Making a 19th Century Door: Or, Why do Modern Replacement Doors Look so Strange on 19th Century Homes

There are many differences between woodworking in today's machine age and the 19th century.  Carpenters and furniture makers today rely on measured drawings, dimensions, and precise measurements to help them plan and build things.  Before the Industrial Revolution, however, things were very different.  19th century house joiners relied on pattern books to be sure, but these books didn't contain measured plans with precise dimensions for Federal or Greek Revival doors, windows and moldings.  Instead, their pattern books had drawings with proportions. 

What do I mean by this?  Lets look at a 1797 plan book by Asher Benjamin and see.  If you wanted to build an interior door today you would buy a set of measured drawings for a 2/8, 2/10 or 3/0 door which would give you the standardized width of the stiles, bottom, top and lock rails, dimensions for the molding, etc.  If you look below at a plate from Benjamin's 18th century plan book, you will see that the drawings are far simpler.

Asher Benjamin, The Country Builder's Assistant
(1797)  plate 12.

The first thing to notice is the series of 9 marks beneath each door. Rather than dimensions, Benjamin instructs the joiner to divide the width of the door opening into 9 equal parts.  If you are building a 3/0 door, which is 36 inches in width (as in the example Benjamin gives here), you would have 9 parts of 4 inches each.  On the 4-panel door each stile, muntin and top rail is one part wide (or 4 inches), the bottom rail is 1 1/2 part wide (6 inches) and the lock rail is  2 1/2 parts wide (10 inches).   

The genius of this approach is its simplicity and flexibility.  If your door opening is an odd size like 2/9, 2/11 or 3/2 (as is common on older homes), you simply step off 9 parts on the door width with a pair of dividers and there you have your base measurement.  You then use the dividers to lay out the width of the stiles (1 divider step or part), the dimension of the bottom rail (1 1/2 divider step) and so on until you have your stock ready to cut and plane.   Regardless of how wide or narrow the door, the proportions of each component to the entire door are exactly the same.  

What's better yet is you don't even need a ruler or to know the dimension of the opening.   You simply mark the width of the opening on a scrap piece of wood, use your dividers to divide it into 9 parts and start laying out your door.  The idea of not knowing or needing the dimension of a door is hard for modern tradesmen to wrap their heads around, but in the 18th and 19th century this was standard procedure. 

Ca. 1849 Greek Revival Door

Why is this important? These differences in approach explain why modern replacement doors often look so odd in older homes.  In an age where everything is standardized (e.g. the width of door stiles and rails), when modern shops build odd-sized doors for older homes the proportions of the door parts are usually way off.  They just don't know the proportions and don't adjust their designs.

Whenever I visit an historic home I take careful measurements of doors, windows, molding and other millwork and determine the proportions of each piece. Then, if I make a hand-made door for a Greek Revival home I can check the measurements and proportions for doors in similar homes and use them to make the replacement.  Not only does my replacement door have the appropriate tool marks and construction for the 19th century, its proportions, molding and shape are also correct.

Fairfield Harbour Home Sales

Fairfield Harbour, a local golf and boating community was beat up pretty bad in the housing recession. Looks like they may be poised for a comeback of sorts. Currently there is only one new home for sale in Fairfield.


In the last year there were 62 homes that sold in FFH. Click the link below to see what sold.
http://www.easternncmls.com/new/maildoc/roscoe_1348574119-Sep-25-2012-7_55_19am.html
I believe a new home in the $175, 000 range, 1800-2000 feet, $20,000 lot would sell. There is only 1 new home for sale in FFH and it is $250,000. And right now I have the only sewer tap. Another plus is that there is no competition.
Other sales in the last year in areas where retirees often locate.
1.Riverbend-55
2.Greenbrier-32
3.Taberna-25
4.Trent Woods-58
5.Carolina Colours-11

New Bern Real Estate Update

Steve Tyson’s Real Estate Update

Neuse Harbour  Active homes for sale by price range Current number of homes on the market=9 Pending sales=3 Active homes for sale by price range $209,000-$250,000=2 $319,000=1 $,660,000-$1,225,000=6 There was 18 home that sold and closed in Neuse Harbour in the last 12 months. The most expensive house sold was $399,000.	Stately Pines Current homes on the market=6 Pending sales=0 Active homes for sale by price range $139,000-$200,000=4 $649,000-$699,000=2 There were 9 homes that sold and closed in Stately Pines in the last 12 months. The most expensive house sold was $244,000.
Carolina Pines Current homes on the market=13 Pending sales=4 Active homes for sale by price range $119,000-$$200,000=6 $212,000-$279,000=7 There were 19 homes that sold and closed in Carolina Pines in the last 12 months. The highest priced home sold was $281,000.	Tucker Creek Current homes on the market=3 Pending sales=2 Active homes for sale by price range $165,000=1 $259,000=1 $260,000=$1 There were 10 homes that sold and closed in Tucker Creek in the last 12 months. The highest priced home sold was $229,000.

Total homes sold January 1-Sept  22 2006 =1848

Total homes sold January 1-Sept  22 2007 =1552

Total homes sold January 1-Sept  22 2008=1170

Total homes sold January 1-Sept  22 2009=876

Total homes sold January 1-Sept  22  2010=924

Total homes sold January 1-Sept  22  2011=915

Total homes sold January 1-Sept  22 2012=939

There are currently 1374 homes listed for sale in our multiple listing service. We are selling homes at a rate of about 107 a month. .

Feel free to call or email me if you would like to have a customized absorption rate or a Comparable Market Analysis for your property. Home sales in each neighborhood can vary greatly.

Any suggestions to make this article better would be welcomed. I can be reached at SteveTyson@NCmove.com  And remember you can always visit me online at www.NewBern-NC.Info

                                      

Realtor Steve Tyson
The Tyson Group Realtors

Proven methods to sell your house

1. Home Warranty Policies

The thing that is most attractive to buyers is a home warranty policy. The good news is that this is also the most cost-effective incentive option for sellers, too.
Sellers can assure buyers that any unexpected repairs that fall under the warranty policy will be covered. A home warranty typically costs only a few hundred dollars for the seller and can offer the buyer a tremendous amount of peace of mind. There are a number of home warranty providers out there, so make sure you do your research to find the best provider for the home in question.

2. Assistance With Closing Costs

The economic and lending environments have created a situation in which many prospective buyers don’t have the cash required to cover their closing costs. Many times, the difference between a buyer being able to buy a home or having to pass it up can lie in the closing costs.
Sellers who are willing to contribute to the closing costs stand a much greater chance of attracting a larger pool of buyers. Sellers can decide how much they want to offer based on what makes financial sense for them and the prospective buyers. While this might be a bit more costly option than the home warranty, it can be equally as effective in sealing a deal.

3. Remodeling/Repair Credit

If your listing has a feature or flaw that repels buyers, consider offering a credit towards repairs or remodeling. If you are receiving feedback that buyers consistently don’t like a particular aspect of the floor plan or condition of a listing, then consider a credit. This gives you and your client a way to overcome a potential objection right up front. The more objections you can remove, the closer you get to a sale.
These were the top 3 most attractive incentives in according to people who actually purchased homes in 2011. For more, download this great handout on attractive buyer incentives.
The next time you are trying to sweeten the pot for a prospective buyer, consider these options with your sellers. These just might be the incentives you need to land that perfect buyer and close the deal.

Real estate Update

Steve Tyson’s Real Estate Update for 4 Subdivisions

Neuse Harbour  Active homes for sale by price range Current number of homes on the market=10 Pending sales=1 Active homes for sale by price range $190,000-$250,000=3 $295,000-$320,000=2 $,660,000-$1,095,000=5 There was 18 home that sold and closed in Neuse Harbour in the last 12 months. The most expensive house sold was $399,000.	Stately Pines Current homes on the market=6 Pending sales=0 Active homes for sale by price range $139,000-$200,000=4 $270,000-$699,000=3 There were 12 homes that sold and closed in Stately Pines in the last 12 months. The most expensive house sold was $244,000.
Carolina Pines Current homes on the market=15 Pending sales=3 Active homes for sale by price range $119,000-$$150,000=5 $169,000-$200,000=3 $200,000-262,000=6 $305,000=1 There were 20 homes that sold and closed in Carolina Pines in the last 12 months. The highest priced home sold was $255,000.	Tucker Creek Current homes on the market=3 Pending sales=2 Active homes for sale by price range $165,000=1 $259,000 $260,000 There were 10 homes that sold and closed in Tucker Creek in the last 12 months. The highest priced home sold was $229,000.

Total homes sold January 1-August  23 2007=1377

Total homes sold January 1-August  23 2008=1033

Total homes sold January 1-August  23 2009=751

Total homes sold January 1-August  23 2010=828

Total homes sold January 1-August  23.  2011=822

Total homes sold January 1-August  23 2012=835

There are currently 1360 homes listed for sale in our multiple listing service. We are selling homes at a rate of about 107 a month. .

Feel free to call or email me if you would like to have a customized absorption rate or a Comparable Market Analysis for your property. Home sales in each neighborhood can vary greatly.

Any suggestions to make this article better would be welcomed. I can be reached at SteveTyson@NCmove.com  And remember you can always visit me online at www.NewBern-NC.Info

                                      

Realtor Steve Tyson
The Tyson Group Realtors

Real Estate News

I would like to say the Real Estate Market is improving but to do so would not be accurate. In July there were 117 total sales in our MLS. Sales ranged from $27,000-$532,000. All this adds up to about a one year absorption rate, still a buyers market.

However, I am feeling some resistance to further decreases in prices. Seems like things were in somewhat of a free fall for several years and I think in many price ranges today prices are close to the bottom. Only time will tell.

With prices reasonable for the most part, and interest rates at historic lows, with a modest down payment you can buy a home cheaper than you can rent a home.

When will home prices start improving?

This question comes up quite often in my conversations with real estate prospects. My answer is always the same.
Real Estate prices will start improving when the economy starts growing and jobs are being created. The population of the US is growing and the growing population will require additional housing. Sooner or later, hopefully sooner, the demand of the additional growth in the population will put upward pressure on prices. But first, we need jobs and a growing economy.