Do you think the Pimmit Hills area will eventually become upscale?

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Now you are are being stupid, historically that area used to be more upscale but fell hard in the late 70s and 80s. Look I live in the premiere area that is better than both that 22042 and pimmit hills. I can tell you 22042 has no hope for the future as a family friendly and stable neighborhood. Mosaic may be a good thing but it's not built for families and most of the families venturing there live in other neighborhoods.

I think that pimmit hills has historically had a bad name associated with it but there are way too many things going for it, location , silver line / orange line, massive redevelopment across the street in tysons, great schools, superior location between all major roads, larger lots w/ mature trees, sidewalks, younger families because of the entry level housing prices as well as new builds etc...

The "premiere area"? LOL.

Anyway, your logic is less than compelling. Pimmit Hills isn't that great today, and there are limits to its upside potential given the housing, but it's better than it was when people associated it with the Pagans and other gangs and Marshall was considered one of the worst high schools in the county (not just because it drew from PH but also because it drew from lower-income apartments that are still around). 22042 has a great location and, more recently, has been appreciating more rapidly than the PH zip code.

As for all the things you claim are going for PH, don't exaggerate. The Metro stations aren't really within walking distance for most residents; people don't necessarily want to be surrounded by super-highways; the elementaries aren't as highly rated as others in McLean and Vienna; and the schools are overcrowded and projected to be seriously over-capacity soon. The main thing it has had going for it was that it was less expensive than some nearby areas, but if prices go up more people will just look elsewhere for entry-level housing, new builds, etc.

Pimmit Hills
Median Sold Price $805K
Up From Last Year 75%

22042
Median Sold Price $499K
Up from last year 16.3%

The median sales price for PH since the beginning of 2014 is @$465K. You are using a service that includes areas outside of PH when you try to search for sales data. Rookie mistake, but no one who knows PH would claim with a straight face that the median sales price is over $800K.

The Pimmit Hills market saw three homes go under contract and failed to break out of a determined downward trend. Along with that, total home sales fell to three over the last 30 days. As contracts trended lower, prices have been increasing. The median sales price hit $865,000, extending a 12-week long spike. With only two months of inventory left to sell and prices on the rise, Pimmit Hills is still a strong seller's market, in spite of the downward trend in contracts numbers.

http://www.homesnap.com/news/2015-01-02/article/pimmit-hills-real-estate-market-continues-downward-trend-in-contracts

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Now you are are being stupid, historically that area used to be more upscale but fell hard in the late 70s and 80s. Look I live in the premiere area that is better than both that 22042 and pimmit hills. I can tell you 22042 has no hope for the future as a family friendly and stable neighborhood. Mosaic may be a good thing but it's not built for families and most of the families venturing there live in other neighborhoods.

I think that pimmit hills has historically had a bad name associated with it but there are way too many things going for it, location , silver line / orange line, massive redevelopment across the street in tysons, great schools, superior location between all major roads, larger lots w/ mature trees, sidewalks, younger families because of the entry level housing prices as well as new builds etc...

The "premiere area"? LOL.

Anyway, your logic is less than compelling. Pimmit Hills isn't that great today, and there are limits to its upside potential given the housing, but it's better than it was when people associated it with the Pagans and other gangs and Marshall was considered one of the worst high schools in the county (not just because it drew from PH but also because it drew from lower-income apartments that are still around). 22042 has a great location and, more recently, has been appreciating more rapidly than the PH zip code.

As for all the things you claim are going for PH, don't exaggerate. The Metro stations aren't really within walking distance for most residents; people don't necessarily want to be surrounded by super-highways; the elementaries aren't as highly rated as others in McLean and Vienna; and the schools are overcrowded and projected to be seriously over-capacity soon. The main thing it has had going for it was that it was less expensive than some nearby areas, but if prices go up more people will just look elsewhere for entry-level housing, new builds, etc.

Pimmit Hills
Median Sold Price $805K
Up From Last Year 75%

22042
Median Sold Price $499K
Up from last year 16.3%

The median sales price for PH since the beginning of 2014 is @$465K. You are using a service that includes areas outside of PH when you try to search for sales data. Rookie mistake, but no one who knows PH would claim with a straight face that the median sales price is over $800K.

The Pimmit Hills market saw three homes go under contract and failed to break out of a determined downward trend. Along with that, total home sales fell to three over the last 30 days. As contracts trended lower, prices have been increasing. The median sales price hit $865,000, extending a 12-week long spike. With only two months of inventory left to sell and prices on the rise, Pimmit Hills is still a strong seller's market, in spite of the downward trend in contracts numbers.

http://www.homesnap.com/news/2015-01-02/article/pimmit-hills-real-estate-market-continues-downward-trend-in-contracts

Actually, I'm laughing if you're making any arguments based on three sales. The median for sales since 1/1/14 is $465K.

[Anonymous]

Metro stations are within walking distance to each side whether silver or orange

Is there a way to get to the West Falls Church station without crossing a 66 entrance/exit ramp? There are some buses that make accessing the orange line convenient, but I wouldn't want to walk to it unless they finally built that trail through the rail yard.

I think it's too late to cash in on PH at this point because the metro access and schools are baked into the price, and I don't think the new builds in the area will push far past 900k, which is where they are now.

I think it's got a slightly more urban appeal than Vienna and McLean because of the sidewalks, nearby shops, and metro/buses, but it will never have the same reputation or feel.

Upscale is an objective term, but it's hard to apply it to Pimmit Hills. Pimmit Hills is convenient.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Now you are are being stupid, historically that area used to be more upscale but fell hard in the late 70s and 80s. Look I live in the premiere area that is better than both that 22042 and pimmit hills. I can tell you 22042 has no hope for the future as a family friendly and stable neighborhood. Mosaic may be a good thing but it's not built for families and most of the families venturing there live in other neighborhoods.

I think that pimmit hills has historically had a bad name associated with it but there are way too many things going for it, location , silver line / orange line, massive redevelopment across the street in tysons, great schools, superior location between all major roads, larger lots w/ mature trees, sidewalks, younger families because of the entry level housing prices as well as new builds etc...

The "premiere area"? LOL.

Anyway, your logic is less than compelling. Pimmit Hills isn't that great today, and there are limits to its upside potential given the housing, but it's better than it was when people associated it with the Pagans and other gangs and Marshall was considered one of the worst high schools in the county (not just because it drew from PH but also because it drew from lower-income apartments that are still around). 22042 has a great location and, more recently, has been appreciating more rapidly than the PH zip code.

As for all the things you claim are going for PH, don't exaggerate. The Metro stations aren't really within walking distance for most residents; people don't necessarily want to be surrounded by super-highways; the elementaries aren't as highly rated as others in McLean and Vienna; and the schools are overcrowded and projected to be seriously over-capacity soon. The main thing it has had going for it was that it was less expensive than some nearby areas, but if prices go up more people will just look elsewhere for entry-level housing, new builds, etc.

Metro stations are within walking distance to each side whether silver or orange
the elementary are rated 7 and 9
The schools have been renovated and expanded with trailers to be removed in this summer

Let's contrast that with 22042
Bad schools all around
No metro access
You have no idea about over crowding, in fact 22042 is heavily and continues to be overcrowded with ESOL and FARMs. They have to use office building to build up to accommodate the mass of students.

Stop being a whiny bitch and get over it.

-McLean resident

Most of PH is not walkable to Orange or Silver. The area walkable to WFC is near Haycock Road, not PH. The area that realistically is walkable to the McLean station is on the other side of Magarity closer to 123 than PH.

Your GS data for the elementaries is wrong. Kilmer MS is seriously overcrowded and going to get worse.

The 22042 schools are higher ranked than you say (FCHS was rated highly by US News) and not many kids in 22042 go to Bailey's Upper, the brand-new building for the arts/sciences magnet.

Just because you identify more with PH than other areas doesn't mean you have your facts right. Get a clue.

[Anonymous]

Anonymous wrote:There was never the concentration of cheap 1950s housing with @900 SF specifically built for returning vets in McLean that there is in PH. That has dictated the area's fate to date because the cheap homes begat what other posters have described as the "brand new ugly." ...

That's a valid observation - shitshacks in McLean are typically larger than shitshaks in PH.
And due to that and "getting into McLean no matter what" obsession allows them to stay as is while shitshacks in PH are slowly being replaced with new builds.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Now you are are being stupid, historically that area used to be more upscale but fell hard in the late 70s and 80s. Look I live in the premiere area that is better than both that 22042 and pimmit hills. I can tell you 22042 has no hope for the future as a family friendly and stable neighborhood. Mosaic may be a good thing but it's not built for families and most of the families venturing there live in other neighborhoods.

I think that pimmit hills has historically had a bad name associated with it but there are way too many things going for it, location , silver line / orange line, massive redevelopment across the street in tysons, great schools, superior location between all major roads, larger lots w/ mature trees, sidewalks, younger families because of the entry level housing prices as well as new builds etc...

The "premiere area"? LOL.

Anyway, your logic is less than compelling. Pimmit Hills isn't that great today, and there are limits to its upside potential given the housing, but it's better than it was when people associated it with the Pagans and other gangs and Marshall was considered one of the worst high schools in the county (not just because it drew from PH but also because it drew from lower-income apartments that are still around). 22042 has a great location and, more recently, has been appreciating more rapidly than the PH zip code.

As for all the things you claim are going for PH, don't exaggerate. The Metro stations aren't really within walking distance for most residents; people don't necessarily want to be surrounded by super-highways; the elementaries aren't as highly rated as others in McLean and Vienna; and the schools are overcrowded and projected to be seriously over-capacity soon. The main thing it has had going for it was that it was less expensive than some nearby areas, but if prices go up more people will just look elsewhere for entry-level housing, new builds, etc.

Metro stations are within walking distance to each side whether silver or orange
the elementary are rated 7 and 9
The schools have been renovated and expanded with trailers to be removed in this summer

Let's contrast that with 22042
Bad schools all around
No metro access
You have no idea about over crowding, in fact 22042 is heavily and continues to be overcrowded with ESOL and FARMs. They have to use office building to build up to accommodate the mass of students.

Stop being a whiny bitch and get over it.

-McLean resident

Most of PH is not walkable to Orange or Silver. The area walkable to WFC is near Haycock Road, not PH. The area that realistically is walkable to the McLean station is on the other side of Magarity closer to 123 than PH.

Your GS data for the elementaries is wrong. Kilmer MS is seriously overcrowded and going to get worse.

The 22042 schools are higher ranked than you say (FCHS was rated highly by US News) and not many kids in 22042 go to Bailey's Upper, the brand-new building for the arts/sciences magnet.

Just because you identify more with PH than other areas doesn't mean you have your facts right. Get a clue.

They are building a bridge to connect PH to the west falls church metro. You can walk to the mclean metro on the other side. Furthermore there are a handful of good elementary schools in 22042 but any middle or high is rated lower or very poorly. Most of 22042 schools are full of the low income highly ESOL and FARM apartments that line route 50 and baily's cross roads.

[Anonymous]

Anonymous wrote:

Metro stations are within walking distance to each side whether silver or orange

Is there a way to get to the West Falls Church station without crossing a 66 entrance/exit ramp? There are some buses that make accessing the orange line convenient, but I wouldn't want to walk to it unless they finally built that trail through the rail yard.

I think it's too late to cash in on PH at this point because the metro access and schools are baked into the price, and I don't think the new builds in the area will push far past 900k, which is where they are now.

I think it's got a slightly more urban appeal than Vienna and McLean because of the sidewalks, nearby shops, and metro/buses, but it will never have the same reputation or feel.

Upscale is an objective term, but it's hard to apply it to Pimmit Hills. Pimmit Hills is convenient.

There is still room to grow, once they raze the apartments and build the new mclean stop high rise developments it will increase access to walkable stores and restaurants.

[Anonymous]

Anonymous wrote:

Anonymous wrote:There was never the concentration of cheap 1950s housing with @900 SF specifically built for returning vets in McLean that there is in PH. That has dictated the area's fate to date because the cheap homes begat what other posters have described as the "brand new ugly." ...

That's a valid observation - shitshacks in McLean are typically larger than shitshaks in PH.
And due to that and "getting into McLean no matter what" obsession allows them to stay as is while shitshacks in PH are slowly being replaced with new builds.

I wouldn't consider it slowly being replaced, pimmit hills has the most and highest concentration of teardown and rebuilding of any neighborhood inside the beltway. It's a number game and it's still the only area that can easily be turned over and profited because of external factors such as the silver line developments etc... still in play.

[Anonymous]

When we moved here, 30 years ago, PH was the "next big thing" maybe in 20 more?

[Anonymous]

Anonymous wrote:When we moved here, 30 years ago, PH was the "next big thing" maybe in 20 more?

[Anonymous]

Anonymous wrote:When we moved here, 30 years ago, PH was the "next big thing" maybe in 20 more?

[Anonymous]

Anonymous wrote:

Metro stations are within walking distance to each side whether silver or orange

Is there a way to get to the West Falls Church station without crossing a 66 entrance/exit ramp? There are some buses that make accessing the orange line convenient, but I wouldn't want to walk to it unless they finally built that trail through the rail yard.

I think it's too late to cash in on PH at this point because the metro access and schools are baked into the price, and I don't think the new builds in the area will push far past 900k, which is where they are now.

I think it's got a slightly more urban appeal than Vienna and McLean because of the sidewalks, nearby shops, and metro/buses, but it will never have the same reputation or feel.

Upscale is an objective term, but it's hard to apply it to Pimmit Hills. Pimmit Hills is convenient.

This is spot on, except for the bit about "urban appeal." All of these places are suburban at their core, and there are also parts of Vienna and McLean with sidewalks and comparable access to Metro and buses. PH looks like what would be a lower middle-class suburb in most metropolitan areas of the country, punctuated by some newer housing that would be considered middle-class housing in most regions. For the most part, Vienna and McLean look exactly like what they are: upper-middle class suburbs with some areas pushing into the luxury category.

[Anonymous]

Anonymous wrote:

Anonymous wrote:There was never the concentration of cheap 1950s housing with @900 SF specifically built for returning vets in McLean that there is in PH. That has dictated the area's fate to date because the cheap homes begat what other posters have described as the "brand new ugly." ...

That's a valid observation - shitshacks in McLean are typically larger than shitshaks in PH.
And due to that and "getting into McLean no matter what" obsession allows them to stay as is while shitshacks in PH are slowly being replaced with new builds.

I wonder if you realize how much new construction there is in McLean, particularly 22101. But it's a different approach than in PH. When you are selling more expensive new homes to buyers, you are emphasizing that it's already a high-end area that people are buying into. In PH, the approach is to acknowledge that it mostly looks like crap today, but to focus on the teardowns and claim it's all going to look completely different in 20 years when the cleansing is supposedly complete.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Metro stations are within walking distance to each side whether silver or orange

Is there a way to get to the West Falls Church station without crossing a 66 entrance/exit ramp? There are some buses that make accessing the orange line convenient, but I wouldn't want to walk to it unless they finally built that trail through the rail yard.

I think it's too late to cash in on PH at this point because the metro access and schools are baked into the price, and I don't think the new builds in the area will push far past 900k, which is where they are now.

I think it's got a slightly more urban appeal than Vienna and McLean because of the sidewalks, nearby shops, and metro/buses, but it will never have the same reputation or feel.

Upscale is an objective term, but it's hard to apply it to Pimmit Hills. Pimmit Hills is convenient.

This is spot on, except for the bit about "urban appeal." All of these places are suburban at their core, and there are also parts of Vienna and McLean with sidewalks and comparable access to Metro and buses. PH looks like what would be a lower middle-class suburb in most metropolitan areas of the country, punctuated by some newer housing that would be considered middle-class housing in most regions. For the most part, Vienna and McLean look exactly like what they are: upper-middle class suburbs with some areas pushing into the luxury category.

Vienna is upper middle class? Bitch please

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Now you are are being stupid, historically that area used to be more upscale but fell hard in the late 70s and 80s. Look I live in the premiere area that is better than both that 22042 and pimmit hills. I can tell you 22042 has no hope for the future as a family friendly and stable neighborhood. Mosaic may be a good thing but it's not built for families and most of the families venturing there live in other neighborhoods.

I think that pimmit hills has historically had a bad name associated with it but there are way too many things going for it, location , silver line / orange line, massive redevelopment across the street in tysons, great schools, superior location between all major roads, larger lots w/ mature trees, sidewalks, younger families because of the entry level housing prices as well as new builds etc...

The "premiere area"? LOL.

Anyway, your logic is less than compelling. Pimmit Hills isn't that great today, and there are limits to its upside potential given the housing, but it's better than it was when people associated it with the Pagans and other gangs and Marshall was considered one of the worst high schools in the county (not just because it drew from PH but also because it drew from lower-income apartments that are still around). 22042 has a great location and, more recently, has been appreciating more rapidly than the PH zip code.

As for all the things you claim are going for PH, don't exaggerate. The Metro stations aren't really within walking distance for most residents; people don't necessarily want to be surrounded by super-highways; the elementaries aren't as highly rated as others in McLean and Vienna; and the schools are overcrowded and projected to be seriously over-capacity soon. The main thing it has had going for it was that it was less expensive than some nearby areas, but if prices go up more people will just look elsewhere for entry-level housing, new builds, etc.

Metro stations are within walking distance to each side whether silver or orange
the elementary are rated 7 and 9
The schools have been renovated and expanded with trailers to be removed in this summer

Let's contrast that with 22042
Bad schools all around
No metro access
You have no idea about over crowding, in fact 22042 is heavily and continues to be overcrowded with ESOL and FARMs. They have to use office building to build up to accommodate the mass of students.

Stop being a whiny bitch and get over it.

-McLean resident

Most of PH is not walkable to Orange or Silver. The area walkable to WFC is near Haycock Road, not PH. The area that realistically is walkable to the McLean station is on the other side of Magarity closer to 123 than PH.

Your GS data for the elementaries is wrong. Kilmer MS is seriously overcrowded and going to get worse.

The 22042 schools are higher ranked than you say (FCHS was rated highly by US News) and not many kids in 22042 go to Bailey's Upper, the brand-new building for the arts/sciences magnet.

Just because you identify more with PH than other areas doesn't mean you have your facts right. Get a clue.

They are building a bridge to connect PH to the west falls church metro. You can walk to the mclean metro on the other side. Furthermore there are a handful of good elementary schools in 22042 but any middle or high is rated lower or very poorly. Most of 22042 schools are full of the low income highly ESOL and FARM apartments that line route 50 and baily's cross roads.

They can build a bridge to make walking feasible, but it will still be a hike to either station from most of PH, so let's not exaggerate the walkability to Metro.

Jackson MS is an 8 on GS and FCHS is improving and rated highly by US News. Some people think there are too many poor kids there, but some people think there are too many poor kids at Marshall HS, which was close to 20% FARMS last year and saw a big spike in its Hispanic enrollment this fall. Others will consider the education their own children can get in those schools, and consider whether it's smarter to buy in 22042 than buy at the top of the market in PH when there's no long history of people being willing to pay top dollar there.