Tell me about your family-friendly neighborhood in Arlington

[Anonymous]

What neighborhoods in Arlington are great for having a family? Looking to buy a house there but don't know the neighborhoods all that well. Living in NW DC now and love it, but can't afford to buy here. Thanks for any input!

[Anonymous]

I think the biggest surprise you are going to find is that all of the very close-in walkable neighborhoods with good schools go for over 1 million. Sticker shock was a big factor for us when we left NW assuming things would be much cheaper. That was only not true, but inventory was non-existent. There were multiple bids on everything and it is still this way now.

If you go farther out in N.Arlington or into S.Arlington you will get a better deal--but our close-in neighborhood averages $1.3 million for a SFH. It is very family friendly and lots of fun. You do want to keep your eye on schools.

[Anonymous]

Anonymous wrote:I think the biggest surprise you are going to find is that all of the very close-in walkable neighborhoods with good schools go for over 1 million. Sticker shock was a big factor for us when we left NW assuming things would be much cheaper. That was only not true, but inventory was non-existent. There were multiple bids on everything and it is still this way now.

If you go farther out in N.Arlington or into S.Arlington you will get a better deal--but our close-in neighborhood averages $1.3 million for a SFH. It is very family friendly and lots of fun. You do want to keep your eye on schools.

This is only the case if you're looking for a very large, recently renovated house. If you're ok with the 3 bedroom post-war brick colonial, you can find plenty in the $600-$700 range. We live in 22205 (Tara Leeway Heights), can walk to shops, restaurants, 2 grocery stores, etc. and have a great school pyramid.

[Anonymous]

Anonymous wrote:I think the biggest surprise you are going to find is that all of the very close-in walkable neighborhoods with good schools go for over 1 million. Sticker shock was a big factor for us when we left NW assuming things would be much cheaper. That was only not true, but inventory was non-existent. There were multiple bids on everything and it is still this way now.

If you go farther out in N.Arlington or into S.Arlington you will get a better deal--but our close-in neighborhood averages $1.3 million for a SFH. It is very family friendly and lots of fun. You do want to keep your eye on schools.

So, why did you leave NW? Schools? Are you happy with them?

[Anonymous]

Houses in North Arlington (which is where I would assume you would want to be) closer in generally fall into a few categories:

1) Tear downs that have been rebuilt with no lots for 1.5 million.
2) Older houses that are small and need lots of work for $800K+
3) Newer townhouses for $700-800K. Often the locations are great, and very close to everything, but the townhouses are packed in and back up to other townhouses or streets.
4) 2 bedroom condo's for $500K+

[Anonymous]

Are the prices in N. Arlington comparable to the prices in the "good elementary school" neighborhoods in NW, or less expensive?

[Anonymous]

Anonymous wrote:Houses in North Arlington (which is where I would assume you would want to be) closer in generally fall into a few categories:

1) Tear downs that have been rebuilt with no lots for 1.5 million.
2) Older houses that are small and need lots of work for $800K+
3) Newer townhouses for $700-800K. Often the locations are great, and very close to everything, but the townhouses are packed in and back up to other townhouses or streets.
4) 2 bedroom condo's for $500K+

OP here - yes, I notice this when I'm looking for real estate (and these are the same reasons we are branching out of NW DC); however, this is also the reason I wrote the post. I was starting to think that maybe there were some hidden gem neighborhoods out there that I wasn't aware of. I generally know the difference b/n North and South Arlington, but I'm hoping to find some enlightenment about zips/neighborhoods I'm overlooking out of ignorance. But, perhaps it's wishful thinking!
Thanks everyone. Keep it coming!

[Anonymous]

Anonymous wrote:

Anonymous wrote:I think the biggest surprise you are going to find is that all of the very close-in walkable neighborhoods with good schools go for over 1 million. Sticker shock was a big factor for us when we left NW assuming things would be much cheaper. That was only not true, but inventory was non-existent. There were multiple bids on everything and it is still this way now.

If you go farther out in N.Arlington or into S.Arlington you will get a better deal--but our close-in neighborhood averages $1.3 million for a SFH. It is very family friendly and lots of fun. You do want to keep your eye on schools.

So, why did you leave NW? Schools? Are you happy with them?

Public School! We are thrilled with the school! Also-- while the sticker price was high--the house is bigger and there is a yard that we did not have in the city. We also have more walkability and Metro just a few blocks away.

[Anonymous]

Anonymous wrote:Are the prices in N. Arlington comparable to the prices in the "good elementary school" neighborhoods in NW, or less expensive?

I find the prices are the same, and sometimes what you get is a little worse in N. Arlington. My personal impression is that the 3-4 BR houses in "good school neighborhoods" of N. Arlington in the $650k - $800k range were built in the 50's, 60's, 70's - not so impressive architecturally. Whereas, the houses that fall in that category in NW DC tend to be older and more charming. Either way - slim pickins' if you can't rise above $800k in these neighborhoods! It sucks!

[Anonymous]

Anonymous wrote:Are the prices in N. Arlington comparable to the prices in the "good elementary school" neighborhoods in NW, or less expensive?

It depends on the particular neighborhood. In some cases--more expensive (much more so)---this tends to be the neighborhoods near all of the action and so walkable you don't need a car. However, there are even some not near all of this that are also very expensive, e.g. country club hills, etc. I think given the variety of neighborhoods you can definitely find less expensive homes that feed into great public schools.

There are so many different neighborhoods. They all offer different thing---but they all feed into great schools. You really can't go wrong with schools in N.Arlington.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Houses in North Arlington (which is where I would assume you would want to be) closer in generally fall into a few categories:

1) Tear downs that have been rebuilt with no lots for 1.5 million.
2) Older houses that are small and need lots of work for $800K+
3) Newer townhouses for $700-800K. Often the locations are great, and very close to everything, but the townhouses are packed in and back up to other townhouses or streets.
4) 2 bedroom condo's for $500K+

OP here - yes, I notice this when I'm looking for real estate (and these are the same reasons we are branching out of NW DC); however, this is also the reason I wrote the post. I was starting to think that maybe there were some hidden gem neighborhoods out there that I wasn't aware of. I generally know the difference b/n North and South Arlington, but I'm hoping to find some enlightenment about zips/neighborhoods I'm overlooking out of ignorance. But, perhaps it's wishful thinking!
Thanks everyone. Keep it coming!

Hidden gem neighborhood:

Waverly Hills
Fairlington (albeit small, dated housing stock, but nice community)
Nauck (but that's South Arlington).

I live in CC Hills. Grander houses, fantastic schools, and lots of family but not very much interaction since kids are farmed out to Jamestown, Science Focus, some go private. So, it's not as "family-friendly" as I'd prefer. But we're working on that!

[Anonymous]

Anonymous wrote:

Anonymous wrote:Are the prices in N. Arlington comparable to the prices in the "good elementary school" neighborhoods in NW, or less expensive?

I find the prices are the same, and sometimes what you get is a little worse in N. Arlington. My personal impression is that the 3-4 BR houses in "good school neighborhoods" of N. Arlington in the $650k - $800k range were built in the 50's, 60's, 70's - not so impressive architecturally. Whereas, the houses that fall in that category in NW DC tend to be older and more charming. Either way - slim pickins' if you can't rise above $800k in these neighborhoods! It sucks!

Actually, quite a bit of Arlington is comprised of 1940s Colonials built to house military and civilians at the newly-constructed Pentagon. (sometimes I think a lot of people in NW or in Bethesda think that Arlington is only 1960s and 70s split levels!) Prices range from low $600s and likely need some updating to mid 800s which have already been updated and had additions. Usually the original construction is 3BR with 1 or 2BA.

Areas of 22205 and 22207 including Madison Manor, Dominion Hills, Westover, Tara Leeway Heights, Bon Air, Tuckahoe are all on the western edge of Arlington between Ballston and EFC metro. I think there's a decent amount of housing stock on the market. There's half a dozen in my neighborhood that I know of. The schools in North Arlington are almost uniformly strong. Some in S. Arlington aren't as fabulous but you're not going to find gawd-awful conditions anywhere in the school system, except for the over-crowding issue that the school system is tackling right now.

[Anonymous]

Anonymous wrote:Actually, quite a bit of Arlington is comprised of 1940s Colonials built to house military and civilians at the newly-constructed Pentagon. (sometimes I think a lot of people in NW or in Bethesda think that Arlington is only 1960s and 70s split levels!) Prices range from low $600s and likely need some updating to mid 800s which have already been updated and had additions. Usually the original construction is 3BR with 1 or 2BA.

Examples:

Cherrydale. 1939 clearly with renovations and additions.
http://www.redfin.com/VA/Arlington/2032-N-Utah-St-22207/home/11235060

Dominion Hills. 1940s Colonial that's been extensively renovated. I've been inside and it's beautiful: http://www.redfin.com/VA/Arlington/964-N-Lebanon-St-22205/home/11240914

Dominion Hills. Right next door. Kitchen remodel but no addition. http://franklymls.com/AR7773032

Madison Manor. Closer to the metro. Some updates and a small bump-out addition.
http://www.redfin.com/VA/Arlington/6299-15th-Rd-N-22205/home/11240065

[Anonymous]

Failington!!

[Anonymous]

Anonymous wrote:

Anonymous wrote:Actually, quite a bit of Arlington is comprised of 1940s Colonials built to house military and civilians at the newly-constructed Pentagon. (sometimes I think a lot of people in NW or in Bethesda think that Arlington is only 1960s and 70s split levels!) Prices range from low $600s and likely need some updating to mid 800s which have already been updated and had additions. Usually the original construction is 3BR with 1 or 2BA.

Examples:

Cherrydale. 1939 clearly with renovations and additions.
http://www.redfin.com/VA/Arlington/2032-N-Utah-St-22207/home/11235060
Dominion Hills. 1940s Colonial that's been extensively renovated. I've been inside and it's beautiful: http://www.redfin.com/VA/Arlington/964-N-Lebanon-St-22205/home/11240914

Dominion Hills. Right next door. Kitchen remodel but no addition. http://franklymls.com/AR7773032

Madison Manor. Closer to the metro. Some updates and a small bump-out addition.
http://www.redfin.com/VA/Arlington/6299-15th-Rd-N-22205/home/11240065

This is actually Waverly Hills and right near where I live. While I love Waverly Hills and its family friendly atmosphere, this house is totally overpriced. It is not really renovated at all and the back yard is tiny. It is actually a similar style house to the one I live in (although we have a finished basement), and I don't think our house would sell for more than $675,000 if we put it on the market today.