Considering a Move to Alexandria or Arlington Questions Re: Neighhborhoods

[Anonymous]

Anonymous wrote:Just buy a smaller place in Old Town! We love it here. The further you get from King towards 495, the more you'll get for you money in the SW quad. And North Old Town is up and coming. 22314 all the way! But you'll just need to be patient at your budget.

If you do this then make sure you get off-street parking. We own 9 rentals in the first quadrant. The biggest complaint we get from tenants is parking. The second is traffic, getting in from DC. The kicker for most of them is the size. We can't do anything about any of those three issues and they are up-front givens. Those tend to be our rentals that have the most churn. All in all, Old Town has a lot to offer but be cognizant of the downsides before you commit.

I've lived in quadrants 1, 2 and 4. Frankly, I preferred 4 out of all of them because the parking problems were mitigated by fewer shops so fewer competitors for parking. We're in Rosemont now. It has its own issues. Traffic is the biggest one.

I do think that $750k is low for the first or second quadrants.

[Anonymous]

Find me a bubble!!

[Anonymous]

Original Poster here--

Thank you for this thread. It has been helpful. This area is totally different from where we came from and not what we're used to. Happy Holidays.

[Anonymous]

Anonymous wrote:If you want to be walkable to Old Town Alexandria, you have basically Del Ray (just north) Rosemont (just northwest) Taylor Run (due west), Carlyle/Eisenhower East (just southwest)

and some parts of Fairfax immediately due south (which have Alexandria street addresses)

Carlyle has no single family houses, I think, if that is what you are looking for. Rosemont and Taylor run will be somewhat challenging in your price range, I think - and Taylor Run I think is weak on walkability to shops, and not an easy walk to Old Town (because the direct route on Duke is a terrible place to walk). The areas in FFX just south of Old Town are cheaper, not much in the way of local retail (but more is coming with redevelopment I think) but also not the most pleasant walk to Old Town (you have to walk on a sidepath along Telegraph on a high bridge over the highway and RR tracks, and its a good distance)

Best bet sounds like Del Ray, but the houses there are mostly not large, and if you thinking of needing public schools at some point, note that there is a fair amount of disagreement on the desirability of the schools there.

There are many more parts of Fairfax County with Alexandria mailing addresses, some of which have been suggested, but they are far from walkable to Old Town.

This continues to be weird description of parts of the FC part of Alexandria "some parts of fairfax immediately due south (which have Alexandria) street addresses". This argument that is often on the real estate section of DCUM makes zero sense. Are parts of Falls Church or Mclean really fairfax because they are fairfax county? The parts of Alexandria that are in Fairfax County are still Alexandria. It makes no sense they would be considered Fairfax when they are nowhere close.

[Anonymous]

Anonymous wrote:

Anonymous wrote:If you want to be walkable to Old Town Alexandria, you have basically Del Ray (just north) Rosemont (just northwest) Taylor Run (due west), Carlyle/Eisenhower East (just southwest)

and some parts of Fairfax immediately due south (which have Alexandria street addresses)

Carlyle has no single family houses, I think, if that is what you are looking for. Rosemont and Taylor run will be somewhat challenging in your price range, I think - and Taylor Run I think is weak on walkability to shops, and not an easy walk to Old Town (because the direct route on Duke is a terrible place to walk). The areas in FFX just south of Old Town are cheaper, not much in the way of local retail (but more is coming with redevelopment I think) but also not the most pleasant walk to Old Town (you have to walk on a sidepath along Telegraph on a high bridge over the highway and RR tracks, and its a good distance)

Best bet sounds like Del Ray, but the houses there are mostly not large, and if you thinking of needing public schools at some point, note that there is a fair amount of disagreement on the desirability of the schools there.

There are many more parts of Fairfax County with Alexandria mailing addresses, some of which have been suggested, but they are far from walkable to Old Town.

This continues to be weird description of parts of the FC part of Alexandria "some parts of fairfax immediately due south (which have Alexandria) street addresses". This argument that is often on the real estate section of DCUM makes zero sense. Are parts of Falls Church or Mclean really fairfax because they are fairfax county? The parts of Alexandria that are in Fairfax County are still Alexandria. It makes no sense they would be considered Fairfax when they are nowhere close.

Wtf are you talking about??? Put down the egg nog.

[Anonymous]

I’m pretty sure that Arlington is unreachable on that budget for a SFH. But there are some lovely Alexandria neighborhoods- not walkable to old town, but the areas out toward Fr Hunt are great. Del Ray is cute and walkable.

[Anonymous]

Anonymous wrote:

Anonymous wrote:If you want to be walkable to Old Town Alexandria, you have basically Del Ray (just north) Rosemont (just northwest) Taylor Run (due west), Carlyle/Eisenhower East (just southwest)

and some parts of Fairfax immediately due south (which have Alexandria street addresses)

Carlyle has no single family houses, I think, if that is what you are looking for. Rosemont and Taylor run will be somewhat challenging in your price range, I think - and Taylor Run I think is weak on walkability to shops, and not an easy walk to Old Town (because the direct route on Duke is a terrible place to walk). The areas in FFX just south of Old Town are cheaper, not much in the way of local retail (but more is coming with redevelopment I think) but also not the most pleasant walk to Old Town (you have to walk on a sidepath along Telegraph on a high bridge over the highway and RR tracks, and its a good distance)

Best bet sounds like Del Ray, but the houses there are mostly not large, and if you thinking of needing public schools at some point, note that there is a fair amount of disagreement on the desirability of the schools there.

There are many more parts of Fairfax County with Alexandria mailing addresses, some of which have been suggested, but they are far from walkable to Old Town.

This continues to be weird description of parts of the FC part of Alexandria "some parts of fairfax immediately due south (which have Alexandria) street addresses". This argument that is often on the real estate section of DCUM makes zero sense. Are parts of Falls Church or Mclean really fairfax because they are fairfax county? The parts of Alexandria that are in Fairfax County are still Alexandria. It makes no sense they would be considered Fairfax when they are nowhere close.

I wouldn't call them "Fairfax" though they ARE in Fairfax County, feed to FCPS, pay FFX taxes, etc, etc.

I would call them Belle Haven, Kingstowne, Lincolnia, Hybla Valley, etc.

I won't call them "Alexandria" just because A. The USPS allows them to be so addressed B. and some people want the prestige of Old Town, without dealing with Alexandria schools or property taxes.

You are free to call them Alexandria. I am free to mock you and call them "fake Alexandria".

[Anonymous]

And if your problem is saying "some parts of Fairfax" I think in context that means "some parts of Fairfax County", not implying they are in the central part of Fairfax County that has Fairfax mailing addresses.

[Anonymous]

23:51 - you're not really getting it.

City of Alexandria is Alexandria, and pays taxes to Alexandria, attends City of Alexandria schools and gets residency rates for City of Alexandria pools and other parks/rec.

The parts of Alexandria that are part of Fairfax County pay taxes to Fairfax County, not City of Alexandria. Residents attend Fairfax County schools and get resident preference for Fairfax County parks & rec services.

It's similar for City of Falls Church vs. the parts of Falls Church that are part of Fairfax County. (to make it more confusing, "East Falls Church" station is in Arlington County.)

McLean HS is in Fairfax County. McLean is part of Fairfax, just like Vienna is part of Fairfax. Fairfax county is so big in terms of geography and population that you have to get more specific in telling people where you are. If you say you're from the Alexandria part of Fairfax, people know what you mean. Falls Church- same thing.

[Anonymous]

South Arlington where you can walk to Columbia Pike. Or Del Ray.

[Anonymous]

Anonymous wrote:If you want to be walkable to Old Town Alexandria, you have basically Del Ray (just north) Rosemont (just northwest) Taylor Run (due west), Carlyle/Eisenhower East (just southwest) and some parts of Fairfax immediately due south (which have Alexandria street addresses)

Carlyle has no single family houses, I think, if that is what you are looking for. Rosemont and Taylor run will be somewhat challenging in your price range, I think - and Taylor Run I think is weak on walkability to shops, and not an easy walk to Old Town (because the direct route on Duke is a terrible place to walk). The areas in FFX just south of Old Town are cheaper, not much in the way of local retail (but more is coming with redevelopment I think) but also not the most pleasant walk to Old Town (you have to walk on a sidepath along Telegraph on a high bridge over the highway and RR tracks, and its a good distance)

Best bet sounds like Del Ray, but the houses there are mostly not large, and if you thinking of needing public schools at some point, note that there is a fair amount of disagreement on the desirability of the schools there.

There are many more parts of Fairfax County with Alexandria mailing addresses, some of which have been suggested, but they are far from walkable to Old Town.

Thanks, this is helpful!

[Anonymous]

Anonymous wrote:Where are you moving from OP?

I think you are priced out of Arlington, based on what you want for your budget (not to say that there isn’t housing available, but it isn’t going to be a SFH in an excellent school district, walkable to metro and quaint dining/shopping boutiques).

In Alexandria, Del Ray is probably your best bet, but your budget will be on the low side for a SFH. If you are OK with a townhouse, you could look in North Old Town or Cameron Station. ACPS aren’t great though.

The Fairfax County Alexandria suburbs are really post-war commuter communities. There really aren’t any with a Main Street commerce area. They are pretty car-dependent and pre-date metro, so you’ll find the stations are sort of out of the way.

You could look in the Belle Haven area (although it may be above your budget). Easy drive/bike ride to Old Town, walkable to the Belle View shopping center. Quick bus ride to metro.

If you want a single family house, check in Hollin Hall. You could walk to the shopping center, and it’s a 10 minute drive to Old Town. Excellent ES, so you will hold your property value. These houses will be a little below your budget. They are on the smaller side.

Ft Hunt (further south of Hollin Hall) doesn’t have a lot of walkability. It’s a lovely neighborhood and I loved living there, but it’s very suburban.

Groveton has walkability to the Beacon Hill plaza, and will be far below your budget, but that is not the old town-like feeling you’re going for. Also the schools aren’t great (for property value purposes).

Huntington is (maybe) gentrifying and walkable to metro, but schools aren’t great and housing is duplexes.

22310 really doesn’t have walkability. You could look at the parts of Bush Hill that are close to Franconia Rd, but the Rose Hill shopping center doesn’t have much draw for someone with a $750k housing budget. Rose Hill ES isn’t fantastic (since you want to follow the GS scores).

There are lovely neighborhoods down Telegraph, closer to Ft Belvoir, but this puts you too far from Old Town and Metro.

DC is a frustrating real estate market for many of us. You really need to decide what your priorities are, and what you are willing to give up.

We’re moving from a different state and more used to walkable area. It’s really different and it has been frustrating. I guess we’re not alone. Thank you for going into so much detail about the neighborhoods. We have to reassess everything. We thought more areas would be walking distance to Old Town or a short drive to it or something like it.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Where are you moving from OP?

I think you are priced out of Arlington, based on what you want for your budget (not to say that there isn’t housing available, but it isn’t going to be a SFH in an excellent school district, walkable to metro and quaint dining/shopping boutiques).

In Alexandria, Del Ray is probably your best bet, but your budget will be on the low side for a SFH. If you are OK with a townhouse, you could look in North Old Town or Cameron Station. ACPS aren’t great though.

The Fairfax County Alexandria suburbs are really post-war commuter communities. There really aren’t any with a Main Street commerce area. They are pretty car-dependent and pre-date metro, so you’ll find the stations are sort of out of the way.

You could look in the Belle Haven area (although it may be above your budget). Easy drive/bike ride to Old Town, walkable to the Belle View shopping center. Quick bus ride to metro.

If you want a single family house, check in Hollin Hall. You could walk to the shopping center, and it’s a 10 minute drive to Old Town. Excellent ES, so you will hold your property value. These houses will be a little below your budget. They are on the smaller side.

Ft Hunt (further south of Hollin Hall) doesn’t have a lot of walkability. It’s a lovely neighborhood and I loved living there, but it’s very suburban.

Groveton has walkability to the Beacon Hill plaza, and will be far below your budget, but that is not the old town-like feeling you’re going for. Also the schools aren’t great (for property value purposes).

Huntington is (maybe) gentrifying and walkable to metro, but schools aren’t great and housing is duplexes.

22310 really doesn’t have walkability. You could look at the parts of Bush Hill that are close to Franconia Rd, but the Rose Hill shopping center doesn’t have much draw for someone with a $750k housing budget. Rose Hill ES isn’t fantastic (since you want to follow the GS scores).

There are lovely neighborhoods down Telegraph, closer to Ft Belvoir, but this puts you too far from Old Town and Metro.

DC is a frustrating real estate market for many of us. You really need to decide what your priorities are, and what you are willing to give up.

We’re moving from a different state and more used to walkable area. It’s really different and it has been frustrating. I guess we’re not alone. Thank you for going into so much detail about the neighborhoods. We have to reassess everything. We thought more areas would be walking distance to Old Town or a short drive to it or something like it.

If you just want a short drive to Old Town, you might consider West Alexandria (not a seperate municipality, but the neighborhoods in the City of Alexandria west of Quaker Lane) As long as you are driving during non rush hour, its a short drive to Old Town (Duke Street is pretty bad at rush hour). There are a bunch of different neighborhoods with slightly different charecters, and slightly different price points. They also are mostly bikeable to Old Town, and have local bus service going there. They don't have the most desired schools, for the most part (and unlike Del Ray, mostly not on the "upswing") and are mostly not walkable. If you want a nabe that IS walkable, and a short (offpeak) drive to Old Town, I would suggest Cameron Station - but its few detached SFHs are pretty expensive I think - but lots of good sized town homes.

[Anonymous]

https://www.redfin.com/VA/Alexandria/301-Moncure-Dr-22314/home/11850631

Small - only 1000 sq feet, and only 2BR, but it IS a SFH, not a fixer upper, in East Taylor Run, and only 580k. You could walk to Old town pretty easily, around the monument and down King Street. Douglas MacArthur is even one of the less disliked schools on the west side.

Note well, you are paying a premium in that neighborhood for being walkable to the metro station. Its nice to be walkable to Old Town, but if you are walkable to Old Town you are ALSO walkable to one of its two metro stations, and proximity to metro is a huge draw in this region.

If you want walkable to someplace charming, but do NOT value metro access, you are better off finding someplace with charm but no metro station.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Where are you moving from OP?

I think you are priced out of Arlington, based on what you want for your budget (not to say that there isn’t housing available, but it isn’t going to be a SFH in an excellent school district, walkable to metro and quaint dining/shopping boutiques).

In Alexandria, Del Ray is probably your best bet, but your budget will be on the low side for a SFH. If you are OK with a townhouse, you could look in North Old Town or Cameron Station. ACPS aren’t great though.

The Fairfax County Alexandria suburbs are really post-war commuter communities. There really aren’t any with a Main Street commerce area. They are pretty car-dependent and pre-date metro, so you’ll find the stations are sort of out of the way.

You could look in the Belle Haven area (although it may be above your budget). Easy drive/bike ride to Old Town, walkable to the Belle View shopping center. Quick bus ride to metro.

If you want a single family house, check in Hollin Hall. You could walk to the shopping center, and it’s a 10 minute drive to Old Town. Excellent ES, so you will hold your property value. These houses will be a little below your budget. They are on the smaller side.

Ft Hunt (further south of Hollin Hall) doesn’t have a lot of walkability. It’s a lovely neighborhood and I loved living there, but it’s very suburban.

Groveton has walkability to the Beacon Hill plaza, and will be far below your budget, but that is not the old town-like feeling you’re going for. Also the schools aren’t great (for property value purposes).

Huntington is (maybe) gentrifying and walkable to metro, but schools aren’t great and housing is duplexes.

22310 really doesn’t have walkability. You could look at the parts of Bush Hill that are close to Franconia Rd, but the Rose Hill shopping center doesn’t have much draw for someone with a $750k housing budget. Rose Hill ES isn’t fantastic (since you want to follow the GS scores).

There are lovely neighborhoods down Telegraph, closer to Ft Belvoir, but this puts you too far from Old Town and Metro.

DC is a frustrating real estate market for many of us. You really need to decide what your priorities are, and what you are willing to give up.

We’re moving from a different state and more used to walkable area. It’s really different and it has been frustrating. I guess we’re not alone. Thank you for going into so much detail about the neighborhoods. We have to reassess everything. We thought more areas would be walking distance to Old Town or a short drive to it or something like it.

If you just want a short drive to Old Town, you might consider West Alexandria (not a seperate municipality, but the neighborhoods in the City of Alexandria west of Quaker Lane) As long as you are driving during non rush hour, its a short drive to Old Town (Duke Street is pretty bad at rush hour). There are a bunch of different neighborhoods with slightly different charecters, and slightly different price points. They also are mostly bikeable to Old Town, and have local bus service going there. They don't have the most desired schools, for the most part (and unlike Del Ray, mostly not on the "upswing") and are mostly not walkable. If you want a nabe that IS walkable, and a short (offpeak) drive to Old Town, I would suggest Cameron Station - but its few detached SFHs are pretty expensive I think - but lots of good sized town homes.

The West End can be a great place to live but don't get too focused on its walkability or drivability to Old Town. There are three main roads leading from the West End to the East End - Duke, King and Braddock. All three of them are very bad slogs in the afternoon running from 2:30 to about 7. I know because I work in the West End and live in the East End. On the other hand, if you are on the West End then it is pretty easy to get to 2 or 3 big shopping centers (2 on Duke and 1 off of Seminary) that are nearby, there are 2 big public libraries in that area, and of course the Alexandria Hospital and assorted supporting medical buildings are right there. Further west in Fairfax County is the Skyline area with tons of big box stores and fast casual restaurants. I don't know as much about the elementary schools but the middle school in the West End is much better than the middle school on the East End although I doubt many of the East End parents realize it. You can get a much better house and yard on the West End than you will in any of the other areas of the City.