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Best of both worlds

Where to look in D.C.? Depends what kind of house you want

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median price, gay news, Washington Blade

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Last month we looked at median prices over the past seven months for D.C. neighborhoods based on zip code and compared the growth in median price year to date for 2014 over that from 2013.

D.C. OVERALL

Using the year-to-date Washington overall 4.20 percent growth in median prices from 2013 to 2014 as our baseline, we looked at the statistics for individual neighborhoods based on zip code. The biggest winners for the year to date in median price growth are 20020 (Anacostia/Hillcrest +22.10 percent), 20005 (Logan Circle/Thomas Circle +20.30 percent), and 2018 (Brentwood/Lincoln +15.70 percent).  Biggest losers in median price growth for the year overall are Woodley Park/Cleveland Park (-15.40 percent), 20012 (Colonial Village/Takoma DC -4.40 percent), and 20003 (Capitol Hill South -2.50 percent).

MEDIAN SOLD PRICE BY ATTACHED HOUSING TYPE

In this month’s article, we take a deeper look at median prices in neighborhoods by zip code in terms of housing type. We’ll look at attached housing, since that is the prevalent type of housing within the District, and we’ll look at it in terms of the following configurations: condos and coops, two bedrooms or fewer, three bedrooms, and four bedrooms or larger. In any configuration, we’ll rule out data for which there are fewer than five units or less sold in that configuration. Using this approach, we can identify some neighborhoods where the seller’s market still predominates (neighborhoods with larger increases in median sold prices) and neighborhoods where buyers might seek some less expensive housing (zip codes with lower increases or even decreases in median sold prices over 2013).

What’s the implication of all this number crunching? If you hear the market is “hot” in a certain neighborhood, make sure it’s hot in the housing type you want to sell. If you hear that there are bargains to be had, make sure those bargains are available in the type of housing you’re looking to buy. A good realtor will help you dig a little deeper to understand the market conditions for your existing or desired property.

NOTE: To view the actual numbers in the following paragraphs about median prices for different housing types, please refer to the chart at the end of the article.

CONDOS and COOPS MEDIAN SOLD PRICES:  ANACOSTIA and HILLCREST MORE THAN DOUBLE; CONGRESS HEIGHTS OFFERS BUYER OPPORTUNITIES

Let’s start with condos and coops, since that is the by far the prevalent type of “attached” housing in the District. There have been 2,235 condo or coop units sold through July of this year, which represents 134 percent of the other kinds of attached housing.

Biggest increase with +127.91 percent is zip code 20020 (Anacostia/Hillcrest), which as we saw last month is the biggest gainer in overall median price for any housing type. Zip code 20010 (Columbia Heights, Mt. Pleasant) follows close behind at +90 percent, which testifies to the increasing development and demand for properties in this neighborhood. Zip code 2012 (Colonial Village/Takoma) is in distant third place at +38.59 percent. Interestingly, this same zip code is one of the lowest three zip codes for overall median price growth, which demonstrates the value of considering these numbers on a more discriminating basis.

Places where buyers might seek lower prices? Zip code 20032 (Congress Heights), with -18.04 percent decrease in median sold price since last year, zip code 20015 (Friendship Heights/Chevy Chase DC with -11.35 percent decrease), and zip code 20004 (Penn Quarter with -8.57 percent decrease).

ATTACHED HOUSES OF 2 BEDROOMS OR FEWER: 16th ST. HEIGHTS AND CRESTWOOD LEAD THE SELLERS’ PACK; BUYER BARGAINS IN BROOKLAND

At 331, attached homes of two bedrooms or less make up the smallest number of housing units sold.

In this configuration the biggest increases in median prices occurred in zip code 20011 (16th St. Heights/Crestwood with +64.01 percent), followed by zip code 20032 (Congress Heights with +35.50 percent) and zip code 20001 (Howard U/Shaw with +31.97 percent). Note the occurrence of zip code 20032 in both the lower rank for condos and coops, but the higher rank for one-to-two bedroom — so it depends what type of housing you’re looking for in selecting a neighborhood for good value.

In the same way, zip code 20017 (Brookland/Catholic U) is a great place to buy an attached two-bedroom home, as is zip code 20016 (Cathedral Heights/AU Park). Zip code 20010 (Columbia Heights/Mt. Pleasant is likewise a great place to buy an attached two-bedroom home, but a great place tosell that condo you’ve been living in since you arrived in D.C. (Sounds like a good move-up strategy: sell high and buy low.)

THREE-BEDROOM ATTACHED HOUSES: BRENTWOOD AND LINCOLN HAVE NEAR 50 PERCENT GROWTH IN MEDIAN SOLD PRICES; FRIENDSHIP HEIGHTS DECLINES

Three-bedroom attached homes make up the largest group of attached housing. At 789 units sold year to date, they make up almost half of the 1,658 attached housing units sold.

Zip code 20018 (Brentwood/Lincoln) was the big winner here, with an increase of +47.38 percent in median sold price over last year. Note that this zip code was also in the higher rank of D.C. neighborhoods overall for median price growth over 2013. Similarly, zip codes 20032 (Congress Heights) and 20001 (Howard U/Shaw) were in the higher rank for median sold price growth as they were for attached homes of one-to-two bedrooms. So these are clearly growth areas for attached housing.

Where are the potential bargains for buyers seeking three-bedroom attached housing? Some of the same neighborhoods emerge as in previous housing configurations: zip codes 20015 (Friendship Heights/Chevy Chase DC) and 20017 (Brookland/Catholic U). A surprise in this category is zip code 20009 (Dupont/Adams Morgan) with only 1.66 percent increase in median sold price over last year.  But at $948,305, the median sold price may well be peaking and can hardly be considered a bargain.

ATTACHED HOUSING OF FOUR-PLUS BEDROOMS: BROOKLAND FOR SELLERS, FRIENDSHIP HEIGHTS FOR BUYERS

Attached homes of four bedrooms or more account for about one-third of the attached housing units sold.

Considering the data for attached housing of four bedrooms or more again demonstrates the wisdom of considering the housing type and configuration when evaluating seller’s dreams and buyer’s bargains — because some of the same zip neighborhoods emerge in opposite rankings from where we have previously seen them. Zip codes 20017, 20016, and 20011 emerge as good zip codes in which to sell, while zip codes 20015, 20008 and 20020 emerge as good places to buy a four-bedroom attached home.

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Ted Smith is a licensed REALTOR® with Real Living | at Home specializing in mid-city DC. You can reach him at [email protected] and follow him on FacebookYoutube or Twitter. You can also join him on monthly tours of mid-city neighborhood Open Houses, as well as monthly seminars geared toward first-time home buyers. Sign up at meetup.com/DCMidCity1stTimeHomeBuyers/

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Real Estate

Yes, there are other coastal Delaware towns besides Rehoboth

Explore Bethany, Ocean View, Milton for more affordable options

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World War II watch towers dot the Delaware coastal landscape outside of Rehoboth. (Photo by Ethan Bean)

Often when we Washingtonians think of Delaware we think of Rehoboth Beach only. Well, believe it or not, there are actually other coastal towns besides Rehoboth — even some that are being taken over by gay buyers. Although you won’t find anything quite like Rehoboth, there are other options out there when looking for something perhaps a bit more affordable than Rehoboth within close proximity to all that Rehoboth has to offer.

The first option would be to look a bit farther inland. There are great condo options a bit inland from Rehoboth that will afford you some more space and are more economically priced. These options are usually a closer commute to those of us heading to the beach from D.C. Think of those condos you pass along Route 1 near the outlets – still having a Rehoboth address, but not the asking price of in-town Rehoboth. 

Let’s take a look at coastal towns that are outside of Rehoboth. Let me preface this by saying that I am a Delawarian. Born and raised in a real estate centric family with deep roots in Delaware. My grandfather always said, “Buy as close to the water as they won’t make more of it.” Obviously he was kind of wrong, because they make these hideous man-made retention pond, but of course he was speaking about the ocean and bay. No matter what coastal town I speak about in this article, they will be costly. It is just a fact. There are some options, however, that are priced a bit better than others.

Bethany Beach, for example. I know, it’s a bit sleepy and considered “family friendly,” however it is also priced better than Rehoboth. I am biased because that’s where I hang my hat and it’s a quick drive or Uber to Rehoboth for a night out or day at Poodle Beach. I also enjoy the fact that I have oodles of friends who have boats and have easy access to the bay for kayaking and afternoons out on the boats for happy hours. There’s nothing better than watching the sunset on the bay in a boat with a glass of rosé, something easily done with the access points from the Bethany Beach area.

Another coastal town that is on the opposite side of the state is Broadkill Beach. If you have ever visited the Outer Banks, this is the Outer Banks of Delaware. Broadkill Beach is technically in Milton, Del., and is a smaller beach community with essentially one road in and out providing a very exclusive feel for residents. The beaches are not like those of Rehoboth, Dewey, Bethany, or Fenwick. There is no boardwalk, no tourist attractions, little commercial development, etc. You literally go here for the beach, rest, and relaxation. Peace and quiet — the polar opposite from what Rehoboth provides.

Lastly, there are always quaint inland towns that offer respite from the beach but allow a quick drive to the sand. Some of my favorites are the town of Milton, which is a quick drive to Lewes beach. Milton provides a charming downtown area with shops, restaurants, coffeeshops, a lively arts district, and more. Truly a once upon a time sleepy town that in the past few years has woken up – it still retains its charm and character. Some of my favorite restaurants and shops are here. A quick drive takes you to the beaches of Lewes and also the town of Lewes, which is equally charming.

My next favorite coastal town – again – because I am biased – is Ocean View, which is a town outside of Bethany Beach. This town is more spread out, however it offers lots of restaurants, coffeeshops, Delaware State parks and this side of the Indian River Bridge, you gain easy access to the bay, which truly changes your way of life.

The next time you are at the beach, take time from kik’ing at Aqua or Poodle Beach and spend some time exploring the quaint town of Milton or drive along scenic Route 1 south to Bethany Beach to see what other coastal towns Delaware has to offer outside of Rehoboth that might be a more economical option in making your beach home a reality. I promise that a second home at the Delaware beaches is more within reach than you may think.

Justin Noble is a Realtor with Sotheby’s International Realty licensed in D.C., Maryland, and Delaware for your DMV and Delaware beach needs. Specializing in first-time homebuyers, development and new construction as well as estate sales, Justin provides white glove service at every price point. Reach him at 202-503-4243,  [email protected] or BurnsandNoble.com.

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Real Estate

Summer means time for annual maintenance

‘Gonna turn this house around somehow’

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Spring and summer mean it’s time to freshen up your landscaping and curb appeal.

It’s almost summer! The last days of school are here, people are getting ready to wear their swimsuits again, and suddenly BBQ sauce is front and center on all the aisles at the grocery store. What does that mean for all the homeowners out there? It means a bit of yearly maintenance.  

Summer maintenance checklist:

  • Check gutters and clean downspouts. The summer storms can knock a lot of branches and leaves around.
  • Have the HVAC serviced if you haven’t already.  A good rule of thumb is after winter, and again after summer. 
  • It’s time to trim back bushes and trees away from power lines. 
  • Wash windows and replace the window screens.
  • Reverse the ceiling fans so that it pushes the cool air downward.  You want them to spin counter-clockwise.
  • Clean the garbage disposal and the dishwasher.  You can add a cup or two of vinegar to the dishwasher and run a low wash cycle.  
  • Clean baseboards.
  • Test smoke and carbon monoxide detectors – replace batteries as needed.
  • Check outdoor hoses and appliance hoses – refrigerators, dishwashers, etc. for any leaks or cracks.  
  • Freshen up your yard, porch or deck spaces. A quick trip to a hardware or a garden center can help you liven up any outdoor space and get it ready for entertaining.  Don’t forget the citronella candles and bug spray.
  • Power wash decks and driveways.
  • Clean and scrub any grills. Check any hoses and connections for gas grills.  
  • Get a dehumidifier for any musty basement spaces, clean it up and plug it in.
  • Check seals on washers and dryers, and wipe down with an all-purpose cleaner.

Spending a little time and energy on your home – one of the biggest investments you will make, can help you to improve its resale value and optimize the enjoyment of your purchase.  Spring and summer can also be time to tackle those larger projects such as cleaning out a garage, a closet, or a spare bedroom.  

As someone who just moved after 10 years in the same building last year, I can speak to the level of freedom one feels after taking old appliances to Goodwill, finally selling that table or those chairs online, and hauling out bags and bags of trash. Do yourself a favor and clean it all up. You will be so happy you did when it’s finally done, and it can give you a sense of new beginnings.  

How might you use that extra space after you clean it up? Who knows, there’s only one way to find out. Need a little motivation to get all these projects done?  Don’t forget to find your favorite summer playlist, or even put on a Gay Pride Playlist. You could even recreate your favorite scene from “Saltburn” and dance around naked in your newly cleaned home when you are done. 

Joseph Hudson is a referral agent with Metro Referrals. Reach him at [email protected] or 703-587-0597.

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Real Estate

What property should I purchase if I’m not sure how long I’ll be in D.C.?

Row homes, English basements and more options abound

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D.C. offers an array of properties no matter how long you plan to live here.

Great question! If you are looking at real estate as an investment – two great property types to look at would be a smaller row home and also a row home that has an English basement. Some property types that you might want to stay away from would be a condo or a co-op unit. Let’s take a look at why these properties would be good and bad:

Smaller Row Home

Row homes are a great investment for many reasons. You can often find smaller two-bedroom row homes in the same price point as those of a two-bedroom condo, which might be seen as a “condo alternative” and afford you much more freedom. There are no condo associations or home owner associations that you must belong to so this keeps your monthly carrying costs on the lower end and you are allowed to make more independent decisions. For example, if you wanted to paint the house purple – in most cases you would be allowed to. If you wanted to change the color of the front door or put shutters on the windows – you would be allowed to. This is usually not the case with condo or co-ops. 

When it comes to the rental market – similarly renters like the independence of privacy in a home and not being among many other people. The luxury of perhaps direct off-street parking, outdoor space or even just more space at the same rental amount that a two bedroom condo rent would be – this is more appealing for a renter and would likely rent faster than that of a condo or co-op. For this model – you would obviously need to move out before you could take advantage of the investment of this type of real estate.

A row home with an English basement 

With this type of real estate you can immediately begin receiving income after your purchase. You can occupy the upstairs of the row home, which is usually the larger portion of the home, or you could even occupy the basement, which is usually the 1-2 bedroom smaller portion of the home and receive rental income for the other half of the home. This can be in the way of a yearly traditional tenant or in the manner of short-term rentals (check with the most recent STR policies within the District). With this model, you stand to make even more of a return on your investment upon your move out of the home as you can rent the entire home or you can rent the top unit and basement unit independently to gross a larger amount of income. It is important to note that it is never advised to purchase a row home unless you can fully afford it WITHOUT the idea of accepting additional rental income to offset the mortgage cost.

These two options listed above are the most typical found within the District because they are fee simple, standalone pieces of real estate and are not within a condo association, HOA, or a co-op with governing documents that tell you what you can and cannot do which makes row homes an attractive type of real estate for a long-term hold.

When looking at types of properties that you might want to stay away from – condos and co-ops come to mind and I say this with a caveat. You can surely purchase these types of real estate but must first understand the in’s and out’s of their governing documents. Condos are bound by the governing condominium documents which will tell you for how long your lease must be, a minimum of lease days, you can only rent after you have lived in the residence for a number of years, likely will stipulate no transient housing – which means no short term rentals. It could also quite possibly say that you can only rent for a specific amount of time and lastly it will also stipulate that only a specific amount of people can rent at one time in order to stay below the regulated lending requirements set forth by Fannie and Freddie Mac. Similarly, Co-ops are even more strict – they can tell you that you are just not able to rent at all or if you can you can only do so for a specific number of years and then you are required to sell or return back to the unit as your primary residence. 

As you can see, when it comes to condos and co-ops there are more specific and stringent bylaws that owners must agree to and follow that limit or even outlaw your ability to rent your piece of real estate. When you purchase a row home – there are no regulations on what you can and cannot do regarding rentals (outside of the short-term regulations within the District).

When looking for a piece of real estate in the District it is important to think through how long you could possibly wish to hold onto this property and what the future holds. If you think this is a long-term hold then you might consider a row home option – again, you can find a smaller two-bedroom row home that amounts to that price similar to a two-bedroom condo and would afford you a more flexible lifestyle. It’s important to work with a real estate agent to ensure that they guide you in this process and help answer any questions you might have. It’s also always advised to speak directly to a short-term rental specialist should you wish to go down that route as they will truly understand the in’s and out’s of that marketplace.

All in all, there are specific property types that work for everyone and within the District we have a plethora of options for everyone.

Justin Noble is a Realtor with Sotheby’s International Realty licensed in D.C., Maryland, and Delaware for your DMV and Delaware beach needs. Specializing in first-time homebuyers, development and new construction as well as estate sales, Justin provides white glove service at every price point. Reach him at 202-503-4243,  [email protected] or BurnsandNoble.com.

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