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“For folks who still want to live in DC, desire some yard space, but don’t care to share walls, a number of different neighborhoods offer a range of prices for detached homes.”

by Prince Of Petworth June 2, 2017 at 11:00 am 23 Comments

Good Deal or Not Revisited (GDoN-R) is a weekly post that reviews the settled sales data of a recent individual real estate transaction in the District of Columbia. Each post is intended as a case study and a snapshot of the real estate market at a particular moment in time. GDoN-R generally posts on Friday in the late morning.

GDoN-R has been written exclusively for PoPville since 2009 by Suzanne Des Marais. Suzanne is a practicing Realtor with the Bediz Group, LLC at Keller Williams Capital Properties . Unless specifically noted, neither she nor the company that she is affiliated with represented any of the parties or were directly involved in the transaction reported below. Unless otherwise noted, the source of information is Metropolitan Regional Information Systems (MRIS), which is the local multiple listing system and/or Smartcharts by Showingtime. Information is deemed reliable but not guaranteed.

Featured Property: 720 Fern St NW
Legal Subdivision: Brightwood
Advertised Subdivision per Listing: Brightwood
Bedrooms: 3 Baths: 2 Parking: Street Ownership: Fee Simple
Original List Price: $669,000. List Price at Contract: $669,000.
List Date: 4/20/2017 Days on Market: 6
Settled Sales Price: $737,000.
Seller Subsidy: $0.
Settlement Date: 5/26/2017
Transaction type: Standard
Original GDoN post can be seen: here.
The original listing can be seen here: here.

Brightwood, or Takoma DC, is up north and not far from the planned development at the former Walter Reed Army Medical Center site. This particular home is on the east side of the neighborhood, positioned between Georgia Ave NW and Blair Rd NW. It’s also close to the Maryland line and downtown Takoma Park. Red line Metro at Takoma Park is a 9 to 11ish minute walk.

For folks who still want to live in DC, desire some yard space, but don’t care to share walls, a number of different neighborhoods offer a range of prices for detached homes.

Here are the median prices and links to current active listings for detached fee simple houses throughout the city:

NW DC Median Net Price since 1/1/2017 for Detached Single Family Houses: $1,125,000.

Click link to: All Active Detached Single Family Home Listings in NW DC

NE DC Median Net Price since 1/1/2017 for Detached Single Family Houses: $460,000.

Click link to: All Active Detached Single Family Home Listings in NE DC

SW DC Median Net Price since 1/1/2017 for Detached Single Family Houses: $380,000. (Note that there were only three detached sales in SW so far this year.)

There is only one active listing for a single family detached home in the SW quadrant at this time. Click link to: All Active Detached Single Family Home Listings in SW DC

SE DC Median Net Price since 1/1/2017 for Detached Single Family Houses: $386,238.

Click link to: All Active Detached Single Family Home Listings in SE DC

The listing agent for this property was Alice McKenna with Long and Foster Real Estate, Inc. Sheila Simkin, with DCRE Residential LLC, represented the Buyer.

  • NH Ave Hiker

    I live in Woodridge in a detached house with a yard. I love it.

    Most of the houses I see for sale in my neighborhood are in the 500-700k range though…a bit far off from the 460k median price listed here.

    • NE is the future

      I”m right on the border of Woodridge, too. Awesome place. Got friends up in Brightwood/Takoma. Also awesome places. You NW-ers are missing out.

      • Bright Woody

        I live in Brightwood and am in NW. So, kinda confused by your comment.

        • NH Ave Hiker

          I think he/she was just generalizing to the more dense NW neighborhoods of DC

          • Bright Woody

            I guess, but he/she specifically referenced two neighborhoods as alternatives to that that are also in NW. Maybe he/she just meant “east of the park” as those stuffy people in Chevy Chase like to say.

          • anon

            He/she might have been specifically referring to WOTP, where detached-house neighborhoods built in similar eras are currently much more expensive due to mid/late 20th-century segregation tactics. Or maybe they meant the urban core, which also stretches into at least two other quadrants.
            .
            Honestly, it’s hard to know what people who speak imprecisely mean to say. If anything.

      • MadMax

        I doubt you could convince someone who owns in NW that they’re missing out, as purchasing a home should be one of the most heavily researched things a person can do. They likely weighed the pros of what they could get (significantly more amenities) vs what they could get elsewhere (more land to store more stuff). I live in NE, so I’m not knocking it, but there’s good stuff everywhere.

        • NH Ave Hiker

          What I like about my corner of NE is it’s still close to city amenities (Brookland is a mile away, Petworth a tenish minute drive) but it also has a suburban feel because the shopping places in Hyattsville, etc. are also a ten minute drive. To each their own of course

          • MadMax

            Taqueria Placita, mmm

        • Bright Woody

          Also, Brightwood and Takoma are both in NW.

        • Anony

          Agree. There is a reason fewer people live in Woodridge and/or Brightwood. For many people a big yard and lots of sq footage isn’t everything and they much prefer convenience to amenities, walkability, metro access, etc.. I doubt promoting it on PoP will quickly change their minds. Glad you and your friends like it up there

          • HaileUnlikely

            Woodridge and Brightwood are predominantly zoned for lower density, thus of course fewer people live in them than in neighborhoods zoned for higher density.

          • anon

            If that zoning never changes, homes there may well leapfrog what we currently think of as expensive neighborhoods and start cruising towards Kalorama/AU Park/Friendship Heights pricing.
            .
            My guess is the zoning will be relaxed and more of those houses will be converted to small apartment buildings. Already, the zoning update in September made alley dwelling units legal in those low-density zones.

          • anon

            The reason is the law. Change the zoning to allow more density and more people would gladly choose to live there.

          • anonymous2u

            @anon 4:20pm- Haha, though there are some nicer homes up that way your assertion that a change in zoning would have prices cruising towards AU Park/Friendship Heights pricing is delusional at best.

            I can outline numerous factors but I will only cite two which alone will ensure this won’t happen any time soon. Sorry.

            1. Metro access
            2. Schools

          • anonymous2u

            …I meant no change in zoning. Either way the point remains the same- not going to be comparable to AU Park/FH

          • MadMax

            3. Crime

          • David

            Couple of points:

            “Crime”: You’ll find that most areas of Brightwood/Manor Park/Takoma have levels of crime commensurate to that of many WotP neighborhoods. A few areas nearest Georgia Ave and Piney Branch are a bit higher, but those are outliers. The perception that these are “high crime” areas rests largely on that fact that they are majority-minority neighborhoods.

            “Housing values”: It is not a stretch to imagine houses in these areas approaching WothP values. Already, there are a number of houses in Takoma, Brightwood and 16th St Heights that are approaching or over $1 million. You are unlikely to see a retrenchment anytime soon.

            Schools do indeed remain an issue, although at the elementary level at least there have been a number of noticeable improvements over the last decade.

    • logandude

      About 30% to 40% of what is included in the NE quadrant analysis here consists of properties in Deanwood and other neighborhoods EOTR, which are being offered at generally much lower prices than properties in NE WOTR.

      • NH Ave Hiker

        Makes sense for that to be the median price then.

      • Those homes are still in NE DC and people enjoy living in those neighborhoods, as well.

  • Bright Woody

    I just moved to Brightwood recently for the very reasons noted – more yard, fewer neighbors on top of me. So far, I love it. Once Walter Reed is redeveloped, it’ll be even better. Come on up!

  • CG

    This house is right near Georgia Avenue, which is the worst street in the entire universe. But there are some redeveloped apartment and condo buildings just down the street. Some new condo/townhomes are going in near there on Dahlia. The Walter Reed redevelopment is coming (assuming the crazy neighborhood crazies don’t mess it up with their big bag of BS!). And you are in walking distance from Moh Moh Licious. So, co-sign me on this being a potentially good deal.

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