Shepherd Park

[Anonymous]

Anonymous wrote:SP homeowner here. I was totally in your shoes when we bought back in 2015. Inventory is low and competitive. We lost out on a few in total move-in condition before deciding that we'd buy something that needed a lot of work. In the end, we've wound up with a much nicer house than we would have in any bidding war...but it means you have to put up with the BS of renovations. Also, don't immediately rule something out because it doesn't have central AC - these are things that you can do for not a ridiculous amount of money.

Also, on the question of square footage - I'd be cautious about the numbers you see in a listing. My house is a pretty decent sized colonial and shows at 1600 sq ft, but has an attic with a full set of stairs and ceiling height that can be made into another level with 10-15K worth of work, plus a huge basement that doesn't get counted.

Agree with first paragraph here. When we bought in SP a bit before 2015, we bid on a house that was not very updated in terms of kitchen/bathrooms, but was quite livable. We were first-time buyers, and didn't want to take on a project with a toddler. However, if we ever were to buy again at some point, we'd be willing to put in some work since kids are older.

[Anonymous]

Another SP owner here. Turnover is low, and most homes are owned by folks who have had them for decades and haven't done updates. You might as well resign yourself to renovations if you want in - either you do them yourself or you buy them from a flipper. Also agree with others that lack of central air is not a huge deal. You can get a high end high velocity system (less ductwork) installed for ~25K, or you can do minisplits which would prob be 15-20K.

[Anonymous]

Anonymous wrote:Another SP owner here. Turnover is low, and most homes are owned by folks who have had them for decades and haven't done updates. You might as well resign yourself to renovations if you want in - either you do them yourself or you buy them from a flipper. Also agree with others that lack of central air is not a huge deal. You can get a high end high velocity system (less ductwork) installed for ~25K, or you can do minisplits which would prob be 15-20K.

FWIW, we did a central AC installation of traditional (not high velocity) for $17K in our house without having to do soffits everywhere, etc. It's a colonial, which has the advantage of being pretty boxy. We put the unit in the attic and ran ducts around the perimeter of the attic, with the drops to the first floor going right through the second floor closets. Worked out great.

[Anonymous]

We also recently bought a home in SP that needs work, but is livable.

It seems that the flips attract bidding wars that go for well over $1M, so you're probably looking at either a very small home or one that needs some work.

We're in a DCI feeder, but we're also not sure whether to send our kids there or to our in boundary middle and high, Deal and Wilson.

I suggest buying before the retail opens at Walter Reed. Prices are expected to rise for anything walkable to WR.

Good luck OP!

[Anonymous]

Anonymous wrote:

Anonymous wrote:Another SP owner here. Turnover is low, and most homes are owned by folks who have had them for decades and haven't done updates. You might as well resign yourself to renovations if you want in - either you do them yourself or you buy them from a flipper. Also agree with others that lack of central air is not a huge deal. You can get a high end high velocity system (less ductwork) installed for ~25K, or you can do minisplits which would prob be 15-20K.

FWIW, we did a central AC installation of traditional (not high velocity) for $17K in our house without having to do soffits everywhere, etc. It's a colonial, which has the advantage of being pretty boxy. We put the unit in the attic and ran ducts around the perimeter of the attic, with the drops to the first floor going right through the second floor closets. Worked out great.

Did this compromise your attic space at all? Our third floor is fairly useable and we have loose plans to add dormers one day for even more space, so we paid more for HV because the unit could be more or less contained in the knee walls. Hearing that conventional still ran you 17K makes me feel better about what we spent.

[Anonymous]

Anonymous wrote:We also recently bought a home in SP that needs work, but is livable.

It seems that the flips attract bidding wars that go for well over $1M, so you're probably looking at either a very small home or one that needs some work.

We're in a DCI feeder, but we're also not sure whether to send our kids there or to our in boundary middle and high, Deal and Wilson.

I suggest buying before the retail opens at Walter Reed. Prices are expected to rise for anything walkable to WR.

Good luck OP!

When is this supposed to happen again? I live in the neighborhood, but haven't attended any of the recent WR mtgs. I initially thought all of it was 10-15 years away, but I think I saw something suggesting much sooner for some projects, like 2020 or so?

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Another SP owner here. Turnover is low, and most homes are owned by folks who have had them for decades and haven't done updates. You might as well resign yourself to renovations if you want in - either you do them yourself or you buy them from a flipper. Also agree with others that lack of central air is not a huge deal. You can get a high end high velocity system (less ductwork) installed for ~25K, or you can do minisplits which would prob be 15-20K.

FWIW, we did a central AC installation of traditional (not high velocity) for $17K in our house without having to do soffits everywhere, etc. It's a colonial, which has the advantage of being pretty boxy. We put the unit in the attic and ran ducts around the perimeter of the attic, with the drops to the first floor going right through the second floor closets. Worked out great.

Did this compromise your attic space at all? Our third floor is fairly useable and we have loose plans to add dormers one day for even more space, so we paid more for HV because the unit could be more or less contained in the knee walls. Hearing that conventional still ran you 17K makes me feel better about what we spent.

The unit is entirely in the knee wall. The only intrusion into the space is a ~1ft x 1 ft box that runs along the floor of the short walls to bridge the duct from the front to the back of the house (under the windows). We haven't finished the attic yet, but I can see how they could be incorporated into a built-in shelf or bench pretty easily.

[Anonymous]

Anonymous wrote:

Anonymous wrote:
I suggest buying before the retail opens at Walter Reed. Prices are expected to rise for anything walkable to WR.

Good luck OP!

When is this supposed to happen again? I live in the neighborhood, but haven't attended any of the recent WR mtgs. I initially thought all of it was 10-15 years away, but I think I saw something suggesting much sooner for some projects, like 2020 or so?

http://theparksdc.com/updates/#development

The first new buildings go in at Georgia & Aspen, with construction starting this summer and ready in 2020. The retail that most people will care about (anchor grocery and other stuff) and the big plaza is planned for 2021. Fingers crossed.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:
I suggest buying before the retail opens at Walter Reed. Prices are expected to rise for anything walkable to WR.

Good luck OP!

When is this supposed to happen again? I live in the neighborhood, but haven't attended any of the recent WR mtgs. I initially thought all of it was 10-15 years away, but I think I saw something suggesting much sooner for some projects, like 2020 or so?

http://theparksdc.com/updates/#development

The first new buildings go in at Georgia & Aspen, with construction starting this summer and ready in 2020. The retail that most people will care about (anchor grocery and other stuff) and the big plaza is planned for 2021. Fingers crossed.

Thanks, PP!

On another note, does anyone know for sure what schools the Walter Reed development will be zoned for? Per Redfin, it would be Takoma Education Campus/Coolidge, not Shepherd/Deal/Wilson. Just curious how that might affect demand for these condos--I'd assume not much.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:
I suggest buying before the retail opens at Walter Reed. Prices are expected to rise for anything walkable to WR.

Good luck OP!

When is this supposed to happen again? I live in the neighborhood, but haven't attended any of the recent WR mtgs. I initially thought all of it was 10-15 years away, but I think I saw something suggesting much sooner for some projects, like 2020 or so?

http://theparksdc.com/updates/#development

The first new buildings go in at Georgia & Aspen, with construction starting this summer and ready in 2020. The retail that most people will care about (anchor grocery and other stuff) and the big plaza is planned for 2021. Fingers crossed.

Thanks, PP!


On another note, does anyone know for sure what schools the Walter Reed development will be zoned for? Per Redfin, it would be Takoma Education Campus/Coolidge, not Shepherd/Deal/Wilson. Just curious how that might affect demand for these condos--I'd assume not much.

Correct, they are zoned for Takoma EC, even the townhouses that will rise on the south side of Fern, whose neighbors across the street will remain zoned for Shepherd. I already know a family that’s ruled out looking there for this reason, but not all buyers will have kids.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:
I suggest buying before the retail opens at Walter Reed. Prices are expected to rise for anything walkable to WR.

Good luck OP!

When is this supposed to happen again? I live in the neighborhood, but haven't attended any of the recent WR mtgs. I initially thought all of it was 10-15 years away, but I think I saw something suggesting much sooner for some projects, like 2020 or so?

http://theparksdc.com/updates/#development

The first new buildings go in at Georgia & Aspen, with construction starting this summer and ready in 2020. The retail that most people will care about (anchor grocery and other stuff) and the big plaza is planned for 2021. Fingers crossed.

Thanks, PP!


On another note, does anyone know for sure what schools the Walter Reed development will be zoned for? Per Redfin, it would be Takoma Education Campus/Coolidge, not Shepherd/Deal/Wilson. Just curious how that might affect demand for these condos--I'd assume not much.

Correct, they are zoned for Takoma EC, even the townhouses that will rise on the south side of Fern, whose neighbors across the street will remain zoned for Shepherd. I already know a family that’s ruled out looking there for this reason, but not all buyers will have kids.

I thought I'd heard that there was a new elementary for the site - but can't find any information to support that.

[Anonymous]

New listing just came up today. I'm betting this one goes above list price and quickly. Personally, I like this part of the neighborhood because of proximity to Georgia Ave, commercial businesses and transit. I know a lot of people see those as negatives and prefer a few blocks in, more idyllic. But I'll take the reduced few mins of walk to transit.

https://www.redfin.com/DC/Washington/1129-Kalmia-Rd-NW-20012/home/10037157

[Anonymous]

Anonymous wrote:New listing just came up today. I'm betting this one goes above list price and quickly. Personally, I like this part of the neighborhood because of proximity to Georgia Ave, commercial businesses and transit. I know a lot of people see those as negatives and prefer a few blocks in, more idyllic. But I'll take the reduced few mins of walk to transit.

https://www.redfin.com/DC/Washington/1129-Kalmia-Rd-NW-20012/home/10037157

Yes another bidding war I’m sure. We bid on the Northgate house. Word is it went under contract for a little under 830k. Which is actually not bad but more than we could do given some adjustments we need to make,

I’m hoping we find something soon.

[Anonymous]

Anonymous wrote:New listing just came up today. I'm betting this one goes above list price and quickly. Personally, I like this part of the neighborhood because of proximity to Georgia Ave, commercial businesses and transit. I know a lot of people see those as negatives and prefer a few blocks in, more idyllic. But I'll take the reduced few mins of walk to transit.

https://www.redfin.com/DC/Washington/1129-Kalmia-Rd-NW-20012/home/10037157

Yea that's a good location for transit. Right off the S9 express bus to downtown, plus buses down GA Ave and 14th St. Not a bad walk to the metro.

[Anonymous]

Anonymous wrote:New listing just came up today. I'm betting this one goes above list price and quickly. Personally, I like this part of the neighborhood because of proximity to Georgia Ave, commercial businesses and transit. I know a lot of people see those as negatives and prefer a few blocks in, more idyllic. But I'll take the reduced few mins of walk to transit.

https://www.redfin.com/DC/Washington/1129-Kalmia-Rd-NW-20012/home/10037157

Nice hopefully a few more will come out this month. The pricing is all over the place though. I still understand how the Hemlock home is listed at 874k with no A/c