Mt Prospect in North Potomac

[Anonymous]

I get the 1.5-1.6M range for new construction with modern layouts, what makes it difficult is once you get into the 2.4-3M range, you can get a much larger lot on the resale market. For example:

https://redf.in/91S5H8

[Anonymous]

Anonymous wrote:I get the 1.5-1.6M range for new construction with modern layouts, what makes it difficult is once you get into the 2.4-3M range, you can get a much larger lot on the resale market. For example:

https://redf.in/91S5H8

Agree that there are basically no comps to justify the pricing in this community. You can find lots of new or recently built homes, on better lots, in better neighborhoods, than these houses. The only possible justification for buying one of these houses is that you want to live in a newly built Toll home with other neighbors who are also new. I'm not sure why anyone would be willing to pay a monstrous premium for that, but to each their own.

[Anonymous]

I think it's just about options. Not everyone wants a 35 year old home that needs lots of upgrades and maintenance. Just like not everyone wants to live in a Toll community. For those who can afford it, the variety of options is a good thing.

[Anonymous]

Anonymous wrote:I think it's just about options. Not everyone wants a 35 year old home that needs lots of upgrades and maintenance. Just like not everyone wants to live in a Toll community. For those who can afford it, the variety of options is a good thing.

Well said. The “overpricing” is the premium in making a home and floor plan that fits your needs and family. The house posted earlier is nice but clearly older and would require lots of $ to make into what the buyer actually wants. I think in the end things may even out.

[Anonymous]

Anonymous wrote:I get the 1.5-1.6M range for new construction with modern layouts, what makes it difficult is once you get into the 2.4-3M range, you can get a much larger lot on the resale market. For example:

https://redf.in/91S5H8

I don’t see this as a comparable home. Personally, I have no interest in living in an old, dated house like this. I’m more than happy with my house in Mt. Prospect! But, to each their own!

[Anonymous]

Anonymous wrote:I think it's just about options. Not everyone wants a 35 year old home that needs lots of upgrades and maintenance. Just like not everyone wants to live in a Toll community. For those who can afford it, the variety of options is a good thing.

Exactly!!

[Anonymous]

The windmills are 2.2 bare minimum. After that to finish it, another 100k+ because you have to add outdoor living, paint colors, moulding, tile around fireplace etc. also anyone who bought the little hamlets are stupid, because those will actually never sell. Literally negotiate the price down 200-300k if you want to resell or even get a bit of value for money. Those homes have no lots, mass manufactured, really tiny, and just no point.

[Anonymous]

Anonymous wrote:The windmills are 2.2 bare minimum. After that to finish it, another 100k+ because you have to add outdoor living, paint colors, moulding, tile around fireplace etc. also anyone who bought the little hamlets are stupid, because those will actually never sell. Literally negotiate the price down 200-300k if you want to resell or even get a bit of value for money. Those homes have no lots, mass manufactured, really tiny, and just no point.

Easy solution….find another neighborhood to live in. Better yet, buy the 35 year old house in Potomac (listed above) with lots of yard space, but a tired, dated interior!

[Anonymous]

I don’t find the optioned out Hamlet’s to be too small at around 4500-5000 sq ft with a 3 car garage, though I suppose once it gets up to 1.6-1.7M I can see why it can be tough.

Fact of the matter is, other than true custom, there aren’t many new construction opportunities in this area of MoCo which is why they sell at the price points they do.

[Anonymous]

Anonymous wrote:I don’t find the optioned out Hamlet’s to be too small at around 4500-5000 sq ft with a 3 car garage, though I suppose once it gets up to 1.6-1.7M I can see why it can be tough.

Fact of the matter is, other than true custom, there aren’t many new construction opportunities in this area of MoCo which is why they sell at the price points they do.

Communities are not YET available. Just wait, more will come. But you can still buy a home. But if people negotiate, you can probably get a 10-15% discount

[Anonymous]

Communities are not YET available. Just wait, more will come. But you can still buy a home. But if people negotiate, you can probably get a 10-15% discount

Wait for how long? It’s been 5 years and this is the only community besides the small one near QO that’s opened. Do you know of anything coming in the next 2 years?

[Anonymous]

Anonymous wrote:Communities are not YET available. Just wait, more will come. But you can still buy a home. But if people negotiate, you can probably get a 10-15% discount

Wait for how long? It’s been 5 years, and this is the only community besides the small one near QO that’s opened. Do you know of anything coming in the next two years?

Well, tri-pointe homes in Bethesda provide much better value for money. At least it is cheaper than my prospect and in Bethesda. Also, Williamsburg Homes have a model house for sale near this community for 2.25, which you can probably get for 2.1. It's new and needs a few updates, like the outdoor living, but cheaper and bigger and has a community-like feel. Also, there are many new construction pretty homes in Great Falls and Mclean that are cheaper and nearer to things like highways and DC/Tysons/Bethesda/things to do in general. As for new developments like this, they keep coming up. The couple were by Wormald Homes in Bethesda, several builders in Crown, and others. Also, many homes by classic homes of md available are beautiful and, again, cheaper or better value than this community. I can understand the high prices when the interest rates were low, and people had a lot of new stock money, but now this community has lost its demand. The home prices will come down here whether Toll likes it or not, so wait it out. Many more lots to come for the price to drop, and worse come to worse, you can find a better home, not in Mt. Prospect. This home is only worth 2.0 million finished for the windmills, at least the Renwick.

A few homes (you can get discounts as most homes these days sell for 10% off):
https://www.williamsburgllc.com/quickdelivery/polo-club-estates-homesite-17/
https://www.tripointehomes.com/md/montgomery/amalyn-harmony-collection/
https://www.zillow.com/homedetails/702-Walker-Rd-Great-Falls-VA-22066/51700501_zpid/
https://www.zillow.com/homes/for_sale/house_type/2057612644_zpid/0-2500000_price/0-13271_mp/5000-_size/2020-_built/0_singlestory/days_sort/39.18763304146078,-76.96080501643793,38.82159243160075,-77.43459041682856_rect/0_mmm/?
https://www.zillow.com/homedetails/1603-Westmoreland-St-McLean-VA-22101/51755600_zpid/
https://www.zillow.com/homedetails/5813-Melvern-Dr-Bethesda-MD-20817/37177654_zpid/
https://www.zillow.com/homedetails/12906-Quail-Run-Ct-Gaithersburg-MD-20878/37165273_zpid/
https://classichomesofmaryland.com/select-home-sites/

And more homes like this will keep on coming up. I personally would forget about this community.

[Anonymous]

As a current Mt. Prospect resident who just had a 12 month warranty inspection, I can tell you Toll Bros is building quality homes here. All of my “fixes” are cosmetic: nail pops, replacing a a plank of flooring, adjusting door hardware, etc. Nothing significant.

It seems one poster has it out for Toll Bros and this community. Can’t figure out why. Personally, I don’t want to live in Bethesda or on some huge lot in Potomac. I don’t want an older home that needs to be gutted or updated.

I LOVE my home in this community. I LOVE my neighbors. I LOVE the area. Everyone has different priorities. I get that. But you can’t judge what someone else’s priorities are worth.

I’m not planning on flipping my house. I’m here for years — happily. I bought a stunning, quality home that checks all my boxes. If it doesn’t check your boxes, don’t buy here. But if someone likes what Mt. Prospect has to offer, it really is a great place to live.

[Anonymous]

Anonymous wrote:As a current Mt. Prospect resident who just had a 12 month warranty inspection, I can tell you Toll Bros is building quality homes here. All of my “fixes” are cosmetic: nail pops, replacing a a plank of flooring, adjusting door hardware, etc. Nothing significant.

It seems one poster has it out for Toll Bros and this community. Can’t figure out why. Personally, I don’t want to live in Bethesda or on some huge lot in Potomac. I don’t want an older home that needs to be gutted or updated.

I LOVE my home in this community. I LOVE my neighbors. I LOVE the area. Everyone has different priorities. I get that. But you can’t judge what someone else’s priorities are worth.

I’m not planning on flipping my house. I’m here for years — happily. I bought a stunning, quality home that checks all my boxes. If it doesn’t check your boxes, don’t buy here. But if someone likes what Mt. Prospect has to offer, it really is a great place to live.

I think it is multiple people

[Anonymous]

Anonymous wrote:As a current Mt. Prospect resident who just had a 12 month warranty inspection, I can tell you Toll Bros is building quality homes here. All of my “fixes” are cosmetic: nail pops, replacing a a plank of flooring, adjusting door hardware, etc. Nothing significant.

It seems one poster has it out for Toll Bros and this community. Can’t figure out why. Personally, I don’t want to live in Bethesda or on some huge lot in Potomac. I don’t want an older home that needs to be gutted or updated.

I LOVE my home in this community. I LOVE my neighbors. I LOVE the area. Everyone has different priorities. I get that. But you can’t judge what someone else’s priorities are worth.

I’m not planning on flipping my house. I’m here for years — happily. I bought a stunning, quality home that checks all my boxes. If it doesn’t check your boxes, don’t buy here. But if someone likes what Mt. Prospect has to offer, it really is a great place to live.

Yeah I definitely see the appeal, and clearly there is a market as they are selling despite price increases.

A new community with everyone moving in around the same time can be really nice. As someone who is considering a lot in this community in the future, I also would be doing it without the intent to flip or as an investment, but rather we like the location, proximity to nature/distance from typical established neighborhood congestion like the Luxmanor etc areas.

Too each their own, I just with the prices would keep climbing as the rates do!