Could you build new on a small lot, and then mostly hardscape the lot so you don't have much lawn? Use a plan with a first floor bedroom? I'd probably do that. Some friends built a smaller home in Aldie with just three bedrooms and it's perfect, and has great open space for entertaining.

High rise apt. 3 bed, 3 bath. To go out of town, you just shut the door. Mail is collected.

No lawn care, no roof care, no snow care. I highly recommend it.

A concierge or doorman is nice for receiving packages and deliveries or letting in workers or cleaners while you are away.

Asperor handy person is great for routine maintenance issues that crop out. No finding workers and hoping they show up.

It will be easy-ish to age in place.

Plus kids enjoy coming home to a city rather than a ‘burb.

Anonymous wrote:i despise condos because the fees go up all the time to the point they are not sustainable

Not if you are in a well-managed condo. Our building has gone up on average 2 percent each year for the last 20. We have healthy reserves to ensure we shouldn't ever have a special assessment.

My dream is a modestly sized (~2000 sq ft) mid century home in a walkable area near the forest made with dreamy materials: real wood, slate, brick, etc. and outfitted with well crafted things and tons of custom made wood shelving and a workshop in the back.

I have been eyeing some of those newer high end townhouses being built everywhere. Most have 3 bedrooms. They have a 2 car garage and an elevator. Seems easy and ideal.

When my kids leave for college, I’m selling my 8,000 sqft house in NWDC and moving to a perfectly renovated, with parking townhouse in Georgetown in a premier location.

Only 10 more years lol

i despise condos because the fees go up all the time to the point they are not sustainable

Are you planning on moving after retirement? If so, I’d stay put until then.

Anonymous wrote:
So I think we are stuck with single family but I want smaller but still in a nice area. Does this even exist?

There are tons and tons of these types of houses around, especially in "suburban" DC or near-in VA/MD - if you cap a redfin search at 2,500 or 3,000 SF, you'll see them. They are typically older houses but have been completely updated inside.

With a high budget, you've got lots of flexibility to target exactly what you want in terms of updates, flow, lot size, etc.

Belmont Country Club in Ashburn has patio homes- they’re sizable but all lawn maintenance is taken care of by the HOA. Main level masters but enough room for the kids to have ample space when they visit. Gated community with golf and pools. I’ll be eyeing those when it’s time to downsize.

Live in a high rise penthouse like Trump.

Anonymous wrote:Look for new construction with the features you want, a lot which gives you the level of privacy you want, and budget for help with cleaning, maintenance, and yard work so you don't need to deal with those aspects of home ownership.

New construction is either 3k+ sq feet, or skinny and very vertical with three or more floors like a townhome.

We’re not in dmv but in a similar situation. Our house is just under 4K sf. When my kids aren’t home, the upstairs is never used. There are rooms I haven’t seen in months. We’re staying out for now mostly because we don’t know where else to go and bc the kids have said don’t sell yet! They like coming home to this house. In the future - maybe 5-7 years from now, I think a condo in the right place could work, even a townhouse the is wide enough with a bedroom on the ground floor would work. We know we don’t need more than 2000 sf between the two of us.

The transaction costs for selling and buying a he are so high you're probably better off just paying for someone to do maintenance for you. It makes absolutely so sense to buy something marginally smaller, which is what you're looking at if you still want space for adult kids.

A comfortable condo is the way to go. So easy, so comfortable. Room for everything you need, all spaces get used daily except guest room(s).