Real Estate
Hot housing trends in D.C.
Local market still bustling on 14th Street, in S.W. and beyond
Some residents are opting to ‘go micro’ while others are finding their money goes far enough to afford an extra bedroom in their condo. (Washington Blade photo by Michael Key)
Spring is finally here but the biggest buzz isn’t about what’s outside but what’s going on inside. Real estate in the District is changing in a major way from size and design to renovations. Here’s a roundup of some of the latest trends a savvy buyer should know about when hunting for a new home in the District.
First, expansion has become a need than a want. Efficiencies were once the popular (and affordable) option when seeking out a new condo. However, more buyers are now springing for that two-bedroom unit. According to Valerie Blake of Prudential PenFed Realty, the market is more affordable than it’s been for a while. Residents are no longer forcing themselves to downsize and are choosing to spring for another bedroom. The extra space can be used for a guest room, office, nursery or combination of the three.
More space isn’t only desirable feature. Those looking for a new condo are no longer primarily interested in condo facilities such as how good the gym is or whether there’s a pool. Instead, Blake notices a trend of residents wanting their own private, larger outdoor space.
D.C. residents also seem to have had enough of picking up the hammer, those who work the local market say. Many buyers are now looking for completely finished properties that require no extra work.
Kevin McDuffie of Coldwell Banker in Dupont Circle says, “People just want to bring their clothes and toothbrush. They don’t want to do their own renovations. They want a finished product.”
Design is always evolving and kitchen design is no exception. Dark cabinets with light floors used to be the “in” trend. However, now the opposite is true. Dark floors with lighter cabinets is the new chic. Many new homes feature this modern design. In general, traditional looks are no longer being used and a sleeker, sophisticated feel is in demand.
A neighborhood that’s becoming a trend in its own right is the waterfront in Southwest. Chris Heller of Coldwell Banker says this spot is one of the best places to move these days. He says the River Park building (1301 Delaware Ave., S.W.) sat for years with empty townhouses and apartments. Now, many units are going under contract. Heller attributes the interest to the location.
“It feels like living in a suburb over here. There’s a new Safeway and restaurants. But the Metro is only two blocks away. It’s the best of both worlds.”
Bucking the trend of seeking more space are younger buyers, some of whom are seeking “micro units.” These units are even smaller than efficiencies. Many have been included in buildings on 14th Street and in the U Street corridor. Young professionals seek these micro units because they are easy to manage and clean. They are used solely for the purpose of sleeping. Nowadays, Heller says, entertaining isn’t done inside the home the way it used to in the past.
“People don’t hold dinner parties that often anymore if at all,” Heller says. “They entertain their guests in the city in restaurants and bars. There are so many places to go now that there’s isn’t a need for space to entertain anymore.”
These micro units are about 278 square feet and can run as low as $99,000.
Clean, modern and ready for move-in seems to be the consensus among those looking to purchase in the District. It’s something many of us can agree with — the less work the better.
Apartment updates
U Street Corridor
The Cardozo, a 28-unit condominium residential building, is planned for the corner of 11th and V streets. Units are planned to be small, ranging in size from 615-750 square feet. The six-story building will have underground garage parking.
JBG plans to build two buildings with five stories of residential units including ground floor retail and one level of underground parking. One building is planned to run from 8th to 9th Street and the other will be to the east.
Louis at 14th is planned for the west side of 14th street south of U Street. The nine-story building will house 267 units with 30,000 square feet of street level retail. Amenities include a movie theater, yoga room, rooftop pool and 24-hour concierge.
Logan Circle
Developer Brook Rose has proposed a rental complex on the 1400 block of Church Street. The building would include 29 micro-unit studios and six one-bedroom apartments for a total of 35 available units. Eight stories high, the complex would incorporate the existing row houses on the street.
The Fortis Companies plans to build a 33-unit apartment complex by converting the National Alliance of Postal and Federal Workers in Logan Circle. An additional two floors would be built for either condos or rentals. The units would range in size from 600-1,700 square feet.
Habte Sequar has built the Aston, a development consisting of 31 condominiums, 18 parking spaces and 3,000 in ground floor retail on 14th and R streets. This building is sold out.
The Irwin, a five-story residential building, has been planned for a vacant lot on 14th Street south of Rhode Island Avenue. Units are planned to be small ranging from 500-600 square feet. Condo amenities would include a large internal courtyard, fitness center, bicycle storage, 20 parking spaces and a common roof terrace.
14th Street Corridor
Douglas Development is building a seven-story residential building on the southeast corner of 14th and Florida Ave.; 30 units are planned for the building.
Community Three plans for a residential building with 18 condos with ground floor retail. The six-story building would have condos around 600-1,400 square feet including a penthouse on the top floor.
The Corcoran is a seven-story condo planned for a current Zipcar parking lot on 14th Street. The 40-unit condo building would include ground floor retail.
CAS Riegler has redeveloped the Lionel Train Store (1324 14th St., N.W.) into a five-unit condo building. Units are around 1,000 square feet. Pricing runs from $600,000-$850,000. The building is sold out.
In 2025, tile is emerging as a pivotal element in interior design. No longer just traditional ceramic or porcelain, today’s tiles offer a unique blend of functionality and artistry, making them a favorite among homeowners and designers alike. This year, several tile trends are making significant waves, each bringing a distinct character to modern homes.
1. Textured Tiles. Texture plays a crucial role in adding depth and tactile beauty to spaces. In 2025, there’s a noticeable shift toward tiles that celebrate imperfection and handcrafted beauty. These tiles often feature organic finishes, subtle color variations, and unique patterns that make each piece distinct.
2. Warm Minimalist Colors. While minimalism is still popular, 2025 brings a warmer palette to this aesthetic. Neutral tones like beige, taupe, soft terracotta, and Pantone’s mocha mousse are replacing the cooler grays and whites of previous years. These colors impart a sense of coziness and serenity, making spaces feel more inviting while maintaining the clean lines and simplicity of minimalism.
3. Tile Drenching. Tile drenching involves extending the same tile from the floor up the walls, creating a seamless, cohesive look. This technique is particularly effective in smaller spaces like bathrooms or as backsplashes in kitchens with open shelving instead of upper cabinets, where it can make the area appear larger and more unified.
4. Sustainable and Eco-Friendly Tiles. Environmental consciousness is increasingly influencing consumer choices, leading to a rise in sustainable tile options. Manufacturers are now offering tiles made from recycled materials using low-impact production processes and eco-friendly substances, such as glass and plastic. These tiles not only decrease environmental footprints but also align with reducing waste and conserving resources.
5. Large-Format Tiles. Large-format tiles (think 24” x 48”) are gaining traction due to their ability to create a seamless and expansive look. Fewer grout lines result in a cleaner appearance and easier maintenance, making spaces feel more open and less cluttered. These tiles are particularly favored in showers, where simplicity and continuity are desired, and yesterday’s plastic surrounds are rejected. Available in various materials and finishes, large-format tiles offer versatility, a sleek look, and faster installation.
6. Cement Tiles. Cement tiles are celebrated for their bold patterns, vibrant colors, and artisanal charm. Although they require sealing, they are known for their durability and handcrafted look. Unlike ceramic tiles, cement tiles are not fired; instead, they are cured at room temperature, which makes them more environmentally friendly. Their unique patterns can make a statement in any room, serving as a focal point that brings a touch of vintage elegance or contemporary flair, depending on the chosen motif.
7. Terracotta Tiles. Terracotta tiles are making a stylish comeback, bringing warmth, a rustic look, and a touch of Mediterranean elegance to modern interiors. Made from clay and fired at low temperatures, these tiles boast an earthy, organic appeal that supports the ongoing trend of incorporating natural elements in the home. When properly sealed, they are resistant to stains and moisture, and their ability to age gracefully and develop a patina over time adds character and depth, giving spaces a cozy feel.
8. Peel and Stick Tiles. Peel and stick tiles are gaining popularity as a versatile and budget-friendly option for quick home makeovers. Perfect for renters and DIY enthusiasts, these tiles offer a hassle-free installation process that requires no grout, mortar, or professional help. You simply peel off the adhesive backing and stick them onto a clean, smooth surface—rendering them ideal for backsplashes, accent walls, and even flooring. They are low-maintenance, easy to clean, and a practical choice for kitchens and bathrooms.
9. Tile Stickers. Tile stickers are a fun and cost-effective trend, offering an easy way to update your tiles without the need for a complete renovation. Meant to be applied directly over existing tiles, these often removable, adhesive decals are perfect for renters or homeowners looking for a temporary method of personalization. Heat-resistant, waterproof, and easy to clean, tile stickers are available in a wide variety of colors, patterns, and finishes, allowing for endless customization.
10. Smart Tiles. As smart home technology advances, Smart Tiles are now incorporating technological features seamlessly. Innovations include pressure-sensitive LED lighting, temperature control of heated floors, and interaction with home automation systems. Look for future advancements that will allow for both convenience and comfort, enabling homeowners to integrate modern technology without compromising on style.
So, whether you’re renovating a single room, designing an entire home, or decorating with your landlord in mind, these 2025 trends offer many options to create spaces that resonate with your personal style and reflect a harmonious blend of aesthetics, functionality, and sustainability.
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 DCHomeQuest.com, or follow her on Facebook at TheRealst8ofAffairs.
Real Estate
It’s not right, but it’s okay, I’m gonna spring clean this house anyway!
New season a perfect time to create a serene, inviting home environment
Spring is right around the corner. During this season, spring represents a time for renewal, a fresh start, new beginnings, along with a sense of energy and optimism for the future. One of the best ways to get this feeling going is also inside and around the home. Now that the temps are a bit warmer, and the sun sets a little later, give yourself the gift of a spring refresh. Here are some tips to re-energize, declutter, “move the energy” in the room, and create a serene and inviting home environment. If that alone isn’t reason enough, some people in the area may be deciding to put their homes on the market this year too.
Enhance Curb Appeal: There is never a second chance to make a first impression! Does the yard need tidying up? Does the front door need a fresh new coat of paint? Want to make it pop? Plant some shrubs or put some new flowers in the windowsills? Clean those windows. Tidy up the entryway, buy a new credenza for catching mail, keys, gloves, hats, etc. Mop the floors, get all that road salt off the tiles.
Deep Clean the Kitchen and Bathrooms: These rooms are key selling points. Clean the oven, refrigerator, and stove in the kitchen. In bathrooms, clean grout lines, remove soap scum, and make sure faucets and showerheads are free from water stains.
Neutralize the Space: This is more for those who want to sell their home. It becomes easier for a potential buyer to “see themselves” in a property the less they see YOU in the property. Put some photos away, declutter, take down anything that is very specific to you for any showings or open houses. I used to tell my clients, “Make it look like a Hampton Inn!” (clean, organized, presentable, not exactly shouting political affiliations and humor that may or may not play well to all audiences.) Just think, “NEUTRAL!”
Fix Minor Repairs: Take care of any small repairs such as leaky faucets, broken door handles, or cracked tiles. These little fixes show that the home has been well-maintained. They also help build that “can do” muscle! If you don’t know a handyman/person you can always find how to videos on YouTube.
Reorganize Rooms: Consider rearranging furniture to create an open, welcoming flow. If needed, remove oversized pieces to make rooms feel larger. This can also help the “vibe” in any home. I used show homes to clients that were smaller, but smartly furnished, and they could really feel the difference. An extra 150 square feet in an empty hallway isn’t doing anyone much good, but if you put some nice artwork up, and tone down the size of bulky furniture in the main living areas, it can begin to look like a crisp $100 bill.
Stage the Home: If you’re selling, consider staging the home, either with your own furniture or with rented pieces. Well-placed furniture and decor can highlight your home’s best features.
Freshen Up with Scents: Let’s be honest. Open those windows and air that bit*h out! Find your favorite candle company and invest in a few nice smells. I always wanted a nice candle burning during an open house. It helped the vibe!
Whether you are staying put or planning on making moves, a spring re-fresh, clean up, maintenance moment, or general tidy up/tidy down is going to make YOU feel, in the words of Whitney Houston, “like a million-dollar bill! (OH OH OH OH!).”
Editor’s note: Playing anything by our beloved Whitney Houston is guaranteed to get any person, place, or home out of whatever current funk state it is in! If your house isn’t singing, “You Give Good Love to Me” … now you know what to do!
Joseph Hudson is a referral agent with Metro Referrals. He can be reached at (703) 587-0597 or [email protected].
The real estate industry is undergoing a seismic shift, mirroring the rapid digitization happening across all sectors. From shopping to banking to healthcare, consumers now expect seamless online experiences – and home buying is no exception.
Today’s buyers demand instant access, immersive digital experiences, and data-driven insights before ever setting foot inside a property.
Rise of the Digital-First Home Buyer
Gone are the days when buyers had to physically visit dozens of homes to narrow down their options. Thanks to cutting-edge technology, prospective homeowners can now tour properties from anywhere in the world, analyze market data in real time, and make more informed decisions – all with just a few clicks.
• Key innovations fueling the digital home-buying experience include:
3D Virtual Tours – High-resolution, interactive walkthroughs allow buyers to experience a property as if they were there in person.
• Drone Videos – Aerial footage provides a comprehensive view of a home’s location, neighborhood, and surrounding environment.
- Virtual Staging – AI-powered tools showcase how a vacant space could look with furniture, helping buyers visualize its potential.
- AI-Powered Market Insights – Smart analytics help buyers compare property values, neighborhood trends, and future appreciation potential.
An example of real estate’s digital transformation is GayRealEstate.com, a platform dedicated to connecting LGBTQ+ buyers and sellers with trusted, equality-focused real estate professionals. Recognizing the demand for more inclusive, data-driven, and digital-first real estate solutions, the platform has introduced a groundbreaking tool:
Destination Comparison Tool at GayRelocation.com
For LGBTQ+ buyers, relocating isn’t just about affordability – it’s about finding a safe, welcoming community with the right balance of quality of life, job opportunities, and LGBTQ+ resources. That’s why GayRealEstate.com developed GayRelocation.com, an innovative tool that allows users to compare multiple cities based on:
- Affordability – Housing costs, rent, and cost of living comparisons.
- LGBTQ+ Resources – LGBTQ+ community centers, pride events, & inclusivity scores.
- Job Market – Employment opportunities and industry growth trends.
- Quality of Life – Healthcare access, schools, crime rates, and entertainment options.
This tool removes uncertainty and streamlines the relocation process, ensuring buyers can find a city where they’ll thrive before they even begin their home search.
Future of Digital-First Home Buying
As technology continues to evolve, expect even more innovations in real estate, such as AI-driven property recommendations, blockchain-powered transactions, and even virtual reality (VR) home tours that replicate a real-world experience.
Just as color TVs became a household staple in the 1960s, personal robots will soon be as common as a refrigerator or a smartphone. These AI-driven assistants will manage everything from security and home automation to grocery shopping and even providing companionship.
Imagine touring a home and asking the built-in AI assistant about energy efficiency, property history, or neighborhood details – all in real time. As smart home technology advances, homebuyers will prioritize properties that seamlessly integrate AI, automation, and digital-first conveniences, making the home-buying process more intuitive than ever. The future isn’t just about finding a home – it’s about finding a smarter way to live.
The trend is clear: home buying is becoming faster, more accessible, and more informed than ever before. For buyers, this means greater convenience, less guesswork, and smarter decisions. For real estate professionals, embracing digital-first solutions isn’t optional—it’s the future of the industry.
Are you ready to find your dream home the digital way? Explore GayRealEstate.com and use the Destination Comparison tool at GayRelocation.com to make your next move with confidence.
Jeff Hammerberg is founding CEO of Hammerberg & Associates, Inc. Reach him at 303-378-5526 or [email protected].
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