Good Deal or Not? “Highlighted by classical grandeur & impressive scale which could only be found typically in NY, Paris, or London” edition

DC8430865 - Exterior (Front)

This unit is located at 2126 Connecticut Avenue, Northwest. The listing says:

“3.00% Co-op Commission. The Dresden is a cornerstone of Washington’s most prestigious neighborhood, Kalorama. 2BR/2BA gracious floor plan flooded w/ light from many oversized windows & updated Kit & BAs. Highlighted by classical grandeur & impressive scale which could only be found typically in NY, Paris, or London. Rental Parking Parking Nearby. Pets Welcome.”

You can see more photos here.

Ed. Note: Sorry to do two $1 million+ properties but I can’t resist The Dresden building.

This 2 bed/2 bath is going for $1,180,000 ($1,171 monthly fee.)

51 Comment

  • I wouldn’t call it stunning, but it is definitely tasteful…which is no small feat.

  • Personally, I’d prefer a victorian row house, but to each their own.

  • Agree it’s fairly tasteful but I still can’t work out what all the fuss is about. Kalorama is not overly prestigious (I prefer pockets of Logan Circle and Capitol Hill for prestige, if prestige has to be a factor in home-buying). Although the Dresden is a lovely looking building and the co-op apartment is spacious (much more space than all the new-build condos going up), I can’t see the justification for the price nor the monthly co-op fee. One could get so much more style, space and cool in DC for that money. That said, I hope it sells fast!!

    • interesting, I definitely would consider Kalorama as a more prestigious neighborhood than Logan Circle or Capitol Hill. perhaps overly so, the area comes of as stuffy and boring in my opinion.

    • Kalorama has long been one of the most prestigious addresses in the city, I would argue since it first came into being. It’s not “hot” or “hip”, but definitely prestigious, if one cares about that sort of thing.

    • You must be either a real estate agent with listings in Logan Circle, or just new to the city in the last 5 years.

      Kalorama drips with prestige, and has for years. Logan Circle is FANTASTIC, but it’s like comparing new money to old.

      Prestige is giant detached houses on large lots. Quiet streets with minimal traffic. Minimal commercial activity (keep the young and poor out). That’s Kalorama.

      Maybe a better word would be DECADENCE.

    • Yeah, Kalorama is traditionally extremely prestigious, but I suspect that may be receding. There are so many beautiful, safe neighborhoods in this city with better access to amenities–and in almost all of them you can buy a large house for the price they charge for 2br apartments in Kalorama.

      • That doesn’t equal prestige, in fact it is the opposite. There are undoubtedly more accessible and convenient neighborhoods in DC. Kalorama is prestigious because it is exclusive not inclusive. the prestige of Bel Air or the Upper East side has not “receded” simply because other areas have changed and welcomed affluent residents.

    • Kalorama is considered prestigious because it has long been the home of old DC money, what little socialite scene there is here in DC, and it is where many residences for foreign ambassadors are. It drips in in old world charm and money. If you think Logan Circle is more prestigious, then…well, I just don’t understand you I guess.

      • I think they are conflating “desirable” with “prestigious”. Kalorama is undeniably prestigious; it just may not be all that desirable to the younger set. It’s mostly smelly older people anyway.

    • Kalorama has been the most prosperous neighborhood in DC for over 100 years and has been unaffected by the ups and downs of adjacent neighborhoods. It’s not some place that they the rest of us get invited. And this address is real kalorama although it’s on the AdMo side of Connecticut, not Kalorama Triangle or some other AdMo address trying to be fancy. It’s a prime “best address” building. Only a handful of buildings in DC are in the same class.

  • I love the layout. Wish they built all new 2bdrm with this amount of sqft. I wonder if back in the day- was there uproar to build that ugly building next door next to this one. Have to imagine this one was built first. Love the architecture of the building.

  • Good lord.

  • Wow – you don’t even get parking? The bathroom situation is weird – each bedroom gets a bathroom, but a guest would have to got through one of the bedrooms to use a bathroom?

  • I had a friend who lived there once, and there was absolutely nothing special about the unit. And no parking. These prices are utterly absurd. I also recall her telling me that the co-op board was hell on wheels to deal with.

  • I looked at a unit there because I have always loved the building. The Realtor for the seller insisted that 1. parking at the Hilton was not problem (except when it snows, rains, it’s super hot and you have to carry groceries uphill) 2. doing laundry in the coin operated machines one level down was not an issue and would encourage me to fold my clothes once they were dry. i bought a rowhouse in Petworth instead.

    • Wait you don’t even get an in-unit washer and dryer?? At that price, that’s insane. Of course, I suppose if you could afford to drop $1.2 million on an apartment you could also afford to send your laundry out.

      • Yeah, I had the same train of thought.
        I wonder why there’s no in-unit washer/dryer… in a building this ritzy, it seems like owners would have the $$ to add them in if they wanted, so I’m guessing building restrictions.
        Don’t some older buildings forbid in-unit W/D, for fear of water leaks? (Or am I mixing this up with NYT articles about buildings in NYC forbidding garbage disposals because of fears that the aging plumbing can’t handle them?)

        • Oops, that was me.

        • In-unit washer dryers are very hard to add in older buildings. Many buildings are not equipped to handle the load on the water pipes and often the whole building must be retrofitted to run 220 lines for the dryer.
          In NY, a washer dryer upgrade often has to replace a bathroom or kitchen. You will often see them in combo units (forfeiting an extra kitchen), or a classic-six remodel (forfeiting the bathroom in the maids room next to the kitchen.

          • Thanks — this is helpful.

          • lol forfeiting the bathroom in the MAID’S room? Oh the horror! What it must be like to have enough money for maid’s quarters in one’s city apartment…

          • Anonymous 9:56 am — I don’t know if it used to be much less expensive to employ a live-in maid, or if the demographics of who lives in these apartments has changed dramatically, or both, but I think there are a fair number of NYC apartments that were built with a “maid’s room” that’s no longer used as such.
            My second cousins grew up in an apartment near Columbia University, and their parents still live there. There are two regular-sized bedrooms… and one tiny bedroom (with an attached bathroom) that’s next to the kitchen and was built as a “maid’s room.” My cousins swapped out with each other every 6 months (or maybe it was every year?) between the regular-sized second bedroom and the “maid’s room.”

          • Oops; that was me above.

          • Blame the unions and the end of lochner. Servants are no longer cheap. Very few people have a maid in the maids room or make use of that back staircase.
            Maids room also refers to the separate bathroom. In some pre-war buildings you can find two large master bedrooms with only one shared bath, while the maid would always have a private bathroom. It would have been unseemly for the master and servant to share a bathroom. Today, we make do without servants, but we expect an en-suite in our Master bedroom.

  • 3% coop commission as well?!

    I have never seen that before and it seems ridiculous considering the monthly coop fee of ~$1,200 bucks.

    So you have the standard 6% realtors fees (3% and 3%), then another 3% ($35,400) to the coop “just because”.


    • Was wondering the same thing.
      The _seller_ pays the 6% real estate agent commission — 3% to the seller’s agent and 3% to the buyer’s. Does this 3% “co-op commission” means that the _buyer_ has to pay the co-op a 3% fee directly, over and above the sales price?

      • If this is a co-op, then they usually charge the seller at closing, but they sometimes charge the new shareholder. If board charges the seller, then the seller can make the buyer pay this as part of the contract. It is unclear from this listing what is going on.

  • What does “3% commission” mean? Is that the realtor’s commission or do you have to pay that to the co-op itself?

  • I’m always afraid I’m completely off-base with how much things actually cost.

    But I just did a search on Trulia for houses in this price range and… no thanks.

    For $1.2 million, you can get a beautiful historic 4 bedroom rowhouse in Logan Circle, which is a more active (though, sure, not as historically prestigious) neighborhood with more upside potential, and you don’t have to pay $1,100 in coop fees every month.

    • That’s not really a fair comparison, at least the house vs. apartment part. I live in a 3 bedroom rowhouse in Park View. I am constantly debating whether to sell my rowhouse – which has appreciated immensely since I bought it 10 years ago – and move to an apartment for a number of reasons including: no stairs to climb or descend, no yard to take care of, less security concerns for external windows and doors; overall less maintenance. I would not judge the value of any apartment by whether I could buy a house for the same price.

      • My condo has the same amount of square footage (assuming the listing is correct). I’m less than two blocks from the Columbia Heights metro and have parking and an extra 1/2 bath. All for well less than half of what this coop is going for. I get that CH is a different neighborhood than Kalorama, but I just wouldn’t pony up this kind of money for a unit like that without parking so far from metro, even if I had the money.

        • As you note, Kalorama and Columbia Heights are totally different neighborhoods.
          And re. distance to Metro… Kalorama is fairly close to the northern exit of the Dupont Circle Metro station (although this appears to be in the northern portion of Kalorama, and almost equidistant from Dupont and Woodley Park).

    • let me know when a rowhouse opens in Logan for under 1.5M, i’ve been searching for months

    • Emmaleigh504

      Not everyone wants a house and an active neighborhood.

  • Is this a condo or a co-op? Ad makes it sound like a co-op (mostly through that 3% co-op commission), but everything else on the Internet suggests it is a condo. If a co-op, then real estate taxes are included in the fee, and the fee might be reasonable, but if a condo, then real estate taxes are in addition, and the fee becomes ridiculous.

    • I have no idea. But if it is a co-op, then the super low monthly co-op fee (taxes+mntnce) makes sense–the 3% flip tax helps keep this number down. Regular property taxes on 1.2mm (.85%) are about $10,000/yr or over $800/mnth. If this is a condo fee alone, then it is only a little high for the square feet when you factor in the facade and the doorman.

      Either way, I drool over this building. But I don’t know if it can fetch City Center pricing.

  • justinbc

    Agreed with others, there’s nothing so inspiring about this listing that would encourage me to invest my $1.2M + fees here versus a rowhouse in any of DC’s other great neighborhoods.

    • Not sure why you compare this to row houses. Many of us prefer a doorman building.

      • justinbc

        I’m comparing it because that’s my personal preference. I have nothing against condo buildings, but if I were going to choose one over a conventional rowhouse it would have to be absolutely stellar or unique. This particular unit is neither.

        • You are a man. I have several female friends in the city who feel quite the opposite. They do not want a yard to maintain or bars on their windows. I don’t disagree with you – I’d much rather have a house in Mount Pleasant than this, but not everyone feels that way.

          And this isn’t exactly a dead neighborhood. It’s pretty close to Adams Morgan, Woodley Park, and Dupont Circle. It’s literally just across the bridge from Woodley Park metro and a few blocks from restaurants, gyms, etc. And easy access to Rock Creek Park. People act like this is in Chevy Chase or something.

          • justinbc

            I don’t disagree with any of that, and I’m not even saying it’s a bad deal. But for my tastes, which is all I really care about when these are posted, I wouldn’t even consider it. Oh, and FWIW, I removed the bars from my doors (they were never on the windows), as have most of my neighbors.

  • Emmaleigh504

    I’ll take it!

  • The kitchen is to die for, but no in-unit laundry would be a dealbreaker for me on a unit this expensive. And the master BR shares a closet and a door with the other BR? No thank you.

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