Missing middle- Arlington

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Why do you need a middle?

Most rich towns often have rich homes and a poorer section where the maids, landscapers, handiman live.

I mean does Beverly Hills, Palm Beach and Aspen concerned about the middle?

No

Don't worry, this will actually help get rid of the middle class, as old-time, middle and lower-class homeowners sell out to developers. And then upper-class people move into the new duplex, townhouses, and multiplexes. It's a developer's dream.

Yep. All the “entry level” SFH homes will be bought by all cash investors.

That was already happening. Except for unbuildable lots.

Not really. Improved older homes are usually too expensive to be tear downs

If they are "improved" then they aren't really "entry level".

Arlington agent here. I sell many improved homes in the $1m to $1.8m range to first time homebuyers. Arlington has a lot of young people with tech money.

[Anonymous]

Did anyone notice there is a proposed 6-plex on one lot on 7th St S, and then another 6-plex for the lot right next to it? That seems like a lot. Wouldn't like to be a neighbor next to a defacto 12-plex. But I don't know the area too well if it makes sense in that spot.

[Anonymous]

Anonymous wrote:Sorry, left off the link!

What happens to a house like this before MMH? After? (I am assuming there's no historic deed restriction)

https://www.realtor.com/realestateandhomes-detail/2607-18th-St-N_Arlington_VA_22201_M65790-59086

This is an interesting question. I’m not sure MMH is the pivotal issue though b/c at that price point it’s very high for a tear down but still needs a ton of work. Like I bet you could easily sink 400-500k into adding on and updating everything which gets you up to spending $1.7-1.8ish. And for that you could buy something newer or already updated without living through a renovation. This tear down vs. renovate issue exists regardless of missing middle.

If it is torn down, the lot is rather small for a multiplex. Would it make sense to build one SFH or try to build a duplex or triplex? I don’t know the answer to that yet.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Why do you need a middle?

Most rich towns often have rich homes and a poorer section where the maids, landscapers, handiman live.

I mean does Beverly Hills, Palm Beach and Aspen concerned about the middle?

No

Don't worry, this will actually help get rid of the middle class, as old-time, middle and lower-class homeowners sell out to developers. And then upper-class people move into the new duplex, townhouses, and multiplexes. It's a developer's dream.

Yep. All the “entry level” SFH homes will be bought by all cash investors.

That was already happening. Except for unbuildable lots.

Not really. Improved older homes are usually too expensive to be tear downs

If they are "improved" then they aren't really "entry level".

Arlington agent here. I sell many improved homes in the $1m to $1.8m range to first time homebuyers. Arlington has a lot of young people with tech money.

If they're on decent lots those could be tear downs for either SFHs or MF housing.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Sorry, left off the link!

What happens to a house like this before MMH? After? (I am assuming there's no historic deed restriction)

https://www.realtor.com/realestateandhomes-detail/2607-18th-St-N_Arlington_VA_22201_M65790-59086

This is an interesting question. I’m not sure MMH is the pivotal issue though b/c at that price point it’s very high for a tear down but still needs a ton of work. Like I bet you could easily sink 400-500k into adding on and updating everything which gets you up to spending $1.7-1.8ish. And for that you could buy something newer or already updated without living through a renovation. This tear down vs. renovate issue exists regardless of missing middle.

If it is torn down, the lot is rather small for a multiplex. Would it make sense to build one SFH or try to build a duplex or triplex? I don’t know the answer to that yet.

It's a tough lot to build on because it's small, but that generally was the going rate for tear downs in that area.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Sorry, left off the link!

What happens to a house like this before MMH? After? (I am assuming there's no historic deed restriction)

https://www.realtor.com/realestateandhomes-detail/2607-18th-St-N_Arlington_VA_22201_M65790-59086

This is an interesting question. I’m not sure MMH is the pivotal issue though b/c at that price point it’s very high for a tear down but still needs a ton of work. Like I bet you could easily sink 400-500k into adding on and updating everything which gets you up to spending $1.7-1.8ish. And for that you could buy something newer or already updated without living through a renovation. This tear down vs. renovate issue exists regardless of missing middle.

If it is torn down, the lot is rather small for a multiplex. Would it make sense to build one SFH or try to build a duplex or triplex? I don’t know the answer to that yet.

Someone was on here last week claiming they filed an application for MMH on a street in that neighborhood that also has small lots. No clue what kind of units they are building but I doubt someone would come on here and make that up. Will be interesting to see if it’s a duplex or triplex or more.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Why do you need a middle?

Most rich towns often have rich homes and a poorer section where the maids, landscapers, handiman live.

I mean does Beverly Hills, Palm Beach and Aspen concerned about the middle?

No

Don't worry, this will actually help get rid of the middle class, as old-time, middle and lower-class homeowners sell out to developers. And then upper-class people move into the new duplex, townhouses, and multiplexes. It's a developer's dream.

Yep. All the “entry level” SFH homes will be bought by all cash investors.

That was already happening. Except for unbuildable lots.

Not really. Improved older homes are usually too expensive to be tear downs

If they are "improved" then they aren't really "entry level".

Arlington agent here. I sell many improved homes in the $1m to $1.8m range to first time homebuyers. Arlington has a lot of young people with tech money.

I agree. I’m an empty nester who bought a 1.5m down size townhouse 6 years ago. We were deciding between a 2M condo and a townhouse at the time. I was surprised to learn about a 3rd of the units, about 10, were purchased by 20 somethings whose parents bought it for them.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Why do you need a middle?

Most rich towns often have rich homes and a poorer section where the maids, landscapers, handiman live.

I mean does Beverly Hills, Palm Beach and Aspen concerned about the middle?

No

Don't worry, this will actually help get rid of the middle class, as old-time, middle and lower-class homeowners sell out to developers. And then upper-class people move into the new duplex, townhouses, and multiplexes. It's a developer's dream.

Yep. All the “entry level” SFH homes will be bought by all cash investors.

That was already happening. Except for unbuildable lots.

Not really. Improved older homes are usually too expensive to be tear downs

If they are "improved" then they aren't really "entry level".

Arlington agent here. I sell many improved homes in the $1m to $1.8m range to first time homebuyers. Arlington has a lot of young people with tech money.

I agree. I’m an empty nester who bought a 1.5m down size townhouse 6 years ago. We were deciding between a 2M condo and a townhouse at the time. I was surprised to learn about a 3rd of the units, about 10, were purchased by 20 somethings whose parents bought it for them.

So not exactly "entry level" if they couldn't afford to buy it themselves.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Sorry, left off the link!

What happens to a house like this before MMH? After? (I am assuming there's no historic deed restriction)

https://www.realtor.com/realestateandhomes-detail/2607-18th-St-N_Arlington_VA_22201_M65790-59086

This is an interesting question. I’m not sure MMH is the pivotal issue though b/c at that price point it’s very high for a tear down but still needs a ton of work. Like I bet you could easily sink 400-500k into adding on and updating everything which gets you up to spending $1.7-1.8ish. And for that you could buy something newer or already updated without living through a renovation. This tear down vs. renovate issue exists regardless of missing middle.

If it is torn down, the lot is rather small for a multiplex. Would it make sense to build one SFH or try to build a duplex or triplex? I don’t know the answer to that yet.

It's a tough lot to build on because it's small, but that generally was the going rate for tear downs in that area.

I’m the PP. Wow, is it really? I live in N Arlington (but closer to Westover) and tear downs still go for under $1m for the most part. I didn’t relative it was quite so high in Lyon Village. It still seems like a lot of money to drop either way on having to tear down or do a major reno still. Based on the street view, it doesn’t look like a ton of new construction, which may be due to the lot size and being hard to build something new. So my vote is it will be a reno and MMH won’t really affect the outcome. But then again who knows!

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Sorry, left off the link!

What happens to a house like this before MMH? After? (I am assuming there's no historic deed restriction)

https://www.realtor.com/realestateandhomes-detail/2607-18th-St-N_Arlington_VA_22201_M65790-59086

This is an interesting question. I’m not sure MMH is the pivotal issue though b/c at that price point it’s very high for a tear down but still needs a ton of work. Like I bet you could easily sink 400-500k into adding on and updating everything which gets you up to spending $1.7-1.8ish. And for that you could buy something newer or already updated without living through a renovation. This tear down vs. renovate issue exists regardless of missing middle.

If it is torn down, the lot is rather small for a multiplex. Would it make sense to build one SFH or try to build a duplex or triplex? I don’t know the answer to that yet.

It's a tough lot to build on because it's small, but that generally was the going rate for tear downs in that area.

I’m the PP. Wow, is it really? I live in N Arlington (but closer to Westover) and tear downs still go for under $1m for the most part. I didn’t relative it was quite so high in Lyon Village. It still seems like a lot of money to drop either way on having to tear down or do a major reno still. Based on the street view, it doesn’t look like a ton of new construction, which may be due to the lot size and being hard to build something new. So my vote is it will be a reno and MMH won’t really affect the outcome. But then again who knows!

Lyon village has been the most expensive neighborhood per square foot for years so the lots reflect this. I’ve seen up to 1.5M.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Sorry, left off the link!

What happens to a house like this before MMH? After? (I am assuming there's no historic deed restriction)

https://www.realtor.com/realestateandhomes-detail/2607-18th-St-N_Arlington_VA_22201_M65790-59086

This is an interesting question. I’m not sure MMH is the pivotal issue though b/c at that price point it’s very high for a tear down but still needs a ton of work. Like I bet you could easily sink 400-500k into adding on and updating everything which gets you up to spending $1.7-1.8ish. And for that you could buy something newer or already updated without living through a renovation. This tear down vs. renovate issue exists regardless of missing middle.

If it is torn down, the lot is rather small for a multiplex. Would it make sense to build one SFH or try to build a duplex or triplex? I don’t know the answer to that yet.

It's a tough lot to build on because it's small, but that generally was the going rate for tear downs in that area.

I’m the PP. Wow, is it really? I live in N Arlington (but closer to Westover) and tear downs still go for under $1m for the most part. I didn’t relative it was quite so high in Lyon Village. It still seems like a lot of money to drop either way on having to tear down or do a major reno still. Based on the street view, it doesn’t look like a ton of new construction, which may be due to the lot size and being hard to build something new. So my vote is it will be a reno and MMH won’t really affect the outcome. But then again who knows!

Yup. For a good lot, tear downs can go for even more than that.

There are some new builds/renovations around the corner. I'm guessing this will just be a regular renovation because the lot is so small. Or maybe a renovation to build out two units - the main house plus rebuild the garage as an ADU.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Sorry, left off the link!

What happens to a house like this before MMH? After? (I am assuming there's no historic deed restriction)

https://www.realtor.com/realestateandhomes-detail/2607-18th-St-N_Arlington_VA_22201_M65790-59086

This is an interesting question. I’m not sure MMH is the pivotal issue though b/c at that price point it’s very high for a tear down but still needs a ton of work. Like I bet you could easily sink 400-500k into adding on and updating everything which gets you up to spending $1.7-1.8ish. And for that you could buy something newer or already updated without living through a renovation. This tear down vs. renovate issue exists regardless of missing middle.

If it is torn down, the lot is rather small for a multiplex. Would it make sense to build one SFH or try to build a duplex or triplex? I don’t know the answer to that yet.

It's a tough lot to build on because it's small, but that generally was the going rate for tear downs in that area.

I’m the PP. Wow, is it really? I live in N Arlington (but closer to Westover) and tear downs still go for under $1m for the most part. I didn’t relative it was quite so high in Lyon Village. It still seems like a lot of money to drop either way on having to tear down or do a major reno still. Based on the street view, it doesn’t look like a ton of new construction, which may be due to the lot size and being hard to build something new. So my vote is it will be a reno and MMH won’t really affect the outcome. But then again who knows!

Yup. For a good lot, tear downs can go for even more than that.

There are some new builds/renovations around the corner. I'm guessing this will just be a regular renovation because the lot is so small. Or maybe a renovation to build out two units - the main house plus rebuild the garage as an ADU.

I'm thinking stacked duplex, but we shall see

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Sorry, left off the link!

What happens to a house like this before MMH? After? (I am assuming there's no historic deed restriction)

https://www.realtor.com/realestateandhomes-detail/2607-18th-St-N_Arlington_VA_22201_M65790-59086

This is an interesting question. I’m not sure MMH is the pivotal issue though b/c at that price point it’s very high for a tear down but still needs a ton of work. Like I bet you could easily sink 400-500k into adding on and updating everything which gets you up to spending $1.7-1.8ish. And for that you could buy something newer or already updated without living through a renovation. This tear down vs. renovate issue exists regardless of missing middle.

If it is torn down, the lot is rather small for a multiplex. Would it make sense to build one SFH or try to build a duplex or triplex? I don’t know the answer to that yet.

It's a tough lot to build on because it's small, but that generally was the going rate for tear downs in that area.

I’m the PP. Wow, is it really? I live in N Arlington (but closer to Westover) and tear downs still go for under $1m for the most part. I didn’t relative it was quite so high in Lyon Village. It still seems like a lot of money to drop either way on having to tear down or do a major reno still. Based on the street view, it doesn’t look like a ton of new construction, which may be due to the lot size and being hard to build something new. So my vote is it will be a reno and MMH won’t really affect the outcome. But then again who knows!

Yup. For a good lot, tear downs can go for even more than that.

There are some new builds/renovations around the corner. I'm guessing this will just be a regular renovation because the lot is so small. Or maybe a renovation to build out two units - the main house plus rebuild the garage as an ADU.

I'm thinking stacked duplex, but we shall see

I thought duplexes had to be side-by-side. Was it stacked townhomes that were eliminated? I thought something stacked was discussed and eliminated.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Why do you need a middle?

Most rich towns often have rich homes and a poorer section where the maids, landscapers, handiman live.

I mean does Beverly Hills, Palm Beach and Aspen concerned about the middle?

No

Don't worry, this will actually help get rid of the middle class, as old-time, middle and lower-class homeowners sell out to developers. And then upper-class people move into the new duplex, townhouses, and multiplexes. It's a developer's dream.

Yep. All the “entry level” SFH homes will be bought by all cash investors.

That was already happening. Except for unbuildable lots.

Not really. Improved older homes are usually too expensive to be tear downs

If they are "improved" then they aren't really "entry level".

Arlington agent here. I sell many improved homes in the $1m to $1.8m range to first time homebuyers. Arlington has a lot of young people with tech money.

If they're on decent lots those could be tear downs for either SFHs or MF housing.

I also sell tear down lots and some in that price range. All have been in bad shape.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Sorry, left off the link!

What happens to a house like this before MMH? After? (I am assuming there's no historic deed restriction)

https://www.realtor.com/realestateandhomes-detail/2607-18th-St-N_Arlington_VA_22201_M65790-59086

This is an interesting question. I’m not sure MMH is the pivotal issue though b/c at that price point it’s very high for a tear down but still needs a ton of work. Like I bet you could easily sink 400-500k into adding on and updating everything which gets you up to spending $1.7-1.8ish. And for that you could buy something newer or already updated without living through a renovation. This tear down vs. renovate issue exists regardless of missing middle.

If it is torn down, the lot is rather small for a multiplex. Would it make sense to build one SFH or try to build a duplex or triplex? I don’t know the answer to that yet.

It's a tough lot to build on because it's small, but that generally was the going rate for tear downs in that area.

I’m the PP. Wow, is it really? I live in N Arlington (but closer to Westover) and tear downs still go for under $1m for the most part. I didn’t relative it was quite so high in Lyon Village. It still seems like a lot of money to drop either way on having to tear down or do a major reno still. Based on the street view, it doesn’t look like a ton of new construction, which may be due to the lot size and being hard to build something new. So my vote is it will be a reno and MMH won’t really affect the outcome. But then again who knows!

Yup. For a good lot, tear downs can go for even more than that.

There are some new builds/renovations around the corner. I'm guessing this will just be a regular renovation because the lot is so small. Or maybe a renovation to build out two units - the main house plus rebuild the garage as an ADU.

I'm thinking stacked duplex, but we shall see

I thought duplexes had to be side-by-side. Was it stacked townhomes that were eliminated? I thought something stacked was discussed and eliminated.

Under Arlington’s building code, a duplex is a stacked structure. What many think of as side by side duplexes are called “semi-detached” in the code

Under MM, Arlington eliminated eight plexes but kept two to six plexes.