Are these H St. NE / Capitol Hill houses priced appropriately?

[Anonymous]

Anonymous wrote:

Anonymous wrote:We love this block of houses on the 13th St NE block, just south of H St. This one just hit the market and seems on the lower end price-wise, compared to others of this size/location:

https://www.redfin.com/DC/Washington/718-13th-St-NE-20002/home/9909933

Discounted for not having at least a powder room on the main level, which many buyers won't consider. And being that close to H will be enticing to some but equally off-putting to others.

lol, can you really not walk up the stairs? I get that a powder room is nice, but it's still a seller's market on the Hill. You find the right house you can afford zoned for a good school ... lack of a powder room is not going to stand in the way.

[Anonymous]

Main level toilet/sink are necessary in case someone is hurt/old/pregnant so cant go upstairs.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:We love this block of houses on the 13th St NE block, just south of H St. This one just hit the market and seems on the lower end price-wise, compared to others of this size/location:

https://www.redfin.com/DC/Washington/718-13th-St-NE-20002/home/9909933

Discounted for not having at least a powder room on the main level, which many buyers won't consider. And being that close to H will be enticing to some but equally off-putting to others.

lol, can you really not walk up the stairs? I get that a powder room is nice, but it's still a seller's market on the Hill. You find the right house you can afford zoned for a good school ... lack of a powder room is not going to stand in the way.

A large subset of buyers disagrees with you on the powder room issue, and the sizable number of houses sitting on the Hill disproves your seller's market point.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:We love this block of houses on the 13th St NE block, just south of H St. This one just hit the market and seems on the lower end price-wise, compared to others of this size/location:

https://www.redfin.com/DC/Washington/718-13th-St-NE-20002/home/9909933

Discounted for not having at least a powder room on the main level, which many buyers won't consider. And being that close to H will be enticing to some but equally off-putting to others.

lol, can you really not walk up the stairs? I get that a powder room is nice, but it's still a seller's market on the Hill. You find the right house you can afford zoned for a good school ... lack of a powder room is not going to stand in the way.

People want powder rooms because not all house guests will want or be able to climb up stairs. Or they have kids and having an extra sink and toilet available comes in handy with kids. Or they wfh while a nanny is in the house and don't want to have to share a bathroom with her and the kids. And so on.

It might not be a deal breaker if someone really wants to live on the Hill and yes, wants in bound for a specific school. But other people might say, eh, my kid will go to a charter and I can get a house with what I want north of H.

It might still be a seller's market because of low inventory, but the buyer pool is shrinking and buyers aren't willing to pay as much because of higher rates. So yeah, the lack of a main floor powder room could cause certain people to cross that house off their list, which means fewer offers and lower sale prices.

This is not rocket science.

[Anonymous]

I know its small and has a higher condo fee but its a great location, almost new luxury condo and all utilities are included. Should I put an offer?

https://www.realtor.com/realestateandhomes-detail/1111-Pennsylvania-Ave-SE-Unit-207_Washington_DC_20003_M92367-25151

[Anonymous]

Anonymous wrote:I know its small and has a higher condo fee but its a great location, almost new luxury condo and all utilities are included. Should I put an offer?

https://www.realtor.com/realestateandhomes-detail/1111-Pennsylvania-Ave-SE-Unit-207_Washington_DC_20003_M92367-25151

m
That seems really expensive for what it is.

[Anonymous]

Anonymous wrote:

Anonymous wrote:I know its small and has a higher condo fee but its a great location, almost new luxury condo and all utilities are included. Should I put an offer?

https://www.realtor.com/realestateandhomes-detail/1111-Pennsylvania-Ave-SE-Unit-207_Washington_DC_20003_M92367-25151

m
That seems really expensive for what it is.

Its not. These are market rates. Its a nice and new unit in a desirable building very in a hot pocket.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:We love this block of houses on the 13th St NE block, just south of H St. This one just hit the market and seems on the lower end price-wise, compared to others of this size/location:

https://www.redfin.com/DC/Washington/718-13th-St-NE-20002/home/9909933

Discounted for not having at least a powder room on the main level, which many buyers won't consider. And being that close to H will be enticing to some but equally off-putting to others.

lol, can you really not walk up the stairs? I get that a powder room is nice, but it's still a seller's market on the Hill. You find the right house you can afford zoned for a good school ... lack of a powder room is not going to stand in the way.

People want powder rooms because not all house guests will want or be able to climb up stairs. Or they have kids and having an extra sink and toilet available comes in handy with kids. Or they wfh while a nanny is in the house and don't want to have to share a bathroom with her and the kids. And so on.

It might not be a deal breaker if someone really wants to live on the Hill and yes, wants in bound for a specific school. But other people might say, eh, my kid will go to a charter and I can get a house with what I want north of H.

It might still be a seller's market because of low inventory, but the buyer pool is shrinking and buyers aren't willing to pay as much because of higher rates. So yeah, the lack of a main floor powder room could cause certain people to cross that house off their list, which means fewer offers and lower sale prices.

This is not rocket science.

It is not a dealbreaker for buyers looking in that price range. I promise, it’s not.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:We love this block of houses on the 13th St NE block, just south of H St. This one just hit the market and seems on the lower end price-wise, compared to others of this size/location:

https://www.redfin.com/DC/Washington/718-13th-St-NE-20002/home/9909933

Discounted for not having at least a powder room on the main level, which many buyers won't consider. And being that close to H will be enticing to some but equally off-putting to others.

lol, can you really not walk up the stairs? I get that a powder room is nice, but it's still a seller's market on the Hill. You find the right house you can afford zoned for a good school ... lack of a powder room is not going to stand in the way.

People want powder rooms because not all house guests will want or be able to climb up stairs. Or they have kids and having an extra sink and toilet available comes in handy with kids. Or they wfh while a nanny is in the house and don't want to have to share a bathroom with her and the kids. And so on.

It might not be a deal breaker if someone really wants to live on the Hill and yes, wants in bound for a specific school. But other people might say, eh, my kid will go to a charter and I can get a house with what I want north of H.

It might still be a seller's market because of low inventory, but the buyer pool is shrinking and buyers aren't willing to pay as much because of higher rates. So yeah, the lack of a main floor powder room could cause certain people to cross that house off their list, which means fewer offers and lower sale prices.

This is not rocket science.

It is not a dealbreaker for buyers looking in that price range. I promise, it’s not.

Some buyers? Maybe. Many buyers. Most certainly yes.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:We love this block of houses on the 13th St NE block, just south of H St. This one just hit the market and seems on the lower end price-wise, compared to others of this size/location:

https://www.redfin.com/DC/Washington/718-13th-St-NE-20002/home/9909933

Discounted for not having at least a powder room on the main level, which many buyers won't consider. And being that close to H will be enticing to some but equally off-putting to others.

lol, can you really not walk up the stairs? I get that a powder room is nice, but it's still a seller's market on the Hill. You find the right house you can afford zoned for a good school ... lack of a powder room is not going to stand in the way.

People want powder rooms because not all house guests will want or be able to climb up stairs. Or they have kids and having an extra sink and toilet available comes in handy with kids. Or they wfh while a nanny is in the house and don't want to have to share a bathroom with her and the kids. And so on.

It might not be a deal breaker if someone really wants to live on the Hill and yes, wants in bound for a specific school. But other people might say, eh, my kid will go to a charter and I can get a house with what I want north of H.

It might still be a seller's market because of low inventory, but the buyer pool is shrinking and buyers aren't willing to pay as much because of higher rates. So yeah, the lack of a main floor powder room could cause certain people to cross that house off their list, which means fewer offers and lower sale prices.

This is not rocket science.

It is not a dealbreaker for buyers looking in that price range. I promise, it’s not.

What percentage of Hill homes have at least a powder room on the first floor? 90 percent? So when you see one that doesn't, it sticks out like a sore thumb and buyers notice it immediately, especially if they've seen a lot of other houses already.

[Anonymous]

If there is a spacious closet on main floor, you can always add a small powder room. If there is a patio area, in many cases you can add one there. Look outside the box when it comes to older urban row homes in desirable areas. If you wanted a boring basic builder floor plan in middle of nowhere, you wouldn't be house hunting in historic districts.

[Anonymous]

Anonymous wrote:If there is a spacious closet on main floor, you can always add a small powder room. If there is a patio area, in many cases you can add one there. Look outside the box when it comes to older urban row homes in desirable areas. If you wanted a boring basic builder floor plan in middle of nowhere, you wouldn't be house hunting in historic districts.

Exactly. I'm sure that there could be some price discount for lack of a powder room, but its hardly a dealbreaker for most buyers. I mean, houses with no parking sell like hotcakes too! When we bought our house with no powder room 10 years ago there was plenty of competition, and I expect the same when we sell.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I know its small and has a higher condo fee but its a great location, almost new luxury condo and all utilities are included. Should I put an offer?

https://www.realtor.com/realestateandhomes-detail/1111-Pennsylvania-Ave-SE-Unit-207_Washington_DC_20003_M92367-25151

m
That seems really expensive for what it is.

Its not. These are market rates. Its a nice and new unit in a desirable building very in a hot pocket.

$750k for a 1br condo w/800 HOA fees? Seems like a bargain for NYC, but not really DC.

[Anonymous]

Anonymous wrote:Main level toilet/sink are necessary in case someone is hurt/old/pregnant so cant go upstairs.

Do you know what Hill rowhouses are like?

[Anonymous]

Anonymous wrote:

Anonymous wrote:If there is a spacious closet on main floor, you can always add a small powder room. If there is a patio area, in many cases you can add one there. Look outside the box when it comes to older urban row homes in desirable areas. If you wanted a boring basic builder floor plan in middle of nowhere, you wouldn't be house hunting in historic districts.

Exactly. I'm sure that there could be some price discount for lack of a powder room, but its hardly a dealbreaker for most buyers. I mean, houses with no parking sell like hotcakes too! When we bought our house with no powder room 10 years ago there was plenty of competition, and I expect the same when we sell.

Most Hill homes lack parking, and it's not something that can be added in a renovation.