SPRING MARKET!! What's the vibe?

[Anonymous]

Anonymous wrote:

Anonymous wrote:Surprised this one in Cherrydale is sitting. We toured it and it was well done. Maybe the 3 beds vs 4 on the 2nd floor is a dealbreaker for many?

https://www.redfin.com/VA/Arlington/2133-N-Oakland-St-22207/home/11233072

I’m seeing a lot of new builds sit.

I commend this builder for using some bring and not just vinyl on the facade. But I am kind of over the swooping roof line (better than modern farmhouse, though!).

*brick, not bring.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Surprised this one in Cherrydale is sitting. We toured it and it was well done. Maybe the 3 beds vs 4 on the 2nd floor is a dealbreaker for many?

https://www.redfin.com/VA/Arlington/2133-N-Oakland-St-22207/home/11233072

The issue is it backs up to an apartment building, and is ~100 feet from a Safeway and a big lighted parking lot.

Those are all going to bring noise and light pollution, including at night (grocery stores have lights on and people/trucks restocking overnight)

Those things are deterrents for someone spending $2.2 million. With that budget I’d seek out a house tucked a few blocks away on a quieter street.

Agreed and then I see houses sell for $3.5M directly on N Glebe which also feels like a choice hah.

https://redf.in/PEdMOD

[anonnymoose33]

McLean/Great Falls have very little inventory at $1.5-$2m with most houses going quickly. A few aberrations, such as this one, which has been sitting since November with just one price reduction: https://www.redfin.com/VA/Mc-Lean/1904-Lamson-Pl-22101/home/9475356

[Anonymous]

anonnymoose33 wrote:McLean/Great Falls have very little inventory at $1.5-$2m with most houses going quickly. A few aberrations, such as this one, which has been sitting since November with just one price reduction: https://www.redfin.com/VA/Mc-Lean/1904-Lamson-Pl-22101/home/9475356

Hmm. Interesting. That's a head scratcher.

[Anonymous]

anonnymoose33 wrote:McLean/Great Falls have very little inventory at $1.5-$2m with most houses going quickly. A few aberrations, such as this one, which has been sitting since November with just one price reduction: https://www.redfin.com/VA/Mc-Lean/1904-Lamson-Pl-22101/home/9475356

Whenever the first photo is of the interior, I always know there's a problem. Surprised that agents think that burying what the exterior looks like is an effective strategy.

[Anonymous]

Anonymous wrote:

anonnymoose33 wrote:McLean/Great Falls have very little inventory at $1.5-$2m with most houses going quickly. A few aberrations, such as this one, which has been sitting since November with just one price reduction: https://www.redfin.com/VA/Mc-Lean/1904-Lamson-Pl-22101/home/9475356

Hmm. Interesting. That's a head scratcher.

It's a quick flip for a 2,300 sqft house that's priced $150-200K too high

[Anonymous]

Anonymous wrote:

Anonymous wrote:

anonnymoose33 wrote:McLean/Great Falls have very little inventory at $1.5-$2m with most houses going quickly. A few aberrations, such as this one, which has been sitting since November with just one price reduction: https://www.redfin.com/VA/Mc-Lean/1904-Lamson-Pl-22101/home/9475356

Hmm. Interesting. That's a head scratcher.

It's a quick flip for a 2,300 sqft house that's priced $150-200K too high

Yeah ... it's priced too high. Obviously. But it's still interesting; there is massive demand for houses in the Mclean hs pyramid and extremely low inventory. And 2300 sq feet is not a Mcmansion but it is not tiny either.

[Anonymous]

Anonymous wrote:

anonnymoose33 wrote:McLean/Great Falls have very little inventory at $1.5-$2m with most houses going quickly. A few aberrations, such as this one, which has been sitting since November with just one price reduction: https://www.redfin.com/VA/Mc-Lean/1904-Lamson-Pl-22101/home/9475356

Whenever the first photo is of the interior, I always know there's a problem. Surprised that agents think that burying what the exterior looks like is an effective strategy.

There's nothing horribly wrong with the exterior. It's not a beautiful house, so I get why the agent didn't put it an exterior shot as the thumbnail, but it isn't bizarre or horrible either, and a little landscaping would go a long way with this. Part of why it looks bad is the lack of foliage in the front. Very easy fix.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

anonnymoose33 wrote:McLean/Great Falls have very little inventory at $1.5-$2m with most houses going quickly. A few aberrations, such as this one, which has been sitting since November with just one price reduction: https://www.redfin.com/VA/Mc-Lean/1904-Lamson-Pl-22101/home/9475356

Hmm. Interesting. That's a head scratcher.

It's a quick flip for a 2,300 sqft house that's priced $150-200K too high

Yeah ... it's priced too high. Obviously. But it's still interesting; there is massive demand for houses in the Mclean hs pyramid and extremely low inventory. And 2300 sq feet is not a Mcmansion but it is not tiny either.

I think the price combined with the obvious flip and questionable choices - the staging and finishes make it look like a cheap air BNB, and the low ceiling open floor plan seems like a headache if you have kids.

[Anonymous]

It's just a touch over $500/sq ft, which is about the going price in McLean. I saw it in person--neighborhood is great, backyard fine. The layout didn't work for me: primary on different level from kids' bedrooms, basement space designed for in-law or rental that I don't want, and there's only one bathtub (a soaking tub in the primary). I don't understand why flippers target homes sized for families in good districts and then remove tubs. My three year old isn't showering yet.

But my limitations aren't universal, and that should work fine for someone. Given the dearth of options, I'm surprised it's been on the market as long as it has.

[Anonymous]

Anonymous wrote:It's just a touch over $500/sq ft, which is about the going price in McLean. I saw it in person--neighborhood is great, backyard fine. The layout didn't work for me: primary on different level from kids' bedrooms, basement space designed for in-law or rental that I don't want, and there's only one bathtub (a soaking tub in the primary). I don't understand why flippers target homes sized for families in good districts and then remove tubs. My three year old isn't showering yet.

But my limitations aren't universal, and that should work fine for someone. Given the dearth of options, I'm surprised it's been on the market as long as it has.

I think this is a real issue. I remember when we were looking we saw a few houses with in-law basement set ups and even if the rest of the house was perfect, it just felt weird to me. Beyond extra space/amenities we didn't need. It's a huge bonus for people who want that, but most people don't. So you need the exact right buyer. And in this expensive of an area that probably means a multi-gen family; most people looking at this price point don't want to rent out their basement.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Wow, this Alexandria house in Del Ray: https://redf.in/4BUrzQ

Listed for $1.19

Sold today for $1.34

How do you know what it sold for? Did you bid on it?

Oh, I see it lists the price. Did it close the day it sold or something?

I’m just a neighbor that lives up the street.

All of this info is publicly available on the Redfin/Zillow listing. It says it was listed February 26 and closed March 13.

This is a pretty big spread between asking and final sale price compared to SFH sales in this neighborhood in 2025. Last year most houses were going for around asking, sometimes a bit more or a bit less.

I think two things are true in my small market of Alexandria City:

1) It seems real estate agents are convincing their clients to underprice listings and let people bid it up, with this house being an example of that

2) There seems to be more hungry buyers out there right now and that’s creating more competition. It’s not Fall 2020 wild, but it only takes a handful of serious buyers interested in a house to bid it up like this.

I don’t know Alexandria but this is definitely true of a family friend’s house that just sold in Chevy Chase. The list price was $1.15M when it should have been around $1.4M. It sold for $1.46M which looks impressive but the asking price was artificially low.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Surprised this one in Cherrydale is sitting. We toured it and it was well done. Maybe the 3 beds vs 4 on the 2nd floor is a dealbreaker for many?

https://www.redfin.com/VA/Arlington/2133-N-Oakland-St-22207/home/11233072

I’m seeing a lot of new builds sit.

I commend this builder for using some bring and not just vinyl on the facade. But I am kind of over the swooping roof line (better than modern farmhouse, though!).

*brick, not bring.

I really like the look of that one!





I'd bet it's sitting because nobody wants to spend $2M+ to be looking at the back of a five story apartment building and be four houses down from a giant Safeway. If it were deeper in the Maywood neighborhood it'd be snapped up.

[Anonymous]

This one sat for months in Arlington Forest - looks like it ended up with a small bidding war once the spring market opened?

https://www.redfin.com/VA/Arlington/4810-3rd-St-N-22203/home/11243329

[Anonymous]

Anonymous wrote:This one sat for months in Arlington Forest - looks like it ended up with a small bidding war once the spring market opened?

https://www.redfin.com/VA/Arlington/4810-3rd-St-N-22203/home/11243329

Man, Arlington Forest has been 100% two story colonial revival for decades. I guess the teardown and rebuild movement has finally reached that neighborhood.