Archive for the ‘D.C.’ Category
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
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 16, 2008
People looking for houses in Chevy Chase, DC are often looking for at least 4 bedrooms. The current price range for such homes is $749,000 to $1,475,000.
Below are a few that stand out for different reasons, in my humble opinion. Three have just reduced in price, one is a new listing. There are more than 20 4+ bedroom houses on the market in this area.
3908 McKinley St. NW - $849,000 REDUCED – 6 bed/3 bath, semi-detached frame colonial built in 1917. Front porch charm. Five of the bedrooms are on the upper floors. If you have a large family, this is a good find. It may need some updates but it has a wonderfully convenient location near shops, Metro, park, schools.
6946 Greenvale St NW – $957,000 NEW LISTING – 6 bed/3.5 bath contemporary house built in 1962. There are no pictures yet in the MLS listing but it says 11′ ceilings in the first floor and lots of windows, so it sounds interesting at least. There is no mention of interior updates but with over 4,000 sqft of living space it seems a good price from a sqft perspective. The lot is also large for DC, with over 10,000 sqft of peaceful green, slightly removed from the congestion of Connecticut Ave. and close to Rock Creek Park. Open Sunday, 6/22, 12-5.
6227 30th St. NW – $1,099,050 REDUCED – 4 bed/3.5 bath traditional house built in 1988, with updated interior. Includes 13′ ceiling in family room, columns in the living room. The virtual tour includes a floor plan. This house might be worth looking at just to see the interesting open lay-out. Open Sunday 6/22, 1-4.
3801 Jenifer St NW - $1,250,000 REDUCED – 6 bed/4 bath colonial on a corner lot. This is a lovely, large house in a very convenient location close to the one on McKinley mentioned above. The Friendship Heights Metro station is 5 blocks away. The interior has not been updated – but I never look at that. I look at the bones, location, light, charm or elegance, and overall potential of a house. Move in and live as is, or make your own improvements over time.
Cheers,
Allison
June 14, 2008
A while back I did a blog entry called “Close to DC for under $500,000” about single family homes in Takoma Park. Today I decided to get choosier and focus on the same audience, but for Silver Spring. This is so close to DC that you urbanites should keep reading.
This is for people and families who like the Metro, and who want older, close-in, walkable neighborhoods but find DC prices to be impossible. Do you need your Whole Foods and Starbucks? Want to walk or bike to the Metro? You can do it in fast-developing Silver Spring. Watch out Arlington!
Using the Redfin search I found many houses for sale for under $450,000. Below are a few of them. My main criteria, besides location, were that they should have at least 3 bedrooms and some sense of charm jumping out at me from the MLS photographs. In fact, the choice is much wider. These examples are all on the more expensive end of my search.
608 Wayne Ave - $449,000 – REDUCED - 3 bed/2 bath brick Cape Cod in the downtown area. Built in 1950, with wood floors and fireplace. The word “storybook” is in the description. Walk to everything. $10,000 in closing credit. Open Sun, 6/15, 1-3.
626 Potomac Ave - $440,000 – 4 bed/2 bath Cape Cod in Blair. The word “storybook” is also in this description, I think mainly related to the veranda and HUGE yard. It came on the market a couple of weeks ago and is still having some painting done, according to the listing. I guess the open house might come after that, if necessary.
205 Hartwell Rd - $419,000 – 3 bed/2.5 bath Cape Cod in Highland View. In addition to the 3 bedrooms there is a newly refinished basement with an extra room. Walk to shops from this quiet street. Open NEXT Sunday, 6/22, 1-4.
8713 Geren Rd - $439,900 – 4 bed/2 bath Colonial built in 194o, also in Highland View. This has 4 finished levels and a large yard. New flagstone patio, porch. Walk to shops. Open Sunday, 6/8, 1-5.
As an aside, if you go a few miles away and just past the Beltway in Silver Spring, you can find 4-5 bedroom houses for under $400,000 in friendly, quiet neighborhoods. Past the Beltway is off my personal radar, so I don’t really cover it in my blog. I think Redfin is looking for people to write about these areas, however ….
Cheers,
Allison
Photo: matthewbradley, Creative Commons license
June 13, 2008
Yes, it is possible to buy a house in Georgetown for under $1 million. But only if you are ready and able to keep it small. Right now there are eight properties for sale in this price range (excluding several in Burleith.)
In compensation for their size, these are some truly historic and charming places. The house pictured here (1072 30th St NW) was built in the same year that President Thomas Jefferson and the Congress commissioned Lewis and Clark to explore the western lands beyond the United States and all the way to the Pacific. Can you guess what year that was?
Below is your answer, plus a couple of other sweet digs examples to get your imagination going. They’ve all reduced in price recently:
1072 30th St NW – $895,000, REDUCED – 2 bed/2.5 bath semi-detached brick colonial built in 1803 (your answer). It was completely renovated in 2004. It has 3 levels, with a small private garden. This house is south of M Street, on a relatively quiet one-way street. It was built even before the C&O canal, which is literally steps away. In fact, the public green space directly behind the house was once part of the back yard of this house and that entire little strip of homes until it was taken over by Uncle Sam to use as part of the C&O National Historic Park.
1520 32nd St NW – $899,900, REDUCED – 2 bed/1.5 bath semi-detached federal house built in 1815, after the war with the British. It has been remodeled throughout but has retained original wideplank floors and fireplaces. It is an end unit on a one-way street, close to the Wisconsin shopping area. A “horse-walk” on the side of the house leads to a deep back courtyard. I imagine there were more than horses in that yard at one time – probably chickens too.
2 Pomander Walk - $665,000, REDUCED – 2 bed/1 bath semi-detached colonial built in 1880. You can hardly get more quaint than a house that is not even on a regular street! It is in “impeccable” remodeled condition, with open floor plan and brick patio. Very, very close to Volta Park, where there is a public swimming pool, recreation center and tot lot.
Cheers,
Allison
June 11, 2008
The DC Caribbean Carnival’s annual Extravaganza Parade is coming to Petworth again on Saturday, June 28th! Don’t miss it if you like to get out on the streets with a bunch of happy people.
This year’s parade will start at 11:00 a.m., heading down Georgia Ave. from Missouri Ave., and ending up at the “Da Savannah” international marketplace at Banneker Recreation Park. The fun continues at Da Savannah on Sunday, with family/concert day, including food, music, crafts, and more. There is a $10 charge for the marketplace on each day.
So … what if you have so much fun at the party that you want to move to Petworth? Well, let’s take a look at what it costs to buy a 3-bedroom house there these days.
First, some general market information: according to MRIS there was not much change in the number of housing units sold in the 20011 zip code in May 2008 compared to May 2007. But the median sold price was down by 12% to $352,000. This downward trend has been going on for several months (big surprise, right?), although at varying rates. The average number of days on the market has increased to 128, compared to 104 last year.
Right now there are about 60 three-bedroom houses available. Below are today’s lowest and highest listings in this category, plus one that was priced close to the median of $354,000. Two of them happen to be in foreclosure and have dual listings in the MLS. The prices differ in these listings; I do not know why. I am showing you the lowest quoted price.
903 Delafield Pl NW – $240,800 – FORECLOSURE – 3 bed/2 bath, built in 1924. Is this Petworth or Brightwood? The house has been gutted and renovations had begun but apparently stopped. The sale price is lower than the current tax assessment value.
245 Rock Creek Church Rd – $354,900 – FORECLOSURE – 3 bed/1.5 bath, fully renovated row house across from parkland and soldiers’ home. Has a built-in garage. Constructed in 1919. This house was originally listed at $379,000 and has been on the market for 47 days.
4113 3rd St NW – $599,900 – fully renovated 3 bed/3.5 bath row house, built in 1921. Open floor plan, island in the kitchen, large closets, etc. Reduced from $650,000 and on the market for 43 days.
If you are not familiar with Petworth then do your research on the neighborhood before you look. It is rich with character and history, being one of the older “suburbs” of downtown Washington, DC. It is convenient, with a Metro station on the green line. Like much of the District and all major cities, it also has its problems with crime. In Petworth this apparently includes some drug-related crime. How you weigh all this depends on your life experience and your personal risk/reward calculations.
Start your research at Prince of Petworth, a really good and popular Web site for local news, business, community events, and more. To read comments by local residents about crime and other issues (from dog-walking to dry cleaners) go to the Quality of Life section of the site’s community forum.
You can also find interesting neighborhood demographic statistics on Redfin.com. Go to any specific property detail page and look in the right hand column: you’ll see a box called “Schools & Community.” Click on “demographics” to get statistics on housing turnover, household size, vacancies, population growth, ownership vs. rental, crime, etc. Also, check out Yelp! for reader-generated views on Petworth restaurants, services, and more.
Cheers,
Allison
Photo: lonecellotheory, Creative Commons license
June 7, 2008
This is rare, so pay attention if American University Park is on your radar. There is a 3-bed/2.5-bath cape cod house on sale at 4610 Chesapeake St., NW with a back yard to die for!
The yard is so deep that you have to peer through the hazy heat to lay eyes on the little garage and children’s play structure at the end. Forget about getting a good look at neighbors across the alley. If you make a visit you’ll also notice the patio near the house, a magestic tree and professional landscaping.
I am highlighting this property because from the front street it looks like a tiny thing on a tiny lot (see below) so people looking for larger quarters might otherwise give it a pass. Besides the 3 bedrooms upstairs, the house has a third floor office overlooking the back yard, which you cannot see at all from the front. The stainless steel and granite kitchen is brand new. It is going for $1,150,000. Other details you can find in the MLS listing. It is open today and tomorrow from 1-4 pm.
The other reason I am highlighting this property is to let you in on one of AU Park’s secrets: the yards in the northern part of the neighborhood tend to be much deeper than those in the southern streets (starting at about Brandywine St.)
You can see property lines on the Microsoft Virtual Earth map found at the bottom of any property detail page on Redfin.com. You can also get a good idea of the lot sizes by going through the back alleys.
There a few other open houses in AU this weekend but not as many as I would have expected. These two have just reduced in price:
4227 Brandywine St. NW – Price REDUCED to $749,000 – 4 bed/2.5 bath semi-detached colonial built in 1926. Open Sunday, 1-4.
4435 Garrison St. NW - Price REDUCED to $799,000 – 5 bed/3 bath semi-detached colonial built in 1927. Open today (Saturday), 1-3.
Cheers,
Allison
June 4, 2008
Do you want to breathe life into an historic Shaw/Old City home? Do you want to live just half a block from the historic O Street Market building (below)? Do you have faith in the continuing rejuvenation of this area of town, with help from the new Convention Center and the new hotel planned nearby?
Well then, you’ll want to know about the 2 bed/1 bath Victorian row house fixer-upper on the edge of Shaw at 1512 8th St. NW ! You won’t need a flashlight to see the MLS photos, but the agent warns you to bring one along for the visit. The house is boarded up but it still has original wood doors, frames, mantles and a clawfoot tub. Built in 1900 and selling for $332,000, it looks like a perfect candidate for ‘This Old House.”
Other self-declared fixer-uppers in the neighborhood:
1530 6th St. NW - $645,000 – 5 bed/3 bath Victorian row house with 10′ ceilings, bay windows, English basement, 2 parking spots and more. Built in 1900.
605 P St. NW - $799,000 – Victorian row house also built in 1900 (seems to be a magic year for those streets.) The listing calls this a 14-bedroom house but says it is essentially a shell with 3 full baths and an English basement. My guess is that it was a rooming house of some sort. Again, bring your flashlight and wear good shoes if you go for a visit!
There are more homes in the area that are listed in the MLS as fixer-uppers. You can find them using the Redfin search/map with the fixer-upper filter.
Learn more about historic Shaw and living in Shaw from the very active locals at:
www.shawdc.com
http://www.inshaw.com/blog/
www.renewshaw.com
www.shawmainstreets.com
My two cents on renovations: for those who have the vision and fortitude to take on a major fixer-upper, the results can be outstanding both in terms of getting the home you love and eventual financial return. Personally, I would love to do this if I ever get the chance. But it is hard to know in advance whether the financial return will really happen, or how long it will take. Read this local blog post for a dose of reality. Make sure you do your research. And if you are part of a couple taking on such a project, be sure that a) you both are people who value potential over current status and b) your relationship can handle the inevitable stresses of doing a major renovation! Finally, have fun and enjoy the transformation!
Cheers,
Allison
Photo: M.V. Jantzen, Creative Commons license
June 1, 2008
It’s too nice outside to go to the movies today but I am tempted once again by the Avalon Theatre in Chevy Chase, DC. This restored, non-profit movie house is a cultural jewel for the Upper NW area and focal point for the local residents who fought to save it.
Seeking out film festivals (of which there are a lot in DC) takes time and effort. But I can pretty much guarantee myself an independent or foreign movie treat at the Avalon, on any day, without much research or planning.
Today they offer two choices: an acclaimed documentary about a guy who cuts bushes (really, they say it is good) or “Flight of the Red Balloon” which The Village Voice says is “a movie of genius.” Or I could see the more mainstream “Sex and the City” and then get an ice cream next door. The Avalon’s shows are constantly changing. They also serve up family movies on Saturday mornings and other cultural events.
Besides the Avalon, Chevy Chase, DC has lots of surprises and sub-neighborhoods, each with a different feel. It is upscale on many streets but not in the stuffy, suburban manner of certain parts of Maryland that go by the same name. Other streets have properties with nice homes but gardens that are barely large enough to plant a tomato.
The open house list today shows a pretty good cross-section. You could tour the area starting on the west side of Connecticut Ave. NW, with a 4-bed, semi-detached, historic, frame house close to the urban center of Friendship Heights ($875,000.)
Next, move on to the larger areas east of Connecticut Ave. to an elegant arts & crafts home at 3390 Stuyvesant Pl. NW ($925,000.)
Then head closer to Rock Creek Park to get a taste of Hawthorne and Barnaby Woods, with larger lots and greenery, and a more suburban feel. The house at 3235 Chestnut St. NW has a 19,000 sqft yard.
Have fun, and get to know a place before you judge it!
Cheers,
Allison
Photo: jamacdonald with Creative Commons license
