New house update and little about choosing paint...

The new house is progressing nicely. As normal, there have been a few hiccups along the way but everything eventually gets worked out and we keep moving forward.

My current home is finally under contract and we have a September 18th closing date so timing is critical at this point. I printed off a calendar , penciled in when everyone must complete their tasks….Paint, cabinets, tops, plumbing, floor refinish, etc….and I shared that schedule with all the subs. Funny things about subs….they sometimes think they work in a vacuum…they forget that 5 other people have to come in AFTER them and if they are one day late it creates a domino affect. And sadly they don’t seem to care! Unfortunately because of our moving schedule I don’t have a day to spare so I am just hoping and praying everyone follows my schedule….guess we will find out! What is the old saying about making plans and God laughs…..

On to my paint choices…. I am not one to anguish over paint choices. I usually find what is all the rage and go with it.

This past month I did learn a valuable lesson about paint though. NEVER have paint mixed at a big box store. I picked a very popular grey for a rent house ….it was a Sherwin Williams color but I had it mixed at a big box store that carries SW…no harm, right. Wrong.
It is blue. I mean like nursery blue. I suspect the person who mixed it put a tad too much of some color in the formula and so it has a “blue” tint so on the wall it is BLUE! If it where a house I was going to live in I would have had to repaint the entire house.

So lesson learned ….have custom paints mixed at a paint store….not that they don’t make mistakes, but that is what they do….they don’t float to every department in a store… they just do paint.

Anywho, in the new house the walls were Accessible Beige…. but I’m not really a “beige” kind of person. I have read a lot of great things about Agreeable Grey, which is very close to Accessible Beige but more on the warm grey spectrum.
So I bought a sample pot, painted a big swatch on the wall, and went with it!
I love it. It really is a great color. And two days after the paint was complete, I found THIS article …. https://theflooringgirl.com/painting/agreeable-gray-neutral-gray-paint-color/ (MY COMPUTER IS AT THE ACCOUNTANTS AND I AM USING AN IPad…clearly there are things I do not know how to do on this thing…like post links and phots!)

The laundry room and guest baths are the exact same color as the last makeovers in this house! ( search it in this site….I can’t post links on this stupid thing!)

The only paint choice I am agonizing over is the big kitchen island… I am leaning towards a warm charcoal grayish color but just don’t know…. at some point inspiration will strike me and I’ll know exactly what I want!

Based on my printed in stone schedule cabinets are due to be delivered and painted Monday….so I guess I better get inspired real quick!

My little signature graphic is on my other computer so until next week…

LIVE THE LIFE YOU LOVE1

BECK

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Designing a room....

Everything seems to progressing nicely at the new house…knock on wood! Wood floors are going in, walk in shower is being built, sheetrock repair is being done.

Today I want to talk about “design features.”

As I mentioned before, I kind of “wing it” when it comes to design. Some people need a visual like a design board that shows all the elements of a room.

Me…I find one thing I absolutely love and then go from there.

In the new kitchen, it was this tile….

I can not tell you how much I LOVE this tile. (It was delivered this week…even more beautiful in person!)

I have one space in the kitchen that is about 8’ long…it is the perfect “cubby” for a cooking center…cook top, oven and microwave. My vision is walnut lowers with two painted uppers to the ceiling, walnut floating shelves, white quartz tops, stainless vent hood and this tile.

This tile has a “brushed gold” accent in it so to tie in the gold with the rest of the kitchen I have decided to go with these simple pendant lights above the island….

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They kind of coordinate with the light fixture I have in my dining room…the exact same one I have ordered for the breakfast room in the new house.

What can I say, I love what I love!!!

Some really funky gold hardware.

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A touch of “whimsy.” I’m not a big “cabinet hardware” person…I don’t even have them on my cabinets here…but I am going with shaker style cabinets and they will need hardware. I just thought these were fun and different.

The appliances are all stainless. I LOVE my black stainless appliances, but I fear that will be one of those “fad” things. I think in the long run I will be happy with stainless. Also, there is Carrara marble accents in the tile backsplash and greyish veining in the quartz tops…I think the stainless will blend right in.

I have a two door/two drawer refrigerator. I went with a side-by-side.

First, I will NEVER buy another Samsung product. Love the other appliances but the ice maker on the fridge hasn’t worked right since the second year… I actually have to go buy ice every week. Evidently it is a “design flaw” not covered by their warranty. Rampant problem and no real fix. Not cool Samsung.

Second, while I love the drawers, I am just getting too old to bend down and dig through a big ole’ drawer for a frozen chicken. I know side-by-sides are not nearly as energy efficient and they aren’t the “in thing” right now, but I loved the one I had years ago so I am going back with one!

I read reviews and decided to go with either Kitchen Aide or Whirlpool. Considering the price difference, I went with Whirlpool.

The bar stools…I have struggled with that one because I have had mine for 20 years and I still love them especially after this little “makeover”…truth is if I needed “bar height” vs “counter height” I would just take them with me.

Unfortunately they are not counter height and they are iron so cutting them down is not feasible… so I had to find new counter height bar stools. The minute I saw these I knew they were exactly what I want….

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Super simple and I think the walnut color will tie in beautifully with the walnut base cabinets and floating shelves!

This is my “design board”….I drop pictures of what I like into a computer file…each has at least one element I like. I may not like everything in the picture, but there is one thing in each I am drawn to…

I know I am drawn to walnut cabinets…but I don’t want ALL of them walnut so I am going to have walnut lowers in the “cooking center” and painted uppers. The entire island will be painted. The tops are white quartz with greyish/taupish veining. I was able to go to the quartz place and actually pick out the slabs of quartz I wanted.

Some people HAVE to have a design or “mood” board….

…something that allows them to see every element of their design (This is not my design board, just one I plucked off Pinterest.)

I get it…and it isn’t hard to make…just find what you want on line and drop it into a file, then create a “board” on a program like Photoshop. You are able to see all your elements and determine if they coordinate.

Personally, I can see every detail in my “minds eye.” I wake up at 3 a.m. every morning and visualize every single element. Probably drives my subs nuts because if I “see” something I like, I will text or email them at 4 a.m. with my idea. (Hopefully they mute their phones at night or the “ding” of my text will wake them at this unGodly hour!)

My motto…YOU DO YOU! If you need a design or mood board, go for it. Do what works for YOU! Probably would have been a lot easier on my cabinet guy had I had a design board rather than 30 random pictures of cabinets and kitchens and having to go through each one to show him the one element in each pictures I love. I only hope and pray he has the same vision as I do!

Guess we’ll see in a few weeks. In the meantime I will continue to micro-manage the poor guys who have to work at the house every day…lol!

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Today I muse about the stress of Remodels....

“Working the plan” can take A LOT of patience…especially on a massive remodel.

It always gets worse before it gets better…in this post I talked about the calm AFTER the storm. Right now I am in the middle of the storm.

The good news is most of the demo is done on the new house and now, little by little, we are putting it back together. Out with the old and in with the new.

In the next few weeks a new walk in shower will be built. New hardwood flooring will go down, new transom windows will be installed. New paint, tops, tile, front door.

It all takes time and a lot of patience. Most of all it takes “working the plan” and clinging to the vision of what will be.

That’s hard to do when the house looks like a bomb went off . Or a sub doesn’t show up when they say they will. Or materials you painstakingly selected have been discontinued. Or the new window in your laundry room is obstructed by a vent pipe smack dab in the middle of the cutout! (All snags I encountered last week!)

It doesn’t matter if you are painting a dresser or remodeling a room or even an entire house. There will be snags…the unexpected will pop up…something will not go as planned.

All part of the process but these hiccups can really stress you out…and stress causes a physiological reaction that hinders your ability to think clearly and make sound decisions.

Last week I expressed a little “impatience” with the plumber who was clearly working his tail off, even though it wasn’t at the pace I personally expected. The next morning I apologized for being so short. While I thought things should have been happening at a faster pace, he didn’t deserve my “grouchiness.”

Prime example of how stress can cause you to say and do things that are NOT COOL.

Stress is not an excuse for bad behavior. While it may explain why you behave the way you do, it is not an EXCUSE for behaving like a jerk.

Remind yourself repeatedly “this too shall pass,” take a deep breath and remember that diamonds are created as a result of tremendous pressure and time.

All that being said, I highly over estimated what I could get done this week…and the most pressing “projects” I need to tackle inside the house entail paint, which is not something I can do while they are repairing sheetrock.

I decided to tackle something I thought I might enjoy…organizing this “shop” so I can move all my tools out of my garage this weekend.

It has good bare bones so for the time being I don’t plan a major overhaul. Just going to work with what is there and make a few additions. I have no doubt I will eventually “gut” it. Just the way I roll!

I need my tools at the new house more than I will need them at this one. I have so many things I want to build for the new house in the next few weeks, I decided it would be good to have this space relatively organized and all my tools handy.

Besides, it is good to “declutter” spaces when your house is on the market. Closets and shelving may seem obvious but a cluttered garage (even though it makes sense to me) may be a tad off-putting to potential buyers as well.

I’m off to take another bite of the elephant!

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Slow but steady progress...

The first week of “semi-retirement” has been brutal! I closed on two rental houses last week as well as the house we will be living in. I close on another rental house Friday!

The rental houses need my attention…blinds, a little paint, cleaning, etc. I spent one day this week cleaning carpets and painting trim.

The house we are going to live in also requires my attention. Meeting with sub-contractors, ordering tile and windows, selecting appliances, supervising the demo guys.

I’m exhausted.

But that is okay…it is a “good” exhausted and everything is moving along nicely.

My “demo guys” are on day four of demo. Little by little tubs and showers, trim, old appliances, the wall between the kitchen and living room are all making their way to the curb or into the garage for resale.

So far the bathroom and kitchen are gutted, the transom windows have been exposed for replacement, all the trim has been removed in the rooms I am adding hardwood, the crown above all the windows and doors have been removed, the new laundry room window has been framed, and all the replacement items have been ordered. HOPEFULLY, the plumber will show up today to move all the plumbing so we can start putting everything back together.

(Yesterday, this wall came down…LOVE!!!!)

I am so glad our community has “bulk trash” pickup!

The good news is I love what I love…and while I would kinda sorta like to take this opportunity to make some changes, I love the tile in my recently remodeled master bath and I love my new kitchen counter tops. I am going back with the exact same quartz top and tile backsplash in the laundry room that I used in the guest bath makeover. The wall paint color is the one I used in my laundry room here when I remodeled it recently.

That is how I know I made good decisions the first time!!!

As much as I tried to shake things up, I am basically going back with a lot of the same things I have in this house…including the black painted interior doors!

Right now, it is a MESS. But every morning when I wake up at 3 a,m, I can clearly visualize the finished design…and of course I have to map out my entire day which explains why I can not go back to sleep.

That’s okay…eventually I might get back to sleeping until 5:00 a.m. again. As much as I would love to recoup all this lost sleep, I have often said if I had the opportunity to recoup all the sleep I’ve have lost in this life time from kids, pets, and “stress” I would go to sleep and never wake up!

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BIG LIFE CHANGES

I know this is a rare Monday posting, but I can finally share the big changes that are happening in my life.

A few months ago I woke up one morning and decided it was time to sell my apartments.

I called a realtor I had worked with last year and told him I was ready to sell. At 3:30 that afternoon he brought me an acceptable offer.

I have owned these apartments for 23 years.

At first I was a bit “sad.” After all, they have been my “career” for 23 years…they are what I do!

The income has provided me with the ability to provide for my children and give them a good life.

I’m only 56…I still feel like I have a few good years in me.

Yes, I am giving up a decent income. I have to roll the profit into other investment properties, specifically rental homes, but they will not produce near the income the apartments have. But that is okey…sometimes you have to sacrifice quantity for quality. The “quality” of my life will be greatly improved.

Yes, I am “starting over” at 56. The new rental homes will not take up near the time the apartments did…so the question now is what will I do with all this free time. Trust me…I am not one to sit around on my hands. I have no doubt I will find SOMETHING to do!

It’s been a stressful few months…I’m usually awake and ticking by 3 a.m. and at this point I feel like I am running on fumes.

So naturally I did what I do when I am stressed and frazzled…I went out and found something else to fret about.

We bought a new home.

For years I have wanted to “down size.” Now that we are empty nesters we don’t need a big house with three empty bedrooms upstairs and a huge yard to care for.

So naturally I went out and found a house that is WAY bigger than what we have now and has a large yard that needs TONS of work.

After a lifetime of owning “projects” I wondered if I might have ONE MORE project in me. I guess I am getting ready to find out.

The new home is waaay more “traditional” than I like…but it has soooo much potential. It has good bones and a workable floor plan!

The kitchen and master bath are complete gut jobs…and after a lifetime of living in “remodel messes” I have decided that this work will be contracted out and we will not move until the big, messy work is done!

The big wall between the kitchen and living room will go away, as well as all the cabinets, and I plan on putting a humungus island smack dab in the middle of the existing kitchen.

The wall on the far right with the glass cabinets will become the “cooking” center with a cook top, wall oven and microwave. And the coolest tile backsplash in the whole world. I can’t wait to share!

No need for lots of upper cabinets because it has a huge walk in pantry!

This is the “sitting room” adjacent to the kitchen…

One way to “detradionalize” this home will be to replace the arched transoms with rectangle ones…a bit of work since it will require brick and sheetrock repair. This is on my list of things to do, but closer to the bottom.

The quickest, simplest and cheapest way to “detradionalize” is to remove all the crown molding around the cased openings and windows! The crown around the ceiling will stay!

Another way is to change out light fixtures…that is closer to the top of the list along with removing carpet and adding more hardwood flooring (yes they are REAL hardwood floors) and refinishing them all with just a clear coat…no stain!

The fireplaces? Yes those will eventually get redesigned…again, not something I will tackle right this minute but it is on “the list!”

The master bathroom…ICK!!!! Suffice it to say, it is a gut job!

Right now I am in the process of “making the plan.” Meeting with tile guys and cabinet makers and flooring companies…getting quotes and ideas. Making a list of what HAS to be done…wants vs. immediate needs.. As always there are things I WANT to do but I might not be able to do right this minute…they stay on the list, just closer to the bottom.

I have a life time of inspiration to pull from but I am still grabbing pictures from the Pinterest and the internet. I pretty much know what I want…

Now that we have closed, it is time to “execute the plan.” We start this week with demo…and then I will work the plan from there.

One by one I will be closing the new rental houses and hopefully creating a “new career.”

These are the big life changes that are going down in my world! Huge!

While the apartments have been stressful and back breaking at times, they were my “career”…they were what I did to provide for my family. Saying good-bye is like retiring and moving on to another career.

This house has been our home for 20 years…it is where I raised my children and I have poured my money, talents and time into this house to create a home.

It will be tough to walk away from both…but that is what is going on in my life and I am super excited about the next chapter…whatever that may be!

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Master bath reveal!

I KNOW! I have been MIA for a while now….there is just soooo much going on right now that I can not share! I promise, in due time.

In the meantime, AGAIN, I want to revisit one of my all time favorite “makeovers.”

I revealed my master bath makeover almost two years ago and I can honestly say I STILL love this bathroom. Love it! I don’t missed the tub at all and the walk-in shower is still my favorite addition to this house!

Head over to this post and check out the transformation and MAYBE next week I’ll have something new to share!

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Swing pergola tutorial....

The past few months have been super busy and honestly a little over-whelming. (When I can, I will share.)

As a result I haven’t had a lot of time to do many DIY projects around the house. Which of course explains my absence last week. For now, the best I can do is link back to some of my all-time favorite projects!

One of my all time favorite projects was the swing pergola. As I mentioned in the earlier post, I have built several over the years!

This is a picture of one of the pergolas pre storage building update and we now have a privacy fence along the back of the lot. I meant to take a “current” photo, but see above!

With so many people at home looking for “projects,” this little build is perfect!

It takes a few days and will require a few sets of hands, but it is doable.

Trust me, you will get HOURS of enjoyment out of it! And maybe even a few naps!

(And remember, wear a mask when you pick up materials!)

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How to paint your front door properly...

I have been super busy with things other than DIY projects. But one project I did manage to do this past week was repaint my front door…just a quick little one coat “refresher.”

My tutorial for painting an exterior door gets a lot of traffic so I though I would link back to that post just in case you need a little help.

I also painted house numbers on the door and I shared that tutorial HERE.

Remember, not everyone will see you newly remodeled bathroom or organized linen closet…but almost every guest will see your front door…keep it nice!!!

This is just one of the little projects I managed to get worked in this past week in the midst of some “big stuff” that I will share when I can.

In the meantime, I may be linking back to some little projects ANYONE can do! So if you are new around here you might want to stay tuned for some basic tutorials!

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Guest room decor and a little history.....

Last fall I shared a little “makeover” of the frames of these portraits of my great-great-great and my great-great grandmother. They hung in the guest room above the bed…

I never really LOVED these portraits and my daughter swears they gave her nightmares when she came to visit. I have to admit, they are a tad on the “ghoulish” side even with lighter and brighter frames.

Before I reveal the changes I made, I have to share this “small world” story!

A friend of mine tagged a friend of his on Facebook on an article about a house his friend owns…a house he now runs as a B&B in Arkansas City, Arkansas.

The minute I saw it, I knew it was the house my great-great grandparents (Hubert and Ionia Furr) built in 1910…the house my great grandmother grew up in and my grandmother was born in! (My great great grandmother is the portrait on the right, her mother on the left!)

I immediately contacted the owner…he had very little history on the house other than what was written up in the National Register bio. I, being the keeper of the family photos and documents, have sooooo much more!

Poor guy…I flooded his email with pictures of my great great grandparents, the house and all the documents I could find.

I think one of the neatest things I have is a picture of the house while it was being constructed…

I won’t bore you with all the pictures and documents I have about this home and my ancestors and the little town in southeast Arkansas.

But this house and the people who resided there have a tremendous amount of history.

It is the house where my ancestors lived during the 1918 pandemic. A flu pandemic that killed almost 700,000 in the United States and 50 MILLION world wide.

The house also survived the great flood of 1927 that wiped out most of the town and actually changed the course of the Mississippi River.

While I was digging through all the family documents looking for more information on the house to share, I ran across this letter…written by my great-great grandmother during the flood of 1927 to my great-grandmother….

I won’t post pictures of the entire letter, but this is the transcript…

Arkansas City, Sat ? (postmarked May 3, 1927)

Dear children-

Am going to make this do for both you girls. Haven’t heard from you in more than 2 weeks and twill be 2 weeks Tues. since we have had a newspaper. Everything is closed here on account of water-we have 85 inches inside the house only 5 steps of the stairway being visible. You can imagine my state of mind as the South Bend break will give us more water by tomorrow I suppose. We go in and out of the house through the middle bedroom window in your old bedroom. I step off the roof onto a floating dock where I keep the chickens. Only lost two by drowning.

Water came in town last Sunday 2:30 and was 2 ft deep in 20 minutes. I waded above my knees getting up the hens and by dark it was in the house. It has been raining ever since til today when it has fallen ½ in. to get ready for the next rise. The wood shed and garage bucked up and Daddy has wired them to keep them from floating off in a storm. The teacherage is entirely under water and lots of other houses.

The town is simply ruined. An airplane takes the mail and your telegraphs were sent by radio by way of Memphis and so had to be sent collect.

I am so worried because we can’t send Gladys’s board money and do hope the matron will wait on her or that you will take her to your house for this last month. We have no way to get the money tho the levee board owes Daddy $125 or $150 which will be paid when this strain is over. The youngsters run bateaux on the bank porch so of course the bank is closed for the time. Please help us out in this pinch and we will make it up to you some way. I do hope the next rise will not be much for 2 ft. will ruin the ceiling.

The Matthews are upstairs in 2 small rooms. 2 of the boys sleep over here and they seem to be having a good time. Of course all my flowers are done for the crude oil is killing the vine on the house. Most every one lost their chickens. Lawrence Demarke (?) must have lost over 1000 also Emmat Furlong. The water came too fast to let them be picked up.

I suppose all Watson is nearly washed away. Mr. Kemp’s house disappeared as did everybody elses. The little Dollar house is on the Pike if it hasn’t fallen to pieces.

The break at Scott Miss. Saved us from the Miss. R. as we would have broken either at Chicot or Fulton inside of 3 or 4 hours. The river fell here nearly 2 ft. the first day and is much lower now than it is on the inside of the levee. Several hundred tents are on the levee and it is a queer sight. The govt is feeding them and the negros seem so happy.

We will have no more school this term. The girls left for Memphis and I guess they finally got to Conway. Betsye is at the hotel tho’ Daddy and I both invited her to stay with us. Bro. Still’s furniture is in the water upon a scaffold not high enough. All Mrs. Cunningham’s furniture and best clothes are in her house with the water up to the roof. I left most of my dishes downstairs so I guess they will be lost.

Well I hope you girls and your girls also Bill are well and happy. Want to hear from you soon and find how Gladys arranges for her board. Daddy is well and busy helping the distressed.

Granny Muff died this afternoon in a box car. Will be buried on the mound.

Love to you all and if we are washed away dispose of the remains as you please, Mother

I share all this for one reason.

To remind you…our country and our ancestors have survived pandemics and floods and wars.

Like our ancestors we too will survive…and we will thrive. We just have to stay positive and focused on our future! In 100 years our great great grand children will be sharing stories of our strength and endurance during difficult times….we are living proof!

So now the changes…heirlooms in their own right and a bit more cheerful.

These prints are from Hawaii and Bermuda…my parents traveled there in the 80s and these have been in my mother’s home for 30+ years. She is in the process of distributing a few things in her house so I took them and reframed them and decide they would be perfect in the guest room!

They are a tad off-center so at some point I probably need to rehang them. Someday…nice thing about this room, I literally only go in it a handful of times a year, before and after guests. Unlike wall decor in my living room or bedroom, this isn’t going to keep me up nights…lol!

Maybe I can find a narrow something-or-another to hang on the left to balance it out.

Not sure what I will do with the ancestral portraits…but I will find some where perfect for them…eventually.

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How to set stone in your lawn...

My first love is flagstone…I share HERE how I created a little flagstone patio in the front of the house…

This was a massive project and required “excavating” a large area.

My project this week is the same process but “small scale.”

My mother offered my Granddad’s grindstones that my dad had set in their yard as a pathway.

There are a few things I have that make me see “old ladyish”…my grandmother’s china and hutch, an old camera collection, a few knick knacks here and there…and certainly a grindstone pathway in the yard would qualify. Truth be told, I can not pass up anything that is a family heirloom.

If you don’t know what a grindstone is, google it.

Nifty stones that were originally used to sharpen tools. I have no idea if my grandfather actually used them for their intended purpose but I believe they were set in his yard as stepping stones…and my dad got them and did the same.

So now I have moved them to my house…and this past weekend I set them in the yard.

I had already set a few of them when I realized it would be a great way to show you how I create a path set in the ground…no worries about having to mow around it.

Whether you use grindstones, slabs of wood, bricks or flagstone…this is the way to property set them individually to create a “stepping path.” I have found that this method creates the least destruction to existing turf. You can even do it before you seed or lay sod.

The first thing you want to do is lay them out where you want them.

Look at them from every angle…maybe walk on them to see if they “step right.”

Once you have them laid out where you want them, it is time to get down to the REAL work. (I will refer to “stone” because that is what I used…again, you can create a path with just about any durable material!)

First, take a shovel and go around the stone… about 1'“-2” from the edge of the stone…keep the shovel straight and go into the ground at least 4”. (My stones were about 2” thick and I want at least a 2” bed of sand and soil to set the stone on.) You are basically using the stone as a template.

Once you have gone around the entire stone, just flip it out of the way for the time being.

Since my yard was sodded, I wanted to salvage the sod and use it to fill in a few bare spots here and there…so I used my shovel to carefully remove the sod…

I used a little hand rake to remove the bulk of the dirt off the piece of sod and relocated it to the bare spots.

Then I used the shovel and my hands to remove all the excess dirt in the hole. I put it in a bucket and used it in an area of the yard that need a little fill.

I made the hole about 4” deep, then I added sand.

You can buy bags of “play sand” or even “paver base.” Just make sure you put some kind of sand or base in the hole to create a stable, level bed free of rocks and debris. .

I would suggest hosing down the sand just to make sure it is packed well…your goal here is to create a level, compact bed for the stone to set on.

Once the sand is leveled, replace the stone and make any adjustment by lifting and filling where needed.

I used the dirt I removed from the hole to fill in around the stone.

Once all the stones were set, I saturated them…this forces the dirt around the stones to seep under the stones and also lets you see which ones may need to be lifted and additional sand toss under.

Step on them and make sure they seem “firm.” I had one that “rocked” so I lifted it and added sand. As the dirt around the stones seeped underneath I added more and plugged in a few pieces of sod.

With a little water and sun I expect the grass to fill back in nicely over the next few weeks!

(You can see HERE how I dolled up the storage shed a bit!)

I saved a little dirt in the bucket because I know some of the soil around the stone may compact a bit. Also, this part of my yard is fescue so I may have to over-seed a bit…but that is okay! I like the look and even though it may be a little “old ladyish” I have a walking path that has a little bit of sentimental value.

Perfect!