From Foundation Fix to Flip: A Sherman, TX Case Study
A dated home on the south side of Sherman was transformed through smart design choices, layout rework, and disciplined project management. Here’s how strategic renovations and cost control turned it into a profitable flip.
From Foundation Fix to Flip: A Sherman, TX Case Study
Flipping houses isn’t about finding perfection, it’s about creating it. This case study takes you inside a South Sherman property in Constitution Village, where a dated home was transformed into a modern, family-ready residence through thoughtful planning, cohesive design, and tight project controls.
Project Overview
When purchased, the property had solid bones but outdated finishes and a disconnected layout. The goal: make market-smart upgrades, improve livability, and deliver a profitable flip within a realistic budget.
Scope of Work
- Interior repaint: light gray walls with white trim and ceilings
- Exterior refresh: gray shutters with crisp white siding
- Bronze hardware and fixtures throughout
- White kitchen & bath cabinets with granite countertops
- Stainless steel appliances
- Waterproof rigid-core vinyl plank flooring
- Classic white subway tile backsplash
- Harmony White polished porcelain tile in baths
Design Selections
Each finish was chosen to balance broad buyer appeal with cost efficiency:
- Flooring: Winter Peak waterproof rigid-core LVP — stylish, durable, and budget-friendly.
- Tile: Harmony White polished porcelain — bright, clean, and timeless.
- Fixtures: Oil-rubbed bronze — adds warmth and contrast against the neutral palette.
The finished look felt cohesive, move-in ready, and stood out among comparable listings in the area.
Renovation Highlights
Kitchen Transformation
A once-dark kitchen became the showpiece of the home. Reconfigured cabinetry, new granite counters, and stainless steel appliances created a bright, functional space that anchored buyer attention.
Living & Dining Refresh
New flooring, updated lighting, and fresh paint gave these spaces a clean, open feel—proof that cosmetic upgrades can drive major perceived value.
Bathroom Rework
- Added a new full bath with washer/dryer hookup
- Reconfigured the hall bath into an efficient half bath
- Converted the primary bath to include a shower
These layout improvements enhanced both functionality and livable square footage, increasing buyer appeal and overall property value.
Lessons Learned
Even well-planned flips bring surprises. Here are the biggest takeaways from this project:
- The cheapest bid isn’t always the best. Paying for quality trades avoids rework later.
- Approve all change orders in writing. Clarity prevents budget confusion.
- Include contingency funds. Foundation and plumbing issues can appear mid-project.
- Expect the unexpected. Timelines shift; adapt and manage proactively.
Deal Summary
- Location: South Sherman, Texas (Constitution Village area)
- Strategy: Fix & Flip
- Rehab Focus: Cosmetic refresh + added bathroom & laundry + improved layout
- Exit: Retail resale
- Result: Sold at roughly 77% of ARV — a strong, profitable outcome
Key Takeaway: Success came from buying at the right price, focusing on strategic renovations, and managing costs tightly. Not every deal is a grand slam, but consistent execution keeps investors profitable and learning.
What This Means for Investors
Thinking about your first or next flip? Start by defining your Buy Box, verifying ARV, and building your team of reliable contractors and wholesalers.
Platforms like PropPipeline help you find off-market properties, run quick valuations, and connect with wholesalers across Texas—so you can focus on execution and profit.