New Developments Townhomes in DC/MD-max budget of $999k
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Anonymous
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Any thoughts on the following new developments? I’m looking at new developments because a lot of them offer incentives for closing costs and interest rates. Additionally, I want something new, low maintenance and don’t want to be bothered with placing offers/potentially having them rejected because of the competition. The goal is to by something by the end of the year.
Late 20s. No children. Even if I have children in the next 4-5 years they won’t be in kindergarten for another 5 years so I’m not worried about school district. I’ll cross that bridge when the time comes. Ideally, I’ll be staying in this home for a while-at least 10 years. I feel that DC is more convenient/more exciting. I am a city person at heart. If I chose DC, I would probably go into the office at least once a week. I currently don’t go in at all because my company allows for 100% remote/I don’t want to commute. The homes in DC are pretty small in comparison to homes in Maryland, especially when you look at price per square foot. So, that’s what I am currently wrestling with. The Grove in Rockville; builder is Craftmark; start at $849k https://www.craftmarkhomes.com/communities/grove/ West Side at Shady Grove; builder is Lennar; start at $780k https://www.lennar.com/new-homes/maryland/md-dc-metro/rockville/westside-at-shady-grove-metro Brookland Grove in DC; builder is Tripointe; start at $899k https://www.tripointehomes.com/dc/washington-dc/brookland-grove/ The Townes at Grosvenor-North Bethesda; builder is Madison Homes; start at $999k https://www.livegrosvenorplace.com/ The Reservoir District in DC; builder is EYA; start at $800s. This seems like it could be a bustling neighborhood with a lot of retail, etc. once done. First set of homes probably won’t be ready until April 2024 or so. https://www.eya.com/townhomes/washington-dc/reservoir-district? |
Anonymous
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I will vote.
DC or North Bethesda. |
Anonymous
| If your max budget is $999k, the development starting at that figure is out of your budget. Expect 5% (quite low) to 10% in upgrades unless you are fine with 100% builder grades. Also, the base prices usually don't account for "architectural features" i.e. window bump-outs that are already specified in the neighborhood plans and can't be changed, or the location (only the worst lots won't have a lot upgrade). |
Anonymous
| I’m considering Brookland Grove and Reservoir District. Leading toward BG. |
Anonymous
Hi! Any particular reason you’re leaning toward Reservoir versus Brookland? Reservoir does seem like it will be more of a fun neighborhood and have much more development than Brookland Grove once complete. Overall, not much info on the Reservoir District at the moment. Keen to get a sense of square footage. According to the sales advisor, pre-sales might start in Nov. Assume first set of homes will be completed some time between April and June. |
Anonymous
Hi! Thanks for the response. With a lot of these developments—at least if I want to move in 2024—no customization is possible, as the homes are already built. West Side/Lennar uses the standard package-no chef’s kitchen, all carpet. With Brookland Grove, the already built homes utilize an upgraded package: chef’s kitchen, hard floors—believe it is vinyl plank. If I’m willing to wait until 2024, I can customize as I see fit (e.g., color schemes, finishes) The Townes seems to be somewhere in between. Not sure about customization options for the Grove/Reservoir. As far as the prices, I am using the prices of the cheapest units available. So, the pricing is accurate. The problem is inventory turns over quickly. Brookland Grove, for example, no longer has an $899k home. It just went off the market. The cheapest prebuilt home available for move in is $999k. They do have some homesites for 2024 starting at $915k. |
Anonymous
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As you said, not yet enough info on the Reservoir District, but it’s by EYA and I can provide some insight into the process as I bought into one of their newest developments just this year.
Im very happy with my townhouse. I also bought toward the end period of the building phase so I only had 3 months of additional nearby construction noise. If you’re one of the first that buy a spot, you’ll have 2-3 years depending on the development process of construction noise day in and day out. Just go in with that in mind. I didn’t mind my 3 months of noise until the other nearby units got finished but a lot of the empty nesters first movers were visibly annoyed. EYA’s customization is similar across all its developments. I heard it called ‘semi-custom’. You pick from among 6-10 options for each thing, out of 3-4 layouts. The options add up. I paid roughly 150k extra worth of things (rooftop, deck, elevator. Basically all the structural upgrades I could think of wanting/other future buyers wanting. The inspector I brought for the pre-drywall was impressed by the build quality. From conversations with neighbors, they’re similarly happy with EYA’s quality and customer service. My last point is that the RD seems to be far from metro, but seems like it will be in a new area that looks safe. I get similar vibes to the Walter Reed redevelopment area. Brookland Grove is closer to metro |
Anonymous
| Note “getting in” earlier is generally cheaper than getting in later in these developments, but, as the prior poster indicated, you’ll potentially have to tolerate up to several years of noise and traffic challenges from the surrounding construction. |
Anonymous
| I would only live in DC but that's because I live in DC now and my community is in DC. I like the Reservoir development and signed up so I can get updates about it |
Anonymous
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Oh I’d do the EYA by the reservoir. I love that part of town around Bloomingdale, and these prices are way less than you’d be able to buy in outside of the development. Brookland is also cool but less walkable (yes it’s closer to metro but it is itself farther from the sorts of places I subjectively want to go).
Also, you are young and don’t need a yard for playset for kids or whatever, I think it’s a great time to be in the city, not the burbs, since you asked my anonymous opinion 
Good luck!!! |
Anonymous
| North Bethesda. The first two are too far out. More people are leaving DC due to rising crime so keep an eye on that. |
Anonymous
| What about The Parks at Walter Reed? It’s a mixed use development and some of it is already built out. |
Anonymous
I live near the Parks at Walter Reed and it is really nice but, if I was still in my 20s like OP, I would prefer to be near Bloomingdale or Edgewood/Brookland. The Walter Reed area is great for families with small kids but there is more going on in the other locations and they are both a little closer to downtown. The Edgewood option is probably the easiest commute to downtown because of its proximity to the Brookland metro station. I also really like the MBT and all of the drinking spots along it. |
Anonymous
A downside to Brookland Grove is the lack of a walkable grocery store (if that matters to you). The Reservoir District neighborhood will have a grocery store and other walkable amenities, which is attractive. But Reservoir District is further from a metro stop than Brookland Grove is. |
Anonymous
Yeah, BG is basically a food desert. Revisiting I’m realizing a grocery store is an amenity I’m going to miss. Pre sales for the reservoir have been pushed to 2024 |