Would you buy on H Street?

[Anonymous]

As DINKS, yes. The market seems to be stabilizing now, so don't expect the rapid appreciation of years past. Just a consideration if you plan to have kids and see yourselves moving in a few years. H Street would be fun as DINKS and even as parents of an infant/toddler.

We lived in the U Street/14th Street neighborhood and I had wonderful maternity leaves not having to get in the car. We moved for a combination of schools and wanting a neighborhood with kids running around in packs. But without kids? Pick the fun, urban location.

[Anonymous]

Anonymous wrote:^^and I lived six blocks east of Union Station in grad school, absolutely loved it, rarely felt unsafe. But 13th and H is too close to random crap for my liking. We have friends who live not far from there and the DW has been across the street from two random shootings not far apart. No, thanks.

OP Here - I'm curious if you think that is changing though as developers move 'up' H Street. Will they hop over to Benning too?

I know when I first moved to DC in 09 - no one in their right mind would buy on H Street. It was a fad place with a few restaurants that wouldn't last. Now? It's one of the best places to eat in all of D.C. with strong retail and grocery and real estate appreciation.

So that's part of why I'm considering it? And I can save $400,000 on a three-bedroom...

[Anonymous]

Anonymous wrote:

Anonymous wrote:^^and I lived six blocks east of Union Station in grad school, absolutely loved it, rarely felt unsafe. But 13th and H is too close to random crap for my liking. We have friends who live not far from there and the DW has been across the street from two random shootings not far apart. No, thanks.

OP Here - I'm curious if you think that is changing though as developers move 'up' H Street. Will they hop over to Benning too?

I know when I first moved to DC in 09 - no one in their right mind would buy on H Street. It was a fad place with a few restaurants that wouldn't last. Now? It's one of the best places to eat in all of D.C. with strong retail and grocery and real estate appreciation.

So that's part of why I'm considering it? And I can save $400,000 on a three-bedroom...

I hear you, although people were just starting to buy in '09 (I was still on the Hill then). Is there nothing just a bit west? Or is it that much more expensive?

But that said, no, I don't see developers taking over Benning anytime soon. They're moving north, not east, at least not yet.

[Anonymous]

I had friends move to around 13th and H, not for me. Their bragging sounds like horrror stories to these ears

[Anonymous]

This is the PP who bought a rowhouse. I'd personally be comfortable buying at 13th or to 14th. I would not buy on Benning or in Carver-Langston (though I don't believe there are any condos there yet, just rowhouses).

The Starburst will be cleaned up quickly once someone redevelops the Hechinger Mall site, but probably not much will change until then. I haven't seen any plans for that redevelopment, though it's a huge site so I'm sure it's on developers' radar. My guess is that it'll be three to five more years or so. Once the Hopscotch bridge is replaced, I think there will be pressure to extend the streetcar at least to Gallery Place, and if that happens it will make the Hechinger site too attractive to pass up. If that doesn't happen, then the timeline could be a bit longer. But there's no lack of amenities now, and other than going to Jenks hardware, it's pretty easy to avoid the Starburst area.

As for safety more generally, I am pretty comfortable. As in any neighborhood where people go out drinking, muggers can target drunks, so if you're out very late it's smart to be cognizant of that when walking on quiet side streets. If you're right on H, that's not likely to be a big issue.

[Anonymous]

Anonymous wrote:I prefer to be closer to the metro. Also 13th and H is pretty close to the high-crime starburst intersection, and there aren't walkable amenties like parks that close by 13th and H. But if those things aren't important to you, and you like the extra space, sure!

You can catch a free, frequent trolley or a cheap, more frequent bus from that very corner right to Union Station. And I live less than a block from that corner and walk to parks, multiple grocery stores, very good coffee shops, an excellent book store, etc AND my kids’ school. There are probably reasons not to live right on H but “amenities” isn’t one of them.

[Anonymous]

Anonymous wrote:

Anonymous wrote:^^and I lived six blocks east of Union Station in grad school, absolutely loved it, rarely felt unsafe. But 13th and H is too close to random crap for my liking. We have friends who live not far from there and the DW has been across the street from two random shootings not far apart. No, thanks.

OP Here - I'm curious if you think that is changing though as developers move 'up' H Street. Will they hop over to Benning too?

I know when I first moved to DC in 09 - no one in their right mind would buy on H Street. It was a fad place with a few restaurants that wouldn't last. Now? It's one of the best places to eat in all of D.C. with strong retail and grocery and real estate appreciation.

So that's part of why I'm considering it? And I can save $400,000 on a three-bedroom...

I bought a block off H in 2006. We’re still here, still happy, and have a house worth more than twice what we paid for it.

[Anonymous]

We live 3 blocks north of H St and love it. There’s so much excitement and energy on H St.

The amenities are great with all the restaurants, bars, cafe, theaters. The trolley is free and a fun ride to Union Station. There are 6, yes 6, grocery stores in the area including a Trader Joe’s and Whole Foods. In other neighborhoods in the city, you are lucky to have 1, at best 2.
Solid State books is a great neighborhood bookstore and always has cool events going on.

I first lived here with 2 girlfriends in a row house when single. I loved it so much that I stayed when I got married. Now we have a toddler and plan on raising him here. There are lots of young single people here but also families with young children who would never flee to live in the burbs. The elementary schools are getting better and better.

Union Market is great and has lots of events. That whole area is going to be developed in the next 3-5 years so I predict housing prices will continue to rise. H St is only about 60% developed so lots of potential for more things which will be coming sooner rather than later. Eventually, prices will rise to those of NW.

[Anonymous]

What is the condo fee?

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:^^and I lived six blocks east of Union Station in grad school, absolutely loved it, rarely felt unsafe. But 13th and H is too close to random crap for my liking. We have friends who live not far from there and the DW has been across the street from two random shootings not far apart. No, thanks.

OP Here - I'm curious if you think that is changing though as developers move 'up' H Street. Will they hop over to Benning too?

I know when I first moved to DC in 09 - no one in their right mind would buy on H Street. It was a fad place with a few restaurants that wouldn't last. Now? It's one of the best places to eat in all of D.C. with strong retail and grocery and real estate appreciation.

So that's part of why I'm considering it? And I can save $400,000 on a three-bedroom...

I bought a block off H in 2006. We’re still here, still happy, and have a house worth more than twice what we paid for it.

Bragging about home appreciation is like bragging about marriage for money. Yah burning trough it might be fun but you are missing the point. I rather live somewhere nice and lose money on a house.

Of course some will say they’re happy but strangely always caveat it with “don’t doubt us we made money”. No one in nice neighborhoods have to quantify that at least they made money living there. Your insecurities are more telling than your words

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:^^and I lived six blocks east of Union Station in grad school, absolutely loved it, rarely felt unsafe. But 13th and H is too close to random crap for my liking. We have friends who live not far from there and the DW has been across the street from two random shootings not far apart. No, thanks.

OP Here - I'm curious if you think that is changing though as developers move 'up' H Street. Will they hop over to Benning too?

I know when I first moved to DC in 09 - no one in their right mind would buy on H Street. It was a fad place with a few restaurants that wouldn't last. Now? It's one of the best places to eat in all of D.C. with strong retail and grocery and real estate appreciation.

So that's part of why I'm considering it? And I can save $400,000 on a three-bedroom...

I bought a block off H in 2006. We’re still here, still happy, and have a house worth more than twice what we paid for it.

Bragging about home appreciation is like bragging about marriage for money. Yah burning trough it might be fun but you are missing the point. I rather live somewhere nice and lose money on a house.

Of course some will say they’re happy but strangely always caveat it with “don’t doubt us we made money”. No one in nice neighborhoods have to quantify that at least they made money living there. Your insecurities are more telling than your words

This makes no sense. Appreciation is literally the process of people deciding that the place is nice (or is becoming nice), that they want to live there, and that they are willing to pay more to live there. Hate to break it to you, but if prices are declining where you live, it's because more people are deciding that they would rather live somewhere else. Probably somewhere more like H street, in fact. You should live where you're happy, but what's wrong with saying "I like this place, and clearly other people do too!"

Is H street perfect? No. But H Street now is nicer than 14th St NW or 9th or 7th were a decade ago, easily. It has all the same great potential as those places, if not more because of the feasibility of major redevelopments nearby like Union Market. The rowhouse neighborhoods surrounding it are arguably even better, with more small yards than you'll find elsewhere in the Old City, and with houses that are well-sized for small families and not so large as to be subdivided into units. And, as a result, it (in my experience) maintains a great "neighborhood" feel, with lots of people who have set or are setting down longer-term roots.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:^^and I lived six blocks east of Union Station in grad school, absolutely loved it, rarely felt unsafe. But 13th and H is too close to random crap for my liking. We have friends who live not far from there and the DW has been across the street from two random shootings not far apart. No, thanks.

OP Here - I'm curious if you think that is changing though as developers move 'up' H Street. Will they hop over to Benning too?

I know when I first moved to DC in 09 - no one in their right mind would buy on H Street. It was a fad place with a few restaurants that wouldn't last. Now? It's one of the best places to eat in all of D.C. with strong retail and grocery and real estate appreciation.

So that's part of why I'm considering it? And I can save $400,000 on a three-bedroom...

I bought a block off H in 2006. We’re still here, still happy, and have a house worth more than twice what we paid for it.

Bragging about home appreciation is like bragging about marriage for money. Yah burning trough it might be fun but you are missing the point. I rather live somewhere nice and lose money on a house.

Of course some will say they’re happy but strangely always caveat it with “don’t doubt us we made money”. No one in nice neighborhoods have to quantify that at least they made money living there. Your insecurities are more telling than your words

You win the award for adding the most daft comment to this discussion. Its fairly common practice for people to use a starter home in order to gain equity and appreciation that can be leveraged to live in a larger house with the elements those who have children look for (yard, schools, etc), which is exactly what the OP is driving at. There are many different ways to invest your money, and in this region, real estate investments can be incredibly high yielding. If you have options other than pissing away rent money in Logan Circle to make someone else rich, why not explore this as an investment option.

I'd love to know what you think a "nice neighborhood" is -- and I am guessing that IF you own property in one, you didn't earn the down payment yourself.

[Anonymous]

Anonymous wrote:This is the PP who bought a rowhouse. I'd personally be comfortable buying at 13th or to 14th. I would not buy on Benning or in Carver-Langston (though I don't believe there are any condos there yet, just rowhouses).

The Starburst will be cleaned up quickly once someone redevelops the Hechinger Mall site, but probably not much will change until then. I haven't seen any plans for that redevelopment, though it's a huge site so I'm sure it's on developers' radar. My guess is that it'll be three to five more years or so. Once the Hopscotch bridge is replaced, I think there will be pressure to extend the streetcar at least to Gallery Place, and if that happens it will make the Hechinger site too attractive to pass up. If that doesn't happen, then the timeline could be a bit longer. But there's no lack of amenities now, and other than going to Jenks hardware, it's pretty easy to avoid the Starburst area.

As for safety more generally, I am pretty comfortable. As in any neighborhood where people go out drinking, muggers can target drunks, so if you're out very late it's smart to be cognizant of that when walking on quiet side streets. If you're right on H, that's not likely to be a big issue.

I am pro-H but do want to point out that the hopscotch bridge project us still about 5 years out, so by the pps logic, things will improve on benningbin nno less than 10 years. You have to buy in the neighborhood you can handle, not in what it is hopefully destined to become. 13 and H is the outer limits of.my personal comfort zone.

[Anonymous]

Definitely.

[Anonymous]

Anonymous wrote:

Anonymous wrote:This is the PP who bought a rowhouse. I'd personally be comfortable buying at 13th or to 14th. I would not buy on Benning or in Carver-Langston (though I don't believe there are any condos there yet, just rowhouses).

The Starburst will be cleaned up quickly once someone redevelops the Hechinger Mall site, but probably not much will change until then. I haven't seen any plans for that redevelopment, though it's a huge site so I'm sure it's on developers' radar. My guess is that it'll be three to five more years or so. Once the Hopscotch bridge is replaced, I think there will be pressure to extend the streetcar at least to Gallery Place, and if that happens it will make the Hechinger site too attractive to pass up. If that doesn't happen, then the timeline could be a bit longer. But there's no lack of amenities now, and other than going to Jenks hardware, it's pretty easy to avoid the Starburst area.

As for safety more generally, I am pretty comfortable. As in any neighborhood where people go out drinking, muggers can target drunks, so if you're out very late it's smart to be cognizant of that when walking on quiet side streets. If you're right on H, that's not likely to be a big issue.

I am pro-H but do want to point out that the hopscotch bridge project us still about 5 years out, so by the pps logic, things will improve on benningbin nno less than 10 years. You have to buy in the neighborhood you can handle, not in what it is hopefully destined to become. 13 and H is the outer limits of.my personal comfort zone.

I actually JUST walked down H st between 13th and 14th. I would not buy a condo on the 14th st end; but I would on the 13th st end.