Shepherd Park

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I could be wrong, but I think they overpriced it.
https://www.redfin.com/DC/Washington/7810-14th-St-NW-20012/home/10021754

I agree. I thought $825-850K would be about right. Also, last sale price was $700K in 2014, so I can't imagine they'll sell for $200K more just four years later? However, strangely, the Redfin estimate is $941K--I don't think that's accurate for this home.

It's a cute place. Distracted by the framed artwork in photo 5--I wonder who's in the picture. Nicer, bigger backyard than I would've expected. Furniture looks like an older couple, so curious why they'd be moving such a short time later.

PP here who guessed $825-850K. I don’t think I’m far off—they just lowered the price to $840.

PP again. I wasn’t too far off. Sold for $828K.

Wow they way overpriced it. There are a couple of homes that have gone for under list. 1424 juniper went for around 730k. And there are several homes sitting on the market. I guess the market is slowing in SP

I live in SP, and I wouldn't be surprised. I think a few sellers/realtors got a little too giddy over the past year and priced their listings too high. I think a slight correction makes sense.

That and it is an entry level market, it has to be priced cheaper than it’s WOTP Wilson feeder comps or people will simply chose those 97/100.

I'm not sure about this. OP of this thread and also the 600K HHI thread seem to be interested specifically in diverse areas like Shepherd Park. I don't think only 3/100 people will choose SP over other Wilson feeder neighborhoods.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I could be wrong, but I think they overpriced it.
https://www.redfin.com/DC/Washington/7810-14th-St-NW-20012/home/10021754

I agree. I thought $825-850K would be about right. Also, last sale price was $700K in 2014, so I can't imagine they'll sell for $200K more just four years later? However, strangely, the Redfin estimate is $941K--I don't think that's accurate for this home.

It's a cute place. Distracted by the framed artwork in photo 5--I wonder who's in the picture. Nicer, bigger backyard than I would've expected. Furniture looks like an older couple, so curious why they'd be moving such a short time later.

PP here who guessed $825-850K. I don’t think I’m far off—they just lowered the price to $840.

PP again. I wasn’t too far off. Sold for $828K.

Wow they way overpriced it. There are a couple of homes that have gone for under list. 1424 juniper went for around 730k. And there are several homes sitting on the market. I guess the market is slowing in SP

I live in SP, and I wouldn't be surprised. I think a few sellers/realtors got a little too giddy over the past year and priced their listings too high. I think a slight correction makes sense.

That and it is an entry level market, it has to be priced cheaper than it’s WOTP Wilson feeder comps or people will simply chose those 97/100.

I'm not sure about this. OP of this thread and also the 600K HHI thread seem to be interested specifically in diverse areas like Shepherd Park. I don't think only 3/100 people will choose SP over other Wilson feeder neighborhoods.

+1...we could afford WOTP but wanted (and bought) in SP because of diversity.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I could be wrong, but I think they overpriced it.
https://www.redfin.com/DC/Washington/7810-14th-St-NW-20012/home/10021754

I agree. I thought $825-850K would be about right. Also, last sale price was $700K in 2014, so I can't imagine they'll sell for $200K more just four years later? However, strangely, the Redfin estimate is $941K--I don't think that's accurate for this home.

It's a cute place. Distracted by the framed artwork in photo 5--I wonder who's in the picture. Nicer, bigger backyard than I would've expected. Furniture looks like an older couple, so curious why they'd be moving such a short time later.

PP here who guessed $825-850K. I don’t think I’m far off—they just lowered the price to $840.

PP again. I wasn’t too far off. Sold for $828K.

Wow they way overpriced it. There are a couple of homes that have gone for under list. 1424 juniper went for around 730k. And there are several homes sitting on the market. I guess the market is slowing in SP

I live in SP, and I wouldn't be surprised. I think a few sellers/realtors got a little too giddy over the past year and priced their listings too high. I think a slight correction makes sense.

That and it is an entry level market, it has to be priced cheaper than it’s WOTP Wilson feeder comps or people will simply chose those 97/100.

I'm not sure about this. OP of this thread and also the 600K HHI thread seem to be interested specifically in diverse areas like Shepherd Park. I don't think only 3/100 people will choose SP over other Wilson feeder neighborhoods.

+1...we could afford WOTP but wanted (and bought) in SP because of diversity.

Housing trends and practices all over the city and country show you to be the exception. 3/100 in reality is generous even if it doesn’t seem that way because you’re sourounded by the exceptions, almost every other nice area in the metro is filled with people who paid a premium to avoid it. Even if you would have picked SP, you got more house and or a discount and that most likely factored into your calculus.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I could be wrong, but I think they overpriced it.
https://www.redfin.com/DC/Washington/7810-14th-St-NW-20012/home/10021754

I agree. I thought $825-850K would be about right. Also, last sale price was $700K in 2014, so I can't imagine they'll sell for $200K more just four years later? However, strangely, the Redfin estimate is $941K--I don't think that's accurate for this home.

It's a cute place. Distracted by the framed artwork in photo 5--I wonder who's in the picture. Nicer, bigger backyard than I would've expected. Furniture looks like an older couple, so curious why they'd be moving such a short time later.

PP here who guessed $825-850K. I don’t think I’m far off—they just lowered the price to $840.

PP again. I wasn’t too far off. Sold for $828K.

Wow they way overpriced it. There are a couple of homes that have gone for under list. 1424 juniper went for around 730k. And there are several homes sitting on the market. I guess the market is slowing in SP

I live in SP, and I wouldn't be surprised. I think a few sellers/realtors got a little too giddy over the past year and priced their listings too high. I think a slight correction makes sense.

That and it is an entry level market, it has to be priced cheaper than it’s WOTP Wilson feeder comps or people will simply chose those 97/100.

I'm not sure about this. OP of this thread and also the 600K HHI thread seem to be interested specifically in diverse areas like Shepherd Park. I don't think only 3/100 people will choose SP over other Wilson feeder neighborhoods.

+1...we could afford WOTP but wanted (and bought) in SP because of diversity.

Housing trends and practices all over the city and country show you to be the exception. 3/100 in reality is generous even if it doesn’t seem that way because you’re sourounded by the exceptions, almost every other nice area in the metro is filled with people who paid a premium to avoid it. Even if you would have picked SP, you got more house and or a discount and that most likely factored into your calculus.

DP. Do you have any evidence to support your claim that at least 97/100 buyers pay a premium to avoid Shepherd Park?

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I could be wrong, but I think they overpriced it.
https://www.redfin.com/DC/Washington/7810-14th-St-NW-20012/home/10021754

I agree. I thought $825-850K would be about right. Also, last sale price was $700K in 2014, so I can't imagine they'll sell for $200K more just four years later? However, strangely, the Redfin estimate is $941K--I don't think that's accurate for this home.

It's a cute place. Distracted by the framed artwork in photo 5--I wonder who's in the picture. Nicer, bigger backyard than I would've expected. Furniture looks like an older couple, so curious why they'd be moving such a short time later.

PP here who guessed $825-850K. I don’t think I’m far off—they just lowered the price to $840.

PP again. I wasn’t too far off. Sold for $828K.

Wow they way overpriced it. There are a couple of homes that have gone for under list. 1424 juniper went for around 730k. And there are several homes sitting on the market. I guess the market is slowing in SP

I live in SP, and I wouldn't be surprised. I think a few sellers/realtors got a little too giddy over the past year and priced their listings too high. I think a slight correction makes sense.

That and it is an entry level market, it has to be priced cheaper than it’s WOTP Wilson feeder comps or people will simply chose those 97/100.

I'm not sure about this. OP of this thread and also the 600K HHI thread seem to be interested specifically in diverse areas like Shepherd Park. I don't think only 3/100 people will choose SP over other Wilson feeder neighborhoods.

+1...we could afford WOTP but wanted (and bought) in SP because of diversity.

Housing trends and practices all over the city and country show you to be the exception. 3/100 in reality is generous even if it doesn’t seem that way because you’re sourounded by the exceptions, almost every other nice area in the metro is filled with people who paid a premium to avoid it. Even if you would have picked SP, you got more house and or a discount and that most likely factored into your calculus.

DP. Do you have any evidence to support your claim that at least 97/100 buyers pay a premium to avoid Shepherd Park?

You are challenging the notion that people pay a premium to avoid black neighbors?

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I could be wrong, but I think they overpriced it.
https://www.redfin.com/DC/Washington/7810-14th-St-NW-20012/home/10021754

I agree. I thought $825-850K would be about right. Also, last sale price was $700K in 2014, so I can't imagine they'll sell for $200K more just four years later? However, strangely, the Redfin estimate is $941K--I don't think that's accurate for this home.

It's a cute place. Distracted by the framed artwork in photo 5--I wonder who's in the picture. Nicer, bigger backyard than I would've expected. Furniture looks like an older couple, so curious why they'd be moving such a short time later.

PP here who guessed $825-850K. I don’t think I’m far off—they just lowered the price to $840.

PP again. I wasn’t too far off. Sold for $828K.

Wow they way overpriced it. There are a couple of homes that have gone for under list. 1424 juniper went for around 730k. And there are several homes sitting on the market. I guess the market is slowing in SP

I live in SP, and I wouldn't be surprised. I think a few sellers/realtors got a little too giddy over the past year and priced their listings too high. I think a slight correction makes sense.

That and it is an entry level market, it has to be priced cheaper than it’s WOTP Wilson feeder comps or people will simply chose those 97/100.

I'm not sure about this. OP of this thread and also the 600K HHI thread seem to be interested specifically in diverse areas like Shepherd Park. I don't think only 3/100 people will choose SP over other Wilson feeder neighborhoods.

+1...we could afford WOTP but wanted (and bought) in SP because of diversity.

Housing trends and practices all over the city and country show you to be the exception. 3/100 in reality is generous even if it doesn’t seem that way because you’re sourounded by the exceptions, almost every other nice area in the metro is filled with people who paid a premium to avoid it. Even if you would have picked SP, you got more house and or a discount and that most likely factored into your calculus.

DP. Do you have any evidence to support your claim that at least 97/100 buyers pay a premium to avoid Shepherd Park?

You are challenging the notion that people pay a premium to avoid black neighbors?

Read what I wrote again. What I'm challenging is the notion that more than 97% of buyers will pay a premium to avoid black neighbors, including those in Shepherd Park, which is what PP is asserting. Perhaps 20 years ago this was true, and maybe even 10 years ago. But for those buying today in DC, I don't think this is true. I asked PP to show any evidence supporting this, but he hasn't shown any.

[Anonymous]

Look at anywhere in VA and that will show how much of a premium people pay to avoid black neighbors. I think that would apply across the board.

[Anonymous]

Anonymous wrote:Look at anywhere in VA and that will show how much of a premium people pay to avoid black neighbors. I think that would apply across the board.

Sure, but that wasn't the original comparison upthread--a PP commented that people pay a premium for *WOTP Wilson feeders* relative to Shepherd Park to avoid black neighbors. Of course some buyers in VA are trying to avoid black neighbors. But the assertion here was that at least 97/100 buyers *in DC* will pay a premium for this. I don't see any evidence that such a vast majority of DC buyers are trying to avoid black neighbors, and thus far, it hasn't been provided.

[Anonymous]

New home listed for $899 next to the Washington Ethical Society—wasn’t this a daycare? No inside pics, so I imagine it needs a full reno.

https://www.redfin.com/DC/Washington/7746-16th-St-NW-20012/home/10019985?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link

[Anonymous]

Anonymous wrote:New home listed for $899 next to the Washington Ethical Society—wasn’t this a daycare? No inside pics, so I imagine it needs a full reno.

https://www.redfin.com/DC/Washington/7746-16th-St-NW-20012/home/10019985?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link

Yeah, it was a daycare. I had looked at 7742 16th next door when it was listed a few years ago (https://www.redfin.com/DC/Washington/7742-16th-St-NW-20012/home/10019987), and the fact that the daycare was next door was a detractor (among other things).

[Anonymous]

Anonymous wrote:

Anonymous wrote:New home listed for $899 next to the Washington Ethical Society—wasn’t this a daycare? No inside pics, so I imagine it needs a full reno.

https://www.redfin.com/DC/Washington/7746-16th-St-NW-20012/home/10019985?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link

Yeah, it was a daycare. I had looked at 7742 16th next door when it was listed a few years ago (https://www.redfin.com/DC/Washington/7742-16th-St-NW-20012/home/10019987), and the fact that the daycare was next door was a detractor (among other things).

I know of the daycare attached to the WES but not that house. When was it a daycare?

[Anonymous]

Anonymous wrote:

Anonymous wrote:Look at anywhere in VA and that will show how much of a premium people pay to avoid black neighbors. I think that would apply across the board.

Sure, but that wasn't the original comparison upthread--a PP commented that people pay a premium for *WOTP Wilson feeders* relative to Shepherd Park to avoid black neighbors. Of course some buyers in VA are trying to avoid black neighbors. But the assertion here was that at least 97/100 buyers *in DC* will pay a premium for this. I don't see any evidence that such a vast majority of DC buyers are trying to avoid black neighbors, and thus far, it hasn't been provided.

+1. NP. especially when you consider they feed to same schools. PP’s theory does not carry in this scenario.

[Anonymous]

Look at anywhere in VA and that will show how much of a premium people pay to avoid black neighbors. I think that would apply across the board.

I don't think many would argue if you said that most white folks will pay a premium to avoid Black neighbors. You would be right, and there's lots of data to show it. But you are forgetting that middle-class and upper middle-class Black, Hispanic, Asian, and mixed race families exist.

[Anonymous]

Anonymous wrote:

Look at anywhere in VA and that will show how much of a premium people pay to avoid black neighbors. I think that would apply across the board.

I don't think many would argue if you said that most white folks will pay a premium to avoid Black neighbors. You would be right, and there's lots of data to show it. But you are forgetting that middle-class and upper middle-class Black, Hispanic, Asian, and mixed race families exist.

And interracial families--seems every other new family moving into SP is interracial (white/black, white/Asian, white/Latinx, etc.).

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Look at anywhere in VA and that will show how much of a premium people pay to avoid black neighbors. I think that would apply across the board.

I don't think many would argue if you said that most white folks will pay a premium to avoid Black neighbors. You would be right, and there's lots of data to show it. But you are forgetting that middle-class and upper middle-class Black, Hispanic, Asian, and mixed race families exist.

And interracial families--seems every other new family moving into SP is interracial (white/black, white/Asian, white/Latinx, etc.).

Whoops, read to fast--you already mentioned these families!