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

[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.

Did you mean to say "subjective"?

[Anonymous]

Anonymous wrote:

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

You fall back on the same house every time. The fact that the ugliest houses in Vienna or McLean look like many homes in PH doesn't mean that PH has anything like the nicer homes in Vienna or McLean. If you wanted, you could find some ugly house in Chevy Chase and Bethesda, too, but it wouldn't change the point.

Do you really need to have that explained to you again?

[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.

+1

Thus the peeved shack owners next to the beautiful new builds in McLean. And the PH new and old who could not care less.

[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.

Did you mean to say "subjective"?

Yes, I did. Oops.

[Anonymous]

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.

You are wrong. PH is attractive because of the pricing, yes, but not in isolation, because 22042 is cheaper and no one is clamoring to get in there. PH is attractive because of the combination of lower pricing AND excellent location, amenities and schools. People don't just look for entry-level housing based on price. They want to pay the lowest they can to be as close as possible to the good stuff.

As for 22042, yes, it's cheap, but what is there by way of good stuff? I think you know that it's close to nothing by way of public transit, schools are poor, there are no upscale amenities or job centers or nearby development on which it can piggyback.

[Anonymous]

Anonymous wrote:

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.

Than the PH ZIP CODE? You think you can slip that piece of crap into your argument and no one will notice? PH is only a tiny part of 22043. That zip code includes many other areas in addition to PH that are more upscale and more stabilized, and therefore appreciate slower.

[Anonymous]

Who is this PH vehemently opposed to PH? The arguments are insane and rather obsessed. Let it go.

Do you feel you missed out on buying in PH when it was much cheaper? If so, I assure you, it is not PP's fault. Yikes.

[Anonymous]

Anonymous wrote:

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.

+1

Thus the peeved shack owners next to the beautiful new builds in McLean. And the PH new and old who could not care less.

Sure they do. If anything, the people trying to convince people to move to PH are far more vocal in suggesting the neighborhood is going to turn over. The old timers from West Virginia with the "shitshacks" in PH know others want them to sell and leave so someone can build a $900K McMansion. Some will stay out of pure spite.

Not to mention that if the PH schools are as good as some here claim, others will buy the shitshacks without renovating so they can send their kids to those schools. You can't find any other less expensive single-family houses that feed into Marshall.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

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.

Than the PH ZIP CODE? You think you can slip that piece of crap into your argument and no one will notice? PH is only a tiny part of 22043. That zip code includes many other areas in addition to PH that are more upscale and more stabilized, and therefore appreciate slower.

PH accounts for a sizable part of 22043, dear. In fact, when you search for info on PH transactions in some sites, you get results that include other, more expensive parts of 22043 that give a misleading impression of things like median sales prices in PH.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

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.

+1

Thus the peeved shack owners next to the beautiful new builds in McLean. And the PH new and old who could not care less.

Sure they do. If anything, the people trying to convince people to move to PH are far more vocal in suggesting the neighborhood is going to turn over. The old timers from West Virginia with the "shitshacks" in PH know others want them to sell and leave so someone can build a $900K McMansion. Some will stay out of pure spite.

Not to mention that if the PH schools are as good as some here claim, others will buy the shitshacks without renovating so they can send their kids to those schools. You can't find any other less expensive single-family houses that feed into Marshall.

Don't forget you can opt into McLean High.

[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.

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.

So what were the ratings and rankings of Kilmer and Marshall?

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

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.

Than the PH ZIP CODE? You think you can slip that piece of crap into your argument and no one will notice? PH is only a tiny part of 22043. That zip code includes many other areas in addition to PH that are more upscale and more stabilized, and therefore appreciate slower.

PH accounts for a sizable part of 22043, dear. In fact, when you search for info on PH transactions in some sites, you get results that include other, more expensive parts of 22043 that give a misleading impression of things like median sales prices in PH.

So you are agreeing with me, and in the same breath you say it's a bad thing? You said "more rapidly than the PH zip code." It's completely accurate to point out that 22043 results are attributable to more than PH. You got a problem with that fact? Why did you use a misleading piece of stats to bolster your argument?

[Anonymous]

Anonymous wrote:

Anonymous wrote:

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.

+1

Thus the peeved shack owners next to the beautiful new builds in McLean. And the PH new and old who could not care less.

Sure they do. If anything, the people trying to convince people to move to PH are far more vocal in suggesting the neighborhood is going to turn over. The old timers from West Virginia with the "shitshacks" in PH know others want them to sell and leave so someone can build a $900K McMansion. Some will stay out of pure spite.

Not to mention that if the PH schools are as good as some here claim, others will buy the shitshacks without renovating so they can send their kids to those schools. You can't find any other less expensive single-family houses that feed into Marshall.

I don't fault people for not being able to afford new construction right away. If someone is willing to sacrifice to give their children a good education, I welcome them as a neighbor.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

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

You fall back on the same house every time. The fact that the ugliest houses in Vienna or McLean look like many homes in PH doesn't mean that PH has anything like the nicer homes in Vienna or McLean. If you wanted, you could find some ugly house in Chevy Chase and Bethesda, too, but it wouldn't change the point.

Do you really need to have that explained to you again?

bahahahah love this, I haven't seen a house like this in pimmit hills. Most of the new homes in PH do look like early 2000s brick front styling with some craftmans as of late but nothing can touch that house in vienna. I like these vienna homes as well...

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

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.

Than the PH ZIP CODE? You think you can slip that piece of crap into your argument and no one will notice? PH is only a tiny part of 22043. That zip code includes many other areas in addition to PH that are more upscale and more stabilized, and therefore appreciate slower.

PH accounts for a sizable part of 22043, dear. In fact, when you search for info on PH transactions in some sites, you get results that include other, more expensive parts of 22043 that give a misleading impression of things like median sales prices in PH.

Actually the median sales in ph is accurate. The mclean 22043 is higher.