Real Estate
Strong D.C. housing market has wide-ranging factors
City officials want to continue attracting newcomers while not pricing long-term Washingtonians out
Local Realtors say buyers are pricing their properties more strategically than they were a decade ago based on current buying trends.
Ed Wood is a D.C.-based realtor with City Houses LLC for 20 years and former president of the District of Columbia Association of Relators. He sells in all eight wards and averages 15-20 sales per year.
He spoke with the Washington Blade this week on local housing trends, renting vs. buying and why the rental market is soft now, but likely to explode in the coming years. His comments have been slightly edited for length.
WASHINGTON BLADE: It seems most agree in Washington we’re back to pre-recession prices and multiple offers on real estate. Is that your assessment?
ED WOOD: Yes. D.C. was in a much better position during and after the recession. We saw a flattening but then it picked up fairly quickly and the market has been really strong ever since about 2011, 2012. We regularly see multiple offers still on properties.
BLADE: Is the asking price sort of an opening bid in those situations?
WOOD: It depends where it’s priced. It’s they’ve priced a little below asking, they’ll often get multiple offers and it will bump up. If they’re priced at asking or above, we do see things sit on the market because of that. Buyers are more savvy and more cautious than they were pre-2008.
BLADE: Were there many cases in D.C. where a homeowner may have been underwater on their mortgage during the recession but got out of it once the economy rebounded?
WOOD: There wasn’t a lot of that in D.C. It was more in the suburbs and more likely the further you got out from the city but those prices we saw coming back by last year. Occasionally in some of the more developing neighborhoods we saw some slow downs and some price softening but those prices have completely come back. Many values have increased above what people paid.
BLADE: How is the market for rentals vs. sales in Washington?
WOOD: The rental market has been fairly soft for awhile while the buying market has been strong. A lot of the buildings that are going up in the city have been rental buildings as opposed to condos and that’s because the long-term demographic outlook for the city — we’re still gaining about a thousand residents a month — is expected to be over a million by 2030 so there are a lot of companies from around the country who see this as a really good rental market and they’re interested in the long term. We’re not seeing the number of condos we saw pre-2008, so that’s why we see the competition. There’s still not enough inventory.
BLADE: Why is the rental market soft if the projections are so strong?
WOOD: They’re building for that projected million residents. (Editor’s note: D.C.’s current population is about 672,000.) You can’t suddenly build all the units you’ll need, so they’re building them now for five-10 years down the road. These are big companies who work in the long-term market so they can afford to do this. Sometimes they’ll even go to developers building a condo building and say, “Hey, we need a rental building at this location. Would you consider reconfiguring the design a bit to turn it into a rental building and selling the whole thing to us?” That’s attractive to developers because it’s a lot easier to sell an entire building than individual units to individual buyers.
BLADE: Those population projections must be pretty solid then. Could something catastrophic throw a wrench in those plans?
WOOD: Certainly. After 9-11 around the country, it just killed the market immediately and people stopped moving to D.C. immediately. But then things turned around. A lot of things could happen to change things, but hopefully nothing of that scale. All the demographics I have looked at are pointing toward that large population growth at least through 2030. Others that go beyond that are less reliable in my opinion.
BLADE: Based on what we’re seeing now and with those kinds of projections, will gentrification spread across the river? What’s it like in those wards now?
WOOD: There’s a lot of interest in Anacostia and there’s a lot of change going on there. Bigger companies are looking at that area. … One of the issues there has been a lack of services and also people who’ve been priced out of other areas are looking over there. There’s been a lot of revitalization there but there’s also been a very active group of long-term residents who want to see improvements but don’t want to be pushed out. I know the mayor and city council members are focusing more on that part of the city. There’s even talk of moving the Reeves building at 14th and U., of selling that building and moving it over there.
BLADE: With all the gentrification that has spread down 14th Street to Florida Avenue and starting into the Northeast quadrant — look how different Bloomingdale, for instance, looks from what it was like 10 years ago — is it safe to assume that trend will continue or is that an oversimplification?
WOOD: I think that’s true. City government for a long time was desperate to get people to move back into the city. It was a dying place as people were overall fleeing out to the suburbs but that’s turned around and most cities are growing whereas the suburbs are starting to die out. People want to be closer and they want to spend more time doing the things they like as opposed to sitting in their car going to and from a bigger house. The city government is taking a renewed look at how that happens, how that takes place and what it means for the long-term city residents.
BLADE: They want to put some mechanisms in place to absorb some of that shock so to speak?
WOOD: Yes. There’s a lot of interest in trying to move in that direction so we don’t have a city where only the wealthy can afford to live. Whereas before they were trying to stop people from fleeing the city, we don’t even have to think about that now.
BLADE: Do people comment to you about Ed Wood the schlock film director often?
WOOD: Yes. It was actually helpful after the movie came out because growing up, my full name was Edward Wood. I would say Edward and they would think I said Ed Wood. That happened constantly. But nobody says that anymore. It’s kind of a name that sticks with people so they feel like they’ve seen it more than maybe they have.
BLADE: Have you seen “Glen or Glenda?” or “Plan 9”?
WOOD: Yeah. I’m a fan of his terrible movies.
BLADE: Do LGBT issues factor into D.C. real estate to any significant degree?
WOOD: I haven’t seen it be much of a factor at all. DC. has been such a gay-friendly city for so long, I don’t think it’s much of a consideration. When they’re selling a house, they just want the best price.
BLADE: Is there any sense of a gayborhood anywhere in 2017? Do people buy with that in mind?
WOOD: I don’t see that anymore. When I was first in the business 20 years ago, there was a desire, usually by gay men, to want to be near Dupont. I live near there. My husband and I have had a house here for 20 years so we’ve really seen the change on 14th Street. When we moved here, our friends thought we were crazy. Now they say, “How did you know?” We didn’t know. We just bought where we could afford and at the time we wanted to be near Dupont. Now when I have gay clients, they want to look all over the city and I see them asking things I never saw gay clients asking before like what are the schools like. They’re more interested now in the things you would have thought the straight couples would be looking at.
BLADE: Did marriage, either in D.C. or with the Supreme Court ruling, affect real estate in any perceptible way?
WOOD: I didn’t see much. There used to be a lot more estate planning, wills, setting things up in case something happened to one of you. My husband and I have been together 25 years and we did all that. … But now there’s a whole structure in place to keep you more protected than there was before.
BLADE: About how many of your clients on average are LGBT?
WOOD: I would say about a third.
BLADE: Are there any lesbian streets or enclaves around the city or is that not really a thing?
WOOD: It’s really not. Even with gay men, that Dupont thing is out the window. People are looking at schools, they want to be near work, they may want to be near a particular restaurant or they’re looking for the feel of a neighborhood. It’s usually things like that and it happens to be very individual to the couple.
Ed Wood can be reached at [email protected] or cityhousesdc.com.
Real Estate
Unconventional homes becoming more popular
HGTV show shines spotlight on alternatives to cookie cutter
While stuck in the house surrounded by snow and ice, I developed a new guilty pleasure: watching “Ugliest House in America” on HGTV. For several hours a day, I looked at other people’s unfortunate houses. Some were victims of multiple additions, some took on the worst décor of the ‘70s, and one was even built in the shape of a boat.
In today’s world, the idea of what a house should look like has shifted dramatically. Gone are the days of cookie-cutter suburban homes with white picket fences. Instead, a new wave of architects, designers, and homeowners are pushing the boundaries of traditional housing to create unconventional and innovative spaces that challenge our perceptions of what a home can be.
One of the most popular forms of alternative housing is the tiny house. These pint-sized dwellings are typically fewer than 500 square feet and often are set on trailers to allow for mobility. Vans and buses can also be reconfigured as tiny homes for the vagabonds among us.
These small wonders offer an affordable and sustainable living option for those wishing to downsize and minimize their environmental footprint. With clever storage solutions, multipurpose furniture, and innovative design features, tiny homes have become a creative and functional housing solution for many, although my dogs draw the line at climbing Jacob’s Ladder-type steps.
Another unusual type of housing gaining popularity is the shipping container home. Made from repurposed shipping containers, these homes offer a cost-effective and environmentally friendly way to create modern and sleek living spaces. With their industrial aesthetic and modular design, shipping container homes are a versatile option for those contemplating building a unique and often multi-level home.
For those looking to connect with nature, treehouses are a whimsical and eccentric housing option. Nestled high up in the trees, these homes offer a sense of seclusion and tranquility that is hard to find in traditional housing. With their distinctive architecture and stunning views, treehouses can be a magical retreat for those seeking a closer connection to the natural world.
For a truly off-the-grid living experience, consider an Earthship home. These self-sustaining homes use recycled construction materials and rely on renewable energy sources like solar power and rainwater harvesting. With their passive solar design and natural ventilation systems, Earthship homes are a model of environmentally friendly living.
For those with a taste for the bizarre, consider a converted silo home. These cylindrical structures provide an atypical canvas for architects and designers to create modern and minimalist living spaces. With curved walls and soaring ceilings, silo homes offer a one-of-a-kind living experience that is sure to leave an impression.
Barn homes have gained popularity in recent years. These dwellings take the rustic charm of a traditional barn and transform it into a modern and stylish living space. With their open, flexible floor plans, lofty ceilings, and exposed wooden beams, barn homes offer a blend of traditional and contemporary design elements that create a warm and inviting atmosphere, while being tailored to the needs and preferences of the homeowner.
In addition to their unique character, barn homes also offer a sense of history and charm that is hard to find in traditional housing. Many of them have a rich and storied past, with some dating back decades or even centuries.
If you relish life on the high seas (or at a marina on the bay), consider a floating home. These aquatic abodes differ from houseboats in that they remain on the dock rather than traverse the waterways. While most popular on the West Coast (remember “Sleepless in Seattle”?), you sometimes see them in Florida, with a few rentals available in Baltimore’s Inner Harbor and infrequent sales at our own D.C. Wharf. Along with the sense of community found in marinas, floating homes offer a peaceful retreat from the hustle and bustle of city life.
From tiny homes on wheels to treehouses in the sky or homes that float, these distinctive dwellings offer a fresh perspective on how we live and modify traditional thoughts on what a house should be. Sadly, most of these homes rely on appropriate zoning for building and placement, which can limit their use in urban or suburban areas.
Nonetheless, whether you’re looking for a sustainable and eco-friendly living option or a whimsical retreat, there is sure to be an unconventional housing option that speaks to your sense of adventure and creativity. So, why settle for a run-of-the-mill ranch or a typical townhouse when you can live in a unique and intriguing space that reflects your personality and lifestyle?
Valerie M. Blake is a licensed Associate Broker in D.C., Maryland, and Virginia with RLAH @properties. Call or text her at 202-246-8602, email her at [email protected] or follow her on Facebook at TheRealst8ofAffairs.
Real Estate
Convert rent check into an automatic investment, Marjorie!
Basic math shows benefits of owning vs. renting
Suppose people go out for dinner and everyone is talking about how they are investing their money. Some are having fun with a few new apps they downloaded – where one can round up purchases and then bundle that money into a weekly or monthly investment that grows over time, which is a smart thing to do. The more automatic one can make the investments, the less is required to “think about it” and the more it just happens. It becomes a habit and a habit becomes a reward over time.
Another habit one can get into is just making that rent check an investment. One must live somewhere, correct? And in many larger U.S. cities like New York, Chicago, D.C., Los Angeles, Miami, Charlotte, Atlanta, Dallas, Nashville, Austin, or even most mid-market cities, rents can creep up towards $2,000 a month (or more) with ease.
Well, do the math. At $2,000 per month over one year, that’s $24,000. If someone stays in that apartment (with no rent increases) for even three years, that amount triples to $72,000. According to Rentcafe.com, the average rent in the United States at the end of 2025 was around $1,700 a month. Even that amount of rent can total between $60,000 and $80,000 over 3-4 years.
What if that money was going into an investment each month? Now, yes, the argument is that most mortgage payments, in the early years, are more toward the interest than the principal. However, at least a portion of each payment is going toward the principal.
What about closing costs and then selling costs? If a home is owned for three years, and then one pays out of pocket to close on that home (usually around 2-3% of the sales price), does owning it for even three years make it worth it? It could be argued that owning that home for only three years is not enough time to recoup the costs of mostly paying the interest plus paying the closing costs.
Let’s look at some math:
A $300,000 condo – at 3% is $9,000 for closing costs.
One can also put as little as 3 or 3.5% down on a home – so that is also around $9,000.
If a buyer uses D.C. Opens Doors or a similar program – a down payment can be provided and paid back later when the property is sold so that takes care of some of the upfront costs. Knowledgeable lenders can often discuss other useful down payment assistance programs to help a buyer “find the money.”
Another useful tactic many agents use is to ask for a credit from the seller. If a property has sat on the market for weeks, the seller may be willing to give a closing cost credit. That amount can vary. New construction sellers may also offer these closing cost credits as well.
And that, Marjorie, just so you will know, and your children will someday know, is THE NIGHT THE RENT CHECK WENT INTO AN INVESTMENT ACCOUNT ON GEORGIA AVENUE!
Joseph Hudson is a referral agent with Metro Referrals. Reach him at 703-587-0597 or [email protected].
Real Estate
Top buyer-friendly markets for the LGBTQ community
Home should be a place where you can be fully yourself
Buying or selling a home is one of the most meaningful financial and emotional decisions a person can make. For LGBTQ+ individuals and families, that journey can also come with unique considerations — from finding truly inclusive neighborhoods to working with professionals who understand and respect who you are.
The good news? Across the United States, there are increasingly buyer-friendly housing markets where LGBTQ+ home buyers and sellers can find opportunity, affordability, and community. When paired with the right representation, these markets can offer not only strong financial value, but peace of mind.
For more than 30 years, GayRealEstate.com has been the leading source of LGBTQ+ real estate representation, helping LGBTQ+ buyers and sellers connect with vetted, LGBTQ+ friendly real estate agents who understand the nuances of fair housing, legal protections, and inclusive service.
Below, we explore top buyer-friendly markets for the LGBTQ+ community, along with practical tips to help you navigate the process with confidence.
What Makes a Market Buyer-Friendly?
A buyer-friendly market isn’t just about lower prices — especially for LGBTQ+ home buyers. It often includes:
- Increased housing inventory (more choices, less pressure)
- Slower price growth or stabilized pricing
- Greater negotiating power for buyers
- Established or emerging LGBTQ+ communities
- Local protections and inclusive policies
- Access to LGBTQ+ friendly real estate agents and resources
Markets that combine affordability with inclusivity can be especially attractive for first-time gay home buyers, same-sex couples, and LGBTQ+ families planning for long-term stability.
Top Buyer-Friendly Markets for LGBTQ Home Buyers
1. Austin & San Antonio, Texas
Once known for extreme competition, many Texas metros have shifted into more buyer-friendly territory due to increased inventory.
Why it works for LGBTQ+ buyers:
- Strong LGBTQ+ communities, especially in Austin
- More negotiating leverage than in prior years
- Diverse neighborhoods at varying price points
Tip: Texas does not have statewide LGBTQ+ housing protections, making it especially important to work with an experienced LGBTQ+ friendly realtor through GayRealEstate.com.
2. Columbus & Cincinnati, Ohio
Ohio cities continue to attract buyers looking for value without sacrificing culture or inclusivity.
Why it works:
- Lower median home prices
- Growing LGBTQ+ populations
- Strong healthcare, education, and job markets
These cities are particularly appealing for LGBTQ+ buyers relocating from higher-cost coastal markets.
3. Richmond, Virginia
Richmond has become a standout for LGBTQ+ home ownership thanks to affordability, history, and progressive growth.
Highlights:
- Inclusive local culture
- Buyer-friendly price trends
- Walkable neighborhoods popular with LGBTQ+ professionals
4. Minneapolis–St. Paul, Minnesota
The Twin Cities consistently rank high for LGBTQ+ quality of life and legal protections.
Why LGBTQ+ buyers love it:
- Strong anti-discrimination laws
- Stable home values
- Excellent resources for LGBTQ+ families
Minnesota offers one of the safest environments for LGBTQ+ home buyers and sellers navigating the real estate process.
5. Jacksonville & Tampa Bay, Florida
Florida remains complex for LGBTQ+ buyers, but some metros still offer strong buyer opportunity.
What to know:
- Increased inventory = more negotiating power
- Coastal lifestyle at lower cost than South Florida
- Local LGBTQ+ communities continue to grow
Because statewide protections vary, partnering with a GayRealEstate.com LGBTQ+ friendly real estate agent is essential.
Finding LGBTQ-Friendly Neighborhoods
Not every “affordable” neighborhood is inclusive — and safety, comfort, and belonging matter.
When searching for LGBTQ+ friendly neighborhoods:
- Look for visible LGBTQ+ organizations, events, and businesses
- Research local non-discrimination ordinances
- Ask your agent about lived experiences, not just statistics
- Talk to neighbors and local LGBTQ+ groups
Agents in the Gay Real Estate Network often provide insight that listing data alone cannot.
The Importance of LGBTQ Real Estate Representation
While fair housing laws exist, LGBTQ+ housing discrimination still happens — sometimes subtly, sometimes overtly.
Working with an LGBTQ+ friendly real estate agent helps ensure:
- Respectful communication
- Advocacy during negotiations
- Awareness of legal protections
- A safer, more affirming experience
GayRealEstate.com has spent over three decades building the most trusted network of gay realtors, lesbian real estate agents, and LGBTQ+ friendly real estate professionals nationwide.
Legal Protections Every LGBTQ Buyer and Seller Should Know
Federal protections now include sexual orientation and gender identity under the Fair Housing Act, but enforcement and local laws vary.
Before buying or selling:
- Understand your state and local protections
- Know how to document discriminatory behavior
- Work with professionals who take advocacy seriously
- Use trusted LGBTQ+ real estate resources
GayRealEstate.com agents are experienced in helping clients navigate these realities with confidence.
Tips for LGBTQ Home Buyers & Sellers
- Get pre-approved early to strengthen your buying position
- Interview agents and ask direct questions about LGBTQ+ experience
- Don’t ignore your instincts — comfort matters
- Plan long-term: community, schools, healthcare, and protections
- Use LGBTQ+-specific resources rather than generic searches
Buyer-friendly markets create opportunity — but representation creates security.
Whether you’re a first-time gay home buyer, a same-sex couple relocating, or an LGBTQ+ seller preparing for your next chapter, choosing the right market and the right representation makes all the difference.
For over 30 years, GayRealEstate.com has been the trusted leader in LGBTQ+ real estate, connecting buyers and sellers with professionals who understand the importance of inclusion, advocacy, and respect.
Your home should be more than a place to live — it should be a place where you can be fully yourself.
Scott Helms is president and owner of Gayrealestate.com.
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