Archive for June, 2008
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 28, 2008
Be sure to check out Leesburg Corner Premium Outlets if you’re decorating on a budget. Stores include Restoration Hardware, Williams-Sonoma, Pottery Barn, and Crate & Barrel.
Although inventory in Eastern Loudoun is starting to get cleared out, there are still some excellent deals to be had if you’re willing to look (and work) for them. I ran searches for single families priced under $500k for 20147, 20148, and 20176 and was amazed at the sheer volume of properties available. Of course, some of them will require a little more TLC and elbow grease than others, but you’ll still be getting a good value. Be sure to take a look at the searches I linked to above (they’re sorted by location/community); below, I’ve singled out what I think are the best bargains in those zips.
Notes: There is no way to filter out townhomes in Redfin’s searches, but you can pretty easily tell a property is a townhome if the street is referred to as Terrace or Square. Also, in the Leesburg search, properties listed as being located in Coton Commons are actually in Lansdowne; Coton Commons is a small section of the larger community.
ASHBURN
Ashburn Farm
21152 Hayshire Ct, Ashburn, 20147
Price: $421,000
6 bd/3.5 ba; sq. ft. unavailable
Days on Redfin: 20
Ashburn Village
43988 Clary Ct, Ashburn, 20147
Price: $433,250
5 bd/3.5 ba; 3,392 sq. ft.
Days on Redfin: 106
Brambleton
42571 Angel Wing Way, Ashburn, 20148
Price: $445,000
4 bd/2.5 ba; 2,754 sq. ft.
Days on Redfin: 84
Broadlands
21288 Hidden Pond Pl, Broadlands, 20148
Price: $489,900
4 bd/3.5 ba; 3358 sq. ft.
Days on Redfin: 75
LEESBURG
Lansdowne
43410 Coton Commons Dr, Lansdowne, 20176
Price: $449,900
4 bd/3.5 ba; sq. ft. unavailable
Days on Redfin: 23
Potomac Station
19021 Snowberry Ct, Leesburg, 20176
Price: $455,900
3 bd/3.5 ba; 2,952 sq. ft.
Days on Redfin: 109
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 25, 2008
The Reston phase of the Dulles Toll Road
The Dulles Rail project just can’t seem to win for losing. In 2007, two Fairfax County residents filed a lawsuit challenging the planned handoff of the Dulles Toll Road to the Metropolitan Washington Airports Authority as a means of funding the Rail extension. Although the case was originally dismissed in Richmond circuit court last year, the plaintiffs appealed and the case has since been remanded to the lower courts for a finding on the merits. You can click here for the Dulles Easterner article describing the case.
I know that not everyone is in favor of the Dulles Rail project; I don’t understand it, but I am aware that opposition exists. But I have to say that even if I weren’t going to use the Rail myself, I would gladly have my toll funds used to pay for it in order to lighten traffic on the Toll Road. I rarely am on the road during rush hour, but the times that I have been and have paid close to $4 to use the Greenway and then another $.50 to use the Toll Road, I have been pretty ticked off to still be sitting in traffic. If you have to pay for the privilege of using a convenient road, why not have those funds dedicated to removing more traffic from out of your way? But maybe that’s just me.
What do you think? If you use the Toll Road, how do you feel about your “donation” being used to partially fund the Rail extension?
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
June 23, 2008
Image: “Get it Sold” host Sabrina Soto takes aim at a property being staged in the DC area. Photo credit: SabrinaSoto.com.
If you’re a fervent watcher of home staging shows (e.g., “Designed to Sell” or “Sell this House!”) like I am, you might wonder how much information in those shows can be applied to selling a property in our local market. Well, there are 2 shows now specifically targeting a DC audience: “Designed to Sell”, and “Get it Sold”, which is a staging show filmed solely in this area. While I personally find the DC “Designed to Sell” too taste-specific (the designer is creative, but I’ve seen her paint walls orange, which is counterproductive to staging), I love “Get it Sold” and find it to be both realistic and useful. I regularly watch the show and so far have been able to identify properties being staged in Brambleton, Falls Church, Rockville, and Vienna.
If you’re a seller looking to gain an edge in a buyers’ market, “Get it Sold” is full of valuable ideas to help make your property more appealing. In addition to watching the show, you can also check out the website for more staging tips and advice.
June 21, 2008
What do radio stations, flea markets and old urban neighborhoods have in common? Unexpectedness. OK, I know that is not a word. But what I like about them all is that I am never sure what will be next.
Like the totally chic renovation on V St. (below), or the carriage house on 10th St. Cool! I also love the looks of the penthouse loft on Irving St.
Here they all are, along with a few other houses and condos that had their prices reduced in the last few days. The Quebec St. house has been reduced the most, by over 10%.
If you want to keep track of all reductions, you can set up your own e-mail alerts by zip code or neighborhood by saving a Redfin search and selecting the e-mail option.
Select Price Reductions: Single Family Homes
1716 V St NW - $874,900 - Sleek, luxury restoration of this 2 bed/3 bath Victorian row house built in 1907. Parking. Reduced from $899,000. Open Sunday, 6/22, 1-4.
3624 10th St NW - $795,000 - Restored 3 bed/2.5 bath semi-detached bay front house built in 1902. The basement has a separate entrance. Includes a carriage house with a loft in the large back yard - right in the middle of the city. Reduced from $839,000.
517 Columbia Rd NW - $439,900 - Remodeled 4 bed/2bath row house built in 1914. New kitchen and baths, new A/C. Includes 2 parking spots and the seller is “ready to negotiate.” Reduced from $439,900.
764 Quebec Pl NW - $399,000 - 3 bed / 2 bath townhouse built in 1912. Includes a den on first floor, french doors, wood trim, storage attic, parking, and home warranty. Reduced from $450,000.
Select Price Reductions: Condos
1361 Irving St NW - $525,000 - 2 bed/2 bath penthouse loft with gallery entrance, 12 ft ceilings, custom finishes, etc. Very close to Columbia Heights Metro and shopping. Fashionable 1,200 sqft … although it is unclear to me whether parking is included. Monthly fee is $417. Sale price reduced from $539,900.
609 Newton Pl NW #2 - $299,900 - 2 bed/2 bath condo in a semi-detached house built in 1915. Cheaper 1,200 sqft and includes parking. Close to Petworth Metro. Monthly condo fee $209. Closing cost is paid. Reduced from $325,000.
For something else a little different while you’re out, stop by the shops inside the old Tivoli Theatre pictured above.
Cheers,
Allison
Photo: Mr T in DC, Creative Commons license
June 20, 2008
Image: The Ashburn Village Sports Pavilion
Here’s another sign of the summer slow-down: the slim open house pickings. If you’re looking in Ashburn, the properties below are open for your view pleasure this weekend. You can click here to see what else is open this weekend in 20147, which also houses parts of Brambleton and Broadlands (among other communities). Happy hunting!
ASHBURN FARM
21001 Starflower Way, Ashburn, 20147
Price: $974,900
5 BD/5 BA; sq. ft. unavailable
Open: Sun. 6/22 from 1 to 4
43631 Preddy Ct, Ashburn, 20147
Price: $499,995
4 bd/2.5 ba; sq. ft. unavailable
Open: Sun. 6/22 from 1 to 4
43179 Glenelder Ter, Ashburn, 20147
Price: $329,000
TH; 3 bd/3 ba; 2192 sq. ft.
Open: Sun. 6/22 from 1 to 4
ASHBURN VILLAGE
21260 Victorias Cross Ter, Ashburn, 20147
Price: $485,000
TH; 3 bd/2.5 ba; 2800 sq. ft
Open: Sun. 6/22 from 1 to 4
June 19, 2008
We had the first Redfin Red Carpet Event for the DC area last night and it was a definite success. We had almost 30 people brave the DC rush hour to come and hear our presentation but our selection of micro brews won them over pretty quickly. Almost everyone who came was already a fan of Redfin search, but they came armed with thoughtful questions and a lot of enthusiasm. The class portion of the evening was good, but the best part of the night was the post-class beer/pizza time and talking with real DC folks who use our site every day.
As promised, we’re making the slides available here. And the MLS data on sale-to-list price by neighborhood is below. The Redfin blog has a post with a handy set of real estate links as well.
Washington DC Sale-to-List Price, April and May 2008
| Area |
# Deals |
Final v. List |
Average Price |
| Northwest DC |
658 |
97.6% |
$643,201 |
| Northeast DC |
157 |
96.3% |
$384,201 |
| Southwest DC |
109 |
98.0% |
$423,499 |
| Southeast DC |
16 |
94.5% |
$307,356 |
Fairfax County Sale-to-List Price, April and May 2008
| City |
# Deals |
Final v. List |
Average Price |
| Alexandria |
413 |
96.9% |
$417,518 |
| Annandale |
120 |
97.4% |
$398,256 |
| Burke |
115 |
98.0% |
$387,564 |
| Centreville |
168 |
97.7% |
$354,874 |
| Chantilly |
53 |
98.1% |
$393,287 |
| Clifton |
26 |
96.4% |
$505,553 |
| Dunn Loring |
4 |
96.9% |
$804,563 |
| Fairfax |
256 |
97.1% |
$475,551 |
| Fairfax Station |
22 |
95.5% |
$790,264 |
| Falls Church |
187 |
96.0% |
$436,895 |
| Great Falls |
29 |
94.5% |
$1,272,091 |
| Herndon |
231 |
97.7% |
$336,363 |
| Lorton |
95 |
96.6% |
$401,436 |
| Mclean |
107 |
96.2% |
$1,005,647 |
| Oak Hill |
24 |
96.4% |
$656,167 |
| Oakton |
30 |
95.7% |
$812,592 |
| Reston |
180 |
96.8% |
$402,739 |
| Springfield |
277 |
97.1% |
$382,073 |
| Vienna |
114 |
96.7% |
$661,597 |
Montgomery County Sale-to-List Price, April and May 2008
| City |
# Deals |
Final v. List |
Average Price |
| Ashton |
2 |
98.0% |
$451,950 |
| Aspen Hill |
3 |
92.2% |
$146,567 |
| Bethesda |
159 |
96.9% |
$838,498 |
| Boyds |
10 |
96.5% |
$530,804 |
| Brookeville |
6 |
97.7% |
$657,483 |
| Burtonsville |
24 |
97.6% |
$352,529 |
| Cabin John |
3 |
99.4% |
$896,000 |
| Chevy Chase |
55 |
97.2% |
$1,030,686 |
| Clarksburg |
19 |
97.0% |
$542,943 |
| Damascus |
15 |
98.1% |
$381,272 |
| Derwood |
21 |
96.2% |
$545,911 |
| Gaithersburg |
209 |
96.4% |
$438,121 |
| Germantown |
157 |
97.7% |
$336,221 |
| Glen Echo |
2 |
96.0% |
$636,950 |
| Kensington |
44 |
97.6% |
$496,697 |
| Montgomery Village |
41 |
97.4% |
$290,998 |
| North Bethesda |
12 |
96.8% |
$513,892 |
| North Potomac |
29 |
96.5% |
$643,691 |
| Olney |
59 |
97.2% |
$444,842 |
| Poolesville |
11 |
96.0% |
$367,527 |
| Potomac |
84 |
95.8% |
$1,285,646 |
| Rockville |
204 |
96.9% |
$522,685 |
| Sandy Spring |
4 |
96.9% |
$896,225 |
| Silver Spring |
309 |
96.4% |
$399,024 |
| Takoma Park |
23 |
97.5% |
$408,557 |
Thanks from the whole Washington DC Redfin team for making the night fun. We’re doing it all again in a little over a month, on July 30th. You’ll be able to RSVP for it in about a week on Redfin’s site. And yes, we’ll have the micro brews!
Photocredit: Joe Shlabotnik on Flickr
