Are these H St. NE / Capitol Hill houses priced appropriately?
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Anonymous
| Parking may be a challenge when the market is happening, but probably not much worse than any other time. Nice thing about that neighborhood is it's walkability and proximity to metro. 7th and SC are extremely walkable locations so not really a need to take the car out all that much. So many houses on the Hill don't have parking, even close to things like EM, so I'm not sure it's that much of a factor for most buyers. |
Anonymous
I love that street, super pretty |
Anonymous
Yup. It was listed at $940k before (after a price drop from $985k when it first listed on May 4). Maybe they think the problem isn't the price, but they needed new staging and new pictures (and maybe a new agent)? I dunno. I can sort understand the sellers' thinking, though. Even with the weird decor and cheap-looking kitchen, over 2,500 sf for under $1M seems like a bargain in this market—unless "this market" has changed more than I thought in the last month. Or maybe there's something else really wrong with it that's not in the photos. |
Anonymous
I live very close to the South Carolina house, and Saturday may be the toughest day to find a spot on your block, but you won't have to park far away -- usually you can find parking one block down. Since the parking garage opened up under the Trader Joe's, finding parking on Saturdays has actually become easier in this area. |
Anonymous
Also wanted to add that the advantage of this area is that you rarely have to move your car in the first place -- most everything you need is within walking distance. We drive now to take our kids to sports games, but other than that, we rarely move the car. |
Anonymous
I live right there and say Capitol Hill generally, Lincoln Park specifically. That’s not Hill East— I’d say Hill East starts around 14th St. |
Anonymous
It really depends on the buyer. Many people want the walkability of the Hill but also want to reliably park their car on their block whenever they come home. This can be particularly important to people with kids -- even if you only take your car out once or twice a week, if you have small children, it's really helpful to be close enough to the house that carrying a car seat, stroller, or other gear back and forth isn't overly burdensome. We lived on the Hill for 4 years with street parking only and regularly parked a couple blocks away from our house without issue. But when we moved we prioritized a place with parking specifically because we were having a kid. So it absolutely factored into our thinking then. Now our kid is 5 and it's become less important again. But for 5 years, it was really nice to be able to park close. |
Anonymous
Yup. It’s part of original Capitol Hill historic district. |
Anonymous
622 G finally sold for $925k—$125k below list. 226 F is still on the market. It does seem like the Capitol Hill market has softened quite a bit over the past month. For a while there, it seemed like you couldn't get anything over 2,000 sf for under $1.1M. But now there are houses sitting at that size & price. I think we've discussed these before, for example: 3BR/2.5BA, 2166 sf, $1.1M (listed 5/13): https://www.redfin.com/DC/Washington/403-11th-St-NE-20002/home/9908314 2BR/2BA, 2516 sf, $950k (listed 5/3): https://www.redfin.com/DC/Washington/1018-F-St-NE-20002/home/9906175 |
Anonymous
I’m shocked. I haven’t seen anything livable under $1m around near that block in quite some time. The G Street house was cluttered/messy and needed some work, but certainly appeared livable. But I’m also seeing things slow down and houses sitting at lower prices too. Interest rate hikes certainly won’t help. |
Anonymous
| It seems good houses rarely go on sale. I don’t know if owners don’t ever move or those places go as pocket properties to people in some waiting line. |
Anonymous
The F Street house was discussed above. It's been on and off the market for a while now at somewhat wildly fluctuating prices. Think the knock on it is its peculiar layout. But yeah, Hill houses that have issues are starting to sit/see price cuts. |
Anonymous
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The layout of the F street house is really pretty bad.
Though this place with a similarly bad stair placement and an unfinished basement had no problems moving. https://www.redfin.com/DC/Washington/435-5th-St-NE-20002/home/9896939 |
Anonymous
That place is adorable but it’s a condo. There’s no way a house in that location/condition would sell under a million. |
Anonymous
NP but 435 5th is a house, not a condo. Got a basement and a yard and everything! |