Advice on MoCo and PG Neighborhoods

[Anonymous]

I haven't senses any racial animus around Northern PGC and to be honest, northern PGC is very white.

OP is it this house? https://www.realtor.com/realestateandhomes-detail/3810-Powhatan-Rd_West-Hyattsville_MD_20782_M63866-23692#photo3

[Anonymous]

Anonymous wrote:I haven't senses any racial animus around Northern PGC and to be honest, northern PGC is very white.

OP is it this house? https://www.realtor.com/realestateandhomes-detail/3810-Powhatan-Rd_West-Hyattsville_MD_20782_M63866-23692#photo3

Basically this house is also on Upshur in Brentwood. Just FYI.

[Anonymous]

Anonymous wrote:OP should probably consider neighborhoods in SS right above 495 up to like Rt.29. Its racially and ethnically diverse and at a price-point where you could still afford to go private if you didn't like the zoned school district. I have a rental there with long term tenants who seem to really enjoy living there.

+1. I live there too, off of Sligo Creek Parkway. Neighborhoods along both sides of the creek have lots of good housing options. And the schools have been great.

[Anonymous]

Anonymous wrote:

Anonymous wrote:OP should probably consider neighborhoods in SS right above 495 up to like Rt.29. Its racially and ethnically diverse and at a price-point where you could still afford to go private if you didn't like the zoned school district. I have a rental there with long term tenants who seem to really enjoy living there.

+1. I live there too, off of Sligo Creek Parkway. Neighborhoods along both sides of the creek have lots of good housing options. And the schools have been great.

What's the zip code, 20910?

[Anonymous]

Anonymous wrote:

Anonymous wrote:I haven't senses any racial animus around Northern PGC and to be honest, northern PGC is very white.

OP is it this house? https://www.realtor.com/realestateandhomes-detail/3810-Powhatan-Rd_West-Hyattsville_MD_20782_M63866-23692#photo3

Basically this house is also on Upshur in Brentwood. Just FYI.

Oh that house sold

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:OP should probably consider neighborhoods in SS right above 495 up to like Rt.29. Its racially and ethnically diverse and at a price-point where you could still afford to go private if you didn't like the zoned school district. I have a rental there with long term tenants who seem to really enjoy living there.

+1. I live there too, off of Sligo Creek Parkway. Neighborhoods along both sides of the creek have lots of good housing options. And the schools have been great.

What's the zip code, 20910?

20903

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:OP should probably consider neighborhoods in SS right above 495 up to like Rt.29. Its racially and ethnically diverse and at a price-point where you could still afford to go private if you didn't like the zoned school district. I have a rental there with long term tenants who seem to really enjoy living there.

+1. I live there too, off of Sligo Creek Parkway. Neighborhoods along both sides of the creek have lots of good housing options. And the schools have been great.

What's the zip code, 20910?

20903

No. Either 20902 or 20901.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Thank you to everyone so far who gave thoughtful advice! In terms of Hyattsville, what do you think is a good benchmark for price per square foot for something that has been completely updated? This is probably too specific a question, but I might as well ask! We saw a house we loved, but it was significantly more expensive than the other houses on the surrounding blocks. However, it was at least 1,000 sq ft larger than them and was a new build. We also thought we might feel awkward being in the nicest house on the block.

I think anything up to 380 is fair game these days, but if you are looking at new, the comps are 360 or so.

However - based on your description, I think University Park is a better bet than Hyattsville - the elementary school is stronger, and there are more homes in your price range -- unless you are looking for new, since Weirlein builders is all over Hyattsville Historic District area.

Are you looking for artsier or family oriented? UP may be better for the latter.

Thanks! One of the houses we're considering is a Werrlein one, but it's up by PG Plaza, not in the historic district. We looked at a house in UP and the neighborhood just seemed a bit stuffy? I'm not ruling it out, but the Arts District is more of what we like in a downtown and we would enjoy being able to talk to that.

Honestly, what makes me feel weird about the particular house in Hyattsville that I mentioned is it's large-ish, new, and built up high so it's sort of above the other homes on the block. There is a lot of tension about gentrification in the DC area, and I feel like it sort of screams that developers are coming in. I know it's probably a dumb fear, but I was worried people would judge us and be annoyed about it. There are a bunch of houses I saw when looking at the sold homes that are around the same size and close in price, but look like they fit into the neighborhood more.

Thanks to the other PP for their snide remark about how we only want to live around white people! Wasn't aware that simply asking about a house retaining value should we have to move soon after buying meant I was racist Pretty sure most people don't want their homes to go down in value and I just wanted some opinions on if all the hype about Hyattsville right now maybe artificially increasing home value that won't last.

Just want to make it very clear that I disagree with the PPs talking about how awful any school with low income and/or immigrant children is. If we do end up in Hyattsville, I'll be sending my (currently non-existent, haha) kids to the local public schools.

Heyyy

Signed,

non-stuffy UP resident

In seriousness, Hyattsville is a better fit if you want new builds and I wouldn't worry at all about home value appreciation in the Route 1 corridor generally. The trends and planned development are very favorable.

[Anonymous]

This is the OP. Yup, that's the house in Hyattsville. You can sort of tell from pictures how it just doesn't really seem integrated into the block. I'm not sure if that's just because it's brand new and that could be fixed with some trees and mature bushes or if it would always seem that way.

We're not set on a new build and actually really like some historic homes that are more Victorian and Tudor style. We're more focused on if the space and layout works for us than any particular style, when it was built, etc. The only style we don't particularly care for is ranch/rambler.

I think our opinion of UP was shaped by the feeling that it trends older with lots of UMD professors. We actually saw my husband's old boss leave the open house we went to! I'd love to hear what it's like from some younger couples and families.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Thank you to everyone so far who gave thoughtful advice! In terms of Hyattsville, what do you think is a good benchmark for price per square foot for something that has been completely updated? This is probably too specific a question, but I might as well ask! We saw a house we loved, but it was significantly more expensive than the other houses on the surrounding blocks. However, it was at least 1,000 sq ft larger than them and was a new build. We also thought we might feel awkward being in the nicest house on the block.

I think anything up to 380 is fair game these days, but if you are looking at new, the comps are 360 or so.

However - based on your description, I think University Park is a better bet than Hyattsville - the elementary school is stronger, and there are more homes in your price range -- unless you are looking for new, since Weirlein builders is all over Hyattsville Historic District area.

Are you looking for artsier or family oriented? UP may be better for the latter.

Thanks! One of the houses we're considering is a Werrlein one, but it's up by PG Plaza, not in the historic district. We looked at a house in UP and the neighborhood just seemed a bit stuffy? I'm not ruling it out, but the Arts District is more of what we like in a downtown and we would enjoy being able to talk to that.

Honestly, what makes me feel weird about the particular house in Hyattsville that I mentioned is it's large-ish, new, and built up high so it's sort of above the other homes on the block. There is a lot of tension about gentrification in the DC area, and I feel like it sort of screams that developers are coming in. I know it's probably a dumb fear, but I was worried people would judge us and be annoyed about it. There are a bunch of houses I saw when looking at the sold homes that are around the same size and close in price, but look like they fit into the neighborhood more.

Thanks to the other PP for their snide remark about how we only want to live around white people! Wasn't aware that simply asking about a house retaining value should we have to move soon after buying meant I was racist Pretty sure most people don't want their homes to go down in value and I just wanted some opinions on if all the hype about Hyattsville right now maybe artificially increasing home value that won't last.

Just want to make it very clear that I disagree with the PPs talking about how awful any school with low income and/or immigrant children is. If we do end up in Hyattsville, I'll be sending my (currently non-existent, haha) kids to the local public schools.

Don’t buy near PG plaza. You’ll have a heart attack!

There was a fairly lengthy thread on the Hyattsville neighborhood list-serve recently about developers and their impact on the neighborhood -- less affordable housing, prices rising, neighborhood losing its' character. So, I don't think your fears are totally unfounded. But I think what matters is your involvement in the neighborhood, your willingness to consider the local school, ext. RE: home values - they are probably a bit inflated everywhere now in the region, so there's that. PG County overall was hit harder during the recession due to foreclosures, but I'm not sure how that specifically affected Hyattsville, University Park, if at all.

[Anonymous]

Everyone hates on developer houses but the fact is that the housing stock in many of those neighborhoods is due for major renovation and most people a) need to live in the one home at a time they are lying for and b) don’t have the expertise/financials to manage a major renovation even if they wanted to live through one.
For the most part I think people get that and they direct their ire and their good faith efforts at constraining the developers and not hating on the people who move in. A good neighbor is a good neighbor even if you don’t like their house. Landscaping and time help even more.

[Anonymous]

Anonymous wrote:Everyone hates on developer houses but the fact is that the housing stock in many of those neighborhoods is due for major renovation and most people a) need to live in the one home at a time they are lying for and b) don’t have the expertise/financials to manage a major renovation even if they wanted to live through one.
For the most part I think people get that and they direct their ire and their good faith efforts at constraining the developers and not hating on the people who move in. A good neighbor is a good neighbor even if you don’t like their house. Landscaping and time help even more.

*paying for, not lying for

[Anonymous]

Anonymous wrote:This is the OP. Yup, that's the house in Hyattsville. You can sort of tell from pictures how it just doesn't really seem integrated into the block. I'm not sure if that's just because it's brand new and that could be fixed with some trees and mature bushes or if it would always seem that way.

We're not set on a new build and actually really like some historic homes that are more Victorian and Tudor style. We're more focused on if the space and layout works for us than any particular style, when it was built, etc. The only style we don't particularly care for is ranch/rambler.

I think our opinion of UP was shaped by the feeling that it trends older with lots of UMD professors. We actually saw my husband's old boss leave the open house we went to! I'd love to hear what it's like from some younger couples and families.

I don’t know whether or not UP trends older than Hyattsville, but there are a lot of families with young children. My sister lives in UP with her family, one child in ES and one still in Pre-K. They have VERY active social lives with the kids at the center. Lots and lots of families. Went to the ES’s child’s birthday party. There were over 30 kids there (child’s friends and the younger siblings). I don’t know how many youngish married couples without children live in the neighborhood, but if you’re planning for kids soon, you will not be lonely.

There is the older professor and retiree contingent, but it’s my impression that this contingent is shrinking. It’s often their homes that are on the market. That’s who my sister bought from, an older retired couple looking to retire to a LCOL area with a warmer climate.

[Anonymous]

Anonymous wrote:This is the OP. Yup, that's the house in Hyattsville. You can sort of tell from pictures how it just doesn't really seem integrated into the block. I'm not sure if that's just because it's brand new and that could be fixed with some trees and mature bushes or if it would always seem that way.

We're not set on a new build and actually really like some historic homes that are more Victorian and Tudor style. We're more focused on if the space and layout works for us than any particular style, when it was built, etc. The only style we don't particularly care for is ranch/rambler.

I think our opinion of UP was shaped by the feeling that it trends older with lots of UMD professors. We actually saw my husband's old boss leave the open house we went to! I'd love to hear what it's like from some younger couples and families.

We moved to UP about 8 years ago, as a young couple without children. We didn't feel super connected to the neighborhood because we didn't have children for the first 4 years, so we mostly kept to ourselves, enjoyed walking/running through the quiet neighborhood, and appreciated the proximity to Metro/bike trails/etc. But things changed quite significantly 4 years ago, with the birth of our first child and new development (e.g., Riverdale Park Station, Safeway, PG Plaza mall revamp). I definitely came to appreciate the neighborhood more, especially with stores/restaurants/new playgrounds within walking distance (and I can't wait for the new library to open). In good weather, you'll see tons of young families outside.

Since your husband works in College Park and you work off the green line, I would seriously consider UP/Calvert Hills. It ticks most of your boxes and would likely be under/within your budget. My husband also works nearby and I work downtown, so it's really really great to have one person close to home, especially once you have kids in a nearby daycare. Of course, public school is always the caveat but we haven't gotten there yet, so I cannot say anything with confidence!

[Anonymous]

Anonymous wrote:

Anonymous wrote:This is the OP. Yup, that's the house in Hyattsville. You can sort of tell from pictures how it just doesn't really seem integrated into the block. I'm not sure if that's just because it's brand new and that could be fixed with some trees and mature bushes or if it would always seem that way.

We're not set on a new build and actually really like some historic homes that are more Victorian and Tudor style. We're more focused on if the space and layout works for us than any particular style, when it was built, etc. The only style we don't particularly care for is ranch/rambler.

I think our opinion of UP was shaped by the feeling that it trends older with lots of UMD professors. We actually saw my husband's old boss leave the open house we went to! I'd love to hear what it's like from some younger couples and families.

We moved to UP about 8 years ago, as a young couple without children. We didn't feel super connected to the neighborhood because we didn't have children for the first 4 years, so we mostly kept to ourselves, enjoyed walking/running through the quiet neighborhood, and appreciated the proximity to Metro/bike trails/etc. But things changed quite significantly 4 years ago, with the birth of our first child and new development (e.g., Riverdale Park Station, Safeway, PG Plaza mall revamp). I definitely came to appreciate the neighborhood more, especially with stores/restaurants/new playgrounds within walking distance (and I can't wait for the new library to open). In good weather, you'll see tons of young families outside.

Since your husband works in College Park and you work off the green line, I would seriously consider UP/Calvert Hills. It ticks most of your boxes and would likely be under/within your budget. My husband also works nearby and I work downtown, so it's really really great to have one person close to home, especially once you have kids in a nearby daycare. Of course, public school is always the caveat but we haven't gotten there yet, so I cannot say anything with confidence!

Similar timeline and we used to just go out downtown when we were childless. We have two kids at the elementary school now - love the school, playgrounds and leafy walks.