Shepherd Park

[Anonymous]

7031 16th Street NW has a "Coming Soon" as well

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:You're unlikely to get into Shepherd Park for less than $850K anymore. Houses on the eastern edge (close to GA Ave) are now listing at around $899K b/c the sellers feel emboldened by the upcoming Walter Reed development.

Five charter schools feed into nearby D.C. International, which is adding to the pricing pressure.

Lastly, check out how many homes are available for rent in Shepherd Park. Rental inventory is high; even families who have moved do not want to sell their S. Park houses.

We bought just south of Walter Reed in Brightwood this spring, and have found that most other people who've recently purchased in our neighborhood are families with kids at a DCI feeder who see their school situation as "set" through high school, and as such are looking to buy a long-term home. With this mindset comes the willingness to pay more versus a starter home where people intend to "move for the schools" later on, and the same can certainly be said for the Wilson feed in SP/CV.

OP here - whats DCI? A charter? I’m moving from Moco so I’m still learning...

DCI - DC International School is a (the only?) bilingual middle and high school charter. They just renovated a few buildings and opened last fall on the Walter Reed Campus on Aspen at 16th St. The charter elementary schools that feed into it are Yu Ying, LAMB, Stokes, Mundo Verde and DC Bilingual.

https://dcinternationalschool.org/

[Anonymous]

Anonymous wrote:

Anonymous wrote:A month or two back a house came on at 800k. It had 10 offers right after the open house and while it's still pending, rumor has it that it went for over 900k. I would start looking into some plan Bs, OP.

That was the house on Floral that listed at $799K. Word is that it's going to close somewhere around $950K.

--Losing bidder on that house

This house was pretty clearly underpriced from the moment it listed.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Keep your eyes open, OP. There’s a house coming on the market soon at 14th and Kalmia. It looks to be a rambler which may put it in your price range.

.

Thank you for giving me hope!!!!!

And drive around - there's a house near us on Jonquil that has a dumpster out front and lots happening inside. Could mean it is coming soon. There is also one on Jonquil between 14th and Morningside that will be available for rent soon, according to a neighbor. Not sure if that helps, though.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:You're unlikely to get into Shepherd Park for less than $850K anymore. Houses on the eastern edge (close to GA Ave) are now listing at around $899K b/c the sellers feel emboldened by the upcoming Walter Reed development.

Five charter schools feed into nearby D.C. International, which is adding to the pricing pressure.

Lastly, check out how many homes are available for rent in Shepherd Park. Rental inventory is high; even families who have moved do not want to sell their S. Park houses.

We bought just south of Walter Reed in Brightwood this spring, and have found that most other people who've recently purchased in our neighborhood are families with kids at a DCI feeder who see their school situation as "set" through high school, and as such are looking to buy a long-term home. With this mindset comes the willingness to pay more versus a starter home where people intend to "move for the schools" later on, and the same can certainly be said for the Wilson feed in SP/CV.

OP here - whats DCI? A charter? I’m moving from Moco so I’m still learning...

DCI - DC International School is a (the only?) bilingual middle and high school charter. They just renovated a few buildings and opened last fall on the Walter Reed Campus on Aspen at 16th St. The charter elementary schools that feed into it are Yu Ying, LAMB, Stokes, Mundo Verde and DC Bilingual.

https://dcinternationalschool.org/

I’ll look into it! Thanks. I’m a bit nervous about charters because they are completely lottery. For that reason I’ve focused on neighborhood schools. But I’ll do some research.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Keep your eyes open, OP. There’s a house coming on the market soon at 14th and Kalmia. It looks to be a rambler which may put it in your price range.

.

Thank you for giving me hope!!!!!

And drive around - there's a house near us on Jonquil that has a dumpster out front and lots happening inside. Could mean it is coming soon. There is also one on Jonquil between 14th and Morningside that will be available for rent soon, according to a neighbor. Not sure if that helps, though.

You guys are awesome thanks!

[Anonymous]

https://www.redfin.com/DC/Washington/1327-Hemlock-St-NW-20012/home/10022357?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link

I’m surprised this one hasn’t sold....is it priced too high?

[Anonymous]

Anonymous wrote:https://www.redfin.com/DC/Washington/1327-Hemlock-St-NW-20012/home/10022357?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link

I’m surprised this one hasn’t sold....is it priced too high?

I saw this over the weekend and while it's quite lovely, it has small closets and no central air. There's also another 4br 2.5ba (there are only four bedrooms in this house, not five like the listing says) house for sale nearby listed at $799K and I was wondering why the big difference. Here's the other place: https://www.redfin.com/DC/Washington/1439-Northgate-Rd-NW-20012/home/10021466

[Anonymous]

Anonymous wrote:

Anonymous wrote:https://www.redfin.com/DC/Washington/1327-Hemlock-St-NW-20012/home/10022357?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link

I’m surprised this one hasn’t sold....is it priced too high?

I saw this over the weekend and while it's quite lovely, it has small closets and no central air. There's also another 4br 2.5ba (there are only four bedrooms in this house, not five like the listing says) house for sale nearby listed at $799K and I was wondering why the big difference. Here's the other place: https://www.redfin.com/DC/Washington/1439-Northgate-Rd-NW-20012/home/10021466

900k is a bit much for no central air..... That’s probably why it’s been sitting on the market for a while. Yeah the gap in prices between these two makes no sense to me.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:You're unlikely to get into Shepherd Park for less than $850K anymore. Houses on the eastern edge (close to GA Ave) are now listing at around $899K b/c the sellers feel emboldened by the upcoming Walter Reed development.

Five charter schools feed into nearby D.C. International, which is adding to the pricing pressure.

Lastly, check out how many homes are available for rent in Shepherd Park. Rental inventory is high; even families who have moved do not want to sell their S. Park houses.

We bought just south of Walter Reed in Brightwood this spring, and have found that most other people who've recently purchased in our neighborhood are families with kids at a DCI feeder who see their school situation as "set" through high school, and as such are looking to buy a long-term home. With this mindset comes the willingness to pay more versus a starter home where people intend to "move for the schools" later on, and the same can certainly be said for the Wilson feed in SP/CV.

OP here - whats DCI? A charter? I’m moving from Moco so I’m still learning...

DCI - DC International School is a (the only?) bilingual middle and high school charter. They just renovated a few buildings and opened last fall on the Walter Reed Campus on Aspen at 16th St. The charter elementary schools that feed into it are Yu Ying, LAMB, Stokes, Mundo Verde and DC Bilingual.

https://dcinternationalschool.org/

I’ll look into it! Thanks. I’m a bit nervous about charters because they are completely lottery. For that reason I’ve focused on neighborhood schools. But I’ll do some research.

Definitely do some research over in the DC schools forum. I've met a couple of families at DCI--neither were super enthusiastic about their kids' experiences. OTOH, people seem to rave about Deal, which is the middle school that Shepherd Park is zoned for. (I live here but my oldest is much younger, so no personal experience.) Not sure how old your kids are, but DCI is pretty new, so it's possible it could be a good option by the time your kids are ready. But as you said, it is a lottery.

[Anonymous]

Anonymous wrote:https://www.redfin.com/DC/Washington/1327-Hemlock-St-NW-20012/home/10022357?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link

I’m surprised this one hasn’t sold....is it priced too high?

It’s also tiny for Shepherd Park. 1600 square feet and no A/C. That’s a dealbreaker for a lot of families looking to move into the neighborhood.

[Anonymous]

Anonymous wrote:A month or two back a house came on at 800k. It had 10 offers right after the open house and while it's still pending, rumor has it that it went for over 900k. I would start looking into some plan Bs, OP.

That house did seem under priced ... nice kitchen and backyard.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:You're unlikely to get into Shepherd Park for less than $850K anymore. Houses on the eastern edge (close to GA Ave) are now listing at around $899K b/c the sellers feel emboldened by the upcoming Walter Reed development.

Five charter schools feed into nearby D.C. International, which is adding to the pricing pressure.

Lastly, check out how many homes are available for rent in Shepherd Park. Rental inventory is high; even families who have moved do not want to sell their S. Park houses.

We bought just south of Walter Reed in Brightwood this spring, and have found that most other people who've recently purchased in our neighborhood are families with kids at a DCI feeder who see their school situation as "set" through high school, and as such are looking to buy a long-term home. With this mindset comes the willingness to pay more versus a starter home where people intend to "move for the schools" later on, and the same can certainly be said for the Wilson feed in SP/CV.

Interesting. Makes total sense.

Well, yes. Not all people will feel excited about a middle/high school even if others do.

We bought in Brightwood before kids (just before) and are outgrowing our house but instead of planning a move are thinking about adding space since DCI is now a real option for us. It changes our calculations to have a potentially exciting middle school.

Not to me...we're at a feeder and still don't feel "set" through high school.

[Anonymous]

Anonymous wrote:https://www.redfin.com/DC/Washington/1327-Hemlock-St-NW-20012/home/10022357?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link

I’m surprised this one hasn’t sold....is it priced too high?

They dropped the price 25K..... it was definitely overpriced

[Anonymous]

SP homeowner here. I was totally in your shoes when we bought back in 2015. Inventory is low and competitive. We lost out on a few in total move-in condition before deciding that we'd buy something that needed a lot of work. In the end, we've wound up with a much nicer house than we would have in any bidding war...but it means you have to put up with the BS of renovations. Also, don't immediately rule something out because it doesn't have central AC - these are things that you can do for not a ridiculous amount of money.

Also, on the question of square footage - I'd be cautious about the numbers you see in a listing. My house is a pretty decent sized colonial and shows at 1600 sq ft, but has an attic with a full set of stairs and ceiling height that can be made into another level with 10-15K worth of work, plus a huge basement that doesn't get counted.