Lyon Village - please explain

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I know a few work colleagues who live in Cap Hill, and they are similar to OP -- always a little too eager to tell about how great it is and dismissive of all other neighborhoods in the DMV. I am not really sure where this type of insecurity of Cap Hill folks comes from.

Again, I did not start this to argue the Hill is superior. I fully understand the variables that would lead to Arlington. It’s just that I specifically wonder about the $1.5 mil premium for Lyon Village. Does not make sense to me when much nicer neighborhoods are available at cheaper/same price.

I've always thought of the "big 3" walkable North Arlington neighborhoods as Lyon Village, Lyon Park, and Ashton Heights and Lyon Village is both a) closer to the commercial strip and the metro and b) zoned for better elementary and middle schools. I don't think LV is anywhere near a $1.5 million premium vs Lyon Park/Ashton Heights but it's definitely the most expensive of the three. I think all three trade at a premium to less walkable neighborhoods but it gets a bit muddled since many of the 22207 homes have larger lots, etc.

I wanted to bring a bit of data to my claim that Lyon Village doesn't command a $1.5 million premium. I used Redfin to look at sales in each of these three neighborhoods over the past three years. Here are the average house size and price for each:

Lyon Village (131 sales): 2,967sf -- $1,575,000 -- $546/sf
Lyon Park (131 sales): 2,448sf -- $1,220,000 -- $490/sf
Ashton Heights (99 sales): 2,124sf -- $1,010,000 - $548/sf

I think another thing to note is that pretty much all of Lyon Village is uniform with larger houses whereas Lyon Park has some smaller houses east of Wash Blvd and Ashton Heights has a bunch of smaller duplexes near Wilson. If you exclude those areas the average price in Lyon Park jumps to $1,325,000 (2,529sf average) and Ashton Heights increases to $1,297,5000 (2,336sf). Lyon Village is still the most expensive but it's like a $250k premium rather than a $1.5m premium.

Why would those neighborhoods have a $1.5m premium? They are very, very similar to LV.

OP has yet to provide a comparable neighborhood that doesn’t have the “$1.5M premium”. The fact is that any other comparable neighborhood will also be $$$.

No, my point is that the comparable neighborhoods are much nicer. Not dumpy and gross like LV.

LOL. You think Lyon Park and Ashton Heights are less “dumpy” than LV? Have you ever actually been to Arlington?

OP still hasn’t shared a comparable neighborhood that is “$1.5M cheaper”.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I know a few work colleagues who live in Cap Hill, and they are similar to OP -- always a little too eager to tell about how great it is and dismissive of all other neighborhoods in the DMV. I am not really sure where this type of insecurity of Cap Hill folks comes from.

Again, I did not start this to argue the Hill is superior. I fully understand the variables that would lead to Arlington. It’s just that I specifically wonder about the $1.5 mil premium for Lyon Village. Does not make sense to me when much nicer neighborhoods are available at cheaper/same price.

I've always thought of the "big 3" walkable North Arlington neighborhoods as Lyon Village, Lyon Park, and Ashton Heights and Lyon Village is both a) closer to the commercial strip and the metro and b) zoned for better elementary and middle schools. I don't think LV is anywhere near a $1.5 million premium vs Lyon Park/Ashton Heights but it's definitely the most expensive of the three. I think all three trade at a premium to less walkable neighborhoods but it gets a bit muddled since many of the 22207 homes have larger lots, etc.

I wanted to bring a bit of data to my claim that Lyon Village doesn't command a $1.5 million premium. I used Redfin to look at sales in each of these three neighborhoods over the past three years. Here are the average house size and price for each:

Lyon Village (131 sales): 2,967sf -- $1,575,000 -- $546/sf
Lyon Park (131 sales): 2,448sf -- $1,220,000 -- $490/sf
Ashton Heights (99 sales): 2,124sf -- $1,010,000 - $548/sf

I think another thing to note is that pretty much all of Lyon Village is uniform with larger houses whereas Lyon Park has some smaller houses east of Wash Blvd and Ashton Heights has a bunch of smaller duplexes near Wilson. If you exclude those areas the average price in Lyon Park jumps to $1,325,000 (2,529sf average) and Ashton Heights increases to $1,297,5000 (2,336sf). Lyon Village is still the most expensive but it's like a $250k premium rather than a $1.5m premium.

Why would those neighborhoods have a $1.5m premium? They are very, very similar to LV.

OP has yet to provide a comparable neighborhood that doesn’t have the “$1.5M premium”. The fact is that any other comparable neighborhood will also be $$$.

No, my point is that the comparable neighborhoods are much nicer. Not dumpy and gross like LV.

LOL. You think Lyon Park and Ashton Heights are less “dumpy” than LV? Have you ever actually been to Arlington?

OP still hasn’t shared a comparable neighborhood that is “$1.5M cheaper”.

That’s because OP can’t even afford one of THOSE neighborhoods. What a weird thread this is!

[Anonymous]

The difference is that the $1 million that it would cost send two kids to private school is gone forever. An additional $1 million spent on a house is equity that you will get back when you sell.

We lived in a walkable neighborhood in a row house and paid for private school for one kid, but if we’d had 2 kids, we would have moved to a better public school district.

[Anonymous]

Anonymous wrote:Here's what you get in Scarsdale like a 3 minute walk from Metro North: https://www.redfin.com/NY/Scarsdale/21-Overhill-Rd-10583/home/20059720

SO MUCH PRETTIER.

The taxes are $40k a year on the existing $1.6 million assessment. An additional 25% in value would presumably make it $50k per year?

[Anonymous]

I find this thread so fun. I sold my LV house (listed it as Ashton heights because it carried more “prestige”) about 9 years ago.
We had younger kids and it just did not work for us with bikes and doing kid stuff. We had a 12k lot and average house. We cleared enough to pay cash for another house in n Arlington.

Our old house (still standing) is now worth the same as our bigger house. We have no regrets. It is a good area for strollers, not for tweens.

[Anonymous]

That is the first time I've heard of Ashton Heights ever carrying more cachet than Lyon Village - and this was only 9 years ago? Weird!

[Anonymous]

Anonymous wrote:That is the first time I've heard of Ashton Heights ever carrying more cachet than Lyon Village - and this was only 9 years ago? Weird!

That's because it's not true. There aren't any 12k lots and AH doesn't even abut LV so that post doesn't make any sense. PP probably means LP.

And all three of those neighborhoods are great for kid stuff/tweens.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I know a few work colleagues who live in Cap Hill, and they are similar to OP -- always a little too eager to tell about how great it is and dismissive of all other neighborhoods in the DMV. I am not really sure where this type of insecurity of Cap Hill folks comes from.

Again, I did not start this to argue the Hill is superior. I fully understand the variables that would lead to Arlington. It’s just that I specifically wonder about the $1.5 mil premium for Lyon Village. Does not make sense to me when much nicer neighborhoods are available at cheaper/same price.

I've always thought of the "big 3" walkable North Arlington neighborhoods as Lyon Village, Lyon Park, and Ashton Heights and Lyon Village is both a) closer to the commercial strip and the metro and b) zoned for better elementary and middle schools. I don't think LV is anywhere near a $1.5 million premium vs Lyon Park/Ashton Heights but it's definitely the most expensive of the three. I think all three trade at a premium to less walkable neighborhoods but it gets a bit muddled since many of the 22207 homes have larger lots, etc.

I wanted to bring a bit of data to my claim that Lyon Village doesn't command a $1.5 million premium. I used Redfin to look at sales in each of these three neighborhoods over the past three years. Here are the average house size and price for each:

Lyon Village (131 sales): 2,967sf -- $1,575,000 -- $546/sf
Lyon Park (131 sales): 2,448sf -- $1,220,000 -- $490/sf
Ashton Heights (99 sales): 2,124sf -- $1,010,000 - $548/sf

I think another thing to note is that pretty much all of Lyon Village is uniform with larger houses whereas Lyon Park has some smaller houses east of Wash Blvd and Ashton Heights has a bunch of smaller duplexes near Wilson. If you exclude those areas the average price in Lyon Park jumps to $1,325,000 (2,529sf average) and Ashton Heights increases to $1,297,5000 (2,336sf). Lyon Village is still the most expensive but it's like a $250k premium rather than a $1.5m premium.

Why would those neighborhoods have a $1.5m premium? They are very, very similar to LV.

OP has yet to provide a comparable neighborhood that doesn’t have the “$1.5M premium”. The fact is that any other comparable neighborhood will also be $$$.

No, my point is that the comparable neighborhoods are much nicer. Not dumpy and gross like LV.

LOL. You think Lyon Park and Ashton Heights are less “dumpy” than LV? Have you ever actually been to Arlington?

OP still hasn’t shared a comparable neighborhood that is “$1.5M cheaper”.

Not in NOVA, but in DC for sure. This house is being bashed elsewhere on DCUM, but I love it, and the LV dumpty ones cannot compare: https://www.redfin.com/DC/Washington/4501-Cathedral-Ave-NW-20016/home/9956020

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I know a few work colleagues who live in Cap Hill, and they are similar to OP -- always a little too eager to tell about how great it is and dismissive of all other neighborhoods in the DMV. I am not really sure where this type of insecurity of Cap Hill folks comes from.

Again, I did not start this to argue the Hill is superior. I fully understand the variables that would lead to Arlington. It’s just that I specifically wonder about the $1.5 mil premium for Lyon Village. Does not make sense to me when much nicer neighborhoods are available at cheaper/same price.

I've always thought of the "big 3" walkable North Arlington neighborhoods as Lyon Village, Lyon Park, and Ashton Heights and Lyon Village is both a) closer to the commercial strip and the metro and b) zoned for better elementary and middle schools. I don't think LV is anywhere near a $1.5 million premium vs Lyon Park/Ashton Heights but it's definitely the most expensive of the three. I think all three trade at a premium to less walkable neighborhoods but it gets a bit muddled since many of the 22207 homes have larger lots, etc.

I wanted to bring a bit of data to my claim that Lyon Village doesn't command a $1.5 million premium. I used Redfin to look at sales in each of these three neighborhoods over the past three years. Here are the average house size and price for each:

Lyon Village (131 sales): 2,967sf -- $1,575,000 -- $546/sf
Lyon Park (131 sales): 2,448sf -- $1,220,000 -- $490/sf
Ashton Heights (99 sales): 2,124sf -- $1,010,000 - $548/sf

I think another thing to note is that pretty much all of Lyon Village is uniform with larger houses whereas Lyon Park has some smaller houses east of Wash Blvd and Ashton Heights has a bunch of smaller duplexes near Wilson. If you exclude those areas the average price in Lyon Park jumps to $1,325,000 (2,529sf average) and Ashton Heights increases to $1,297,5000 (2,336sf). Lyon Village is still the most expensive but it's like a $250k premium rather than a $1.5m premium.

Why would those neighborhoods have a $1.5m premium? They are very, very similar to LV.

OP has yet to provide a comparable neighborhood that doesn’t have the “$1.5M premium”. The fact is that any other comparable neighborhood will also be $$$.

No, my point is that the comparable neighborhoods are much nicer. Not dumpy and gross like LV.

LOL. You think Lyon Park and Ashton Heights are less “dumpy” than LV? Have you ever actually been to Arlington?

OP still hasn’t shared a comparable neighborhood that is “$1.5M cheaper”.

Not in NOVA, but in DC for sure. This house is being bashed elsewhere on DCUM, but I love it, and the LV dumpty ones cannot compare: https://www.redfin.com/DC/Washington/4501-Cathedral-Ave-NW-20016/home/9956020

Gorgeous home.

But: galley kitchen, small lot, no off-street parking, and not that walkable/low transit score.

While I personally love older homes, many buyers want shiny and new.

[Anonymous]

Anonymous wrote:

Anonymous wrote:That is the first time I've heard of Ashton Heights ever carrying more cachet than Lyon Village - and this was only 9 years ago? Weird!

That's because it's not true. There aren't any 12k lots and AH doesn't even abut LV so that post doesn't make any sense. PP probably means LP.

And all three of those neighborhoods are great for kid stuff/tweens.

I've found a handful of 11,600sf lots and some 16-20k sf lots in Lyon Village. Agree on probably meaning Lyon Park though - until I moved to Ashton Heights I assumed AH/LP was all one neighborhood. In truth AH/LP west of Wash Blvd feels like one cohesive neighborhood and the LP part east of Wash Blvd feels like another.

[Anonymous]

This is maybe the LV ideal:
http://spws.homevisit.com/mls/289567

Shiny & new and two blocks from WF. Almost twice as big as the Cathedral Dr place - space for guest room and au pair. Big kitchen. More space/better flow for entertaining. Mudroom. Laundry upstairs. Rec room and loft level. High ceilings. Etc. Fits more with "modern family" living.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:That is the first time I've heard of Ashton Heights ever carrying more cachet than Lyon Village - and this was only 9 years ago? Weird!

That's because it's not true. There aren't any 12k lots and AH doesn't even abut LV so that post doesn't make any sense. PP probably means LP.

And all three of those neighborhoods are great for kid stuff/tweens.

I've found a handful of 11,600sf lots and some 16-20k sf lots in Lyon Village. Agree on probably meaning Lyon Park though - until I moved to Ashton Heights I assumed AH/LP was all one neighborhood. In truth AH/LP west of Wash Blvd feels like one cohesive neighborhood and the LP part east of Wash Blvd feels like another.

Agree - it feels like one big neighborhood. There are a couple 12k lots in AH/LP.

[Anonymous]

Anonymous wrote:This is maybe the LV ideal:
http://spws.homevisit.com/mls/289567

Shiny & new and two blocks from WF. Almost twice as big as the Cathedral Dr place - space for guest room and au pair. Big kitchen. More space/better flow for entertaining. Mudroom. Laundry upstairs. Rec room and loft level. High ceilings. Etc. Fits more with "modern family" living.

I should say that's the ideal for new construction in LV.

Here is an example of an original LV home.
https://www.redfin.com/VA/Arlington/1925-N-Harvard-St-22201/home/11247551

If it were updated, it'd be comparable to the Cathedral Dr. house -- but it'd be cheaper.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I know a few work colleagues who live in Cap Hill, and they are similar to OP -- always a little too eager to tell about how great it is and dismissive of all other neighborhoods in the DMV. I am not really sure where this type of insecurity of Cap Hill folks comes from.

Again, I did not start this to argue the Hill is superior. I fully understand the variables that would lead to Arlington. It’s just that I specifically wonder about the $1.5 mil premium for Lyon Village. Does not make sense to me when much nicer neighborhoods are available at cheaper/same price.

I've always thought of the "big 3" walkable North Arlington neighborhoods as Lyon Village, Lyon Park, and Ashton Heights and Lyon Village is both a) closer to the commercial strip and the metro and b) zoned for better elementary and middle schools. I don't think LV is anywhere near a $1.5 million premium vs Lyon Park/Ashton Heights but it's definitely the most expensive of the three. I think all three trade at a premium to less walkable neighborhoods but it gets a bit muddled since many of the 22207 homes have larger lots, etc.

I wanted to bring a bit of data to my claim that Lyon Village doesn't command a $1.5 million premium. I used Redfin to look at sales in each of these three neighborhoods over the past three years. Here are the average house size and price for each:

Lyon Village (131 sales): 2,967sf -- $1,575,000 -- $546/sf
Lyon Park (131 sales): 2,448sf -- $1,220,000 -- $490/sf
Ashton Heights (99 sales): 2,124sf -- $1,010,000 - $548/sf

I think another thing to note is that pretty much all of Lyon Village is uniform with larger houses whereas Lyon Park has some smaller houses east of Wash Blvd and Ashton Heights has a bunch of smaller duplexes near Wilson. If you exclude those areas the average price in Lyon Park jumps to $1,325,000 (2,529sf average) and Ashton Heights increases to $1,297,5000 (2,336sf). Lyon Village is still the most expensive but it's like a $250k premium rather than a $1.5m premium.

Why would those neighborhoods have a $1.5m premium? They are very, very similar to LV.

OP has yet to provide a comparable neighborhood that doesn’t have the “$1.5M premium”. The fact is that any other comparable neighborhood will also be $$$.

No, my point is that the comparable neighborhoods are much nicer. Not dumpy and gross like LV.

LOL. You think Lyon Park and Ashton Heights are less “dumpy” than LV? Have you ever actually been to Arlington?

OP still hasn’t shared a comparable neighborhood that is “$1.5M cheaper”.

Not in NOVA, but in DC for sure. This house is being bashed elsewhere on DCUM, but I love it, and the LV dumpty ones cannot compare: https://www.redfin.com/DC/Washington/4501-Cathedral-Ave-NW-20016/home/9956020

Gorgeous home.

But: galley kitchen, small lot, no off-street parking, and not that walkable/low transit score.

While I personally love older homes, many buyers want shiny and new.

Do you have $3 mil for a house? With that kind of money you’re not hoofing it to Courthouse metro. Agree about the kitchen tho. And the lack of garages/driveways gives so much more curve appeal. Part of what is so dumpty about LV is the ugly driveways and terrible landscaping.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I know a few work colleagues who live in Cap Hill, and they are similar to OP -- always a little too eager to tell about how great it is and dismissive of all other neighborhoods in the DMV. I am not really sure where this type of insecurity of Cap Hill folks comes from.

Again, I did not start this to argue the Hill is superior. I fully understand the variables that would lead to Arlington. It’s just that I specifically wonder about the $1.5 mil premium for Lyon Village. Does not make sense to me when much nicer neighborhoods are available at cheaper/same price.

I've always thought of the "big 3" walkable North Arlington neighborhoods as Lyon Village, Lyon Park, and Ashton Heights and Lyon Village is both a) closer to the commercial strip and the metro and b) zoned for better elementary and middle schools. I don't think LV is anywhere near a $1.5 million premium vs Lyon Park/Ashton Heights but it's definitely the most expensive of the three. I think all three trade at a premium to less walkable neighborhoods but it gets a bit muddled since many of the 22207 homes have larger lots, etc.

I wanted to bring a bit of data to my claim that Lyon Village doesn't command a $1.5 million premium. I used Redfin to look at sales in each of these three neighborhoods over the past three years. Here are the average house size and price for each:

Lyon Village (131 sales): 2,967sf -- $1,575,000 -- $546/sf
Lyon Park (131 sales): 2,448sf -- $1,220,000 -- $490/sf
Ashton Heights (99 sales): 2,124sf -- $1,010,000 - $548/sf

I think another thing to note is that pretty much all of Lyon Village is uniform with larger houses whereas Lyon Park has some smaller houses east of Wash Blvd and Ashton Heights has a bunch of smaller duplexes near Wilson. If you exclude those areas the average price in Lyon Park jumps to $1,325,000 (2,529sf average) and Ashton Heights increases to $1,297,5000 (2,336sf). Lyon Village is still the most expensive but it's like a $250k premium rather than a $1.5m premium.

Why would those neighborhoods have a $1.5m premium? They are very, very similar to LV.

OP has yet to provide a comparable neighborhood that doesn’t have the “$1.5M premium”. The fact is that any other comparable neighborhood will also be $$$.

No, my point is that the comparable neighborhoods are much nicer. Not dumpy and gross like LV.

LOL. You think Lyon Park and Ashton Heights are less “dumpy” than LV? Have you ever actually been to Arlington?

OP still hasn’t shared a comparable neighborhood that is “$1.5M cheaper”.

Not in NOVA, but in DC for sure. This house is being bashed elsewhere on DCUM, but I love it, and the LV dumpty ones cannot compare: https://www.redfin.com/DC/Washington/4501-Cathedral-Ave-NW-20016/home/9956020

Gorgeous home.

But: galley kitchen, small lot, no off-street parking, and not that walkable/low transit score.

While I personally love older homes, many buyers want shiny and new.

Do you have $3 mil for a house? With that kind of money you’re not hoofing it to Courthouse metro. Agree about the kitchen tho. And the lack of garages/driveways gives so much more curve appeal. Part of what is so dumpty about LV is the ugly driveways and terrible landscaping.

Yes. And I take the metro occasionally for events but not for my commute because when I actually go to the office it’s a short drive into DC. It’d take me longer to Metro.

Some streets in LV have alleys & garages in back. Agree that having a garage in front is less attractive. But it’s better than fighting for street parking. BTDT.

Most of the DC area is dumpy with meh landscaping so not exactly a deal breaker for most people.