Anonymous wrote:

Anonymous wrote:In the last 3-4 years, new build prices in town of Vienna have absolutely skyrocketed. It’s pretty amazing to watch- and irritating because we are priced out. I wonder if this is the kind of thing that will reverse, because it happened SO FAST.. or if the massive price increases are more of a reflection of the fact that so many of the older homes have now been torn down and it’s not really “transitioning” anymore.

Just to shed light on what I mean by skyrocketed, 1.2 would get you a new build and now it’s more like 1.5-1.6. That’s just a lot in a very short period of time!

Prices will not reverse course, barring catastrophe. But they are unlikely to rise significantly as buyers are getting maxed out, especially with rate increases. I'd expect more of the same - continued replacement of old properties with new builds or renovations, right around the same price range as currently. Negligible increases in appreciation for the next couple years as the economy sorts itself out.

Agree - I think the naysayers are missing the boat. So, Vienna won't be attractive to those working east of Tysons? Where are those people going to go? Those who work east of Tysons who can afford to live in McLean, Falls Church, or Arlington are already doing so. Vienna isn't a ton cheaper, but we have a SFH with a two car garage on a really quiet, safe cul de sac - minutes from Tysons and "downtown"Vienna, about 2 mi from Greensboro metro. We couldn't afford the same in McLean, Falls Church, or Arlington.

Anonymous wrote:In the last 3-4 years, new build prices in town of Vienna have absolutely skyrocketed. It’s pretty amazing to watch- and irritating because we are priced out. I wonder if this is the kind of thing that will reverse, because it happened SO FAST.. or if the massive price increases are more of a reflection of the fact that so many of the older homes have now been torn down and it’s not really “transitioning” anymore.

Just to shed light on what I mean by skyrocketed, 1.2 would get you a new build and now it’s more like 1.5-1.6. That’s just a lot in a very short period of time!

Prices will not reverse course, barring catastrophe. But they are unlikely to rise significantly as buyers are getting maxed out, especially with rate increases. I'd expect more of the same - continued replacement of old properties with new builds or renovations, right around the same price range as currently. Negligible increases in appreciation for the next couple years as the economy sorts itself out.

I used to live in Vienna and saw the traffic get worse and worse. Maple Avenue was bad during rush hour and also really bad on the weekends, when everyone tried to run errands.

The Town of Vienna used to be almost entirely small houses with a fancy area in NW and some newer areas in SW. Then a few builders like Ayr Hill and JP Brehony started building very expensive new homes, often over $1.5 million. Other builders realized there was nothing in the $1.0-1.4 million range and rushed in to fill the void. A lot of their houses are generic McMansions that aren’t especially attractive, but people buy them and the schools are good.

But getting through Vienna and Tysons is definitely a slog. We were zoned for Marshall HS and it could easily take 45 minutes to get from Vienna to GCM just outside of Tysons in Falls Church. With the additional development slated for Tysons, it seems like Vienna will become more NoVa-focused, whereas the people who also want decent commutes to DC and Arlington will increasingly try to live inside the Beltway. That isn’t necessarily bad for prices in Vienna - it depends on the volume of economic activity in Fairfax in the future.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:The jobs engines in Nova are Tysons to Reston/Herndon/Dulles.

Vienna is well situated for those jobs sites and has metro access and good schools. People pay big $$ for all of those things. It's not getting any cheaper. That said, you don't have to buy the $1.5 mil homes... there are perfectly fine homes in the $900K range (some even a little less). No, you aren't in the TOV, but you still have the location near jobs, the metro for those going to DC, and the good schools for the kids. My neighbor's 1993 colonial in good shape with a small lot (5 bdr) just sold last month for $950K. The new builds near us (on Chain Bridge and others on Snowberry and that area are on the market for $1.3 - 1.5).

You can't have it all -- unless you have $1.5+

It's not all upside. As Tysons builds up and out, Vienna is becoming less appealing for those working east of Tysons and more dependent on jobs along the axis you mentioned.

Hard to see lots of new development north of Vienna suddenly detracting from its desirability. If anything, Vienna will benefit along with the rest of the region. Vienna’s proximity to metro will always make it an appealing location for people working in DC or along the orange line. If you’re only working around Tyson’s, sure, move there - the houses aren’t cheaper for the quality. But if you want access to Tyson’s and DC/Arlington, Vienna works fine as an option.

Actually, it’s easy to see how new development east of Vienna will make it less appealing to those working in Arlington or DC. The Tysons development is a plus for Arlington, Falls Church, and McLean, and a mixed blessing for Vienna. Traffic on Maple Avenue is already staggeringly awful.

Are you kidding me? Traffic on Maple Avenue is nothing compared to the traffic in Tyson's and Arlington. Maple (AKA Rt 123), is possibly the busiest road in all of Vienna. The entire Tyson's area is a cluster. Go to the Vienna and Tyson's metros and the difference in surrounding traffic huge. This argument makes no sense.

Arlington traffic isn’t as bad as Vienna traffic because Arlington has more roads like Route 50 where there isn’t a mattress store or a fast-food outlet right off the street.

Tysons traffic is also terrible, which is why being on the Vienna side of Tysons will make Vienna less attractive for anyone not working in NoVa.

As someone who has driven around in the Arlington, Tysons, and Vienna (not just Maple Ave) areas, I find Vienna traffic marginally better - or at least not significantly worse. It's weird you're using Route 50 as an example of decent traffic. Also, we can expect traffic in both Arlington and Tysons to get much worse in coming years because of HQ2 and Tysons development. To say that only Vienna will get negative impact from this is unrealistic.

As for how Tysons development will affect Vienna homes, I think Vienna will benefit. Looking at the available real estate around Tysons, and it's bleak unless you want to spend well over a million or live right by one of the many major roads dissecting Tysons. Vienna has more housing options, good schools, and is the same commuting time by metro to DC Arlington. I don't even understand why you are making this argument.

The nicer it becomes the more people want to move there, so I see it continuing to go up in value. The old neighborhoods are getting ripped down with tasteful new builds. It also has a nice small town feeling- my kids are in VYS sports (we don't live in Vienna) and it's refreshing to see how many people know each other. I wish we had bought there 10 years ago.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:The jobs engines in Nova are Tysons to Reston/Herndon/Dulles.

Vienna is well situated for those jobs sites and has metro access and good schools. People pay big $$ for all of those things. It's not getting any cheaper. That said, you don't have to buy the $1.5 mil homes... there are perfectly fine homes in the $900K range (some even a little less). No, you aren't in the TOV, but you still have the location near jobs, the metro for those going to DC, and the good schools for the kids. My neighbor's 1993 colonial in good shape with a small lot (5 bdr) just sold last month for $950K. The new builds near us (on Chain Bridge and others on Snowberry and that area are on the market for $1.3 - 1.5).

You can't have it all -- unless you have $1.5+

It's not all upside. As Tysons builds up and out, Vienna is becoming less appealing for those working east of Tysons and more dependent on jobs along the axis you mentioned.

Hard to see lots of new development north of Vienna suddenly detracting from its desirability. If anything, Vienna will benefit along with the rest of the region. Vienna’s proximity to metro will always make it an appealing location for people working in DC or along the orange line. If you’re only working around Tyson’s, sure, move there - the houses aren’t cheaper for the quality. But if you want access to Tyson’s and DC/Arlington, Vienna works fine as an option.

Actually, it’s easy to see how new development east of Vienna will make it less appealing to those working in Arlington or DC. The Tysons development is a plus for Arlington, Falls Church, and McLean, and a mixed blessing for Vienna. Traffic on Maple Avenue is already staggeringly awful.

Are you kidding me? Traffic on Maple Avenue is nothing compared to the traffic in Tyson's and Arlington. Maple (AKA Rt 123), is possibly the busiest road in all of Vienna. The entire Tyson's area is a cluster. Go to the Vienna and Tyson's metros and the difference in surrounding traffic huge. This argument makes no sense.

Arlington traffic isn’t as bad as Vienna traffic because Arlington has more roads like Route 50 where there isn’t a mattress store or a fast-food outlet right off the street.

Tysons traffic is also terrible, which is why being on the Vienna side of Tysons will make Vienna less attractive for anyone not working in NoVa.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:The jobs engines in Nova are Tysons to Reston/Herndon/Dulles.

Vienna is well situated for those jobs sites and has metro access and good schools. People pay big $$ for all of those things. It's not getting any cheaper. That said, you don't have to buy the $1.5 mil homes... there are perfectly fine homes in the $900K range (some even a little less). No, you aren't in the TOV, but you still have the location near jobs, the metro for those going to DC, and the good schools for the kids. My neighbor's 1993 colonial in good shape with a small lot (5 bdr) just sold last month for $950K. The new builds near us (on Chain Bridge and others on Snowberry and that area are on the market for $1.3 - 1.5).

You can't have it all -- unless you have $1.5+

It's not all upside. As Tysons builds up and out, Vienna is becoming less appealing for those working east of Tysons and more dependent on jobs along the axis you mentioned.

Hard to see lots of new development north of Vienna suddenly detracting from its desirability. If anything, Vienna will benefit along with the rest of the region. Vienna’s proximity to metro will always make it an appealing location for people working in DC or along the orange line. If you’re only working around Tyson’s, sure, move there - the houses aren’t cheaper for the quality. But if you want access to Tyson’s and DC/Arlington, Vienna works fine as an option.

Actually, it’s easy to see how new development east of Vienna will make it less appealing to those working in Arlington or DC. The Tysons development is a plus for Arlington, Falls Church, and McLean, and a mixed blessing for Vienna. Traffic on Maple Avenue is already staggeringly awful.

Are you kidding me? Traffic on Maple Avenue is nothing compared to the traffic in Tyson's and Arlington. Maple (AKA Rt 123), is possibly the busiest road in all of Vienna. The entire Tyson's area is a cluster. Go to the Vienna and Tyson's metros and the difference in surrounding traffic huge. This argument makes no sense.

Anonymous wrote:

Anonymous wrote:Vienna is so freaking overrated! I just don't get it...

I love it! I have also lived in McLean and Arlington and Vienna really feels like a community. McLean felt like a bedroom community with lots of weird people and Arlington was was too bro.

NP. Have also lived in all three and found Vienna boring. Terrible traffic, and many people there are incapable of discussing anything besides youth sports, scouting, the AAP program at Louise Archer, and the Madison band. I'd take Arlington or McLean over Vienna in a heartbeat.

Anonymous wrote:Vienna is so freaking overrated! I just don't get it...

I love it! I have also lived in McLean and Arlington and Vienna really feels like a community. McLean felt like a bedroom community with lots of weird people and Arlington was was too bro.

Vienna is so freaking overrated! I just don't get it...

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:The jobs engines in Nova are Tysons to Reston/Herndon/Dulles.

Vienna is well situated for those jobs sites and has metro access and good schools. People pay big $$ for all of those things. It's not getting any cheaper. That said, you don't have to buy the $1.5 mil homes... there are perfectly fine homes in the $900K range (some even a little less). No, you aren't in the TOV, but you still have the location near jobs, the metro for those going to DC, and the good schools for the kids. My neighbor's 1993 colonial in good shape with a small lot (5 bdr) just sold last month for $950K. The new builds near us (on Chain Bridge and others on Snowberry and that area are on the market for $1.3 - 1.5).

You can't have it all -- unless you have $1.5+

It's not all upside. As Tysons builds up and out, Vienna is becoming less appealing for those working east of Tysons and more dependent on jobs along the axis you mentioned.

Hard to see lots of new development north of Vienna suddenly detracting from its desirability. If anything, Vienna will benefit along with the rest of the region. Vienna’s proximity to metro will always make it an appealing location for people working in DC or along the orange line. If you’re only working around Tyson’s, sure, move there - the houses aren’t cheaper for the quality. But if you want access to Tyson’s and DC/Arlington, Vienna works fine as an option.

Actually, it’s easy to see how new development east of Vienna will make it less appealing to those working in Arlington or DC. The Tysons development is a plus for Arlington, Falls Church, and McLean, and a mixed blessing for Vienna. Traffic on Maple Avenue is already staggeringly awful.

Anonymous wrote:

Anonymous wrote:The jobs engines in Nova are Tysons to Reston/Herndon/Dulles.

Vienna is well situated for those jobs sites and has metro access and good schools. People pay big $$ for all of those things. It's not getting any cheaper. That said, you don't have to buy the $1.5 mil homes... there are perfectly fine homes in the $900K range (some even a little less). No, you aren't in the TOV, but you still have the location near jobs, the metro for those going to DC, and the good schools for the kids. My neighbor's 1993 colonial in good shape with a small lot (5 bdr) just sold last month for $950K. The new builds near us (on Chain Bridge and others on Snowberry and that area are on the market for $1.3 - 1.5).

You can't have it all -- unless you have $1.5+

It's not all upside. As Tysons builds up and out, Vienna is becoming less appealing for those working east of Tysons and more dependent on jobs along the axis you mentioned.

Hard to see lots of new development north of Vienna suddenly detracting from its desirability. If anything, Vienna will benefit along with the rest of the region. Vienna’s proximity to metro will always make it an appealing location for people working in DC or along the orange line. If you’re only working around Tyson’s, sure, move there - the houses aren’t cheaper for the quality. But if you want access to Tyson’s and DC/Arlington, Vienna works fine as an option.

Anonymous wrote:The jobs engines in Nova are Tysons to Reston/Herndon/Dulles.

Vienna is well situated for those jobs sites and has metro access and good schools. People pay big $$ for all of those things. It's not getting any cheaper. That said, you don't have to buy the $1.5 mil homes... there are perfectly fine homes in the $900K range (some even a little less). No, you aren't in the TOV, but you still have the location near jobs, the metro for those going to DC, and the good schools for the kids. My neighbor's 1993 colonial in good shape with a small lot (5 bdr) just sold last month for $950K. The new builds near us (on Chain Bridge and others on Snowberry and that area are on the market for $1.3 - 1.5).

You can't have it all -- unless you have $1.5+

It's not all upside. As Tysons builds up and out, Vienna is becoming less appealing for those working east of Tysons and more dependent on jobs along the axis you mentioned.

The jobs engines in Nova are Tysons to Reston/Herndon/Dulles.

Vienna is well situated for those jobs sites and has metro access and good schools. People pay big $$ for all of those things. It's not getting any cheaper. That said, you don't have to buy the $1.5 mil homes... there are perfectly fine homes in the $900K range (some even a little less). No, you aren't in the TOV, but you still have the location near jobs, the metro for those going to DC, and the good schools for the kids. My neighbor's 1993 colonial in good shape with a small lot (5 bdr) just sold last month for $950K. The new builds near us (on Chain Bridge and others on Snowberry and that area are on the market for $1.3 - 1.5).

You can't have it all -- unless you have $1.5+

Anonymous wrote:

Anonymous wrote:How easy is a commute from TOV to Tysons? It's close on paper but no direct metro connection and local roads seem always busy.

Depends on what part of TOV - SE and NE quadrants are easier, SE probably the easiest. Depending on exactly where in Tyson's - you're looking at 20 minutes unless you are coming from far SW or NW.

The backroads are well-utilized!

NW is the worst, as you either have to take or cross Maple Avenue/123.

With NE, SE and SW there are more options.