Real Estate
Best of both worlds
Where to look in D.C.? Depends what kind of house you want
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.
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 Facebook, Youtube 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/
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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