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Proving the point: More housing equals lower rents

D.C. rental prices drop as developers create increased apartment supply

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real estate, gay news, Washington Blade
real estate, gay news, Washington Blade, new apartment units

(Washington Blade photo by Michael Key)

Itā€™s not rocket science: The more housing there is, the more affordable housing will be.

In cities with growing populations, the degree to which the creation of new apartment units track with the increased need for additional rental housing is the difference between soaring prices and a stable market.

D.C. has begun to prove this simple reality of supply and demand.

A report last month by real estate research firm Delta Associates indicated that D.C. rental prices dropped for the second consecutive quarter, following a rare drop in rents in the previous period. These drops were only the third decrease in rents since 2010.

District market-rate rents citywide were 1.3 percent lower on a year-to-year basis for newer Class A apartment buildings, and declined slightly less than one percent at Class B buildings. In the D.C. market, Class A buildings are typically larger apartment buildings constructed after 1991, with extensive resident amenities, while Class B buildings are generally older renovated buildings offering more limited amenity packages.

This decline in average rents was the result of a record number of new apartments hitting the market in the past year, totaling more than 11,000 units. Optimism that prices will continue to drop is based on an already-planned addition of nearly 14,000 new units in the next three years.

While apartment rental prices had been predicted to decline by housing experts, due to the major increase in new units, the areas of the city most benefiting by price declines were opposite what was expected.

Rental prices were anticipated to plateau in the areas with the largest supply of new units, primarily the Riverfront area in Southeast-and-Southwest D.C., as well as NoMa and surrounding the H Street, N.E., corridor. These areas are expected to continue to lead the city in rental housing growth over the next three years, eventually exceeding the total number of units in central D.C.

Instead, rents dropped in the more established neighborhoods of northwest D.C., including Foggy Bottom, Dupont Circle, Logan Circle, Shaw, and the Mount Vernon Triangle area. The Shaw-Columbia Heights submarket experienced the largest decrease at 4.1 percent while average rents in Dupont-Logan-Mount Vernon declined 2.4 percent ā€“ all near-downtown areas. The NoMa and H Street, N.E., area saw a more modest 1.2 percent drop, while absorbing the second-highest number of new units.

In neighborhoods with the most new rental construction, primarily the Capitol Riverfront and Southwest areas, Class-A rents grew by 3.2 percent, an unexpected development. Excitement surrounding The Wharf, with its destination array of dynamic entertainment and nightlife establishments, became a big part of the draw luring renters to the Waterfront area.

Nearly all new rental housing in almost all cities is typically, and historically, higher-priced housing. The availability of new ā€œluxuryā€ apartments, however, serves to reduce the pressure on existing housing, including less expensive units. This benefits the mainstream market overall and allows for a broader range of rental price points.

Over the past decade, D.C. has become one of the most expensive cities in the country for rental housing. The sky-high cost of living, only partially offset by a relatively high median income, affects the economic demography of residents and both the pace of new arrivals and who they are.

In-migration to the city has begun to taper off while remaining robust, and is increasingly comprised of wealthier new residents. D.C. has yet to see departures by Millennials exceed arrivals, as is now the case in the metropolitan area for the first time in many years, but their net influx is noticeably slowing. Rental housing affordability is a key factor in this shift.

If market-rate housing is to be marginally affordable and price-stable, the essential solution component is creating an adequate supply.

D.C. public policies, zoning rules, and regulatory procedures must encourage and incentivize new rental housing construction. More important, neighborhood NIMBY activists must end their knee-jerk, and counter-intuitive, opposition to building it.

 

Mark Lee is a long-time entrepreneur and community business advocate. Follow on Twitter: @MarkLeeDC. Reach him at [email protected].

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Sexting with younger guy has me asking: How queer am I?

Reflections on LGBTQ life in 2024

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Jake Stewart is a recovering Hill staffer based in D.C. In addition to writing, he barbacks at the Little Gay Pub."

Once upon a time, not all that long ago, a man sexted another man. 

There were words. There were pictures. There were filthy questions and even filthier responses. You know, the way a good sexting convo ought to be, for those who dabble. 

One man was 33. The other, 24. And while it comes as no shock that I was the 33-year-old, it may be more surprising to learn it was the 24-year-old who grabbed the reins. 

What kinks you into? he asked. 

Shit ā€“ I didnā€™t know. I barely even bottomed before the pandemic, and now I had to know my kinks? 

Iā€™m open, I replied, evasively. You? 

His response left me coughing: ā€œLove musk sweat ws public group rough bb verbal bate edge roleplay and very open-minded.ā€ 

Now Iā€™m no prude (in fact, many would call me a downright whore) but this young man articulating his kinks and fetishes in such detail blew my mind. When did he learn what he liked? At 24, all I wanted was to top a guy and leave with as little communication or attachment as possible. At 33, I wasnā€™t sure what a few of the items he listed even meant.  

Perhaps I shouldnā€™t be surprised when young men ā€” and the younger generation across the LGBTQ spectrum in general ā€” have already figured out their sexual interests. I arrived in D.C. from Idaho in 2008 as a fresh-faced 18-year-old; I came out three years later in 2011. Attitudes toward queerness have shifted substantially since then, and these days it is undeniably easier for younger people to explore their sexual and gender identities (which, by the way, is fantastic). 

But this conversation left me wondering: What do I like? I havenā€™t sought out that many new sexual experiences, and while fetishes, kinks, and sexual desires can seem trivial, theyā€™re inextricably intertwined with gender and relationships. If I canā€™t articulate what I like in the sack (or in public, if I dare), then how do I know what Iā€™m seeking from a long-term partner, or if thatā€™s even what I want? 

As soon as I came out, I thought my job was done. All I needed after that was to snatch up a cutie and settle down. Instead, my identity centered on building my career in politics, where sexual openness isnā€™t as appreciated. I, like many D.C. queers around me, moved here bright-eyed, bushy-tailed, and ready to change the world for good. 

Then came a tough lesson: Just because I wanted to improve the world didnā€™t mean people wanted me to. I was inexplicably fired from not one job but two, and suddenly the do-gooder in me grew jaded. The career I dedicated years to was suddenly ripped from my hands, and I became so disillusioned I didnā€™t even want it back. Oh, and the cherry on top: My boyfriend dumped me two days later. 

Once everything unraveled, I wondered: Was the me of the past the me I truly wanted? Or was I reflecting back what I thought everyone wanted me to be? 

Well, a few major meltdowns and an extended slut phase later, my life couldnā€™t be more different. I now work at a new gay bar in town to support myself, and Iā€™ve given myself space to pursue the arts. This former straight-laced, type-A, tightly wound gay abandoned the safe track and he couldnā€™t be more terrified. He also couldnā€™t be more excited. 

But losing my old career also left an existential-sized hole in my identity. So, as I sexted this 24-year-old with newfound awareness of my limitations, I decided this must change. 

How? As I said, I work at a gay bar in one of the queerest cities in America. Now more than ever Iā€™m surrounded by those who are LGBTQ and every shade in between. Why not learn from those around me, whether younger, older, or around the same age, but whose experiences are no less queer? Why not carve out time to have in-depth discussions and discover what the possibilities are? 

If being queer means to go against the established norms of gender and sexuality, then thereā€™s still plenty of territory for me to explore. No longer can ā€˜bottomā€™ or ā€˜topā€™ be my only options. 

So, the purpose of this column ā€“ aptly titled Queer Quest ā€“ is to capture my exploration of queer identity. Itā€™s not to teach you as much as it is to teach myself, and you can either learn alongside me or simply be entertained. At the very least, Iā€™ll have a series of portraits on what itā€™s like to be queer in the mid 2020s. At most, Iā€™ll have a better understanding of who I am as a queer person. 

Then maybe, just maybe, Iā€™ll become a better sexter. 

Jake Stewart is a D.C.-based writer.

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What will you do to make Pride safe this year?

Anxiety reigns among American Jews after Oct. 7

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(Washington Blade photo by Michael Key)

Each year, hundreds of thousands of Jews and supporters of Israel attend Pride marches. With a few exceptions, these spaces have always been safe and welcoming for the broader Pride community. 

But this year is different. 

For American Jews, anxiety reigns as we head into this Pride season. The appalling rise of antisemitism since Oct. 7 forces us to ask difficult questions. As many Jews increasingly feel alienated and excluded from progressive spaces, weā€™re left to wonder: If I wear a Jewish symbol, march with a Jewish group, or wave a rainbow flag adorned with the Star of David, will I be safe at Pride?

Even before Oct. 7, LGBTQ Jews had plenty of reason to feel trepidation about their safety at Pride. From blanket bans on Stars of David at past Pride gatherings to antisemitism on display at the recent Sydney Pride, too often Jews feel forced to choose between their LGBTQ and Jewish identities and hide their connection to Israel.

Since Oct. 7, terms like “apartheid,” “genocide” and “Zionism equals racism” are increasingly thrown around casually, often without a nuanced understanding of their impact or the realities they oversimplify. This rhetoric not only alienates but also endangers Jewish queer people. It makes us feel emotionally unsafe. It increases the chances that we will be physically unsafe as well. 

We must not allow the Israel-Palestine conflict to be imported into Pride.

I will always remember the euphoria of the first Pride rally I attended. I was barely 18 years old, in a crowd of people of all ages, races, genders and gender orientations ā€” and they were like me. Queer. It felt safe. It was the first time I experienced that feeling of safety, and it will always stay with me. 

Like Pride events everywhere, it was a vibrant, colorful space for LGBTQ people to celebrate our true authentic selves, without fear or reservation.

But that feeling of safety wasnā€™t shared by everyone in my small New England town. I soon noticed a few people scattered throughout the crowd wearing paper bags over their heads, with eye holes so they could see but not be seen. I later learned that those faceless people were teachers who, in those days before civil rights protections, needed to protect their identities and their careers. 

They did not feel safe. Will Jews and those who are connected to Israel feel safe this year?

The history of Pride is a testament to courage in the face of adversity. It wasn’t long ago when attending Pride events was a defiant act against societal norms, where participants like those teachers faced tangible threats of discrimination, ridicule and even violence. Even today in some places, our queer community still navigates a gauntlet of hatred as we try to celebrate who we are.

It’s crucial to recognize that within the Jewish community, there is a wide spectrum of views on the Israeli-Palestinian conflict, including many who are deeply committed to advocating for Palestinian rights. In fact, many of the 1,200 innocent Israelis murdered on Oct. 7 were Zionists who devoted their lives to reconciliation and peace with their Arab neighbors.

We are at a pivotal moment, one that demands action: What can we do to ensure Pride remains a safe space for everyone, including Jewish participants?

It’s imperative that Pride committees around the country proactively address these concerns. They must implement training programs focused on de-escalation and fostering an environment of understanding and respect.

As individuals who stand in solidarity with the values of Pride, each of us must consider our role in this effort. Will you march alongside those of us who feel vulnerable, offering your presence as a shield against intolerance? Will you engage in dialogues that challenge the importation of external conflicts into Pride, advocating instead for a celebration that unites rather than divides?

The true test of inclusivity at Pride lies not merely in welcoming a diverse crowd, but in ensuring that every participant feels safe and valued. If we remain indifferent to the vulnerabilities faced by Jewish queer people this Pride season, we will fall short of the very ideals of inclusivity and solidarity that Pride stands for.

Just as we expect schools to protect trans and nonbinary students like Nex Benedict, we have a responsibility in the LGBTQ community to ensure that people can carry an Israeli flag or a Palestinian flag, wear a yarmulke or a hijab and be safe.

As we look forward to this year’s Pride, let us commit to making it a space where safety is not a privilege afforded to some but a right enjoyed by all. Let’s engage with our local Pride committees, advocate for comprehensive safety measures and stand in solidarity with those who feel at risk.Ā 

Only then can we celebrate the true spirit of Pride, rooted in love, acceptance and the unwavering belief in equality for all.

Ethan Felson is the executive director of A Wider Bridge.

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How to protect your sobriety on St. Patrickā€™s Day

Celebrate with a supportive friend and carry a mocktail

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Sobriety can be challenging, whether you overcame alcohol or drug addiction or chose to abstain from alcohol for a healthier life. Holidays like St. Patrickā€™s Day can serve as a reminder of the past or could be looked at as another day. 

Many celebrate St. Patrickā€™s Day sober, as there are generally family-friendly gatherings, community events, or even sober celebrations. If you have concerns about your sobriety, there are practical tips you can use to protect it on St. Patrickā€™s Day. 

For instance, remind yourself why you are sober, and donā€™t do it alone. You can still have fun and celebrate but do it with other sober people. Everyone has their reasons for stopping drinking; remind yourself of those reasons and hold yourself accountable.  

Know your triggers; it doesnā€™t matter if you are a recovering addict or have removed alcohol from your life. Be cautious around possible triggers that pose a challenge. Most people in this situation choose to skip the bar and find something fun to do or go to a sober St. Patrickā€™s Day celebration. 

Keep a non-alcoholic drink or mocktail in your hand. People will not bother you to ask if you want a drink if you already have something to sip on, like a mocktail. This also leads to planning how to say no. You will encounter social pressure if you go to a bar on St. Patrickā€™s Day. Itā€™s unavoidable. Itā€™s wise to practice ways to refuse alcohol. 

Finally, if all else fails, take a walk outside if you feel overwhelmed. The most straightforward solutions are usually the best. Remove yourself from any situation you know will lead to relapse. This is also why itā€™s essential to be with a sober friend or loved one; there is accountability and someone to lean on.

The benefits of being sober are plentiful, along with the numerous health perks, such as better quality sleep, more mental alertness, and lessened anxiety or depression. Yet, there is one benefit that is not necessarily always spoken about. 

Being sober on St. Patrickā€™s Day or any day removes all chances of impaired driving. Unfortunately, days that promote heavy alcohol use may increase the chances of drunk or drugged driving. For example, in Washington State, impaired driving has been involved in roughly half of fatal crashes for decades. In 2022, 52% of traffic fatalities involved an impaired driver, according to the Traffic Safety Commission. 

Moreover, drivers ages 21 to 30 make up one-third of impaired drivers in fatal crashes, and another 20% are ages 31 to 40. If you are celebrating St. Patrickā€™s Day sober, take the necessary precautions and look out for one another. If you choose to consume alcohol, drink responsibly, know your limits, and do not drink and drive.

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