Shepherd Park

[Anonymous]

I think it’s a bit high too but it’s in a great spot in there neighborhood and is a 2 car garage which is a bonus

[Anonymous]

Anonymous wrote:I think it’s a bit high too but it’s in a great spot in there neighborhood and is a 2 car garage which is a bonus

Agree that it’s an awesome location. Unsure if it is priced too high. SP is very hard to do comps for because houses are very different and there aren’t a large number of sales.

No one needs security doors. I lived in AU Park and feel this neighborhood is more quiet. The rough bits of GA Ave are down towards Walmart, imho.

[Anonymous]

Anonymous wrote:

Anonymous wrote:I think it’s a bit high too but it’s in a great spot in there neighborhood and is a 2 car garage which is a bonus

Agree that it’s an awesome location. Unsure if it is priced too high. SP is very hard to do comps for because houses are very different and there aren’t a large number of sales.

No one needs security doors. I lived in AU Park and feel this neighborhood is more quiet. The rough bits of GA Ave are down towards Walmart, imho.

All of Georgia ave is shady from downtown all the way to Olney, it is just degrees of ghetto.

[Anonymous]

Anonymous wrote:

Anonymous wrote:I could be wrong, but I think they overpriced it.
https://www.redfin.com/DC/Washington/7810-14th-St-NW-20012/home/10021754

I agree. I thought $825-850K would be about right. Also, last sale price was $700K in 2014, so I can't imagine they'll sell for $200K more just four years later? However, strangely, the Redfin estimate is $941K--I don't think that's accurate for this home.

It's a cute place. Distracted by the framed artwork in photo 5--I wonder who's in the picture. Nicer, bigger backyard than I would've expected. Furniture looks like an older couple, so curious why they'd be moving such a short time later.

Definitely overpriced for a house that lacks wow factor in the staging. Decor is out of an early 90s renovation. They would have done well to do some minor updates to fixtures, paint colors, furniture for the listing. Sounds simple, but it would likely fetch them a few 10s of K more. By listing high, it'll sit and reduce the close price. Agent is doing them a disservice.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I could be wrong, but I think they overpriced it.
https://www.redfin.com/DC/Washington/7810-14th-St-NW-20012/home/10021754

I agree. I thought $825-850K would be about right. Also, last sale price was $700K in 2014, so I can't imagine they'll sell for $200K more just four years later? However, strangely, the Redfin estimate is $941K--I don't think that's accurate for this home.

It's a cute place. Distracted by the framed artwork in photo 5--I wonder who's in the picture. Nicer, bigger backyard than I would've expected. Furniture looks like an older couple, so curious why they'd be moving such a short time later.

Definitely overpriced for a house that lacks wow factor in the staging. Decor is out of an early 90s renovation. They would have done well to do some minor updates to fixtures, paint colors, furniture for the listing. Sounds simple, but it would likely fetch them a few 10s of K more. By listing high, it'll sit and reduce the close price. Agent is doing them a disservice.

Wouldn't be surprised if the agent told them and the sellers just didn't listen. Not everyone really understands what you have to do to get top dollar for your house. Sellers probably think the hot neighborhood will carry them, but I don't think they will get 899 for that house. The house on Floral that went for 910 had a much better interior. 7810 14th should have at least decluttered and painted for the photos.

[Anonymous]

Saw tge house this weekend... it’s a shame that they didn’t put any effort into selling it. It’s actually a nice sized house with a great yard, 2 car garage and great spot... with some decluttering and staging it might actually go for that price, now i think close to 875

[Anonymous]

Anonymous wrote:Saw tge house this weekend... it’s a shame that they didn’t put any effort into selling it. It’s actually a nice sized house with a great yard, 2 car garage and great spot... with some decluttering and staging it might actually go for that price, now i think close to 875

So tell us, what's the mystery artwork?!

[Anonymous]

Anonymous wrote:

Anonymous wrote:Saw tge house this weekend... it’s a shame that they didn’t put any effort into selling it. It’s actually a nice sized house with a great yard, 2 car garage and great spot... with some decluttering and staging it might actually go for that price, now i think close to 875

So tell us, what's the mystery artwork?!

The house is owned by a pastor most of the artwork was religious in nature and there were some pieces relevant to African American culture

[Anonymous]

Anonymous wrote:New listing just came up today. I'm betting this one goes above list price and quickly. Personally, I like this part of the neighborhood because of proximity to Georgia Ave, commercial businesses and transit. I know a lot of people see those as negatives and prefer a few blocks in, more idyllic. But I'll take the reduced few mins of walk to transit.

https://www.redfin.com/DC/Washington/1129-Kalmia-Rd-NW-20012/home/10037157

Pending already. Really curious what it goes for.

[Anonymous]

Anonymous wrote:

Anonymous wrote:New listing just came up today. I'm betting this one goes above list price and quickly. Personally, I like this part of the neighborhood because of proximity to Georgia Ave, commercial businesses and transit. I know a lot of people see those as negatives and prefer a few blocks in, more idyllic. But I'll take the reduced few mins of walk to transit.

https://www.redfin.com/DC/Washington/1129-Kalmia-Rd-NW-20012/home/10037157

Pending already. Really curious what it goes for.

I'm guessing $870

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:New listing just came up today. I'm betting this one goes above list price and quickly. Personally, I like this part of the neighborhood because of proximity to Georgia Ave, commercial businesses and transit. I know a lot of people see those as negatives and prefer a few blocks in, more idyllic. But I'll take the reduced few mins of walk to transit.

https://www.redfin.com/DC/Washington/1129-Kalmia-Rd-NW-20012/home/10037157

Pending already. Really curious what it goes for.

I'm guessing $870

PP here. I'm guessing more like $830-840? Can't imagine a multiple bid situation going super high for that close to Georgia, but who knows these days.

[Anonymous]

Anonymous wrote:Saw tge house this weekend... it’s a shame that they didn’t put any effort into selling it. It’s actually a nice sized house with a great yard, 2 car garage and great spot... with some decluttering and staging it might actually go for that price, now i think close to 875

I think it's funny how many people think the problem with this house is the staging.

I mean, if you are cognizant enough to realize it would have shown better just with different staging, why would you pay a different amount for it just because it was staged differently?

Or do you think that only readers of DCUM can see past bad staging, and for everyone else that will lower the price they are willing to pay?

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:New listing just came up today. I'm betting this one goes above list price and quickly. Personally, I like this part of the neighborhood because of proximity to Georgia Ave, commercial businesses and transit. I know a lot of people see those as negatives and prefer a few blocks in, more idyllic. But I'll take the reduced few mins of walk to transit.

https://www.redfin.com/DC/Washington/1129-Kalmia-Rd-NW-20012/home/10037157

Pending already. Really curious what it goes for.

I'm guessing $870

PP here. I'm guessing more like $830-840? Can't imagine a multiple bid situation going super high for that close to Georgia, but who knows these days.

Ah, sorry. Confusing houses being discussed here. Yeah, I think 830-840 is right for the one on Kalmia. Mostly because of size.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Saw tge house this weekend... it’s a shame that they didn’t put any effort into selling it. It’s actually a nice sized house with a great yard, 2 car garage and great spot... with some decluttering and staging it might actually go for that price, now i think close to 875

I think it's funny how many people think the problem with this house is the staging.

I mean, if you are cognizant enough to realize it would have shown better just with different staging, why would you pay a different amount for it just because it was staged differently?

Or do you think that only readers of DCUM can see past bad staging, and for everyone else that will lower the price they are willing to pay?

Better staging will drive more traffic, and more traffic will drive more offers, which can equate to higher pricing. By making it more appealing looking, you may distract from less desirable features and increase people's likeliness to bid. It's not necessarily logical, but people aren't always logical - especially when it comes to real estate.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:New listing just came up today. I'm betting this one goes above list price and quickly. Personally, I like this part of the neighborhood because of proximity to Georgia Ave, commercial businesses and transit. I know a lot of people see those as negatives and prefer a few blocks in, more idyllic. But I'll take the reduced few mins of walk to transit.

https://www.redfin.com/DC/Washington/1129-Kalmia-Rd-NW-20012/home/10037157

Pending already. Really curious what it goes for.

I'm guessing $870

Definitely under 799k