Anonymous
03/01/2024 10:03
Subject: 1 Million Close-In Bethesda
Anonymous wrote:Anonymous wrote:Anonymous wrote:Just too bad it is right under the flight path. Be prepared to be woken at 5 am. Take offs every minute for most of the day. All of that for a million.
This is not a well-informed comment. I live a few blocks away from this future development, and we are not at all "right under the flight path." Perhaps you're thinking of Glen Echo, which is closer to the Potomac River? This is on the other side of Mass Avenue.
Neighborhood groups fought this development for approximately 20 years. This is an almost entirely SFH neighborhood. People did not want high-density housing. At first, it was going to be even more dense -- condos. I think that the neighbors are worried about who is going to be moving in -- ideally calm, respectful, and educated people who take care of their properties and do not create noise -- that is literally what people want in a neighbor.
This is a really good location. And so I am honestly kind of surprised that the townhouses would be this "inexpensive," considering the location (in close-in Bethesda near a ton of amenities).
The noise from airplanes is awful there. In fact the neighborhood has a representative on the Community Noise Working Group at DCA and there are only four community members from MoCo. Other communities represented are Cabin John and Potomac.
https://www.flyreagan.com/sites/flyreagan.com/files/2023-10/Reagan%20National_Noise%20Working%20Group_Voting%20Members_Oct302023%20%281%29.pdf
I am the PP who lives a few blocks from this planned townhouse development. The airplane noise is not "awful." Again, this area is farther from the Potomac River than perhaps you realize. I have never heard anyone in the neighborhood complain about airplane noise. Now if you're talking about nearby Glen Echo (off of Macarthur Blvd), then I do agree that the airplane noise is bad. I feel bad for the Palisades neighborhood in DC as well. They are close to the Potomac River, and the planes fly so low there.
Anonymous
02/29/2024 11:37
Subject: 1 Million Close-In Bethesda
Anonymous wrote:Anonymous wrote:Just too bad it is right under the flight path. Be prepared to be woken at 5 am. Take offs every minute for most of the day. All of that for a million.
This is not a well-informed comment. I live a few blocks away from this future development, and we are not at all "right under the flight path." Perhaps you're thinking of Glen Echo, which is closer to the Potomac River? This is on the other side of Mass Avenue.
Neighborhood groups fought this development for approximately 20 years. This is an almost entirely SFH neighborhood. People did not want high-density housing. At first, it was going to be even more dense -- condos. I think that the neighbors are worried about who is going to be moving in -- ideally calm, respectful, and educated people who take care of their properties and do not create noise -- that is literally what people want in a neighbor.
This is a really good location. And so I am honestly kind of surprised that the townhouses would be this "inexpensive," considering the location (in close-in Bethesda near a ton of amenities).
The noise from airplanes is awful there. In fact the neighborhood has a representative on the Community Noise Working Group at DCA and there are only four community members from MoCo. Other communities represented are Cabin John and Potomac.
https://www.flyreagan.com/sites/flyreagan.com/files/2023-10/Reagan%20National_Noise%20Working%20Group_Voting%20Members_Oct302023%20%281%29.pdf
Anonymous
02/25/2024 11:05
Subject: 1 Million Close-In Bethesda
Given the relatively small size of the development (~110 townhomes), there likely won’t be more than three phases. I’d guess they’ll take reservations on the first 50, then maybe the next 25, and then maybe the remainder. People who pay first always pay the least but then they have to live in a construction zone for some period of time after they move in. People who move in last pay the most but they don’t have to live through all the construction around them.
To get a sense of what to expect, as far as floor plans (exteriors will look very different) and pricing, take a look at the EYA Reservoir District models.
https://www.eya.com/townhomes/washington-dc/reservoir-district/homes-floorplans
Expect the starting Bethesda model to be similar to the 1690 square foot Reservoir District “The Bend” model, but to be $60K to $75K more expensive ($999K to $1.025M). Something similar to the Reservoir District “The Daniel” model will probably start about $1.425M.
Whether it’s SFH or a TH, you always pay a 15-20% premium per square foot for new construction where you get to pick all your preferred finishes.
To get a sense of what to expect, as far as floor plans (exteriors will look very different) and pricing, take a look at the EYA Reservoir District models.
https://www.eya.com/townhomes/washington-dc/reservoir-district/homes-floorplans
Expect the starting Bethesda model to be similar to the 1690 square foot Reservoir District “The Bend” model, but to be $60K to $75K more expensive ($999K to $1.025M). Something similar to the Reservoir District “The Daniel” model will probably start about $1.425M.
Whether it’s SFH or a TH, you always pay a 15-20% premium per square foot for new construction where you get to pick all your preferred finishes.
Anonymous
02/25/2024 09:47
Subject: 1 Million Close-In Bethesda
The initial price for the first set of townhouses released, without any add ons, will indeed be “starting at 1M”. The same house, without add ons, but released in the last batch of units to be sold, could go for 200-300k more due to demand alone. And that’s the smaller ones, which tend to be 2200 sq ft. The largest one, with an elevator, with all the bells and whistles, can reach 2M probably
Anonymous
02/25/2024 08:36
Subject: 1 Million Close-In Bethesda
Anonymous wrote:Anonymous wrote:''Anonymous wrote:Anonymous wrote:Anonymous wrote:101 Townhome units are coming to westbard's new development. Starting at 1M, for all you all been looking for that pricepoint. Better get in early. Wont be around long!!!!
https://www.eya.com/townhomes/bethesda-md/westbard-square
They haven’t even released pricing or started selling. I think sales start March or even later.
One should expect the “under $1M” models to be around 1800 sq feet and probably $950K+ for base finishes; once configured with modest finishes like hardwood flooring throughout, expect the starting cost to be closer to $1.1M. EYA’s web site says their townhomes with elevators, which are typically 3000-3400 sq feet, wil start at $1.4M (which would put them at $1.5M+ with modest finishes and around $1.6M with higher-end finishes).
they are STARTING at 1 mill and I doubt there will be many(if any) at 1 million unless somehow you get in right now. there wont be any "under 1 Million" models. more than likely the 1 millions will go for 1.5 and the elevator models probably 1.8+. The other reason is the school system, it’s one of the last public school sytems in the county that are ranked high. The council is working hard to change that btw.
There is no getting in “right now” as reservations are still a ways off. The way EYA operates is that they have several phases (say 50 units with a different mix of townhouse models), and in each phase, all buyers in each phase get basically the same price (there may be slight lot premiums for end units or units closer to park space). EYA’s lowest cost models always have much less square footage with smaller garages than the top models, and they are always interior units rather than end units.
The only people who pay more than the base price in the first phase will be those who want more than the base finishes. For example, the base finishes generally do not include hardwood throughout the entire home; that alone can add $25K or more to the base price. Bumping the kitchen cabinets to the ceiling could add another $15K. And replacing the default granite with quartz or quartzite throughout the home could add another $20K or more.
EYA owner
so in your experience, how close to the initial "starting at....", to what is the price in the first phase released and do the next phases typically get more expensive
Anonymous
02/25/2024 07:49
Subject: 1 Million Close-In Bethesda
Anonymous wrote:''Anonymous wrote:Anonymous wrote:Anonymous wrote:101 Townhome units are coming to westbard's new development. Starting at 1M, for all you all been looking for that pricepoint. Better get in early. Wont be around long!!!!
https://www.eya.com/townhomes/bethesda-md/westbard-square
They haven’t even released pricing or started selling. I think sales start March or even later.
One should expect the “under $1M” models to be around 1800 sq feet and probably $950K+ for base finishes; once configured with modest finishes like hardwood flooring throughout, expect the starting cost to be closer to $1.1M. EYA’s web site says their townhomes with elevators, which are typically 3000-3400 sq feet, wil start at $1.4M (which would put them at $1.5M+ with modest finishes and around $1.6M with higher-end finishes).
they are STARTING at 1 mill and I doubt there will be many(if any) at 1 million unless somehow you get in right now. there wont be any "under 1 Million" models. more than likely the 1 millions will go for 1.5 and the elevator models probably 1.8+. The other reason is the school system, it’s one of the last public school sytems in the county that are ranked high. The council is working hard to change that btw.
There is no getting in “right now” as reservations are still a ways off. The way EYA operates is that they have several phases (say 50 units with a different mix of townhouse models), and in each phase, all buyers in each phase get basically the same price (there may be slight lot premiums for end units or units closer to park space). EYA’s lowest cost models always have much less square footage with smaller garages than the top models, and they are always interior units rather than end units.
The only people who pay more than the base price in the first phase will be those who want more than the base finishes. For example, the base finishes generally do not include hardwood throughout the entire home; that alone can add $25K or more to the base price. Bumping the kitchen cabinets to the ceiling could add another $15K. And replacing the default granite with quartz or quartzite throughout the home could add another $20K or more.
EYA owner
Anonymous
02/25/2024 06:20
Subject: 1 Million Close-In Bethesda
''Anonymous wrote:Anonymous wrote:Anonymous wrote:101 Townhome units are coming to westbard's new development. Starting at 1M, for all you all been looking for that pricepoint. Better get in early. Wont be around long!!!!
https://www.eya.com/townhomes/bethesda-md/westbard-square
They haven’t even released pricing or started selling. I think sales start March or even later.
One should expect the “under $1M” models to be around 1800 sq feet and probably $950K+ for base finishes; once configured with modest finishes like hardwood flooring throughout, expect the starting cost to be closer to $1.1M. EYA’s web site says their townhomes with elevators, which are typically 3000-3400 sq feet, wil start at $1.4M (which would put them at $1.5M+ with modest finishes and around $1.6M with higher-end finishes).
they are STARTING at 1 mill and I doubt there will be many(if any) at 1 million unless somehow you get in right now. there wont be any "under 1 Million" models. more than likely the 1 millions will go for 1.5 and the elevator models probably 1.8+. The other reason is the school system, its one of the last public school sytems in the county that are ranked high. The council is working hard to change that btw.
Anonymous
02/24/2024 20:58
Subject: 1 Million Close-In Bethesda
Anonymous wrote:Anonymous wrote:Anonymous wrote:Just too bad it is right under the flight path. Be prepared to be woken at 5 am. Take offs every minute for most of the day. All of that for a million.
This is not a well-informed comment. I live a few blocks away from this future development, and we are not at all "right under the flight path." Perhaps you're thinking of Glen Echo, which is closer to the Potomac River? This is on the other side of Mass Avenue.
Neighborhood groups fought this development for approximately 20 years. This is an almost entirely SFH neighborhood. People did not want high-density housing. At first, it was going to be even more dense -- condos. I think that the neighbors are worried about who is going to be moving in -- ideally calm, respectful, and educated people who take care of their properties and do not create noise -- that is literally what people want in a neighbor.
This is a really good location. And so I am honestly kind of surprised that the townhouses would be this "inexpensive," considering the location (in close-in Bethesda near a ton of amenities).
I moved away from North Bethesda/Grosvenor in the 90s to go to grad school. I had rented a studio condo in North Bethesda for 7 years and really enjoyed living in a safe, high density neighborhood near the Metro. I stayed in flyover country because of low buying power of salaries in DC for non-power-broker occupations. I currently live in a relatively-expensive 3 BR attached townhouse in flyover country where I've raised 2 kids from birth to high school.
New townhouses appeal greatly to me and this development looks on track with what I would want if I still lived in DMV and could afford a $1M home (likely couldn't because salaries are still relatively too low). However:
1) Downtown Bethesda has lost a lot of its small-town feel since I moved away. It's getting to be a lot more of a concrete canyon. And the downtown area is kind of messy now. It looks more like Rosslyn now. I can't believe the Tastee Diner still exists...how?
2) From afar, I'm not thrilled with what I read about crime. Though I realize people on this board are particularly concerned with specific egregious incidents. And where do the juvenile criminals who go to B-CC live with real estate prices being so high? Are they bused? This kind of juvenile issue is new since I lived there.
3) My townhouse in flyover country is near a fantastic park that completely compensates for not having a yard. Not sure if this location has a large park with good amenities. A shared park or school playground will be enough for many families...but if there's none, you will not get many families with kids.
It's pretty funny to hear that SFH people are upset about the kind of neighbors they will get from a $1M townhouse community. That's so NIMBY! I can remember really old Bethesda when actual middle class people like my Fed GS-14 supervisor with SAHM could easily buy houses within walking distance of Metro. I don't think the nouveau riche need to be too worried about the type of "poors" this neighborhood will attract!
Many people who live in the SFH's in this area are not at all nouveau riche -- they are old money.
Anonymous
02/24/2024 19:03
Subject: 1 Million Close-In Bethesda
Anonymous wrote:Anonymous wrote:Anonymous wrote:101 Townhome units are coming to westbard's new development. Starting at 1M, for all you all been looking for that pricepoint. Better get in early. Wont be around long!!!!
https://www.eya.com/townhomes/bethesda-md/westbard-square
They haven’t even released pricing or started selling. I think sales start March or even later.
The email I received said pricing starts at 1m and elevator home floorplans start at 1.4m
Would not really characterize this as releasing pricing. They provide a range. I am more so referring to pricing for specific home sites and options (e.g., hardware, flooring).
Anonymous
02/24/2024 18:15
Subject: 1 Million Close-In Bethesda
Anonymous wrote:Anonymous wrote:101 Townhome units are coming to westbard's new development. Starting at 1M, for all you all been looking for that pricepoint. Better get in early. Wont be around long!!!!
https://www.eya.com/townhomes/bethesda-md/westbard-square
They haven’t even released pricing or started selling. I think sales start March or even later.
One should expect the “under $1M” models to be around 1800 sq feet and probably $950K+ for base finishes; once configured with modest finishes like hardwood flooring throughout, expect the starting cost to be closer to $1.1M. EYA’s web site says their townhomes with elevators, which are typically 3000-3400 sq feet, wil start at $1.4M (which would put them at $1.5M+ with modest finishes and around $1.6M with higher-end finishes).
Anonymous
02/24/2024 18:11
Subject: 1 Million Close-In Bethesda
Anonymous wrote:Anonymous wrote:101 Townhome units are coming to westbard's new development. Starting at 1M, for all you all been looking for that pricepoint. Better get in early. Wont be around long!!!!
https://www.eya.com/townhomes/bethesda-md/westbard-square
They haven’t even released pricing or started selling. I think sales start March or even later.
The email I received said pricing starts at 1m and elevator home floorplans start at 1.4m