Archive for the ‘D.C.’ Category
July 21, 2008
Walkers on Wisconsin & M St. (Photo credit)
A few days ago, Walk Score released its list of the country’s most walkable cities. Within each city, the website also ranks the most walkable neighborhoods. Washington, DC came in at a very respectable number 7 out of the 40 U.S. cities that were rated.
While our very talented DC/Bethesda/Chevy Chase/Silver Spring blogger is taking a well-deserved hiatus, I’ll be using Walk Score’s web site to cover different neighborhoods in DC. Employing what might be the coolest (real estate) app ever, I’ll be able to tell you where you can walk to from any given address in the city. Since the good people at Walk Score are very open about the fact that the site might not always be completely accurate (cities are constantly changing, and their resources might take a while to provide up-to-date information), I welcome any and all comments about a neighborhood’s walkability and what it’s close to. If you have any additional insights to offer about a neighborhood, or any corrections you think would be helpful, please post that, too.
To better understand the ranking system, read the “How It Works” section. A walk score of 90 to 100 is considered a “walker’s paradise”.
The top 10 most walkable neighborhoods in DC are below. I’ll be making my way down the list by starting at number 10, Georgetown, later on this week. For the complete list of the most walkable cities in the U.S., click here.
I hope you enjoy this series of posts!
| RANKING |
NEIGHBORHOOD |
SCORE |
| 1 |
Dupont Circle |
99 |
| 2 |
Logan Circle |
98 |
| 3 |
Downtown |
97 |
| 4 |
U Street Corridor |
97 |
| 5 |
Foggy Bottom |
95 |
| 6 |
Mount Vernon Square |
95 |
| 7 |
Adams Morgan |
93 |
| 8 |
Kalorama |
92 |
| 9 |
Friendship Heights |
90 |
| 10 |
Georgetown |
90 |
July 15, 2008
Below are a few stand-out price reductions on single family homes in NW DC: Palisades/Foxhall, Columbia Heights and Crestwood. Two are in foreclosure (but also listed in the MLS by an agent so you can use Redfin to represent you, if you wish), one is a short sale and one is an estate sale that is back in active status on the market.
Some of these houses have been reduced more than once. I only list the current and most recent prices.
Remember, bank foreclosures can take a long time to settle although they can be a good deal if you make it through the paperwork. A “short sale” means the price is less than what is owed on the house by the seller and the seller’s bank would need to approve any offer. Again, this may take time and some short sales have been accused of having no chance of approval at all. Read up on how/whether these situations work out before getting your emotions involved.
We’ll start with the house pictured above on swanky Foxhall Rd NW. OK - maybe it is on the less swanky section of Foxhall Rd (south of Reservoir Rd), but it’s still in an expensive, highly coveted neighborhood, making it a rare find.
1616 Foxhall Rd NW - $1,655,000, down from $1,780,000, FORECLOSURE/MLS - 5 bed/5.5 bath, new-ish luxury colonial in Palisades/Foxhall. Over 5,000 sqft of living space, Viking appliances, etc. It is listed below its tax assessment value. It has been on the market for 34 days.
Columbia Heights
3416 13th St NW - $442,000, down from $497,000, FORECLOSURE/MLS - 5 bed/3 bath brick row house, including separate unit in English basement. It has a bayfront construction, built in 1895. Table space main kitchen. Four of the bedrooms are on the first upper floor, and it has an attic. It is listed below its tax assessment value. It has been on the market for 43 days.
755 Kenyon St NW - $199,900, down from $239,000 - 2 bed/1 bath brick row house built in 1916. It is 3 blocks from the Metro station but also includes parking. It has been on the market for 73 days.
Crestwood
1707 Upshur St NW - $499,000, down from $549,000 - 3 bed/1.5 bath semi-detached brick house built in 1925. This house is back on the active market, now for a total of 128 days unsold. It is an estate sale, so love it or leave it.
Cheers,
Allison
July 12, 2008
Just for interest, today I compared the average number of days that properties have been on the market in different NW DC neighborhoods.
Dupont Circle is selling the fastest (average 52 days), while Bloomingdale properties are languishing (average 142 days), keeping inventory high. Tiny Crestwood is also experiencing a very high average, as I
reported last week, but I have not included it here since only 7 or 8 houses are for sale there.
The differences give an indicator of how brisk (or not) each submarket is, and how relaxed or aggressive buyers need to be when negotiating a contract. My numbers come from the Redfin Web site and include both condos and single family homes. You can filter the data further if you wish by clicking on a neighborhood, and then again on the “Price, Beds…” function which is at the top of the map you’ll see. Then, choose how you want to filter and run it.
Cheers,
Allison
Photo: Dupont Circle Founntain by DCTourism
July 7, 2008
Forest Hills, DC, means suburban-style living in the middle of the city. Nestled between Rock Creek Park and Connecticut Ave NW, north of Van Ness St, this is a place of large lawns, some winding streets, older and newer/rebuilt homes, the occasional embassy, and gently rolling terrain. Unlike most real suburbs, however, it has sidewalks, and you only have the illusion of being away from it all.
So, with all these assets, what can you get for under $1 million? Nothing. The average list price is closer to $2 million.
But I did spot one potential “bargain” out there. For $1.15 million you can grab this 1952, 5-bed/4.5 bath rambler at 4421 Linnean Ave NW. It is the cheapest house on the market in this neighborhood, with a woodsy location and maybe (??) decent bones. It was reduced by $200,000 in June and originally hit the market in December at almost $1.6 million.
The listing photos for this house are humorous. The first 14 of them show mostly trees. Then you’ll see a room with several windows overlooking those trees. By the way, this is Linnean Avenue, the dead-end portion of Linnean Drive that shoots off of Albemarle St. The house is at the end of the street, where forest pathways lead into Soapstone Valley, which leads to Rock Creek Park. The property is selling “as is” and has been on the market for more than 200 days.
For any Forest Hills renovation, beware: keeping up with the Jones’ in this neighborhood is no small undertaking. For example, Jones Family #1 might be buying the modern luxury home pictured below.
Located on the cul-de-sac of 2800 Chesterfield Pl NW, this architectural stand-out is surrounded by other equally interesting modern homes. It has 5 bedrooms and 5.5 baths, over 400 windows, large spaces, goji screens and a gym. It is on a large property that backs to Broadbranch Rd, along Rock Creek Park. At $3,895,000 it still seems cheap compared to a couple of other Forest Hills home!
To see something more “moderate” in the Forest Hills mid-range, check out the 6 bed/5 bath Tudor home with a pool, at 4933 30th Pl NW. It is listed at $1,895,000. The location is great for those who need contact with civilization without getting in a car: walk to the famous Politics & Prose book store/cafe, Comet Pizza (brick-oven, thin-crust pies and ping-pong), CVS and several other handy places. Walk also to St. Paul’s nursery school, Auguste Montessori, and three public schools: Murch Elementary, Deal Junior High, and Woodrow Wilson High.
On the schools issue, I know that many of the kids in Forest Hills and surrounding areas go to private schools. But many local children also go to the public schools, especially at the elementary level where parent involvement is very high. I know people who love Murch, and I know people who think Deal and Wilson are “good” although they often give caveats.
Whatever you have heard, if schools are an important part of your choice in a neighborhood, then talk to local parents (try contacting the PTA) and visit potential schools before making any major decision. Don’t just go by assumptions and general statistics. You may be surprised.
Cheers,
Allison
July 3, 2008
I looked over all the reductions from the last three days and these Petworth and Columbia Heights homes stood out in terms of the large percentage reduction. They seem to have motivated sellers ….
In Petworth:
3923 New Hampshire Ave NW - $275,000, down from $334,000 - 3 bed/2 bath colonial row house. This is an estate sale that has been sitting for almost a year. It is by far the deepest of 6th reductions, indicating the sellers are ready to offload it. At this price, it is only $101/sqft.
In Columbia Heights:
1113-F Harvard St NW - $479,000, down from $575,000, with 34 days on the market. It is a 2-bed/2.5 bath row house condo built in 1986. The condo fee of $225 does not cover much. Parking at an annual fee of $200.
Also nearby and interesting:
Three units out of four in the fully converted, very nice row house at 1317 Harvard St NW have reduced in price. The reductions are not huge but I really like the high-end renovation so I have included them. Two units have 2 bed/2 bath, and the third describes the second bedroom as a bed/den. They now range in price from $445,000 down to $379,000. Parking sold separately. Monthly fee is under $200. They have been on the market for about 6 weeks.
Cheers,
Allison
Photo: a shadow of my future self, Creative Commons license
July 2, 2008
Forget the fireworks on the Mall. If you live in or near Palisades, the Palisades 4th of July Parade is the place to be for Independence Day. And if you are not from there but missing the feeling of community and small town, then join the fun.
Palisades stretches along the Potomac between Key Bridge and Chain Bridge. Visually, it has charm galore. South of MacArthur Blvd there are Victorian and federal-style frame houses, old farm houses, cottages, and rebuilt arts and crafts houses line small streets. The smaller homes are sadly disappearing and it has become quite expensive. North of MacArthur Blvd are more brick homes and traditional colonials as the area transitions into Kent. Residents can walk to local businesses along MacArthur Blvd.
The one thing I truly don’t like is the frequent airplane noise. It seems incongruous with the sleepy, leafy feel of the place. Some people don’t seem to mind it, so I guess I am more sensitive!
Things to know:
- single family homes range in price from $800,000 - $2,000,000.
- condos along MacArthur Blvd and closer to Foxhall range from $140,000 to $400,000.
- Palisades Citizens Association is nearly 100 years old and has a good Web site.
- Francis Scott Key Elementary School (public) was recently renovated from top to bottom.
- a new Farmer’s Market is open Sundays, 9-1, on 49th Place at U Street.
- go fishing or canoeing at nearby Fletcher’s Boat House.
- good restaurants on MacAurthur Blvd include Kotobuki Japanese Restaurant.
- random trivia: this is where some Washingtonians built their summer homes in the late 19th century.
If you do go to the parade, you might think you’re being transported back to 1962. People line the streets with their lawn chairs. Then anyone, everyone, and their dogs, pass along as part of the parade, from marching bands, to kids pulling wagons, to politicians, and old-time cars.
Bring a cup to collect candy. And don’t miss the Bolivian dancers who bring up the rear, keeping up the energy despite the heat and their heavy costumes. At the end, follow the crowd to Palisades Park for free watermelon and hot dogs, Moon Bounce, and more.
Cheers,
Allison
Photo: Carly&Art, Creative Commons license
June 30, 2008
It’s time to take another look at lovely, historic (and often stately) Crestwood if you want a larger home and some yard space in NW DC.
There are only seven homes for sale there but they have been on the market for an average of 177 days. This means negotiating power for buyers. And did you know the Mayor lives there?
Crestwood is just north of Mount Pleasant, nestled between Rock Creek Park and 16th St. Maybe that’s how the Mayor stays so fit - he can head right into the park and go for a bike ride!
The area is one of DC’s many little jewels. It is often unknown to relative newcomers searching for these kinds of properties but focusing solely west of Rock Creek. For those in the know, they’ll find a mix of older houses and some townhomes, a close-knit and active community, and slightly more real estate bang for the buck. Houses listed now range from $550k to just over $1 million.
Months ago I was intrigued by a potentially fabulous, 7-bedroom house for sale at 1718 Webster St. I just could not tell how much immediate work it might need (if any.) It doesn’t look too bad in the photos. It is still for sale and has been drastically reduced to $850,000. It has over 3,300 sqft, including 3.5 baths, high ceilings, and many elegant details, plus a wrap-around porch. All bedrooms are on the 2nd and 3rd (full) floors. It has been on the market for 242 days and it looks like the sellers are ready to talk.
Other properties worth a second look:
4716 Blagden Ave NW - $998,690 - 5 bed/3.5 bath tudor built in 1927. Again, all bedrooms are on the upper floors. The decor has not been updated but it is an elegant, substantial looking-house. There is a roof deck, as well as a screen porch, which comes in handy with all these pesky Asian Tiger Mosquitos! It looks like there is no central A/C. The house has been on the market for a year and the last price reduction was in March.
4235 Blagden Ave NW - $975,000 - 4 bed/3.5 bath contemporary house with nearly 3,300 sqft of living space. The lot is very large although I think it may be on a hill. It is almost inside Rock Creek Park. The home’s interior is modern and updated, with many large windows and an open floor plan. It is worth checking out the virtual tour, even if the “California-style” exterior does not initially draw you in. It has been on the market for 277 days, with only one price reduction thus far, in March.
Cheers,
Allison
June 27, 2008
Smart DC sellers seem to be reducing their prices faster these days - realizing that if a property does not move within the first few weeks then it will likely sit for a while. Below are some recent reductions for condos in the Dupont Circle area. This includes three of the eight condos for sale at one of Dupont Circle’s well-known buildings, The Chastleton.
Pictured here, the Chastelton is at the corner of 16th St. and R St. Built in 1920, it has been undergoing refurbishment and conversion to condo units for several years now. Some of the old rental apartments used to be less than impressive, and not in line with the elegant lobby. Today, the renovated units look good, in my opinion.
While the condos are not overly large, the building offers some elegance and style without a huge price ($150k-$500k - and of course I am not saying this is cheap, just not exorbitant.) You’ll find modern interior renovations, wood floors, granite kitchens and open floor plans. One of the reduced price units is open this weekend, as is another unit that is newly listed. You can view all the open houses in this category on Redfin.com.
At the moment condos in the Dupont Circle area are listed for an average of $554/sqft. As always, you need to check on (and understand) the financial status and management of any condo building that you may buy into. I have not done this for the Chastleton or any property here, and I leave that up to readers.
- 1701 16th St NW #429 in The Chastleton - $349,900 REDUCED (on Jun 17) - 1 bed/1 bath unit with balcony. This listing shows photos of the living and bedroom areas. Monthly fee is $292. Open 6/29, 2-4 pm.
- 1701 16th St NW #250 in The Chastleton - $359,000 REDUCED - 1 bed / 1 bath unit with 667 sqft, or $538/sqft. As mentioned above, renovated kitchen and bathroom, wood floors. Conveniences include stacked washer/dryer in the unit. Monthly fee is $360.
- 1701 16th St NW #515 in The Chastleton - $484,000 REDUCED - 2 bed / 1 bath unit with 897 sqft, or $540/sqft. From the one kitchen-to-living-area photo it looks like there has been a pretty nice renovation to create an open floor, with large windows. It makes me want to see the rest. Monthly fee is $484.
Other reductions:
- 1725 17th St NW #103 - $219,000 REDUCED - studio/bath with 450 sft. It is located in a tidy building in the heart of the neighborhood. You could use tall bookshelves to create a sleeping area. On a $/sqft basis this is not a bad deal - at $489/sqft. The monthly fee is $377 and the listing notes that there is no underlying mortgage.
- 1930 18th St NW #36 - $349,000 REDUCED - 1 bed /1 bath corner condo unit in The Belgrade building, at the corner of 18th and Florida, close to Adams Morgan. This is a distinctive, smaller building built in 1908. The unit has 681 sqft, big windows and open plan. Monthly fee is a $254 and the price comes in at $512/sqft. Open 6/29, 2-4 pm.
Cheers,
Allison
Photo: M.V.Jantzen, Creative Commons license
June 26, 2008
What lasts for decades, protects your home, beautifies and characterizes a neighborhood, and is natural? A slate roof. But as the homes in our older neighborhoods start to need roof replacements, many people are opting for cheaper asphalt roofing.
I think this is a shame. In caring for my own slate roof, I have learned a few things, like the “greatest enemy of slate roofs can be roofers themselves.” Below is some of what I have learned, in the hope of helping home buyers understand the value (and costs) of a slate roof in their potential home. I also hope to convince at least a few people to maintain their stone. And, for those who definitely need roof replacement, maybe they could look into some fake slate alternatives?
First, about slate (I am no expert but this may get you started):
- Realtors may tell you that a slate roof “has a 50 year expectancy” and so you make plans and assumptions based on that. In reality, that should be a minimum and it depends on the type of slate and the condition of the roof. My roof is 60 years old and still going strong. One slate roof expert told me a well-maintained roof can last 120 years (or even much more.)
- Good maintenance means having a roofer experienced with slate check the roof and replace any damaged slates each year (or so.) Of course this costs money, like maintaining any part of your house.
- Good maintenance means you are protecting the wood underneath the slate, which is equally important to determining the longevity of your roof.
- Not all roofers know how to handle slate properly, even if they say so. Some apparently find it easier and more profitable to tell you that you are in need of total roof replacement (with their chosen asphalt, of course.) Know what questions to ask about their methods, and get someone you trust. The best place to start learning is a Web site called Slate Roof Central. It is for contractors, really, but individuals can learn a lot and get a checklist of questions.
- You can save money by buying your slate directly from a quarry (I did this for my front walkway and saved about 60% on my stones compared to the local garden center.)
About fake slate alternatives:
- Some of it looks good and passersby are unlikely to notice the difference. Fake slate may save you money compared to a new slate roof, and it can be environmentally responsible: e.g. my architect friends used recycled rubber shingles that look like black slate.
- Not all fake slate looks good and it is not all as long-lived as you’d expect. Here is a very interesting conversation string between an expert, some contractors and some homeowners.
- The MAIN MESSAGE is that the material is less important than the installation methods in determining the life, looks and value of your roof. The method also affects the cost, whatever the material.
- Here’s one person’s positive experience from “This Old House.“
As a final note, while I am generally on the fence about extending historic preservation rules to more and more neighborhoods (because of the burden on homeowners), the roof issue makes me stop and think. The disappearance of the slate roof can alter the charm and character of an entire street. Since I can live with many other architectural changes, I wish our historic preservation rules in DC were a bit easier and less all-encompassing. Perhaps some of you have something to say about it ….
Cheers,
Allison
June 24, 2008
If you are thinking about Penn Quarter then that already says something about you: urban-minded and wanting to be in the center of things. You want to live in a place that has street life, beautiful buildings, retail and cultural offerings like the National Portrait Gallery (with its beautiful Kogod Courtyard Atrium, pictured below.)
Are you also looking for the WOW factor in your future condo? The properties listed here will give you some of that. Some of their high points include stylish historic covnversion, floor-to-ceiling windows, 600 sqft patio, 2nd floor lofts and rooftop views.
First, a personal note on cool digs. When I initally moved to DC I almost rented a huge, Soho-style loft studio on Swann St., NW. It definitely had the WOW factor. I decided against it because it was just a bit pricey and I was concerned about where I would put guests if they ever came to visit. After all, a murphy bed only fits so many.
I have regretted that decision ever since!!! It was a rare find and a couple of years in that place would have been great. I know that buying a place is a different matter. It really has to fit your wallet and your longer-term lifestyle. But if it fits ….
2-Bedroom WOW:
912 F St NW #208 - $899,000 - 2-bed/2.5 bath converted row house. Very chic - I love it. And expensive, with monthly fees of $832. This is part of the residential rebuild and transformation of that whole block of “Fun” St. in the middle of Penn Quarter. Owners have access to the elevator and amenities of the attached new building - like the concierge, party room and gym. The condo itself has high ceilings, exposed brick, wood floors, gourmet kitchen and modern lighting. Assigned parking is available - not clear if you have to pay additional fee. Square footage is about 1,650, or $545/sqft, which is in line for the area.
1125 11th St NW #802 - $899,900 MAJOR REDUCTION - 2 bed/2 bath modern hi-rise penthouse. Very cool place with a spacious open plan, high ceilings and floor-to-ceiling windows that flood it with light and appeal. It is wired for full technological enjoyment. There are 1,625 sqft, for $554/sqft. The monthly fee of $872 includes concierge and parking.
912 F St NW #507 - $820,000 - 2 bed/2.5 bath bi-level apartment with 1,400 sqft. This is in a new building adjacent to the property of the same address mentioned above. It has contemporary styling and large windows but the main interest is the loft, which is also the second bedroom. The furniture conveys and it includes window blinds, which you’ll need. There is a stainless steel kitchen and nice master bathroom with walk-in shower. The listing says parking is included and onsite rental is available. Monthly fee is $747 and the price per/sqft is $586.
616 E St. NW #414 - $735,000 - 2 bed/2 bath contemporary, hi-rise condo with 1,200 sqft of living space, plus a 600 sqft private terrace. The apartment itself is not out of the ordinary but it has good light and space, with a modern kitchen. And, to tempt you, a ton of patio furniture conveys. You could hold a garden party on the first day of moving in. The building has a rooftop pool with BBQs, a gym, and more. Underground parking available for rent. Monthly fee is $581 and the price /sqft is $612.
1 Bedroom WOW:
912 F Street NW #300 - $525,000 - 1 bed/ 1.5 bath. This is a bi-level loft-style condo that is fully modern and has a wall of windows overlooking the street. The loft bedroom includes an office nook. I love the looks of this place but wonder if the windows include night shades? The condo owner has access to a gym and concierge, and assigned rental parking is next door. Price per/sqft is $477 and the monthly fee is $465.
777 7th Street NW #730 - $425,000 REDUCED - 1 bed/1bath with 800 sqft. I would say there is no real WOW factor here, but it is cheaper and includes a pretty nice party room and a roof deck with a cool view, overlooking the Chinese gate on H St. The listing says there is a concierge and bowling alley among the community amenities. There is onsite parking for rent. The monthly fee is $476 and the price/sqft is $531.
If you want to know more about specific buildings not found here, DCMetroCentric.com has a good blog page covering condos around the city.
Cheers,
Allison
Photo: AaronLandry, Creative Commons license
