Real Estate
Strong D.C. housing market has wide-ranging factors
City officials want to continue attracting newcomers while not pricing long-term Washingtonians out
Local Realtors say buyers are pricing their properties more strategically than they were a decade ago based on current buying trends.
Ed Wood is a D.C.-based realtor with City Houses LLC for 20 years and former president of the District of Columbia Association of Relators. He sells in all eight wards and averages 15-20 sales per year.
He spoke with the Washington Blade this week on local housing trends, renting vs. buying and why the rental market is soft now, but likely to explode in the coming years. His comments have been slightly edited for length.
WASHINGTON BLADE: It seems most agree in Washington we’re back to pre-recession prices and multiple offers on real estate. Is that your assessment?
ED WOOD: Yes. D.C. was in a much better position during and after the recession. We saw a flattening but then it picked up fairly quickly and the market has been really strong ever since about 2011, 2012. We regularly see multiple offers still on properties.
BLADE: Is the asking price sort of an opening bid in those situations?
WOOD: It depends where it’s priced. It’s they’ve priced a little below asking, they’ll often get multiple offers and it will bump up. If they’re priced at asking or above, we do see things sit on the market because of that. Buyers are more savvy and more cautious than they were pre-2008.
BLADE: Were there many cases in D.C. where a homeowner may have been underwater on their mortgage during the recession but got out of it once the economy rebounded?
WOOD: There wasn’t a lot of that in D.C. It was more in the suburbs and more likely the further you got out from the city but those prices we saw coming back by last year. Occasionally in some of the more developing neighborhoods we saw some slow downs and some price softening but those prices have completely come back. Many values have increased above what people paid.
BLADE: How is the market for rentals vs. sales in Washington?
WOOD: The rental market has been fairly soft for awhile while the buying market has been strong. A lot of the buildings that are going up in the city have been rental buildings as opposed to condos and that’s because the long-term demographic outlook for the city — we’re still gaining about a thousand residents a month — is expected to be over a million by 2030 so there are a lot of companies from around the country who see this as a really good rental market and they’re interested in the long term. We’re not seeing the number of condos we saw pre-2008, so that’s why we see the competition. There’s still not enough inventory.
BLADE: Why is the rental market soft if the projections are so strong?
WOOD: They’re building for that projected million residents. (Editor’s note: D.C.’s current population is about 672,000.) You can’t suddenly build all the units you’ll need, so they’re building them now for five-10 years down the road. These are big companies who work in the long-term market so they can afford to do this. Sometimes they’ll even go to developers building a condo building and say, “Hey, we need a rental building at this location. Would you consider reconfiguring the design a bit to turn it into a rental building and selling the whole thing to us?” That’s attractive to developers because it’s a lot easier to sell an entire building than individual units to individual buyers.
BLADE: Those population projections must be pretty solid then. Could something catastrophic throw a wrench in those plans?
WOOD: Certainly. After 9-11 around the country, it just killed the market immediately and people stopped moving to D.C. immediately. But then things turned around. A lot of things could happen to change things, but hopefully nothing of that scale. All the demographics I have looked at are pointing toward that large population growth at least through 2030. Others that go beyond that are less reliable in my opinion.
BLADE: Based on what we’re seeing now and with those kinds of projections, will gentrification spread across the river? What’s it like in those wards now?
WOOD: There’s a lot of interest in Anacostia and there’s a lot of change going on there. Bigger companies are looking at that area. … One of the issues there has been a lack of services and also people who’ve been priced out of other areas are looking over there. There’s been a lot of revitalization there but there’s also been a very active group of long-term residents who want to see improvements but don’t want to be pushed out. I know the mayor and city council members are focusing more on that part of the city. There’s even talk of moving the Reeves building at 14th and U., of selling that building and moving it over there.
BLADE: With all the gentrification that has spread down 14th Street to Florida Avenue and starting into the Northeast quadrant — look how different Bloomingdale, for instance, looks from what it was like 10 years ago — is it safe to assume that trend will continue or is that an oversimplification?
WOOD: I think that’s true. City government for a long time was desperate to get people to move back into the city. It was a dying place as people were overall fleeing out to the suburbs but that’s turned around and most cities are growing whereas the suburbs are starting to die out. People want to be closer and they want to spend more time doing the things they like as opposed to sitting in their car going to and from a bigger house. The city government is taking a renewed look at how that happens, how that takes place and what it means for the long-term city residents.
BLADE: They want to put some mechanisms in place to absorb some of that shock so to speak?
WOOD: Yes. There’s a lot of interest in trying to move in that direction so we don’t have a city where only the wealthy can afford to live. Whereas before they were trying to stop people from fleeing the city, we don’t even have to think about that now.
BLADE: Do people comment to you about Ed Wood the schlock film director often?
WOOD: Yes. It was actually helpful after the movie came out because growing up, my full name was Edward Wood. I would say Edward and they would think I said Ed Wood. That happened constantly. But nobody says that anymore. It’s kind of a name that sticks with people so they feel like they’ve seen it more than maybe they have.
BLADE: Have you seen “Glen or Glenda?” or “Plan 9”?
WOOD: Yeah. I’m a fan of his terrible movies.
BLADE: Do LGBT issues factor into D.C. real estate to any significant degree?
WOOD: I haven’t seen it be much of a factor at all. DC. has been such a gay-friendly city for so long, I don’t think it’s much of a consideration. When they’re selling a house, they just want the best price.
BLADE: Is there any sense of a gayborhood anywhere in 2017? Do people buy with that in mind?
WOOD: I don’t see that anymore. When I was first in the business 20 years ago, there was a desire, usually by gay men, to want to be near Dupont. I live near there. My husband and I have had a house here for 20 years so we’ve really seen the change on 14th Street. When we moved here, our friends thought we were crazy. Now they say, “How did you know?” We didn’t know. We just bought where we could afford and at the time we wanted to be near Dupont. Now when I have gay clients, they want to look all over the city and I see them asking things I never saw gay clients asking before like what are the schools like. They’re more interested now in the things you would have thought the straight couples would be looking at.
BLADE: Did marriage, either in D.C. or with the Supreme Court ruling, affect real estate in any perceptible way?
WOOD: I didn’t see much. There used to be a lot more estate planning, wills, setting things up in case something happened to one of you. My husband and I have been together 25 years and we did all that. … But now there’s a whole structure in place to keep you more protected than there was before.
BLADE: About how many of your clients on average are LGBT?
WOOD: I would say about a third.
BLADE: Are there any lesbian streets or enclaves around the city or is that not really a thing?
WOOD: It’s really not. Even with gay men, that Dupont thing is out the window. People are looking at schools, they want to be near work, they may want to be near a particular restaurant or they’re looking for the feel of a neighborhood. It’s usually things like that and it happens to be very individual to the couple.
Ed Wood can be reached at [email protected] or cityhousesdc.com.
As the spring market hits its stride, we are beginning to see more inventory and an increase in days on the market in parts of the DMV. This may result in professional home inspections becoming routine parts of contract offers again. A thorough home inspection can help catch safety issues early and is an opportunity to learn about the operation and maintenance of items in your home.
Pay attention to flickering lights, frequently tripped breakers, and discolored outlets—these are signs of potential electrical hazards. Outdated wiring, overloaded outlets, and faulty appliances can lead to electrical fires.
Structural issues are often overlooked until it’s too late. Crumbling foundations, weak or damaged stairs, loose railings, and uneven flooring can cause trips and falls. Water damage from leaks or flooding can weaken the integrity of floors and walls, creating a risk of collapse.
Toxic chemicals can pose serious threats to health and safety, often without obvious warning signs. Understanding and addressing these risks is crucial for maintaining a safe living environment for you and your loved ones.
Household products such as cleaners, pesticides, air fresheners, and even cosmetics can emit volatile organic compounds (VOCs). These compounds, when inhaled regularly, can cause a range of health issues including headaches, respiratory problems, hormonal disruptions, and in some cases, even cancer. To minimize these risks, homeowners should opt for low-VOC or VOC-free products, ventilate regularly, and consider investing in an air purifier.
Formaldehyde is another common toxin found in pressed wood products, insulation, and certain paints. Long-term exposure can lead to chronic respiratory problems and has been linked to cancer.
Radon gas, another possible carcinogen, is prevalent in the DMV. Your home inspector can do a radon test or there are DIY kits available at many hardware stores. If levels are above EPA standards, a professional remediation firm can install a system that extracts the radon and vents it safely outdoors.
Carbon monoxide (CO), a colorless, odorless gas, is produced by gas stoves, heaters, and fireplaces. Exposure can lead to headaches, dizziness, nausea, and even death. Install CO detectors near bedrooms and ensure that all fuel-burning appliances are properly maintained and ventilated.
Additionally, older homes may still contain asbestos in insulation, floor tiles, or roofing materials. If disturbed, asbestos fibers can become airborne and are highly dangerous when inhaled, leading to serious diseases such as mesothelioma, so when renovating an older home, it’s critical to have materials tested for asbestos before beginning work.
Mold and mildew thrive in damp, poorly ventilated areas such as bathrooms, basements, and around leaky pipes. While some molds are harmless, others can cause allergic reactions or respiratory problems and aggravate conditions such as asthma. Black mold (Stachybotrys chartarum) is notorious for producing mycotoxins that may lead to severe health issues.
Signs of mold include musty odors, visible growth on walls or ceilings, and excessive humidity. Preventing mold growth requires controlling moisture levels—using dehumidifiers and vapor barriers, fixing leaks promptly, and ensuring adequate ventilation. Professional mold remediation may be necessary for severe infestations.
Though banned in residential paints in 1978, lead-based paint still exists in millions of older homes. Lead exposure is especially dangerous for children, causing developmental delays, learning difficulties, and behavioral issues. Adults are not immune – lead can lead to high blood pressure, kidney damage, and reproductive problems.
Even dust from deteriorating lead-based paint can be hazardous. The EPA recommends professional lead testing for any home built before 1978, especially if renovations are planned. Certified abatement professionals can safely remove or encapsulate lead paint.
Improper use of heating equipment, fireplaces, unattended candles, and cooking accidents are common sources of home fires. Smoke alarms and fire extinguishers are essential for early detection and response. Test smoke detectors monthly and change batteries at least once a year.
Homes that are safe for adults may not be safe for children or pets. Small objects, unsecured cabinets, toxic plants, and open staircases can pose significant risks. Childproofing measures such as outlet covers, safety gates, and cabinet locks, along with safe storage of chemicals and medications, are essential precautions.
The good news is that many of these risks can be mitigated with awareness and action. Here are a few simple steps to enhance home safety:
• Conduct a thorough safety audit using checklists available online.
• Ensure proper ventilation to reduce indoor air pollutants.
• Regularly check for leaks and signs of water damage.
• Keep cleaning and chemical products out of reach of children.
• Educate all household members about emergency procedures, including fire escapes and first aid.
Our homes should protect us, not pose threats to our well-being. By identifying and addressing these toxic and unsafe issues, we can transform our living spaces into truly safe havens.
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 via DCHomeQuest.com, or follow her on Facebook at TheRealst8ofAffairs.
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.
My chance encounter with a pope and why goodness still matters
Underdog glorious: a personal remembrance of Jill Sobule
Dr. Fauci receives Harvey Milk Award, reflects on legacy of love and public health
I’m a lesbian and LGBTQ books would have changed my life
Comings & Goings
American cardinal chosen as next pope
Your guide to the many Pride celebrations in D.C. region
Supreme Court allows Trump admin to enforce trans military ban
WorldPride permits for National Mall have yet to be approved
Trump admin cancels more than $800 million in LGBTQ health grants
-
The Vatican3 days agoAmerican cardinal chosen as next pope
-
a&e features3 days agoYour guide to the many Pride celebrations in D.C. region
-
U.S. Supreme Court4 days agoSupreme Court allows Trump admin to enforce trans military ban
-
District of Columbia4 days agoWorldPride permits for National Mall have yet to be approved