Now you can set up the “Then do” actions, like sending a critical alert to your Home Assistant companion app, sounding some sort of alarm on your smart speakers, flashing the lights—whatever you think you’ll need to get ahead of the problem.

Conversely, I’ve mirrored my Home Assistant setup to Apple Home, which automatically triggers alerts for me. Apple Home goes as far as sounding a critical alert whenever a leak is detected, which means the notification overrides any Focus modes I’m in and makes an audible alert on my devices.

Once you’ve set up your automation, it’s a good idea to test it out. You can do this by bridging the gap between the two contacts using your fingers or a piece of wet paper towel. Make sure you let other household members know that you’re performing a test!

Got the IKEA Badring sensors? You might have an issue “resetting” them after an alert (I’ve noticed this in Home Assistant and Apple Home). To clear the leak, dry the detector, and then try shorting the sensors again three times in quick succession.

Pair sensors with a shut-off valve for best results

Smart homes are at their best when they’re fully automated systems, which is where automatic shut-off valves come in. By adding one of these to your home, you can trigger an automatic shut-off whenever you detect a water leak. You’ve got a few different models to choose from, like the EcoNet Bulldog Valve Robot ($215), which uses Z-Wave, and the YoLink FlowSmart range, which allows you to pair a sensor directly with the shut-off valve to avoid the middleman.

You can pick between in-line valves and robots designed to turn existing valves. In-line solutions will require a more involved install, whereas robots that turn your existing water shutoff valve are an easier DIY solution. Since these motors need to be strong enough to move a valve, they’ll need to be connected to mains power.

One last tip is to set up some sort of yearly reminder to test your sensors, check battery levels, and replace anything that’s not working as necessary. This goes for all the sensors in your house, especially any you use to trigger a home alarm system.

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Affordable Housing Is Leading the Way on Innovative Design – Shared Article

I read this article HERE. By Jon Hagar

Across the United States, we find ourselves in the midst of a growing housing crisis that demands more speed, more units, and more support, even while funding grows harder to secure. In this environment, one might expect design that reflects pure pragmatism and utility, especially for affordable housing. And yet it is in this income-restricted housing that we are seeing some of the most exciting lessons in design for connection, community resilience, and healing.

From priorities and policy to design and resource use, affordable housing has become a laboratory for some of the most innovative thinking in housing today. What makes housing in this sector so different, and why should market-rate housing developers take note?

A Longer Horizon Supports Better Design

To start, affordable housing developers typically operate under a unique set of priorities. Though accountable to lenders and financing partners, their success is measured by more than financial metrics or lease-up, the period when new buildings are filled with tenants and begin generating revenue.

These developers, often mission driven, plan to own and operate properties for decades. They have every incentive to invest in durability, efficiency, and occupant wellness. Instead of prioritizing rapid lease-up, return on investment is measured in lifecycle costs, resident health, and long-term resilience.

This shift shows up in the details. Long-term projects justify high-performing HVAC systems and building exteriors that improve insulation and energy performance, along with sustainable materials, because developers know those choices will pay dividends in reduced maintenance, lower operating costs, and healthier indoor environments.

At Forge Craft Architecture + Design, where I serve as principal and director of affordable housing, we’ve seen firsthand how this dynamic changes our conversations as a Texas-based firm specializing in supportive and sustainable housing. For mission-driven developers, discussions typically begin not with “how do we make this project pencil out?” but with “what will make this building safe, healthy, and cost-effective to operate for decades?”

While these decisions may require more investment upfront, they ensure long-term building performance at a time when funding for operations and supportive services down the road is increasingly limited. These projects can serve as quiet anchors of resilience, lowering operating costs, improving resident health, and strengthening communities while also reducing environmental impact. In the face of increasing federal funding cuts to the Department of Housing Urban Development (HUD) and other housing programs, that kind of foresight matters more than ever.

Putting People at the Center

Because affordable housing communities are typically designed with specific audiences in mind—for example, single adults exiting homelessness, youth aging out of foster care, families escaping domestic violence, and folks rebuilding stability while managing mental health challenges—the design must recognize lived experiences and find creative, budget-friendly ways to build in additional supports.

Features that support both mental and physical health, like natural light, acoustic comfort, and thoughtful common spaces, are not seen as amenities, but as essential to occupant health and well-being. That might mean larger windows that bring daylight deep into hallways, shaded outdoor walkways that encourage movement and connection, and landscaping designed to provide both comfort and a sense of place.

Whether through direct engagement or close collaboration with nonprofit developers and service providers, residents in these design processes often have a seat at the table, sometimes for the first time. Research shows that participatory housing projects consistently lead to stronger satisfaction and outcomes. This has translated into design moves like locating on-site service offices near shared outdoor spaces to encourage everyday interaction, or creating flexible community rooms that can shift from after-school tutoring to adult wellness workshops. This approach reframes the role of the architect, replacing the idea of an abstract “user” of a structure with the lived experiences of real people, literally present for design discussions. It requires listening, flexibility, and humility. When we know the people who will call a place home and what they’ve told us they need, we as developers can move beyond aesthetics and functionality into advocacy.

Parker Lane offers 135 affordable family homes alongside a community learning center with programs for children and adults to promote health, education, and overall well-being.Source: Casey Dunn

When Forge Craft designed Parker Lane Apartments in Austin for the nonprofit Foundation Communities, we applied principles of trauma-informed design that stemmed directly from community input. Residents and service providers emphasized the importance of visibility and safety in shared spaces. In response, the open breezeway connecting residents was designed with clear sightlines so that people feel safe while doing laundry and retrieving their mail.

A Tool for Climate Resilience

As climate events grow more intense and the inequities intensify, we must treat housing as a tool for resilience—and affordable housing is leading the way. Driven by both policy and client goals, many projects in this space are moving beyond code minimums to embrace deep efficiency and electrification along with “passive house” principles, which produce airtight, highly insulated buildings that drastically reduce energy use.

These approaches have benefits beyond reducing greenhouse gas emissions. For residents on fixed or limited incomes, lower utility bills are a lifeline. For operators with thin margins, durable systems and predictable costs keep buildings working and viable. And for affordable housing developers trying to make financing work, lower utility expenses translate into higher net operating income and better debt-service coverage.

In a city like Austin, where grid failures have occurred during both winter and summer extremes, features like robust insulation and battery backup aren’t luxuries; they’re critical infrastructure. Affordable housing projects that meet passive house standards can stay comfortable without power for longer, helping vulnerable residents remain in place—and out of hospitals.

“Affordable housing is demonstrating that resilience doesn’t have to be a luxury; it’s a necessity.”

To meet this challenge, Forge Craft designed Zilker Studios, a 110-unit supportive housing community for single adults in Austin, in collaboration with Passive House Institute US. Its target net-zero readiness, custom energy protocols, efficient windows, and strategic solar shading dramatically reduce energy demand. At Rasmus-Temenos, a building in Houston that is located near a major highway, we employed triple-pane windows and high-performance envelopes not only for energy savings, but also to buffer noise and support trauma recovery for residents who had experienced homelessness.

Affordable housing is demonstrating that resilience doesn’t have to be a luxury; it’s a necessity. That’s why these buildings deserve to be held to a higher standard, and why the public sector must support them accordingly. Tools like the Low-Income Housing Tax Credit should be paired with deeper incentives for sustainability and health equity.

Beautiful Design Shifts Public Perception

Despite these advances, misconceptions about affordable housing persist. Too often, residents imagine these projects as monolithic blocks, disconnected from their neighborhoods. People question the impacts of these developments on property values or neighborhood character, rarely imagining that their neighbors—or they themselves—could live there.

The reality is that visual cues matter. Warm materials, articulated facades, and green space signal care and permanence, while beautiful, human-scaled housing communicates dignity and worth. Take Zilker Studios in Austin. We ultimately presented a well-designed building that preserved heritage oak trees, created a breezeway for social interaction, and added a distinctive landmark to the neighborhood, rather than a standard affordable housing development.

When affordable housing demonstrates that level of design and care—often exceeding what’s seen in traditional developments—it earns broader public support in zoning meetings, policy debates, and at the ballot box.

Designing with Care

Affordable housing that prioritizes long-term resilience and places human needs at the center of its design offers a blueprint for building communities rooted in equity and care. What sets this work apart is the way design decisions are made: not for speculation, but for stewardship; not for an investor’s exit, but for residents’ long-term well-being.

This work doesn’t happen in a vacuum. It requires supportive policy, reliable funding, and long-term commitment. That means expanding federal and state funding, increasing tax credits for mission-driven projects, and protecting HUD programs that support housing stability. It also means continuing to incentivize green building and resiliency programs such as Passive House.

The challenges are real. Rising construction and land costs are making it harder to deliver the housing that communities need most, and programs that fund trauma-informed services, sustainable building practices, and supportive housing are often the first to face reductions.

That is why housing professionals, civic leaders, and policymakers must treat affordable housing as an opportunity for building critical social infrastructure. The buildings we invest in today will shape community health and resilience tomorrow.

This level of care and design is not charity. It’s the baseline of dignity and support every person deserves, regardless of income or status.

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3 Design Trends to Consider if Selling – Shared Article

Home design is embracing the “comfort” theme for 2025—a perfect style to adopt when prepping a home for sale.

Color, texture and patterns are making for more playful backgrounds in unique, cozy spaces. In home staging, you can still embrace this hot trend, even without getting too wild. Here’s how.

1. Color Is Back

Say goodbye to cold, stark white walls as real estate agents and home sellers embrace statement-worthy colors that can add warmth and texture to unexpected places around the home. Color is being used for accent walls, kitchen islands and even the fifth wall—the ceiling.

Need some inspiration for color pops? The paint firm Sherwin-Williams offers nine paint “Colors of the Year” for 2025, ranging from caramel browns to earthy yellows. Also, welcome back more earth tones, especially brown hues, which can feel timeless and grounding.

Photo courtesy: Sherwin-Williams / 2025 Color Capsule of the Year: Bosc Pear

Photo courtesy: Sherwin-Williams / 2025 Color Capsule of the Year: Grounded

While you’re ditching the whites or grays, swap them out for warm beiges, which is a more trendy, neutral paint color for staging a home.

2. Design for Wellness

The post-COVID world has inspired us to seek dedicated spaces for wellness within our homes to unwind and recharge. Think small yoga studios, meditation rooms, spa-like bathrooms, hot saunas and even cold plunges.

Photo credit: Melissa Tracey

Soft rugs, aromatic candles, soothing music and adjustable lighting can lighten the mood and bring potential calming, psychological benefits.

Photo credit: Melissa Tracey

Further, entire communities are using the wellness trend to attract home buyers. An urbanistic community south of Atlanta, called Serenbe, markets wellness-related amenities for those who desire stronger connections to nature. For example, the community touts its acres of preserved forests and miles of nature trails, as well as a 25-acre farm that produces more than 300 varieties of fruits, vegetables, herbs and flowers for residents.

3. Texture Explosion

Plain walls are a thing of the past, as textured surfaces are adding depth and interest to a home’s spaces. Wallpapered ceilings, wood paneling and decorative plaster finishes are transforming flat surfaces into dynamic focal points.

Photo credit: Gremlin / Getty Images

Also, the trend toward nature-inspired design is incorporating more stones, wood and natural fibers for adding more texture into a home. Further, indoor plants, living walls and natural materials can play a dominant role in helping to make a formal space feel more relaxed and approachable.

Overall, interior design in 2025 is shifting to fit our lifestyles. And that’s playing out in a bigger way in staging a home, too. Home buyers likely won’t be convinced by flat, uninspiring surfaces or rooms. Instead, showcase textured elements, wellness design and warm colors that give the walls a sense of security and warmth, and welcomes buyers right in.

Photo credit: Melissa Tracey

I read this article HERE. By: Krisztina Bell

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7 Vintage Decor Trends Designers Are Loving in 2025 – Shared Article

These design comebacks include block print wallpaper, charming linens, and the new ‘it’ neutral: brown.

purple wall and light brown couch — Photo: Lauren Andersen/Sen Creative / Interior Designer: Noz Nozawa

This year’s home design trends are all about warmth and comfort, personal touches that tell a story, and vintage design details that evoke a sense of nostalgia. To help you capture the charm of the vintage decor aesthetic, industry experts are giving us the scoop on what they’re most excited to see in 2025.

“The 2025 vintage aesthetic isn’t just about looking back—it’s about adding pieces to your home that feel fresh, curated, and uniquely personal,” says Margaret Carroll, founder and principal designer at Margaret Carroll Interiors.

The year’s Color of the Year announcements have served as a hint of what’s to come in the world of home decor—namely the color brown, which fits into a larger vintage-inspired color palette of rusty tones and deep eggplant hues. Wallpaper continues to be popular, with all-over pattern drenching and nostalgic block print patterns maximizing the vintage charm factor. Keep reading for this year’s hottest vintage trends, along with expert tips for implementing them in your own space.

Framed Vintage Items as Art

For a unique way to add vintage character to your walls, frame vintage items and create a meaningful gallery wall with them. “Consider framing vintage maps, quirky game boards, or even antique book pages for a look that feels layered and storied,” Carroll says. Choose frames carefully to create an intentional blend of the old and new. “Frames can lean contemporary with sleek burlwood or simple white matting, but mixing and matching wood tones adds an effortless, collected-over-time charm,” Carroll suggests.

Shades of Brown

There is a nostalgic warmth about the color brown. Design experts predict the color trend will continue into 2025, introducing vintage-inspired sophistication and a welcome reprieve from cool tones. “We’re seeing the color brown seep back into kitchens, furniture, and bathrooms for its rich, moody, natural vibe,” says Teri Simone, head of design and marketing at Nieu Cabinet Doors. Brown is a timeless neutral that ranges from dramatic chocolate tones to soothing sandy hues, proving it’s a versatile color whose vintage appeal translates well into modern interiors.

Vintage Lighting

Lighting presents a great opportunity to add vintage style and personality to a room. “The vintage lighting trend is gaining even more momentum as we head into 2025,” says Jennifer Jones, principal designer at Niche Interiors. She shares that one-of-a-kind vintage chandeliers are having a moment, as are midcentury modern floor lamps, antique desk lamps, and retro-style wall sconces. “Vintage lighting adds so much character to a space and doesn’t have to break the bank,” Jones says. She recommends checking local flea markets, thrift stores, and online shops like Etsy to find hidden lighting gems.

Vintage Linens Featuring Classic Patterns

When it comes to home textiles, Alecia Taylor, interior designer at CabinetNow, says vintage linens featuring classic patterns will be a big trend in 2025. The best part is, you can incorporate it in as big or small a way as you like; For a quick and inexpensive way to infuse your table setting with vintage charm, use fabric napkins with a classic gingham pattern or a pretty floral print tablecloth. For a larger-scale way to channel the trend, opt for a vintage-inspired fabric on window shades or curtain panels. “Look for classic patterns and colors that complement your existing decor,” Taylor says. This way, you can add a touch of nostalgic charm while enhancing the room’s character in a seamless manner.

Vintage-Inspired Color Palette

A warm and inviting vintage-inspired color palette is a big trend in 2025, as evidenced by most of the 2025 Color of the Year choices. Camilla Masi, interior designer at Otto Tiles & Design US, says this color trend can be seen in both kitchen and bathroom design right now. “Homeowners are looking towards nostalgia to add a sense of comfort and familiarity to their home and that is why vintage style interiors and decor are having a moment right now,” Masi explains. When piecing together a vintage-inspired color palette, she suggests shades such as classic steely blue, eggplant, nostalgic forest and olive greens, muddy browns, and creamy off-whites.

All-Over Pattern Drenching

When it comes to wallpaper, all-over pattern drenching is another big vintage trend to watch out for in 2025, according to Elizabeth Rees, CEO and co-founder of Chasing Paper. “When considering where and how to apply the wallpaper, the all-over pattern drenching approach can further elevate a space and create an all-encompassing design with the patterns of block print wallpaper,” she says. To give your home a warm and cozy makeover with ample vintage charm, Rees suggests installing going for all-over pattern drenching in a space like a bedroom. “Bedrooms are the most personal rooms in a home and block print wallpaper can help bring an enhanced sense of individuality to the space,” she says. To truly embrace the vintage trend, complete the space with soft accents and thoughtfully curated heirloom furniture.

Block Print Wallpaper

“Block print wallpapers are going to make a mark in 2025 with their artisanal hand-stamped charm, striking the perfect balance between timeless tradition and modern simplicity,” Rees says. She points out that block printing is one of the oldest printing techniques, which often features repetitive, imperfect patterns of geometric shapes, florals, botanicals, and other natural elements. This year, Rees says block print wallpaper is the vintage trend you’ll want to embrace if you want to evoke a sense of nostalgia.

I read this article HERE. By Maria Sabella

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9 Home Design Choices That Will Never Go Out of Style, According to Interior Designers – Shared Article

You’ll never regret these timeless decorating decisions.

Many of us have been there: You splurge on a pricey pair of jeans or a handbag one season, only to find that it seems to fall out of fashion quicker than an episode of “What Not to Wear.” The same holds true with home decor. (In case you missed it, these five design details can make your home look dated.)

Still, certain decorating choices stand the test of time and will serve you well regardless of the year on the calendar. Keep in mind that it’s much easier to usher your home through the eras if you start smart: “The better the interior architecture, the easier it is to decorate—and the less likely you’ll ever tire of it,” believes Stephanie Sabbe, interior designer in Nashville, Tennessee. “Colors and patterns change, but when the bones are good, the house can carry the decor through the decades.”

Once the foundation is set, the fun part begins: sprucing things up and making a space your own. A well-planned space—one that respects the style of the house and reflects the owner’s vibe—never goes out of style, if you ask Adrianne Bugg, principal designer for Pillar & Peacock interior design in Florence, Alabama (which she co-founded with Brandeis Short).

Natural Stone Countertops

Carmel Brantley

Stone countertops like marble, quartzite, and soapstone have a timeless appeal because they offer both beauty and durability, explains Amanda Reynal, interior designer in West Des Moines, Iowa and Palm Beach, Florida (and the designer of the Lilly Pulitzer-inspired room in the 2025 Kips Bay Decorator Show House Palm Beach). They’re also versatile. Since natural stones come in neutral tones, they integrate beautifully into a variety of design styles, from traditional to contemporary, making it a quality investment for any home.

“Each slab has unique veining and texture; bringing depth and organic elegance to a space,” she says. “Natural stone ages gracefully, too, and develops more character over time.”

The one exception: Granite, which Leah Harmatz, founder of Field Theory Design in San Francisco and the designer of Hotel Lilien in Tannersville, New York, tells us lacks the “interesting veining and movement” that other natural stones offer.

Layers of Color and Texture

David Tsay

Without a nice mix of color and texture, a room can feel one-dimensional, and, well, boring. To combat this, Kellie Sirna, owner and principal of Studio 11 Design in Dallas, Texas, recommends adding “a mix of natural materials like wood, stone, and metal to create a balanced, organic feel.” She adds, “Then layer in soft textures and pops of color to add warmth and personality while keeping the space open, cohesive, and, most importantly, welcoming.”

Layering adds depth, character, and complexity to a space by developing a nuanced stylistic narrative. Plus, this allows you to evolve the room’s aesthetic over time by switching out or adding new elements you gather from travels, acquire, or fall in love with throughout the course of your life. Pillows, art, accessories, and books are all prime candidates to help add a personal punch.

“Keeping it classic with a slight twist feels curated and personal,” Bugg says.

A Fireplace (Feel Free to Fake It!)

William Waldron

If you ask David Kaihoi, interior designer and owner of Redd Kaihoi in New York City, “A home always feels more complete if it has a fireplace. The fire has been the center of our existence and captured our imagination since the beginning of time. Having a fireplace gives immediate comfort and focus. It’s the ideal center of a home.”

In an existing home, townhome, condo, or apartment without a wood fireplace, Kaihoi says, “Go ahead and fake it! Nothing beats a real wood-burning fireplace, but the ease and upkeep of a gas unit is amazing.”

If you don’t have a chimney flue, go faux and install a fireplace look-alike. Even the mere suggestion of fire lends a layer of comfort, Kaihoi believes. The key is to “make it look architecturally convincing. Aim for a realistic firebox depth and the appearance of a chimney breast.”

Nick Olsen, an interior designer in New York City notes that a simple bolection fireplace mantel—“basically a simple, curvy molding profile that can be rendered in wood, stone, plaster or even mirror”—is also classic. This is a much wiser choice than a style that’s “overwrought, historically incorrect, or just plain tacky,” as many modern-day mantels can be, Olsen admits.

Well-Made, Well-Maintained Furniture

Alison Gootee for VERANDA

Your chairs, tables, bed frames, and couches need not all be brand new to feel current. Well-made furniture from any era will stand up to the test of time, Harmatz says. She edits her own space, and the homes of clients, based on the quality of the pieces. Often, all it takes to make antique and vintage items feel refreshed and ready to integrate into the space:

New upholstery
Oiling wood
Sealing stones or ceramics
Polishing metal

Bonus: “Many of these upgrades help preserve their beauty of antiques,” Sirna explains.

Unlacquered Brass Hardware

Annie Schlechter

Speaking of metals, Olsen is forever swooning over unlacquered brass hardware—be it on bathroom fixtures, kitchen cabinet pulls, or door knobs and hinges.

“The finish ages beautifully and feels appropriate in the city, country, and at the beach. Changing out existing door hardware or bath elements is a lot more difficult than swapping in new cabinet knobs, but no matter where you integrate unlacquered brass, you’ll appreciate it every day,” he says.

Olsen actually just took his own advice to upgrade his upstate New York bathroom with brass fixtures, and he tells us, “my dream is installing a matching brass shower enclosure!”

A Mindful Furniture Map

Max Kim-Bee

A thoughtfully arranged furniture plan ensures a space is visually balanced, functional, cohesive, and comfortable, explains Reynal.

“Considerate layout design prioritizes flow, comfort, and conversation, making a room feel inviting and effortless to navigate. Whether in a formal living room or a casual family space, the right furniture placement enhances usability and allows design elements—such as color, texture, and pattern—to shine,” she adds.

If you feel like your space could potentially use a refresher, press pause before you start rearranging. Try plotting things out virtually via a platform like RoomStyler 3D Room Planner or Floorplanner to play around with the format to see which feels most natural to you.

Classic Furniture Silhouettes

Douglas Friedman

If you discover that you have a gap in your layout, Olsen says you can’t go wrong with leather or suede seating with elegant lines.

“Just look at rooms by David Hicks and Billy Baldwin—case closed,” Olsen says. “But to elaborate, the elegant lines of Louis XV and Louis XVI furniture look so fresh and handsome in leather or suede, especially compared to mumsy silks. French furniture makers knew what they were doing in the 18th century, these chairs can actually be super comfortable.”

Whether you add them to a contemporary or a traditional room, they’ll fit right in “as long as the scale and quality are solid,” Olsen believes. He adds that a quality reproduction is A-OK if you can’t find a solid antique version. He quips, “Who really lives with museum quality antiques, anyway?”

Unexpected Sculptural Touches

Annie Schlechter for VERANDA

Whether it’s via curvy furniture, an architectural light fixture, or a piece of art with dimension, “One of my favorite ways to elevate a room’s design story is through sculptural elements,” Sirna says. “Innovative shapes and textures showcase a certain level of design prowess and confidence.”

Atypical shapes and textures create depth and dimension and imply more conceptual thinking, all of which are inherently tied to elevated design, she adds.

Curtain Panels on a Rod with Rings

Annie Schlechter

Slatted blinds feel ultra-industrial and blackout shades can feel aggressive outside of a bedroom or nursery. But curtain panels hung on a rod via rings feels refined and versatile, enhancing the overall design without overpowering it, according to Reynal.

She says that curtain panels hung on a rod with rings add “softness, height, and sophistication to a room.” She adds, “It works with nearly any aesthetic, from tailored and traditional to breezy and casual, depending on the fabric choice. The rings allow the curtains to glide smoothly, making them both functional and elegant.”

Written by Karla Walsh | Freelance Writer

Karla Walsh is a Des Moines, Iowa-based freelance writer, editor, freelance writing coach and level one sommelier who balances her love of food and drink with her passion for fitness (or tries to, at least!). She has over 15 years of professional experience covering food, wine, travel, nutrition, health, fitness, psychology, beauty, relationships and beyond.

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Is the Home Office Getting a Pink Slip? – Shared Article

Designers and stagers are finding ways to offer people who work from home more versatility than a dedicated workspace often provides.

Home office with no one there — © PrathanChorruangsak – iStock/Getty Images Plus

Even though remote work remains commonplace, some real estate professionals and home stagers say the home office is losing its luster. Many home buyers are reclaiming this space for other nonwork uses.

The shunning of the home office is already taking root at The Astor, a recently restored luxury condo building in New York. Ash Staging, an interior design and home staging firm, recently chose to omit the home office when styling a model residence in the historic building. The firm transformed the fourth bedroom, traditionally a home office, into a flexible den with lounging space geared toward relaxation, entertainment or as a quiet nook for work. The sales team at the building believes this setup is resonating more with home buyers.

Living room with office nook — © Christian Harder

“We continue to see luxury buyers valuing flexibility and versatility in their space,” says Kyle Egan, a real estate agent with Douglas Elliman who handles sales at The Astor. “So, this area was designed as a cozy lounge and media room with a desk nook that can serve as a work spot when needed. We’ve seen a very positive response to this setup as buyers continue to seek out layouts and floorplans that allow the freedom to customize their home to fit their lifestyle.”

Drawing from similar inspiration, the real estate and design team at 53 West 53, a Manhattan condo tower with 161 residences, also decided to exclude the home office in a recent home staging project. Instead, the sales team converted an office space into a game lounge complete with a fully stocked minibar and foosball table.

Living room with lounge and foosball table — © Evan Joseph

Quitting the Home Office

Recent studies have shown that at-home workers have flexibility when choosing where in the home to work. They’re no longer tethered to cords and outlets, and they don’t need to plug into a dedicated space each day. They can easily take a laptop to a kitchen island, living room sofa or even a neighborhood coffee shop.

About one-third of consumers who work remotely say they have a dedicated office space at home, according to the “State of Remote Work 2023(link is external),” a study conducted by social media technology firm Buffer. But of that group, 45% say their “home office” is located within another room, like a bedroom, kitchen or living room. Fourteen percent of remote workers say they prefer to move from room to room during their workday.

Some homeowners may prefer not to devote an entire space to a home office. They’re seeking an easily adaptable, flexible space, whether that’s for entertainment, lounging or even the occasional work, Egan says. “Homes became everything for people during the pandemic—their office, their movie theater, their bar and restaurant, their kids’ classroom and even more,” he adds. “Now that many people are back to working in offices, at least part of the time, they’re ready to ditch the home office and incorporate a flexible space that brings more fun and vibrancy back into the home.”

Not a Singular Space

Egan says study or work nooks may offer the same benefits as a larger home office. However, the goal remains the same: prioritizing design and comfort. “We recognize the modern buyer’s desire to blend functionality and aesthetics without compromising valuable space,” he says, noting this trend may accelerate in dense markets like New York.

Researchers have been studying the design of home office spaces and what works best for productivity. Many studies attribute a dedicated office space to a boost in productivity and avoiding constant distractions. But the studies also acknowledge that’s not possible for everyone.

Georgia Southern University reviewed numerous studies(link is external) that explored home office design during the pandemic. The review found the best results from a home office that prioritizes ergonomics and elements from nature and takes into account light and noise. Regardless of where that “office” is located and whether it has to serve multiple purposes, a few research-backed tips for setting up an at-home workspace include:

Pick a spot near natural daylight, preferably near a window. Otherwise, add ambient and task lighting.
Use headphones to block out noise, if needed, and portable screen dividers to block out visual distractions if you don’t have a dedicated workspace.
Incorporate nature or go outside for fresh air occasionally. Set up your workspace near greenery and plants—nature views have been tied to increased energy for remote workers.
Get moving: Studies suggest that remote workers make a point to stand up and move around for at least two minutes every 30 minutes during the workday to help avoid eye strain, back pain and headaches.
Add in a recreational spot. Researchers suggest having a lounging area in or near your office for a different type of seating than a desk chair for short breaks.

Egan says he believes more home shoppers will continue to prioritize multi-use spaces inside the home for work and play. As such, his company will continue to stage homes to showcase how spaces can be used in multiple ways. “We want to show the adaptability of the space and its ability to be integrated into all lifestyles—from gathering with friends to hosting a family movie night to taking a work call,” Egan says.

Content by Melissa Dittmann Tracey

Melissa Dittmann Tracey is a contributing editor for REALTOR® Magazine, editor of the Styled, Staged & Sold blog, and produces a segment called “Hot or Not?(link is external)” in home design that airs on NAR’s Real Estate Today radio show. Follow Melissa on Instagram and Twitter at @housingmuse.

SOURCE

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Meet the Expert

Should Furniture Touch Walls?

Create Balance and Flow

How to Arrange Furniture

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Key Points

DIY Spa Bathrooms

Elevated Minimalism

Reading Nooks

Color Capping

Outdoor Relaxation Spaces

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Pro: Kitchen islands create more space.

Con: You may need additional plumbing and electrical, which can get expensive.

Pro: Kitchen islands create a visual focal point and a natural gathering spot.

Con: Kitchen islands require a large amount of space.

Pro: Adding a kitchen island can help with resale value.

Con: Islands are often a magnet for kitchen clutter.

The bottom line:

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Meet the Expert

Changing Your Lighting

Don’t Miss

Switching Out Your Hardware

Swapping Out Your Mirror

Try Adding Paint

Choosing a New Rug

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Water leak sensors could save you thousands

Water leak sensors could save you thousands

Don’t just buy them, automate them

Pair sensors with a shut-off valve for best results

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A Longer Horizon Supports Better Design

Putting People at the Center

A Tool for Climate Resilience

Beautiful Design Shifts Public Perception

Designing with Care

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1. Color Is Back

2. Design for Wellness

3. Texture Explosion

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Framed Vintage Items as Art

Shades of Brown

Vintage Lighting

Vintage Linens Featuring Classic Patterns

Vintage-Inspired Color Palette

All-Over Pattern Drenching

Block Print Wallpaper

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Berkshire Hathaway HomeServices – Drysdale Properties, Redwood City Ca.

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Natural Stone Countertops

Layers of Color and Texture

A Fireplace (Feel Free to Fake It!)

Well-Made, Well-Maintained Furniture

Unlacquered Brass Hardware

A Mindful Furniture Map

Classic Furniture Silhouettes

Unexpected Sculptural Touches

Curtain Panels on a Rod with Rings

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Berkshire Hathaway HomeServices – Drysdale Properties, Redwood City Ca.

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Quitting the Home Office