Archive for April, 2008
April 29, 2008
Image: Panoramic view of Ashburn (photo credit)
Finally, a little bit of good news to go along with the not-so-good! Although Loudoun County home sales were down by 1/3 (or 29%) in the 1st quarter of 2008 as compared to the 1st quarter of 2007, Loudoun still fared better than the rest of Northern Virginia, where home sales were down by 36%. During the same period, Loudoun’s average sales price dropped from $514,436 (2007) to $420,111 (2008), a decrease of 18%. Overall, home sales in the state fell 26% and the average sales price decreased by only 5%.
I found this information in an article on LoudounTimes.com, which cites a report from the Virginia Association of Realtors. I couldn’t locate the exact report the article pulls its numbers from, but I did manage to find a similar report that provided some interesting data. The report states that even though prices have fallen 21% in Loudoun as compared to last year (which should, theoretically, help to get the market moving), the amount of unsold inventory leads the report’s authors to believe that the market will not stabilize for another 10 to 12 months. One thing I’m not clear on is what they mean by “stabilize”; do they mean that prices won’t stop falling until then, or that it’s going to take that long to clean out the inventory surplus, or both? Whatever the case, the report makes for interesting reading even if you’re not a real estate geek like I am, so be sure to check it out.
April 28, 2008
I was reading a “Mom” blog yesterday and came across someone who was depressed because she faced a trade-off between getting a much-needed larger house or lengthening her husband’s already lengthy commute to DC from Gaithersburg. She was outraged by the “average median house price in Montgomery County of over $900,000.”
Okay. I get the problem - in general. I am not sure about that median price. But mainly, I don’t get why people don’t do a bit of research on neighborhoods in their own city. Or, even better, just get in the car one day and drive around for fun so that you know what’s on the other side of the fence. Who knows? You might like it. OR, maybe our idea of what constitutes a large house these days has become totally out of whack with what is sustainable and then we can never be happy. I choose the former.
So, I emailed this virtual acquaintance and told her about Silver Spring and Takoma Park (assuming she did not want to make the cross-country move to Virginia). At the moment, there are about 60 single family homes for sale in Takoma Park (MD) for under $500,000, all with at least 3 bedrooms. Some of them are well under $500,000. If you don’t know where it is, look at the red-outlined area above. You can’t get closer to DC than that and still take advantage of the Montgomery County school system!
This is a sweet neighborhood in many ways, from historic homes, to Metro access, to the farmers’ market and more. It has a reputation as a place for hippies - but you could do worse than having neighbors who love peace, knitting, and the environment. And in reality, you don’t have to wear hemp to fit in and have a good life there. But you may have to give up ideas of 3+ bathrooms and gourmet kitchens (unless you want to spend a little more). THAT is the real trade-off: giving up stuff that we don’t really need, to in fact have a much better life without the stress and cost (time and money) of a huge commute.
Here are some houses that I think stand out as interesting, but it’s a buyer’s market and there’s lots of choice, so get out there and look!
My favorites:
7500 Flower Ave - $499,000 - 3 bed/2.5 bath truly pretty Victorian with porch, large yard and close to park
225 Manor Circle - $479,000 - beautifully updated 3 bed/2 bath bungalow built in 1925.
7313 Trescott Ave - $465,000 - light-filled 3 bed/3 bath cottage with brand new basment. Close to park.
7201 14th Ave - $439,000 - renovated 3 bed/3bath colonial. Close to park.
Also see:
504 Ethan Allen Ave - $379,000 - 3 bed/3bath colonial w/porch - go to picture #15 in the MLS to see the front of the house - clearly the realtor doesn’t care much about selling based on these photos, but the house could be quite good once cleaned up.
7306 Trescott Ave - $470,000 - 3 bed/2bath Cape Cod.
1007 Heather Ave - $499,00 - 6 bed/3.5 bath Rancher. Three of the bedrooms are on the lower level but if that’s what you need, then here they are. Large yard.
Cheers, Allison
April 27, 2008
This may be your dream house. This is definitely a house I am telling my friends about. It is a traditional, solidly built, 3-bed/2.5 bath colonial, on a FLAT corner lot in wonderful Woodacres, Bethesda. If you know this area, you know how rare a flat lot is. You also know how sought-after Woodacres is, especially for families with elementary-school-age children. The house is for sale by the owner, who is asking $815,000.
My impression is that it is a better-than-average house for the area (may need some decorative updates inside - not sure.) Here’s the skinny, based on what I saw outside and my conversation with the owner. It’s more info than you’ll get on the MLS listing. Unfortunately, there are no interior photos there. Details:
- close to Massachusetts Ave bus line to Metro/downtown
- a few blocks from large park, playground, tennis
-”largest family room in the neighborhood” with French doors to 900 sqft patio
- fireplace and built-ins in living room
- dining room access to screen porch (if you’re a newcomer to Washington, trust me, you need it)
- more closet space than is typical for an original Woodacres home - on main and upstairs
- standard Woodacres kitchen, with upgraded appliances (2 years old)
- pedestal sink in one bathroom
- 2-year-old washer/dryer
- unfinished basement but it is painted
- small triangle green space/park in front of the house
- if you have small children, the sidewalk on Massachusetts Ave nearby provides a place to walk with a stroller or small tricycle. Most other parts of the neighborhood do not have sidewalks, which people there don’t seem to mind but it is my only pet peeve.
- immediate occupancy
Woodacres is a close-knit neighborhood full of families, many of whom send their children to the respected Woodacres public elementary school. The owner tells me that outside his front door is the start of all the local parades: 4th of July, Hallowe’en, Christmas. Sounds like a lot of fun.
The area is nestled between River Rd and Massachusetts Ave, east of Goldsboro Rd, with easy access to the shops at Westbard and Ridgefield Avenues (Giant, Rite-Aid, Starbucks, American Plant, Whole Foods, Ledo’s, International School of Music, Strike Bethesda (bowling), etc., etc., etc.)
Unfortunately the house is not open today, although a few others in the area are, listed below. There is a lock-box on the house if you have a realtor, or you can call the very congenial owner at 301-602-9820 to make an appointment.
Other open houses nearby, for today:
6001 GLOSTER RD - 3 Bed/3.5 Bath Colonial - $875,000. Open 1-4 pm.
6103 CROMWELL DR - 3 Bed/2.5 Bath Colonial - $839,000. Open 1-4 pm.
6309 MASSACHUSETTS AVE - 3 Bed/2.5 Bath Colonial- $735,000. Open 1-4.
1 BUTTONWOOD LN - 4 Bed/4.5 Bath Contemporary - $880,000. Open 1-4 pm.
Cheers, Allison
April 25, 2008
Once again, I got sidetracked while researching articles for information on the farmers markets. But this time, it’s for a really good, albeit heartbreaking, cause. The Loudoun-Times Mirror is running an article about a 5K being planned to benefit Kailee Vance, a 6-year-old Ashburn girl with a rare form of cancer called rhabdomyosarcoma . A family friend is organizing the event, which is planned for May 10th. To find out more, visit http://web.mac.com/lilleyca/Site/Kailees_Run.html. If you’re not the 5K type but would still like to help, you can donate by visiting http://active.com/donate/Kailee. And if you’d like a lesson in true bravery, fortitude and inspiration, you can read Kailee’s story here. Don’t forget the tissues.
*Image: T-shirt for the 5K, designed by Kailee Vance
April 24, 2008
Below are some reductions on single family homes in Silver Spring that I think are worth a look. The large one in North Woodside is going for under $175/sqft. Some of these houses are open this Sunday.
But first - take note, there is a choice property back on the market at 8106 Park Crest Dr in Sligo Park Hills. It is now going for $799,000. Perhaps a contract fell through - but for whatever reason, don’t miss it again. It is a fully renovated old tudor home in green surroundings. There are 4 bedrooms, 3 baths.
REDUCTIONS:
Fairway
206 University Blvd West - $399,500, down from $419,000. This colonial has 3 bedrooms, 1.5 baths, and looks from the photos like you could move in with little work.
Four Corners
120 University Blvd E - $429,000, down from $449,000. It’s a very cute Cape Cod with 4 bedrooms and 2 baths. The basement is not really finished but has a fireplace and great potential. I’m not sure why anyone would need parking for 5 cars - but it’s there if you need it!
Oakview
9636 Cottrell Terrace - going for $345,500, down by 50k. It is a 4-bed, 2-bath Cape Cod, and the MLS ad makes all sorts of claims about the fact that it is worth more. Make your own assessment, but it does look nicely fixed up from the photos. Open Sunday from 1-4.
North Woodside
A beautifully renovated, large home is back on the market for $744,900. It has 6 bedrooms and 4.5 baths and a gorgeous kitchen. Check it out at 2303 Seminary Rd, open this Sunday from 1-3 pm. At $169 per square foot I wonder if you could build it for that price ….
Sligo Woods
726 Dennis Ave - now at $340,000 instead of $349,900. It is a charming 2 bedroom, 1 bath rancher on the edge of Sligo Woods. The seller is offering closing assistance.
Woodmoor
10304 Brookmoor Drive - now at $524,900, down from $549,000. This is a quiet street near parkland. The house is a pretty, 3-bed, 2.5 bath colonial.
Cheers,
Allison
April 22, 2008
Are you looking for a house in or around Woodside Park, Silver Spring? Listed below are some sales from the area over the past 3 months. It may also be time to look at several houses that have been on the market for quite a while. A few are listed here. Kudos to anyone who can tell me the name and location of the statue pictured here.
Past Sales
| ADDRESS |
PRICE |
SQFT |
YR BLT |
SOLD |
| 2108 HANOVER ST |
$705,000 |
2,146 |
1946 |
2/27/2008 |
| 915 HIGHLAND DR |
$680,000 |
1,552 |
1931 |
2/19/2008 |
| 8805 SUNDALE DR |
$485,000 |
1,326 |
1952 |
2/20/2008 |
| 2213 LUZERNE AVE |
$335,000 |
1,200 |
1951 |
2/6/2008 |
| 9218 COLUMBIA BLVD |
$730,000 |
2,416 |
1922 |
2/7/2008 |
| 2008 HANOVER ST |
$529,000 |
1,032 |
1922 |
1/29/2008 |
| 2405 SPENCER RD |
$452,000 |
1,466 |
1956 |
1/29/2008 |
| 8909 2ND AVE |
$505,000 |
1,382 |
1950 |
2/14/2008 |
Take a New Look at These - Sellers Have Reduced Again
8800 Woodland Drive - fully updated end unit townhouse on the market for more than 200 days. 3 bed/3 bath, with new kitchen, stainless steel appliances, etc. Now at $699,000 and the seller says “make me an offer.”
9104 Louis Avenue - 3 bed/2 bath bungalow with remodeled kitchen and 2-story great room. Looks sweet from the outside. It has been on the market for over 100 days. Now selling at $499,900.
410 Deerfield Ave - further east, this 3 bed/2.5 bath colonial is open all day today until 8:00 p.m., after more than 200 days on the market. Now offered at $499,927.
Some of my other postings on Silver Spring:
Urban Silver Spring
Know Your Zip: Silver Spring Price Trends
Cheers,
Allison
Photo credit: afagen
April 20, 2008
As I was looking through the price reductions that get sent to me via my saved searches, I was struck by how many single families I’m seeing now that are listed at $500,000 or below. There are way too many to list here, but below are a few samples of what I found in that price range. To make it even more interesting, I’ve included past sales information so you can see what each property sold for last. Happy hunting!
ASHBURN FARM
42820 CROWFOOT CT
4 bd/3.5 ba, 3294 sq. ft.
Reduced from $519,990 to $499,990
Days on Redfin: 72
Last sold for $600,000 on 10/28/2004
21322 THIMBLEWEED CT
4 bd/2.5 ba, 2290 sq. ft.
Reduced from $499,900 to $469,900 (Original list price: $524,900)
Days on Redfin: 163
Last sold for $460,000 on 6/28/2004
43025 TAVERNSPRINGS CT
4 bd/3.5 ba, sq. ft. unavailable
Reduced from $499,900 to $469,900 (Original list price: $519,900)
Days on Redfin: 64
Last sold for $389,000 on 10/31/2002
ASHBURN VILLAGE
43916 GIRDLAND CT
5 bd/2.5 ba, 2408 sq. ft.
Reduced from $509,990 to $499,900 (Original list price: $575,000)
Days on Redfin: 195
Last sold for $234,000 on 02/03/1992
43955 ANTIQUITY CT
5 bd/3.5 ba, sq. ft. unavailable
Reduced from $468,900 to $450,000 (Original list price: $535,000)
Days on Redfin: 92
No previous sales data available
BELMONT GREENE
42993 CHESTERTON ST
4 bd/3.5 ba, 2910 sq. ft.
Reduced from $479,900 to $459,000 (Original list price: $499,900)
Days on Redfin: 160
Last sold for $480,000 on 7/16/2004
BROADLANDS
21536 INMAN PARK PL
4 bd/3.5 ba, 2850 sq. ft.
Reduced from $514,900 to $500,000
Days on Redfin: 17
Last sold for $347,645 on 10/01/2002
42879 SPRING MORNING CT
4 bd/2.5 ba, 3831 sq. ft.
Reduced from $559,900 to $459,900 ($100,000 price reduction!)
Days on Redfin: 89 days
Last sold for $653,000 on 08/05/2005
LANSDOWNE
19242 COTON HOLDINGS CT
4 bd/2.5 ba, 3671 sq. ft.
Reduced from $479,900 to $449,900 (Original list price: $524,900)
Days on Redfin: 104
Last sold for $660,165 on 03/02/2005
April 19, 2008
It’s Earth Day on the 22nd, so let’s talk about dirt. Sellers already know that landscaping matters a lot to a home’s curb appeal and eventual price. Buyers should also pay close attention to this. Good landscaping costs a lot more than you think and it is more than just a cosmetic issue. I am speaking from personal (and costly) experience!
Take a close look at the design and age of the landscaping on your potential new home. Make an assessment, with questions such as:
- Are the shrubs well maintained or are they woody and in need of replacement soon?
- How good is the grading against the house (to prevent moisture/water in the basement)?
- How good is the drainage across the yard - and can it support the type of outdoors you are hoping for?
- Is this kind of work something that you can do yourself or will you have to pay someone to do it?
- Are there retaining walls on the property? Are they in good shape and do they allow drainage?
- Are there areas that are in need of annual mulching to prevent erosion (which, once it gets going, happens quickly.)
- Is the lush green grass resulting from new sod placement just for the sale, and is the yard actually a good place to grow a low maintenance (and chemical free) lawn that you like? Can you be happy with alternative shade garden options?
Some things are just cosmetic, of course, and if you can wait to make those improvements, then just be extra friendly to your neighbors after you buy the house. Costly improvements include retaining walls, drainage, shrub replacement and pretty much everything I listed. Mulching of large areas is heavy work and can be several hundred (or more) dollars a year. And if you have lots of shade, prepare for constant work and money to keep that grass, or prepare to give in to nature and plant other shade-loving (non-invasive) ground cover or plants. Grass and trees just don’t mix sometimes. Check out the newly landscaped shady slope under the tree pictured above.
You can learn more about working with nature on The Mall on Sunday where there will be lots of exhibits about greening our world. Small changes in your garden can make a big difference - from the birds and the bees to the type and amount of run-off that ends up in our rivers. For a great resource on organic lawn care visit www.safelawns.org. I heard one of their people talking on NPR the other day and it was really helpful. Take their “One Million Acre Challenge” by committing your lawn to 100% organic care. When they reach the goal, they will show this to the EPA and other agencies to let them know that we individuals do care - and are willing to make changes.
Other great places for learning and planning include your local garden center, and lots of online resources. Check out these blogs to start:
GardentRant an opinionated site on organic gardening.
Calendula organic gardening on the edge of Washington DC.
Have fun and get dirty!
Cheers,
Allison
April 17, 2008
Well, this is unpleasant. I’d planned on writing about Loudoun County farmers’ markets today, but happened across this article while doing the research on the markets and decided to post it instead. I think it’s important for anyone who’s trying to sell a house, whether on their own or with an agent, to take measures to protect themselves.
WashingtonPost.com is reporting that a Leesburg resident has been arrested for stealing at open houses. While this woman happens to be a Loudoun resident, that’s not actually why I’m writing about it; open house thefts are incredibly common and can happen anywhere. When my husband and I sold our previous houses, we were lucky enough to have a realtor who gave us the heads-up about this phenomenon and instructed us to remove our valuables and prescription meds, which we did. It’s sad to have to be so untrusting, but it’s also realistic to understand that not everyone is as honest and well-intentioned as we’d like to think. Unfortunately, not all realtors are either aware of this problem or as forthcoming about it, which is why I wanted to take this opportunity to pass it along. It’s not a fun conversation, but it’s a necessary one.
To end on a happier note, I thought I’d also let you know that Leesburg’s Flower & Garden Festival is being held this coming weekend. It’s a fantastic, fun event with a little something for everyone. This year, the Festival will also celebrate Leesburg and Loudoun’s 250th birthday.
Check back tomorrow for price reductions! And look for the information on the farmers’ markets to appear next week.
Image: Leesburg Flower & Garden Festival (www.IdaLee.org)
Recent Loudoun County Posts
Sunday Spy Report, 4/13
Fun with Numbers
April 16, 2008
Here is something about the trickiness of real estate statistics: last month I looked at the MRIS data for Chevy Chase (zip 20815) and the market seemed to be holding strong compared to neighboring areas. This is also what others seem to be saying. Looking at the March overall stats, it is harder to tell.
At first blush it looks like the area took a nosedive compared to one year ago, with dramatically lower average list and sold prices (more than 30%). Yet the average days on the market for all properties has dropped from 91 a year ago to 75. Also, there has been a noticeable absence of price reductions in this area over the past couple of months compared to Bethesda or Silver Spring. This could mean that real estate agents in Chevy Chase are just better at pricing - but somehow I don’t think that is the explanation! My conjecture on the stats is, and I welcome other interpretations, that all the new condos on the market in the last year have had an impact on averages where expensive single family homes have always reigned supreme.
The only reduction in the last week that I found was for a condo in The Willoughby at 4515 WILLARD AVE #1716S, now listed at $329,000 instead of $340,000. It is a 1-bed, 1-bath unit of 869 sqft, in a 25-year-old building . That puts it at $379/sqft, which is in the range for a few comparable buildings in that area (it is much higher for the new luxury condos). It includes garage space, pool and rooftop deck, and requires a monthly fee of $519 - not out of line for the area but you’d have to look at the details. At least 5 units have sold in the Willoughby in the last 6 months for an average of $348/sqft. It is a couple of blocks from all the new development at Wisconsin Place (Bloomie’s, new Whole Foods, luxury rentals, community center, restaurants) which in my view makes it more desireable for urbanites than it was a few years ago. And of course, it is close to the Metro.
You can look up more condos in this zip code on Redfin by filtering out the houses. For all Chevy Chase searches I recommend you search by zip code and not by the name “Chevy Chase” which brings up all sorts of little sub-areas and you have to look at them separately. I have notified Redfin about this and they have promised to look into it. Chevy Chase has lots of funky little incorporated towns which matter when it comes to where you send the check for monthly refuse fees but it doesn’t help in the general house search!
Cheers,
Allison
