Tell me about Arlington Forest

[Anonymous]

Anonymous wrote:I agree and that is part of the appeal of the neighborhood. There seem to be very few tear downs and the prices are more reasonable than the rest of N. Arlington. Wondering what the catch is?

I've always assumed there is some restriction in the deeds from when it was first built? I have a few friends who live in AF and they love the neighborhood. A couple moved from barely-improved starter houses in AF to much-added-on-to houses as their families grew. It was a priority for them to stay in the neighborhood and would have done their own renovations if they couldn't find move-up houses in AF.

[Anonymous]

Anonymous wrote:I agree and that is part of the appeal of the neighborhood. There seem to be very few tear downs and the prices are more reasonable than the rest of N. Arlington. Wondering what the catch is?

This is just a guess, but Arlington Forest doesn’t have “the schools” of 22207, or the walkability of the Rosslyn-Ballston corridor. Both of those factors are reflected in the prices of homes in those parts of N Arlington. I would guess that’s why the prices are lower even though it’s still North Arlington.

[Anonymous]

I've always assumed there is some restriction in the deeds from when it was first built?

I searched and found this:

Placement on the National Register of Historic Places does not protect structures in the Arlington Forest Historic District from being modified or even destroyed. The first complete teardown of an original Arlington Forest house took place in 2015 at 234 North Galveston Street in Greenbrier. Since then, perhaps a dozen original houses have been gutted, with no more than a few exterior walls left untouched so that the interior could be completely replaced.

https://arlington.granicus.com/MetaViewer.php?view_id=44&clip_id=4047&meta_id=209156

Sounds like there's nothing prohibiting it, but tear downs are very rare. That's actually surprising, I wonder how that's happened.

[Anonymous]

Anonymous wrote:

I've always assumed there is some restriction in the deeds from when it was first built?

I searched and found this:

Placement on the National Register of Historic Places does not protect structures in the Arlington Forest Historic District from being modified or even destroyed. The first complete teardown of an original Arlington Forest house took place in 2015 at 234 North Galveston Street in Greenbrier. Since then, perhaps a dozen original houses have been gutted, with no more than a few exterior walls left untouched so that the interior could be completely replaced.

https://arlington.granicus.com/MetaViewer.php?view_id=44&clip_id=4047&meta_id=209156

Sounds like there's nothing prohibiting it, but tear downs are very rare. That's actually surprising, I wonder how that's happened.

That really is surprising. The uniformity always made me think they had to stay. From friends who live there it does seem that there are a few contractors who really specialize in renovating those homes.

[Anonymous]

I think Arlington Forest is a fantastic neighborhood. And I do not know much about the schools but I’m fairly certain they are Barrett Elem and Barcroft Elem, not Ashlawn.

[Anonymous]

Anonymous wrote:Schools are fine there. There is some big boundary debate now about Swanson and kenmore. Most kids go to ashlawn elementary and it is like a 60-40 solute to Swanson and kenmore. New boundaries would make it more like 90-10 if approved.
Also a lot of the ashlawn es goes to Yorktown which is a PIA. So many families find ways to go to W&L. So it is hard for to kids to go to same es, middle and hs. But some people may like that - can get you away from other kids for good; or they reconnect in HS.

The neighborhood is full of kids and families of all ages; seems to be more ES now if anything.

Get on the waitlist for the pool now - it takes years - but they have one of the few (and best) swim/tennis clubs.
You do not have to be a member to take tennis lessons/join tennis team there.

I don't think there's any part of Arlington Forest that is zoned for Yorktown. More likely, some is zoned for Wakefield, and some for Liberty. Here is the official map:

https://www.apsva.us/wp-content/uploads/sites/57/2023/04/Map_High_School_2022_23-1.pdf

[Anonymous]

Anonymous wrote:Schools are fine there. There is some big boundary debate now about Swanson and kenmore. Most kids go to ashlawn elementary and it is like a 60-40 solute to Swanson and kenmore. New boundaries would make it more like 90-10 if approved.
Also a lot of the ashlawn es goes to Yorktown which is a PIA. So many families find ways to go to W&L. So it is hard for to kids to go to same es, middle and hs. But some people may like that - can get you away from other kids for good; or they reconnect in HS.

The neighborhood is full of kids and families of all ages; seems to be more ES now if anything.

Get on the waitlist for the pool now - it takes years - but they have one of the few (and best) swim/tennis clubs.
You do not have to be a member to take tennis lessons/join tennis team there.

You are thinking of the bluemont area that goes to ashlawn. Arlington forest pool is technically in bluemont - totally different neighborhood that borders it.
Ashlawn has kids split in every direction to multiple middles schools and HS.

Bluemont is more north to wilson blvd and tear down central of old post WW2 homes on 7k lots.

[Anonymous]

The catch is schools, period.

If you aren't one of those people that HAVE to get your kids into 85%+ white schools then Arlington Forest is a great deal. The big price savings compared to other N Arlington neighborhoods is almost entirely due to zoning for Kenmore and the perennial risk of getting rezoned to Wakefield

Otherwise it's an amazing neighborhood and would be priced substantially higher - prob a couple hundred thousand per SFH, if it was safely zoned for the "right" schools

[Anonymous]

I lived in AF for 10 years. It’s a great neighborhood. Super family friendly. Tons of kids. Renovated lubber run is awesome.

The reason no one does tear downs is bc the base house is totally solid and people have figured out every which renovation around it.

The school - at least on north side - is Barrett - which is fine. The hot arlington schools are literally based on test scores which is based on income. This part of county is more diverse in all ways

Kenmore is meh but so are most middle schools if life and it’s renovated.W-L is the hot high school in Arlington so you got that going for you. It’s close to ballston and a good commute.

We were sad to leave but didn’t have bandwidth to do addition so just bought something bigger.

It’s a great neighborhood though!

[Anonymous]

Anonymous wrote:

Anonymous wrote:So schools are an issue there?

Not gonna help you move to arlington. Check out Bethesda instead.😊

They are desperate for tax dollars in Bethesda.

[Anonymous]

Anonymous wrote:I'll add: I think the neighborhood is interesting because it's essentially 100% 1940s colonials which aren't super large so over the decades people have done additions or painted or added wood siding. It's neat to see all the different variations on the same brick box

Few will pay $2,200,000 for bad schools

[Anonymous]

All middle schools in Arlington are average.

North Arlington (north of Washington Blvd especially) are terrified of brown and black people so they will bash kenmore as it is diverse and has about half half lower income kids from south Arlington- but other than that AF is great. Not the most walkable though - if you can get closer to wilson and George mason you can walk to ballston and lots of things

[Anonymous]

Anonymous wrote:What's the neighborhood like? Are neighbors friendly? Is there a good sense of community and young kids?

Considering moving there after 10+ years in DC.

It’s tempting but when I’ve driven around the area, I don’t think it’s a very nice neighborhood. I’ve ruled it out when looking around.

[Anonymous]

Anonymous wrote:All middle schools in Arlington are average.

North Arlington (north of Washington Blvd especially) are terrified of brown and black people so they will bash kenmore as it is diverse and has about half half lower income kids from south Arlington- but other than that AF is great. Not the most walkable though - if you can get closer to wilson and George mason you can walk to ballston and lots of things

Agree closer in seems nicer

[Anonymous]

Anonymous wrote:

Anonymous wrote:What's the neighborhood like? Are neighbors friendly? Is there a good sense of community and young kids?

Considering moving there after 10+ years in DC.

It’s tempting but when I’ve driven around the area, I don’t think it’s a very nice neighborhood. I’ve ruled it out when looking around.

Actually I’m thinking of somewhere else.