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.
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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 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/
As the days grow longer and buyers re-emerge from winter hibernation, the spring market consistently proves to be one of the strongest times of year to sell a home. Increased inventory, motivated buyers, and picture-perfect curb appeal make it a prime window for homeowners ready to list.
The good news? Preparing your home for spring doesn’t require a full renovation or a contractor on speed dial. A few thoughtful, cost-effective updates can dramatically elevate your home’s appeal and market value.
Here are smart, inexpensive ways to get your property market-ready:
Fresh Paint: The Highest Return on a Small Investment
Few improvements transform a home as quickly and affordably as paint. Neutral tones remain the gold standard, but today’s buyers are gravitating toward warmer tan hues that create an inviting, elevated feel without overwhelming a space. Soft sandy beiges and warm greige-leaning tans provide a clean backdrop that photographs beautifully and allows buyers to envision their own furnishings in the home.
Freshly painted walls signal care and maintenance — two qualities buyers subconsciously look for when touring properties.
Removable Wallpaper: Style Without Commitment
For homeowners wanting to introduce personality without permanence, removable wallpaper offers a stylish solution. A subtle textured pattern in a powder room, a soft botanical print in a bedroom, or a modern geometric accent wall can add depth and character. Because it’s easily removed, it appeals to both sellers and buyers — creating visual interest without long-term risk.
Upgrade Light Fixtures for Instant Modernization
Outdated lighting can age a home instantly. Swapping builder-grade fixtures for modern, streamlined options is one of the simplest ways to refresh a space. Consider warm metallic finishes or matte black accents to create a cohesive, updated look. Proper lighting not only enhances aesthetics but also ensures your home feels bright and welcoming during showings.
Elevate Curb Appeal: First Impressions Matter Most
Spring buyers often decide how they feel about a home before they ever step inside. Refreshing curb appeal doesn’t require major landscaping. Simple updates such as fresh mulch, trimmed shrubs, seasonal flowers, a newly painted front door, and updated house numbers can dramatically improve first impressions. Power washing the driveway and walkways also delivers a clean, well-maintained appearance for minimal cost. Even if you don’t have a curb to appeal- think potted plants on your patio, balcony and change out your door mat.
Deep Clean & Declutter (Seriously, It Matters)
A deep, top-to-bottom cleaning is basically free and one of the most impactful things you can do. Scrub floors, windows, grout, baseboards, appliances, bathrooms, and everything in between. Don’t forget to clean windows inside and out — natural light is a huge selling point. Declutter by packing up excess stuff, clearing off countertops, and minimizing personal items so buyers can see the space, not your life.
Let the Light Shine
Make your home feel bright and inviting by cleaning windows, opening blinds, and replacing dark or dated light fixtures with contemporary, budget-friendly options. Swapping in LED bulbs offers brighter light and lower utility costs — a small change that buyers appreciate. Pro tip: I always recommend removing widow screens to allow as much light in as possible
Neutralize Scents
Make sure the home smells fresh. Neutralizing odors — whether from pets, cooking, or moisture — creates a clean, welcoming atmosphere. Light natural scents like citrus or subtle florals can be inviting during showings. Think of how your favorite hotel smells and go for that.
Spring market rewards preparation. By focusing on high-impact, low-cost improvements, sellers can position their homes to stand out in a competitive environment. With thoughtful updates and strategic presentation, homeowners can maximize both buyer interest and potential sale price — all without overextending their renovation budget.
As activity increases and inventory begins to rise, now is the time to prepare. A little polish today can translate into significant results tomorrow.
Justin Noble is a Real Estate professional with Sotheby’s International Realty Servicing Washington D.C., Maryland, and the beaches of Delaware.
Real Estate
2026: prices, pace, and winter weather
Lingering snow cover, sub-freezing temperatures have impacted area housing market
The D.C. metropolitan area’s housing market remains both pricey and complex. Buyers and sellers are navigating not only high costs and shifting buyer preferences, but also seasonal weather conditions that influence construction, inventory, showings, and marketing time.
Seasonality has long affected the housing market across the U.S. Activity typically peaks in spring and summer and dips in winter; however, January and February 2026 brought unusually cold spells to our area, with extended freezing conditions.
Persistent snow and ice-covered roads and sidewalks have gone for days, and in some cases weeks, before melting. While snow accumulation normally averages only a few inches this time of year, this winter saw below-normal temperatures and lingering snow cover that has significantly disrupted normal activity.
Rather than relying on neighborhood teenagers to shovel snow to make some extra money, the “snowcrete” has required ice picks, Bobcats, and snow removal professionals to clear streets and alleys, free our cars from their parking spaces, and restore availability of mass transit.
These winter conditions have had an adverse impact on the regional housing market in several ways.
- Construction slowdown: New builds and exterior improvements often pause during extended cold, resulting in delayed housing starts when we need affordable housing in the worst way.
- Listing preparation: Cleaning crews, sign installers, photographers, and stagers with trucks full of furniture may be unable to navigate roads and need to postpone service.
- Showings and open houses: Simply put, buyers are less inclined to schedule visits in hazardous conditions. Sellers must ensure walkways and parking areas are clear and de-iced and be able to vacate the property while viewings are taking place.
- Inspection and appraisal delays: Like buyers and sellers, ancillary professionals may be delayed by unfavorable weather, slowing timelines from contract to close.
- Maintenance and repairs: Properties with winter damage (e.g., ice dams or frozen pipes) may experience repair delays due to contractor availability and supply chain schedules. Snow and cold can also affect properties with older and more delicate systems adversely, leading some sellers to delay listing until better conditions arrive.
- Availability of labor: Increasingly, construction, landscaping, and domestic workers are reluctant to come into the District, not because of ice, but because of ICE.
Overall, the District has shown a notable increase in days on the market compared with past years. Homes that once sold in a week or less are now often listed for 30+ days before obtaining an offer, especially in the condominium and mid-range house segments. While part of this shift can be attributed to weather and climate, interest rates, uncertain employment, temporary furloughs, and general economic conditions play key roles.
Nonetheless, we continue to host some of the region’s most expensive residences. Historic estates, including a Georgetown mansion that sold for around $28 million, anchor the luxury segment and reflect ongoing demand for premium urban property.
But even in this high-end housing sector, marketing strategies are evolving based on seasonal realities. Price reductions on unique or niche properties, such as undersized or unconventional homes, reflect a broader market adjustment where competitive pricing can shorten selling time.
For example, a beautifully renovated, 4-story brick home with garage parking and multiple decks that overlook the Georgetown waterfront sold in early February for 90 percent of the list price after 50 days on the market.
At the other end of the spectrum, a 2-bedroom investor-special rowhouse in Anacostia only took eight days to sell for under $200,000, down 14 percent from its original list price. In addition, four D.C. homes took more than 250 days to sell, including an 8-bedroom rooming house that was on the market for 688 days and closed after a 23 percent downward price adjustment.
Some frustrated sellers are simply taking their homes off the market rather than dropping prices below their mortgage balances, although we are beginning to see the resurgence of short sales for those who must sell.
Condominiums and cooperatives offer many opportunities for buyers and investors, with 1,100 of them currently on the market in D.C. alone. List prices run the gamut from $55,000 for a studio along the Southwest Waterfront to nearly $5 million for five bedrooms, four full baths, and 4,400 square feet at the Watergate.
So, while Washington metro area prices remain high, the pace of sales now reflects both seasonal and economic realities. Homes taking longer to sell, in part caused by elements of winter, signal a shifting market where buyers can take more time to decide which home to choose and have a better negotiating posture than in recent years.
Accordingly, sellers must continue to price strategically, primp and polish their homes, and prepare for additional adverse circumstances by reviewing fluctuating market conditions with their REALTOR® of choice.
Valerie M. Blake is a licensed Associate Broker in DC, MD & VA with RLAH @properties. Call or text her at (202) 246-8602, email her at [email protected] or follow her on Facebook at TheRealst8ofAffairs.
Valentine’s Day is often portrayed as a celebration of romantic love — flowers, chocolates, and candlelit dinners. But for many LGBTQ+ individuals and couples, Valentine’s Day can also be a moment to reflect on something deeper: the love that creates a safe, welcoming home.
For LGBTQ+ home buyers and sellers, homeownership is more than a financial milestone—it is an act of belonging, resilience, and pride. Owning a home can mean finally having a place where you can hold hands with your partner on the front porch, decorate with your authentic style, and build a life free from judgment. In this way, buying or selling a home is one of the most meaningful love stories many LGBTQ+ people will ever write.
This Valentine’s Day, whether you’re a first-time gay home buyer, a same-sex couple upgrading your space, or an LGBTQ+ seller moving on to your next chapter, it’s worth thinking about how love, identity, and real estate intersect—and how to navigate that journey with confidence, protection, and the right support.
Love, Identity, and the Meaning of ‘Home’
For generations, LGBTQ+ people were denied equal access to housing, homeownership, and legal protections. Even today, many LGBTQ+ home buyers still face subtle bias, uncomfortable interactions, or outright discrimination in the real estate process.
That’s why finding LGBTQ+ friendly real estate and an affirming gay friendly realtor or lesbian realtor matters so much. A home isn’t just a building—it’s a personal sanctuary. Working with LGBTQ+ real estate agents who understand your lived experience can make all the difference between a stressful transaction and a joyful one.
For over 30 years, GayRealEstate.com has been the leading gay real estate network, connecting LGBTQ+ home buyers and sellers with gay real estate agents, lesbian real estate agents, and LGBTQ+ friendly realtors who truly “get it.” Their mission has always been simple yet powerful: to ensure that every LGBTQ+ person has access to safe, respectful, and inclusive real estate services.
Finding Your Match: Choosing the Right LGBTQ+ Friendly Realtor
Much like dating, finding the right real estate agent is about compatibility, trust, and communication. Here are some key tips for choosing the best LGBTQ+ real estate representation:
- Look for experience with LGBTQ+ clients. Search for a gay realtor near me or lesbian realtor near me through GayRealEstate.com, where agents are vetted for cultural competency and community commitment.
- Ask about their experience with same-sex couple home buying. A strong agent should understand issues like joint ownership, legal protections, and financing considerations.
- Choose someone who listens. You should feel safe sharing your priorities—whether that includes proximity to LGBTQ+ nightlife, affirming schools, or lesbian-friendly neighborhoods.
- Prioritize respect and transparency. Your agent should advocate for you, not just push a quick sale.
The right gay friendly real estate agent isn’t just helping you buy a house—they’re helping you find a place to build your life.
Best Cities for LGBTQ+ Home Buyers
If love is your compass, location is your map. Some of the best cities for LGBTQ+ home buyers consistently offer strong community presence, legal protections, and welcoming neighborhoods:
- Wilton Manors, Florida – A hub for LGBTQ+ culture with thriving LGBTQ+ real estate opportunities
- Palm Springs, California – A long-standing LGBTQ+ retirement and second-home destination
- Provincetown, Massachusetts – Historic LGBTQ+ community with progressive housing protections
- Asheville, North Carolina – Growing market with inclusive real estate services
- Fort Lauderdale, Florida – Diverse, welcoming, and highly sought-after for LGBTQ+ home ownership
Working with GayRealEstate.com allows you to connect with local LGBTQ+ real estate experts who know these markets inside and out.
Navigating Legal Protections in LGBTQ+ Real Estate
Love is universal—but legal protections are not always consistent. Understanding your rights is essential when buying or selling a home as an LGBTQ+ person.
Key protections include:
- Fair Housing Act (FHA): Prohibits discrimination based on sex, which courts have increasingly interpreted to include sexual orientation and gender identity.
- State and local protections: Many cities and states offer additional safeguards against LGBTQ+ housing discrimination.
- Same-sex couple legal considerations: If you are married, joint ownership is typically straightforward. If not, consult an attorney about co-ownership agreements.
A knowledgeable LGBTQ+ friendly realtor from GayRealEstate.com can help guide you through these complexities and connect you with trusted legal professionals when needed.
Buying a Home as an LGBTQ+ Person: Practical Tips
If you’re embarking on your home-buying journey this Valentine’s season, here are smart, practical steps to take:
- Clarify your priorities. Do you want a vibrant LGBTQ+ neighborhood, quiet suburbs, or access to queer community spaces?
- Get pre-approved for a mortgage. This strengthens your position in competitive markets.
- Work with an LGBTQ+ real estate agent. Searching “finding a gay real estate agent” or “finding a lesbian real estate agent” through GayRealEstate.com is a great first step.
- Research inclusive communities. Some neighborhoods are more welcoming than others.
- Know your rights. If you experience bias, document it and seek legal guidance.
Buying a home is an act of self-love—and community love.
Selling a Home as an LGBTQ+ Person
Selling can be just as emotional as buying, especially if your home represents years of memories with your partner, friends, or chosen family.
When selling a home as an LGBTQ+ person, consider:
- Working with a gay friendly realtor who will market your home inclusively
- Highlighting LGBTQ+ community appeal in listings
- Being prepared for potential buyer bias (and knowing how to respond)
- Leaning on GayRealEstate.com’s LGBTQ+ real estate services for trusted guidance
Your story—and your home—deserve respect.
Real Estate for LGBTQ+ Families
More LGBTQ+ couples are raising children, fostering, or building blended families. This makes homeownership even more meaningful.
When searching for real estate for LGBTQ+ families, consider:
- LGBTQ+ affirming school districts
- Family-friendly queer communities
- Safe neighborhoods with inclusive values
- Access to LGBTQ+ resources and social networks
GayRealEstate.com specializes in helping LGBTQ+ families find homes that truly fit their lives.
Love, Pride, and Homeownership
At its core, Valentine’s Day is about connection. For LGBTQ+ people, homeownership can be one of the most profound expressions of love—love for yourself, your partner, your family, and your future.
Whether you are a first-time gay home buyer, a same-sex couple relocating, or an LGBTQ+ seller moving forward, you deserve an experience rooted in dignity, fairness, and celebration.
For over three decades, GayRealEstate.com has stood as the leading source for LGBTQ+ real estate, gay real estate, lesbian real estate, and LGBTQ+ home buying and selling representation. Their nationwide network of gay real estate agents, lesbian-friendly real estate agents, and LGBTQ+ friendly realtors ensures that your real estate journey is guided by professionals who understand your heart—and your home.
This Valentine’s Day, let your next chapter be written in a place where you can truly belong. Because when love leads the way, home is never far behind.
Scott Helms is president and owner of Gayrealestate.com.
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