Anonymous wrote:

Anonymous wrote:The layout of the F street house is really pretty bad.

Though this place with a similarly bad stair placement and an unfinished basement had no problems moving.

https://www.redfin.com/DC/Washington/435-5th-St-NE-20002/home/9896939

That place is adorable but it’s a condo. There’s no way a house in that location/condition would sell under a million.

NP but 435 5th is a house, not a condo. Got a basement and a yard and everything!

Anonymous wrote:The layout of the F street house is really pretty bad.

Though this place with a similarly bad stair placement and an unfinished basement had no problems moving.

https://www.redfin.com/DC/Washington/435-5th-St-NE-20002/home/9896939

That place is adorable but it’s a condo. There’s no way a house in that location/condition would sell under a million.

The layout of the F street house is really pretty bad.

Though this place with a similarly bad stair placement and an unfinished basement had no problems moving.

https://www.redfin.com/DC/Washington/435-5th-St-NE-20002/home/9896939

Anonymous wrote:

Anonymous wrote:Not sure what the realtor is thinking with all the photos of moving boxes and messy rooms, but here's an unrenovated, tenant-occupied 4/3.5 on G between 6th and 7th.

https://www.redfin.com/DC/Washington/622-G-St-NE-20002/home/9898467

$1.35 for 3/2.5 pretty close to Union Station on F Street, with English basement apt. that has a C of O.

https://www.redfin.com/DC/Washington/226-F-St-NE-20002/home/9891037

622 G finally sold for $925k—$125k below list. 226 F is still on the market.

It does seem like the Capitol Hill market has softened quite a bit over the past month. For a while there, it seemed like you couldn't get anything over 2,000 sf for under $1.1M. But now there are houses sitting at that size & price. I think we've discussed these before, for example:

3BR/2.5BA, 2166 sf, $1.1M (listed 5/13):
https://www.redfin.com/DC/Washington/403-11th-St-NE-20002/home/9908314

2BR/2BA, 2516 sf, $950k (listed 5/3):
https://www.redfin.com/DC/Washington/1018-F-St-NE-20002/home/9906175

The F Street house was discussed above. It's been on and off the market for a while now at somewhat wildly fluctuating prices. Think the knock on it is its peculiar layout.

But yeah, Hill houses that have issues are starting to sit/see price cuts.

It seems good houses rarely go on sale. I don’t know if owners don’t ever move or those places go as pocket properties to people in some waiting line.

Anonymous wrote:

Anonymous wrote:Not sure what the realtor is thinking with all the photos of moving boxes and messy rooms, but here's an unrenovated, tenant-occupied 4/3.5 on G between 6th and 7th.

https://www.redfin.com/DC/Washington/622-G-St-NE-20002/home/9898467

$1.35 for 3/2.5 pretty close to Union Station on F Street, with English basement apt. that has a C of O.

https://www.redfin.com/DC/Washington/226-F-St-NE-20002/home/9891037

622 G finally sold for $925k—$125k below list. 226 F is still on the market.

It does seem like the Capitol Hill market has softened quite a bit over the past month. For a while there, it seemed like you couldn't get anything over 2,000 sf for under $1.1M. But now there are houses sitting at that size & price. I think we've discussed these before, for example:

3BR/2.5BA, 2166 sf, $1.1M (listed 5/13):
https://www.redfin.com/DC/Washington/403-11th-St-NE-20002/home/9908314

2BR/2BA, 2516 sf, $950k (listed 5/3):
https://www.redfin.com/DC/Washington/1018-F-St-NE-20002/home/9906175

I’m shocked. I haven’t seen anything livable under $1m around near that block in quite some time. The G Street house was cluttered/messy and needed some work, but certainly appeared livable.
But I’m also seeing things slow down and houses sitting at lower prices too. Interest rate hikes certainly won’t help.

Anonymous wrote:Not sure what the realtor is thinking with all the photos of moving boxes and messy rooms, but here's an unrenovated, tenant-occupied 4/3.5 on G between 6th and 7th.

https://www.redfin.com/DC/Washington/622-G-St-NE-20002/home/9898467

$1.35 for 3/2.5 pretty close to Union Station on F Street, with English basement apt. that has a C of O.

https://www.redfin.com/DC/Washington/226-F-St-NE-20002/home/9891037

622 G finally sold for $925k—$125k below list. 226 F is still on the market.

It does seem like the Capitol Hill market has softened quite a bit over the past month. For a while there, it seemed like you couldn't get anything over 2,000 sf for under $1.1M. But now there are houses sitting at that size & price. I think we've discussed these before, for example:

3BR/2.5BA, 2166 sf, $1.1M (listed 5/13):
https://www.redfin.com/DC/Washington/403-11th-St-NE-20002/home/9908314

2BR/2BA, 2516 sf, $950k (listed 5/3):
https://www.redfin.com/DC/Washington/1018-F-St-NE-20002/home/9906175

Anonymous wrote:

Anonymous wrote:D and 11th is Capitol Hill or Lincoln Park or Hill East or something else?

I live right there and say Capitol Hill generally, Lincoln Park specifically. That’s not Hill East— I’d say Hill East starts around 14th St.

Yup. It’s part of original Capitol Hill historic district.

Anonymous wrote:Parking may be a challenge when the market is happening, but probably not much worse than any other time. Nice thing about that neighborhood is it's walkability and proximity to metro. 7th and SC are extremely walkable locations so not really a need to take the car out all that much. So many houses on the Hill don't have parking, even close to things like EM, so I'm not sure it's that much of a factor for most buyers.

It really depends on the buyer. Many people want the walkability of the Hill but also want to reliably park their car on their block whenever they come home. This can be particularly important to people with kids -- even if you only take your car out once or twice a week, if you have small children, it's really helpful to be close enough to the house that carrying a car seat, stroller, or other gear back and forth isn't overly burdensome.

We lived on the Hill for 4 years with street parking only and regularly parked a couple blocks away from our house without issue. But when we moved we prioritized a place with parking specifically because we were having a kid. So it absolutely factored into our thinking then. Now our kid is 5 and it's become less important again. But for 5 years, it was really nice to be able to park close.

Anonymous wrote:D and 11th is Capitol Hill or Lincoln Park or Hill East or something else?

I live right there and say Capitol Hill generally, Lincoln Park specifically. That’s not Hill East— I’d say Hill East starts around 14th St.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Please go very late on a Saturday and talk to the neighbors

https://www.redfin.com/DC/Washington/908-S-Carolina-Ave-SE-20003/home/9905123

This house, around the corner, is also Eastern-Mkt-adjacent, do you think it is also noisy on Saturday nights, if that’s what PP is suggesting? Seems like a
quiet street.

I think PP was talking specifically about how hard it can be to park near Eastern Market on the weekends, and that is 100% true. If you drive a lot and want to be able to park on your block on a Saturday, that will be hard to do on 7th street. The South Carolina Ave house would be easier.

Eastern Market does not have major noise issues because even the bars and restaurants tend to attract and older, sleepier crowd. You do get complaints about noise and rowdy behavior from people who live right off of Barracks Row though. But for some reason this rarely seems to migrate north across Mass Ave.

I live very close to the South Carolina house, and Saturday may be the toughest day to find a spot on your block, but you won't have to park far away -- usually you can find parking one block down. Since the parking garage opened up under the Trader Joe's, finding parking on Saturdays has actually become easier in this area.

Also wanted to add that the advantage of this area is that you rarely have to move your car in the first place -- most everything you need is within walking distance. We drive now to take our kids to sports games, but other than that, we rarely move the car.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Please go very late on a Saturday and talk to the neighbors

https://www.redfin.com/DC/Washington/908-S-Carolina-Ave-SE-20003/home/9905123

This house, around the corner, is also Eastern-Mkt-adjacent, do you think it is also noisy on Saturday nights, if that’s what PP is suggesting? Seems like a
quiet street.

I think PP was talking specifically about how hard it can be to park near Eastern Market on the weekends, and that is 100% true. If you drive a lot and want to be able to park on your block on a Saturday, that will be hard to do on 7th street. The South Carolina Ave house would be easier.

Eastern Market does not have major noise issues because even the bars and restaurants tend to attract and older, sleepier crowd. You do get complaints about noise and rowdy behavior from people who live right off of Barracks Row though. But for some reason this rarely seems to migrate north across Mass Ave.

I live very close to the South Carolina house, and Saturday may be the toughest day to find a spot on your block, but you won't have to park far away -- usually you can find parking one block down. Since the parking garage opened up under the Trader Joe's, finding parking on Saturdays has actually become easier in this area.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:$985k for a 2/2 at 10th and F. Dated but seemingly usable kitchen, kind of a weird first-floor layout, no first-floor bathroom/powder room (second full bathroom is in the basement family room), some outdoor space.

https://www.redfin.com/DC/Washington/1018-F-St-NE-20002/home/9906175

I dunno, this seems like it's a bit high for only two bedrooms and the aforementioned quibbles. Been on the market for 8 days now.

This got a price cut before it was taken off the market.

Seems like the houses with issues are sitting longer these days, which isn't super surprising.

It's now back on the market at $950k, which I believe is more than it was when they took it off the market.

Yup. It was listed at $940k before (after a price drop from $985k when it first listed on May 4). Maybe they think the problem isn't the price, but they needed new staging and new pictures (and maybe a new agent)? I dunno.

I can sort understand the sellers' thinking, though. Even with the weird decor and cheap-looking kitchen, over 2,500 sf for under $1M seems like a bargain in this market—unless "this market" has changed more than I thought in the last month. Or maybe there's something else really wrong with it that's not in the photos.

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Please go very late on a Saturday and talk to the neighbors

https://www.redfin.com/DC/Washington/908-S-Carolina-Ave-SE-20003/home/9905123

This house, around the corner, is also Eastern-Mkt-adjacent, do you think it is also noisy on Saturday nights, if that’s what PP is suggesting? Seems like a
quiet street.

I think PP was talking specifically about how hard it can be to park near Eastern Market on the weekends, and that is 100% true. If you drive a lot and want to be able to park on your block on a Saturday, that will be hard to do on 7th street. The South Carolina Ave house would be easier.

Eastern Market does not have major noise issues because even the bars and restaurants tend to attract and older, sleepier crowd. You do get complaints about noise and rowdy behavior from people who live right off of Barracks Row though. But for some reason this rarely seems to migrate north across Mass Ave.

Ah, thank you for explaining, very helpful.

Would love thoughts on the South Carolina house itself.

I love that street, super pretty

Parking may be a challenge when the market is happening, but probably not much worse than any other time. Nice thing about that neighborhood is it's walkability and proximity to metro. 7th and SC are extremely walkable locations so not really a need to take the car out all that much. So many houses on the Hill don't have parking, even close to things like EM, so I'm not sure it's that much of a factor for most buyers.