Indianapolis Real Estate Blog

The Painted Kitchen

Just this week, we were again discussing with a seller the options for and interest in painting kitchen cabinets. As we shared some before and after photos from past Hawkins Agency clients, we directed them to one of our favorite publications – Architectural Digest. It is always amazing to see what paint can do – and how it can either brighten a space or ground it in a moody dark hue. 

Check out what AD has to say about ideas on painted kitchens: click here.

New to the Market – Stunning Sycamore Springs Estate Home

4123 Wythe Lane | $1,850,000

Luxury living at its finest in coveted Sycamore Springs’ gated section. A Gary Nance design, home is outfitted w/ the finest finishes & boasts many updates. A true chef’s kitchen, renovated by Indiana Kitchen Company, showcases suede granite, Cambria marble, dual islands and high-end appliances. Relax in main level master with newly remodeled master bath retreat completed by Indiana Kitchen Company. Work from home in stunning main level office with built-in cabinetry – also top-level finishes and design by Indiana Kitchen Company. Enjoy the outdoors on tiered deck & patio, professionally landscaped with inground pool & fully-fenced yard. Other amenities include oversized, heated 3-car garage with unfinished area above, basement complete with workshop, wet bar, exercise area & wine cellar. Close to great shopping, restaurants and award-winning schools.

Quality Renovations Abound

7798 North Pennsylvania Street
Meridian Hills | $1,825,000


Imagine a home where the renovations are likely the most structurally sound in the area, the quality is far beyond what you just see on the surface and the details were not overlooked…and it sits in one of the most sought-after neighborhoods in Indianapolis listed for sale.

Following multiple thorough and whole-house assessments from various engineers and engineering consultants (American Structurepoint, RTM Consultants, Structural Engineering Consultants), the owners of 7798 North Pennsylvania Street initiated both house and deck inspections by City of Indianapolis Department of Code Enforcement. Proper permitting, which had been lacking for previous owner’s interior additions and remodel, as well as for the deck, were obtained.

Inspections resulted in deconstruction of basement (drywall and ceiling) and master suite (ceiling and partial drywall) to further inspect and correct numerous structural, electrical and plumbing items including but not limited to beam supports, floor systems (joists and cantilevers), plumbing (replacement of significant amount of old pvc piping with new pex) and addition of proper ventilation in basement for combustion air. Specifically, basement and master suite were deconstructed.

Structural support was added above master suite, structural support was added throughout the basement ceiling, and 7 existing/warped wooden support beams in basement were removed and replaced with 7 new 4” steel adjustable basement support posts following complete exposure and prep. During reveal, all electrical and plumbing inspected by City and corrections were made to meet or exceed code. Cosmetic covering built with drywall frames was added around 5 columns. All areas reconstructed and refinished.

Entire three level deck was deconstructed, and new support posts, beams, joists, etc., were installed as well as the regrading of landscaping underneath deck to draw water from house. The existing wooden railing was replaced with Azek Reserve railing/balusters/post sleeves, steps were reconstructed and a steel gate across steps down to basement was added. Backyard was re-sodded and re-landscaped following deck removal and replacement. Installed Iron Fencing (Glidden Fence) to enclose backyard.

Extensive insulation additions throughout attics (full and knee-wall), walls (both levels) and ceilings including but not limited to removing existing insulation, foam spraying, installing higher R-value fiberglass batting, blowing energy control cellulose, tented waterlines in attic spaces, cut out floored areas to blow cellulose to stop air infiltration beneath floors, sprayed urethane foam over existing fiberglass batting to seal walls, wrapped recess lights and fireplace fluepipe, drilled and dry-blew exterior wall SW corner.

Bone Dry Roofing thoroughly inspected roof and performed preventative maintenance – cleaned (moss), cut trim boards and added flashing, re-nailed ridge vents, sealed nail pops, reworked few shingles, etc.

Additionally, many systems were added or upgraded:
• Redesigned/added to gutters, trenched, extended downspouts and buried, regraded slope of yard, especially under deck, re-sealed behind deck, added boulders to push water from house.
• Added complete alarm system (Digitech Custom Audio & Video) including new controller, backup battery, wireless transmitter, transformer, siren speakers and driver, keypads, door transmitters, smoke detectors, and wireless glass break detectors
• Added (Digitech) Control4 Multi Room/Multi Zone Audio Visual System with home theatre (surround audio/video), exercise room (audio & video), lower level bar (audio), Hearth Room (audio/visual), Kitchen (audio), Library (audio), Living Room (audio), Master bedroom (audio), Master bedroom (audio/video), deck (audio). WiFi Router and access points.
• Installed new sewage pump/lift station
• Added PremierOne Epoxy Floor to garage
• Added new garage high lift opener allowing for lift and 4th car
• Added gas garage heater
• Installed new 75-gallon Powervent water heater with new venting for water heater and furnace
• Installed new hot water recirculating pump
• Installed Kinetico Water Softener
• Installed whole-house carbon water filter
• Installed humidifier
• Installed Wet Switch Flood Detector with electronic overflow control
• Upgraded HVAC systems, both upstairs and down, with Pure Air system and Germicidal UV lights; replaced blower motor, brought electrical to code
• Added additional built-ins to master bedroom and added built-in to bedroom above master
• Added Hunter Douglas motorized shades in master bath and guest bed/bath #1, nonmotorized blinds guest bath #2
• Added handicapped grab bars to guest bath
• Added wooden rollout shelves to kitchen (right and left of stove, right island cabinet)
• Replaced wine cooling unit in kitchen
• Added backyard water spigot
• Added new backyard hardscape area, seat-wall and grill patio
• Added additional landscape bed across from grill patio

At the Center of Convenience, Your Dream Home Awaits

Located on East 82nd Street, two lots are available – a rare opportunity to build your dream home. 

At the center of convenience, these properties are close to award-winning schools, the city’s best shopping and dining and also offer an easy commute to major thoroughfares. We’ve worked with Gradison Design Build to offer a home plan perfect for a lot – but you can bring your builder as well. Call Sam to walk the lots, learn more about the available plans or bring your builder to review the property.

More photos available here.

2019 – The Best Year Yet

As we reflect on 2019, there is a consistent theme to our year: relationships. Actually, this is easily the consistent theme for the past decade. The driver of our business and the success of our business hinges on the depth of our relationships. Clients come first – plain and simple. We strive to meet the full-circle real estate needs of our clients. We work with them through renovations, through investment property decisions, on 2nd homes, on 1st homes and everything in between. Our business is not focused on transactions, but on the life-long buying and selling experiences of our clients. 

We are proud to be featured in the February 2020 Indianapolis Monthly as a top realtor. We can’t wait to share that with you soon.

Enjoy this video highlighting 2019 and our 20th year in business. Thank You for an incredible year.

Williams Creek Retreat – Reimagined

Set at the end of a private drive, this home overlooks the lush property that makes Williams Creek so desirable.  Floor-to-ceiling windows capture the natural light, bring the outdoors in and offer exceptional views. 

A recent transformation of this home is a must-see! For under $1 Million in Williams Creek, this home offers more than 4,500 square feet on two levels. Open spaces for entertaining, a private master retreat and a walk-out lower level provide areas to meet all of your needs.


7777 Ridge Road, Indianapolis, IN 46240

For more information and to tour, contact Sam Hawkins.









Build Your Dream Home at the Center of Convenience

A rare opportunity to build your dream home in the most ideal northside location. The Lots on 82nd (558 and 564 E. 82nd Street) are located at the center of convenience. Two wooded lots on a quiet street that are just steps away from the best schools, shopping and dining on the northside. With easy access to Meridian Street, 86th Street and I-465, travel around the city is made easy. The lots are ready for your builder, or use the plans provided by Gradison Design-Build to launch into making your dream home a reality.

From a retreat perfect for empty nesters, to a modern family home – Gradison Design-Build has a plan to help you start the building process.

The Murphy Residence
-Nearly 4,500 square foot home made for entertaining. Showcase the beautiful property with an additional nearly 1,000 of outdoor living area, including a rooftop deck. An open first floor with private office, three bedrooms upstairs and guest bedroom complete with additional living space in basement.

The Beeker Residence
-Spectacular main-floor master plan, laid out with convenience and entertaining in mind. With a guest room or office on main level, and additional bedrooms in walk-out lower level, there is space for everyone.


To learn more about the lot specifics, the building process and the potential of the two remaining lots, contact Sam Hawkins.

IU experts predict strong year for Indiana economy

The U.S. economy is expected to remain strong next year, with Indiana outperforming the nation, according to the annual Business Outlook forecast released Thursday by Indiana University’s Kelley School of Business.

A panel of Kelley School economists was scheduled to present the 2019 forecast early Thursday morning in downtown Indianapolis, and will present it again at 11 a.m. Thursday in Bloomington. The Business Outlook Tour panel also will present national, state and local economic forecasts in eight other cities across the state through Nov. 28.

The panel said this year’s higher-than-expected economic growth should continue into next year, with U.S. output averaging 3 percent amid strong gains in domestic job growth.

Indiana will do even better, with output growing at a rate of 3.2 percent, according to the forecast.

A year ago, panelists predicted that U.S. gross domestic product would grow by 2.6 percent this year and about 3 percent if tax reforms were enacted. Indiana was forecast to see growth of 2.8 percent.

Friday’s release of GDP data for the third quarter indicates 2018 should end up with output growth above those levels.

“The tax cut has produced an acceleration in the U.S. economy during 2018 to well above the new normal status quo of 2 percent growth,” said Bill Witte, associate professor emeritus of economics at IU, in written comments. “We expect output growth in 2019 to average 3 percent, but with deceleration as the year proceeds.”

Ryan Brewer, associate professor of finance at Indiana University-Purdue University Columbus and author of the panel’s Indiana forecast said the state economy should see its strongest growth in the first quarter next year.

After that, “growth rates are expected to slow but remain strong through the end of the year,” he said “It is most likely Indiana will continue to experience growth across the board—in jobs, numbers of establishments, income levels, wages as well as gross state product.”

The national labor market has exceeded expectations for two years now. A year ago, the panel felt the U.S. economy would create jobs at a monthly rate of about 175,000 and the unemployment rate would fall to 4 percent. Instead, monthly job creation through September has averaged nearly 200,000, and the jobless rate has fallen to 3.7 percent.

story continues below

These job creation trends are expected to continue into 2019, with average monthly job gains of 200,000. “The labor market will be increasingly tight,” Witte said. “The unemployment rate could decline a little, but firms unable to find workers will remain an important theme.”

The forecast could feel negative impacts from political uncertainty, trade disputes and economic concerns being felt in other parts of the world, including China and Europe. The panel also expressed reservations about the impact of further Federal Reserve interest rate hikes.

Kyle Anderson, clinical assistant professor of business economics and author of the forecast for an 11-county area that includes Indianapolis, Carmel and Anderson, said the region is at full employment.

He expects economic growth in the area will average about 2.5 percent next year.

The economists also predicted:

— Consumer spending will continue to grow, although at a rate less than in 2018.

— Business investment will be good, but held back by trade concerns.

— Housing will resume growth with a small boost from the aftermath of hurricanes Florence and Michael.

— Mortgage rates, nearly a full point higher than a year ago, could dampen enthusiasm for new housing and constrain prices.

— The trade balance will show increasing deficits.

See full article at:

How to Paint Your Kitchen Cabinets the Easy Way

Taking a DIY approach to renovating your kitchen is a great way to save money and put your own stamp on your home’s interior design.

A big area to save money on when completing your own kitchen makeover is the cabinets. Replacing old cabinets with new ones can cost a hefty chunk of change, but you can give your old cabinets new life without ripping them out or spending hours sanding and stripping. It’s absolutely possible with a magical little invention called chalk paint.

Chalk paint is the perfect choice for painting cabinets because it’s simple to use and requires minimal prep. No more renting a giant sander and spending hours trying to strip off the old finish or topcoat! Chalk paint’s formulation sticks to a wide range of surface types, and it does so without chipping or flaking.

Many brands of chalk paint are available, from Country Chic to Annie Sloan to Rust-Oleum. A little goes a long way, so you can save money by purchasing less paint but still getting the same coverage.

Chalk paint is easy to use — just follow these directions.

Here’s what you’ll need:

  • Soapy water and a cloth
  • Painter’s tape
  • Sandpaper or a sanding block (optional)
  • Primer
  • Chalk paint
  • Topcoat
  • Paint rollers, brushes, and trays
  • Foam brushes

1. Prep

Remove your cabinet doors and drawer fronts. Tape off the floor and around outlets, counter edges, and appliances with some FrogTape or ScotchBlue painter’s tape.

2. Clean

Clean your cabinets of any dirt, grease, and grime by using warm, soapy water or a mild cleanser, like trisodium phosphate (TSP). Wipe dry with a microfiber cotton cloth.

3. Sand (Optional)

It isn’t really required, but I still like to sand my cabinets lightly with a 120-grit sanding block or piece of sandpaper. About 30 seconds a drawer or door is more than enough.

If you do decide to sand, wipe the surface clean again with another microfiber cloth to remove all dust and debris.

4. Prime

Using a paint roller or brush, coat your cabinets, drawers, and built-ins with one coat of primer. Let dry for about 30 minutes to an hour.

5. Paint

Using a paint roller or brush, apply two coats of chalk paint. We used the color Pebble Beach from Country Chic, which is a nice, neutral cool gray.

Allow a couple of hours dry time between coats, and let dry for 24 hours after the last coat.

6. Apply topcoat

Once the chalk paint has had 24 hours to dry, use a foam brush and apply two coats of topcoat (or Tough Coat, if you’re using the Country Chic line), giving an hour of dry time between coats. The foam brush is to ensure there aren’t any streaks in the final finish.

Let cure for 24 hours before moving or replacing cabinet doors so the finish has time to harden and avoid scratching.

7. Reinstall

Reinstall cabinet doors and drawer fronts. If desired, install or change out hardware.

Et voilà! A brand new kitchen for a fraction of the price.

Painting cabinets may take a little bit of time and elbow grease, but the impact that freshly painted cabinets can make is staggering. And with the addition of clever time-saving products like chalk paint, you can have a whole new look by the end of the weekend with minimal prep or hassle.

Tackle your kitchen cabinets and take control of the design of your home. You won’t regret it.


To view more photos and DIY tips for home improvement, visit Zillow