Real Estate
What to expect in D.C.’s real estate market
Low-ball offers, contingencies uncommon here
If you’re moving to the D.C. area from another part of the country, you’ll find many differences in our real estate market. (Washington Blade photo by Michael Key)
We work with many buyers moving to the D.C. area from other parts of the country. While just about everyone is prepared for the sky-high housing prices in our region, most are not aware of some other key characteristics of the D.C.-area real estate market. Allow us to share these common practices that will shed some light on the norms of our sometimes challenging market.
BUYERS MUST PROVE THEMSELVES: Sellers and their agents want to know — and will check — that you can afford the house. This means if you are financing the property, you must have a pre-approval letter from your lender. If you are paying cash, you’ll need proof of funds in the form of a letter from your banker or a copy of bank statements showing a sufficient amount of cash to buy the home. This documentation will be presented to the listing agent on your behalf. The agent may contact your lender or bank to confirm the information. This is normal in our area, so it is no cause for concern.
SELLERS PREFER LOCAL LENDERS: On a related note, sellers and listing agents typically prefer local lenders who know the norms of our market and are reachable on weekends and evenings. Your lender needs to provide you with estimates of closing costs, which can vary greatly from one state or jurisdiction to the next. In fact even between Virginia and the District, closing costs and taxes vary widely.
CONVEYANCES: In the D.C. area it is standard for all appliances, light fixtures, and anything permanently affixed to the walls or floors to convey with the property. The only exceptions to this practice are televisions and audio/visual equipment. Occasionally, the seller will want to take something that would normally convey. In such a case, the seller will note it in contract or in disclosures. If there is something you would like to convey that is not attached, we can always request it in the offer.
IT’S A SELLERS MARKET. The D.C. market is very much a seller’s market at the moment, so out-of-town buyers should know the following:
Offers must be fairly close to list – most of the time. In many parts of the country, it’s possible to get houses far below list price. Not so here – we don’t see “low ball” offers unless there is a major issue with the property or some extenuating circumstance. Inside the beltway, most sellers are insulted if you offer more than 10 percent under list price. Additionally, low offers don’t get negotiations off to the best start (though certainly, we have gotten it done). Every negotiation is different. Some houses in our market do go for under that 10 percent mark, but many go 10 percent OVER list price – or more. As always, the final sale price depends on location and condition of the property. In hot neighborhoods, you will very likely need to pay over full price. Some agents even purposefully price their homes low to encourage multiple offers.
Timelines are TIGHT! Deadlines for any contract contingencies (home inspection, appraisal, etc.) should be kept to a minimum. Sellers do not want to have their home “off the market,” tied up with contingencies for more than 7-10 days.
Home sale contingencies are a tough sell. Speaking of contingencies, D.C.-area sellers rarely agree to offers contingent on the sale of a home, especially if that home is out of the area. Cases in which contingent offers might be considered is if the home you are considering buying has been on the market for a while or it is listed a higher price point. If the sellers do agree to accept a contingent offer, their agent would want to speak to the listing agent of the buyer’s home and review the home’s pricing. Furthermore, if sellers are amenable to a home sale contingency, they will generally expect the offer to be close to full price and have tight timelines as noted above.
Multiple offer scenarios are common. It’s not unusual for a D.C.-area property to receive multiple offers soon after it is listed, especially if it is well priced and in a “hot” area. We’ve seen it time and again. In fact, in one recent case, we saw double digit offers on a home.
If you’re coming from out of the area, you most likely have not seen this situation (unless you’re coming from Toronto, New York City or San Francisco, perhaps). Making an offer on a hot property in the D.C. market is a bit different. When you know you’ll be in competition, your first offer should be your best offer. In almost every multiple offer scenario, the sellers and the listing agent will review all of the offers presented to them and simply pick the best one. You should act as though the seller will not counter your offer. You should feel satisfied at the end of the day that your best offer was made, even if you are not the winning offer.
RENT TO OWN AND PRE-SETTLEMENT OCCUPANCIES ARE NOT THE NORM: Renting to own, while common in other parts of the country, is rarely seen in the D.C.-area market. Pre-settlement occupancies are also extremely rare. While we have seen it, these agreements are used in only the most unusual cases. Pre-settlement occupancies offer convenience to buyers, but come with great risk and liability for sellers.
The bottom line: If you’re moving to the D.C. area from another part of the country, you’ll find many differences in our real estate market. In addition to steep prices, be prepared for a seller’s market. This means acting quickly and definitively, being flexible, and keeping a sense of humor throughout the process.
Allison Goodhart DuShuttle is Lead Agent for The Goodhart Group, Alexandria’s and McEnearney Associates’ top producing real estate team. In 2015, she was nationally recognized by Realtor Magazine, being named to its “30 Under 30” club. Allison can be reached at 703-362-3221 or [email protected].
Real Estate
April showers bring May flowers in life — and in real estate
Third time’s the charm for buyer plagued with problems
Working in the real estate sector in D.C. can be as uniquely “D.C.” as the residents feel about their own city. On any given day, someone could be selling a home that their grandmother bought, passed on to the relatives, and the transfer of generational wealth continues. In that same transaction, the beginning steps of building of generational wealth could be taking place.
Across town, an international buyer could be looking for a condo with very specific characteristics that remind them of the way things are “back home.” Maybe they want to live in a building with a pool because they grew up by the sea. Maybe they want a large kitchen so they can cook grandma’s recipes. Maybe they will be on MSNBC once a month and need to have a home office fit for those Zoom sessions where they will be live on air, or recording their podcast. Perhaps they play the saxophone and want a building with thick walls so they can make a joyful noise without causing their neighbors to file a cease-and-desist order.
What I found fascinating was getting to know my buyers. Why were they purchasing their property? What did they want to do with it? Was this their grandmother’s dream that they would have a place of their own someday? Did they finally think they would write that award-winning play in the home office? What dreams were going to be fulfilled while taking part in this transaction?
Somedays, the muck and paperwork slog of navigating home inspection items and financing checklists could get to be distracting at best, and almost downright disheartening at worst.
One of my clients was under contract on THREE places before we finally closed on a home. One building was discovered to have financing issues, and the residents were not keeping up with their condo fees. Another building had an issue with the title to the unit, which meant the seller could not sell the home for at least another year until that legal snag was resolved. As the months rolled by, she was losing heart and feeling defeated. When we finally found the third home, everything seemed great – and then about two weeks before the settlement, the rains came down and the windows leaked into the bedrooms.
Another delay. (Our THIRD). This time, for several more weeks.
I think she wanted to pack a suitcase, go to the airport, get on a plane somewhere and never come back. What ultimately happened? The building repaired the windows, the seller’s insurance replaced the hardwood floors, and she bought her first condo, which she still enjoys to this day.
As Dolly Parton says, “If you want the rainbow, you’ve got to put up with a little rain.” And finally, after months of looking, waiting, and overcoming obstacles, the rainbow peeked out from behind the clouds.
Joseph Hudson is a referral agent with Metro Referrals. He can be reached at 703-587-0597 or [email protected].
Real Estate
Spring updates to sell your home for pride and profit
Consider new landscaping, power washing, creative staging
Selling a home is a big deal for anyone, but for members of the LGBTQ+ community, it comes with unique considerations—from finding affirming professionals to ensuring your home is represented in a way that reflects your values. Whether you’re a first-time gay home seller or a seasoned LGBTQ+ homeowner looking to move up, maximizing your home’s value is key to a successful and empowering sale.
Here’s how to prepare your home, your mindset, and your real estate strategy to get the most value—financially and emotionally—from your home sale.
1. Start with an LGBTQ+-Friendly Real Estate Agent
Before diving into renovations or staging, make sure your agent truly understands your needs. A gay-friendly or LGBTQ+-affirming real estate agent brings more than just market expertise—they bring cultural competence, safety awareness, and a network that supports you throughout the selling process.
At GayRealEstate.com, you can find experienced, vetted LGBTQ+ real estate agents who have been proudly serving the community for over 30 years. Working with someone who shares or supports your identity ensures your selling journey is respectful, inclusive, and effective.
2. Enhance Curb Appeal—With a Welcoming Vibe
The outside of your home is the first impression a potential buyer gets. Make it count—especially for LGBTQ+ buyers looking for a home that feels safe and welcoming.
- Fresh landscaping: Add colorful flowers, neatly trimmed shrubs, or low-maintenance greenery to appeal to eco-conscious buyers.
- Update the entrance: A new front door, stylish lighting, or even a rainbow doormat can make your home feel like a safe space from the start.
- Clean and repair: Power wash the exterior, touch up paint, and make any necessary repairs to gutters, windows, or siding.
3. Stage with Intention and Inclusivity
Home staging can add thousands to your sale price. But beyond the usual decluttering and neutral palettes, think about how your space tells a story—and who it’s telling it to.
- Create a warm, inclusive feel: Subtle touches like LGBTQ+ art, books, or even coffee table magazines can show off your personality and affirm the space for queer buyers.
- Depersonalize—but don’t erase: You don’t need to hide your identity to appeal to buyers. Let your home feel lived in and loved—while still being a blank canvas others can imagine themselves in.
- Highlight multi-use areas: Home offices, gender-neutral nurseries, or flex spaces resonate with LGBTQ+ families and professionals.
4. Update Kitchens and Bathrooms Strategically
These rooms matter most to buyers—and even small updates can yield big returns.
- Kitchen: New cabinet hardware, a fresh backsplash, and modern lighting can elevate the entire room without a full remodel.
- Bathroom: Replace old fixtures, re-caulk tubs and sinks, and add plush towels and inclusive décor.
- Energy-efficient upgrades: Touchless faucets, smart appliances, or low-flow toilets are not only trendy—they signal sustainability, which matters to LGBTQ+ buyers.
5. Make Your Home More Energy Efficient
LGBTQ+ homebuyers often prioritize sustainability. These updates not only reduce energy bills but make your home more marketable.
- Install a smart thermostat (like Nest or Ecobee)
- Upgrade insulation or windows
- Consider solar panels (especially in sun-drenched regions like California or Florida)
Bonus: You may qualify for state or federal tax credits, which can be a great selling point.
6. Know and Advocate for LGBTQ+ Housing Rights
Although housing discrimination is illegal under the Fair Housing Act, it still happens. As an LGBTQ+ seller, be aware of your rights—and those of potential buyers.
- Avoid steering or bias: Even with good intentions, make sure you’re not inadvertently influencing who views or buys your home based on identity.
- Work with affirming professionals: From inspectors to lenders, choose partners who support inclusive practices.
- Report discrimination: If you or a buyer encounters bias, report it to HUD or your local housing authority.
7. Price Your Home Right—and Market It Smartly
Setting the right price is essential to maximizing value. Your LGBTQ+-friendly agent can run a comparative market analysis, considering current trends and buyer demographics.
- Leverage LGBTQ+ real estate networks: Promote your home through platforms like GayRealEstate.com to reach an audience that understands and values your space.
- Use inclusive language in listings: Avoid gendered terms or heteronormative assumptions. Instead of “his and hers closets,” use “dual walk-ins” or “double closets.”
- High-quality photos and video tours: Showcase your home with professional, visually inclusive marketing that appeals to diverse buyers.
8. Consider Timing and Local LGBTQ+ Trends
Selling during WorldPride or just before local LGBTQ+ events may boost visibility. Also consider if you’re in or near an LGBTQ+ friendly city or neighborhood.
Not sure which areas are top destinations? GayRelocation.com tracks and shares the best cities for LGBTQ+ homebuyers, helping you tap into motivated buyers.
Final Thought: Sell with Confidence—and Community
Selling your home isn’t just about getting top dollar—it’s about closing a chapter with pride and integrity. When you center your values, work with LGBTQ+ affirming experts, and prepare your home with purpose, you’re not just maximizing your home’s value—you’re creating an empowering experience for yourself and the next owner.
Whether you’re buying, selling, or both—GayRealEstate.com is your trusted partner in every step of your journey. With a nationwide network of gay and lesbian realtors, decades of experience, and deep community ties, we ensure your home transition is safe, smart, and full of pride.
GayRealEstate.com is the nation’s leading online platform connecting LGBTQ+ home buyers and sellers with LGBTQ+ friendly real estate agents, ensuring a safe and supportive experience.
Scott Helms is president of GayRealEstate.com. To find an agent or learn more, visit GayRealEstate.com, GayRelocation.com or call 1-888-420-MOVE.
Real Estate
Navigating DMV real estate market during political unrest
Reductions in federal employment have introduced uncertainties
The Washington, D.C.-Maryland-Virginia (DMV) region has long been recognized for its robust housing market, underpinned by the presence of the federal government and a diverse economic landscape. Recent massive reductions in federal employment have introduced uncertainties, yet the area continues to offer compelling reasons for prospective homebuyers, particularly within diverse communities.
While the federal government has traditionally been a significant employer in the DMV, the region has proactively diversified its economic base. Sectors such as technology, professional services, education, and healthcare have expanded, mitigating the impact of federal job cuts. This diversification fosters some economic resilience, which offers our area a semblance of protection against the impending unknowns that we currently face. Nothing can shield real estate entirely; however, our area tends to survive these types of changes better than other parts of the country.
Despite concerns over federal layoffs, the DMV housing market has demonstrated notable stability. Analyses indicate that the number of active listings, sold properties, and median sales prices have remained steady on a year-over-year basis. This steadiness suggests that the market is adapting to changes without significant disruption.
Furthermore, while there has been a slight increase in home listings, this trend aligns with typical seasonal variations and does not solely reflect federal employment changes. The luxury property segment, in particular, continues to thrive, indicating sustained interest and investment in the region.
The DMV region is renowned for its cultural and demographic diversity, with areas like Montgomery County, Md., being among the most ethnically diverse in the nation. This inclusivity extends to various communities, including LGBTQ individuals, fostering a welcoming environment that enhances the area’s appeal. Even though the current administration is fostering anti-diversity ideology, I remain confident that our LGBTQ community will continue to thrive even as these destructive forces work against us.
Local governments within the DMV have implemented policies aimed at promoting affordable housing and preventing displacement, particularly in the wake of economic shifts. Initiatives like the Douglass Community Land Trust in Washington, D.C., exemplify efforts to maintain housing affordability and support community stability.
Additionally, jurisdictions such as Montgomery County have longstanding Moderately Priced Dwelling Unit (MPDU) programs that require developers to include affordable housing in new residential developments. These policies contribute to socioeconomically mixed neighborhoods, benefiting diverse populations.
Despite Elon Musk’s brandishing of a chainsaw to the federal workforce, our real estate market continues to thrive. The DMV region maintains its appeal. Economic diversification, market stability, commitment to diversity and inclusion, and progressive housing policies collectively contribute to an environment that supports and attracts diverse communities. Prospective homebuyers can find reassurance in the region’s resilience and ongoing efforts to foster an inclusive and vibrant community. These are only a few among the many reasons to have a positive outlook while considering real estate options in our area.
It is important to consider working with brokerages, brokers, agents, lenders and title companies who align with our community and our objectives. Not all LGBTQ agents work for brokerages that support or understand the needs of the members of our community. Do your research and find out who has donated money to what political causes. Now more than ever we must support members of our community to protect our way of life and our very existence.
Stacey Williams-Zeiger is president/principal broker of Zeiger Realty Inc. Reach her at [email protected].
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