Everything New and Coming Soon to DC, MD, VA in 2026

I know what you’ve been hearing. Layoffs, DOGE, federal workers panicking. The media wants you to think the DMV is falling apart. But here’s what they’re NOT telling you: WalletHub just ranked DC as the #8 best place to find a job in the entire country. They analyzed 180 cities. EIGHT.

So let me show you the receipts. Because 2026? It’s absolutely MASSIVE for development in this region.

DC – RFK Development

Let’s start with the biggest story: RFK Stadium. That eyesore has been crumbling for years, and as of right now – early 2026 – they’re tearing it down. What’s coming is going to completely transform Hill East and frankly, put DC on par with what the suburbs have been offering for years.

This is the largest redevelopment in DC history. We’re talking different districts across the site. The Commanders get a new stadium by 2030. The Riverfront and Plaza Districts? 5,000 to 6,000 housing units, plus hotels, retail, restaurants. Recreation District gets multi-purpose sports fields and an indoor complex. Kingman Park District – more housing and recreation.

If you’ve been sleeping on Hill East, wake up. This changes everything.

Virginia – What’s Coming in 2026?

Now let’s cross the river to Virginia, where – surprise, surprise – the theme is still data and tech.

Potomac Overlook – Rosslyn

Or, as you may remember it – the Key Bridge Marriott. The 1960 hotel that was permanently stuck in the 1980’s closed, then became a squatter-city and had to be cleared by the entire Arlington police force. The hotel was finally demolished and is going to be developed into 1775 residential units and 200 hotel rooms with multiple buildings. At least, those are the plans as they have been filed. The owner defaulted on the mortgage so the bank holding the loan is pursuing approvals. 

One Rosslyn

Currently the site of two office buildings at 1901 and 1911 Fort Myer Drive. The plan here is for a half a billion dollar development. The two office buildings will be demolished for three new buildings that would be a mix of apartments, condos and retail. 

Falls Church City

701, 703, and 705 Park Avenue. Madison Homes wants to build 15 townhomes. Still pending approval, but Madison just got 20 townhomes approved across the street, and those are 80% sold. Falls Church City is HARD to build in, so when something gets approved, people jump.

West Falls Church 

This development consists of three separate phases. Phase 1 will have a hotel, apartments, condos and a medical office building. Phase 2 will be office and apartments, and Phase 3 will be residential. Here’s what’s unusual: there are ground leases here because some of this is municipal land. You don’t see that much anymore.

Potomac Yard 

There are still three blocks of land here that have yet to be developed, south of Target in the Potomac Yard Shopping Center. Toll Brothers is expected to build 120 townhomes and JBG will do retail and somewhere between 500 – 600 multi-family units, depending who you ask. There will also be 88 affordable housing units in a multi-family building.

Corso Tyson’s 

This is something interesting. Three luxury senior-living towers with 427 continuing care units. The renderings are absolutely gorgeous. Same developer – Galerie – who did The Mather in Tysons, which was 90% SOLD before the building was even finished. There’s clearly demand for this, and is a market that has long been overlooked.

Tyson’s Central 

This is at 8350 Leesburg Pike and there will be two towers. One will be a 29-story hotel and residential over retail, the other will be 38 floors of residential over retail.

AT&T – Oakton

AT&T had a campus here but they left for greener pastures in Chantilly. Since it was unlikely to find one replacement tenant, developers EYA and Carlyle entered the scene and plan to usher in a whole new neighborhood with multi-family residential, townhomes and retail in its place.

Rivana

This Sterling mega-development will be Loudoun County’s largest mixed-use development with a transit station. This so large it’s going to span two counties – Loudoun and Fairfax. There will be around 9M sf in the entire development. 

Manassas Mall 

The mall and surrounding parcels are being developed with six buildings being added. Over 1000 homes could be added including multi-family and townhomes. 

Other things to watch:

A Tyson’s Casino was shot down in approvals but that could resurface. That 1,800-acre Gainesville data center also got rejected but it’s in appeals. Watch these. 

Maryland

Maryland does Maryland things. And those things are NEVER REMOTELY CLOSE  to what Virginia is doing in terms of sheer volume. Virginia is more development-friendly. BUT – and this is important – Governor Moore just announced some major housing legislation for Maryland. 

Maryland has a 94,000 unit housing shortage. This legislation and Blue Line corridor strategy is MAJOR. This isn’t just “a few projects” – it’s a coordinated statewide push. They want to unlock 300+ acres of state-owned land near transit stations – that could mean 7,000+ new units. They’re focusing on the Blue Line corridor.

Montgomery County is already developed to capacity. But there is lots of concrete in Prince George’s County that officials are eyeing for development.  Capitol Heights Metro is one such area where there are plans for 300 new homes and 10,000 sf of retail. All of this is still so new, so it’s definitely worth staying tuned for more news.

An unbelievable honorable mention. 

Stop. The. Car.

Wayfair is opening an outlet in Arundel Mills.

Data Centers Y’all!

They’re happening. This is the hot-button issue everyone loves to hate. You won’t see them close to the city – there’s no room, and frankly, we need housing more. But out in Frederick County? They’re getting them. It’s controversial, but it’s happening.

The Bottom Line

The media wants you scared. Don’t be. This region is BUILDING. The projects I just walked you through represent billions of dollars and thousands of housing units coming online in 2026 and beyond.

If you’re thinking about buying, selling, or investing in the DMV, you need to understand where growth is happening. And now you do.

Ultra Wealthy To Live Near DC

You’ve probably seen those videos titled “Where the ultra wealthy live in DC.” They’re fun to watch, but if you’re a normal family relocating here, living next door to Bezos does absolutely nothing to help you figure out where your kids are going to go to school, where you can afford a home or whether you can get to work without crying on the Beltway.

So yes, I’ll tell you where a lot of that ultra-wealthy money tends to live around DC. But first I’m going to show you four real-people places where families with real budgets actually live: Silver Spring, Rockville, Alexandria, and Burke. If you care more about good schools and a sane commute than billionaire rooftops, you’re in the right place. Welcome to the non-BS side of DC real estate.

I’m Melissa Terzis, DC Real Estate Mama. I’ve been in DC-area real estate since 2001 and I help families buy and sell homes throughout DC, Maryland, and Virginia.

Real People Live in Silver Spring, Maryland

Silver Spring is the most underrated place to live in the DMV. It’s not bougie, it’s not chaotic and it’s not wildly overpriced. It is a real community full of real people. Just because Silver Spring has an affordable price point, doesn’t mean you are “settling” by moving here. I’ve helped a lot of families move to Silver Spring. 

Silver Spring is where city energy meets suburban comfort. On a Saturday, you can hit the farmers market downtown, let the kids run around, and be home in 10 minutes for nap time. There’s a diverse a food scene and easy commuting to DC. Downtown is filled with restaurants, shops, the Fillmore music venue, and AFI Silver Theatre. Around the corner there are tree-lined streets in quaint, friendly neighborhoods with yards, parks, and playgrounds. 

There are basically three Silver Springs:

1) Close-in and Walkable
Near downtown you have a mix of houses, townhouses and condos. Many of the condos downtown are mid-century – built in the 1960’s. Some of the houses are original 1950’s, some are newer builds where a little 50’s house was torn down and “mcmansioned.”

2) Just Outside the Beltway
Cute neighborhoods like South Four Corners, Woodmoor, Forest Glen and Franklin Knolls are just outside 495. These are almost all 1950’s homes. You can walk to a neighborhood park and some shopping, but you will also use your car as well.

3) Northern Suburban
More traditionally suburban. If you’re fine driving to most things, then the northern parts of Silver Spring may work better for you. The houses are bigger, the lots are bigger but the commute is longer.

The big draw to Silver Spring is both affordability and location. It is getting harder to find anything inside or near the beltway for $600,000. But in Silver Spring, you can. Most homes in here were built in the 1950’s and 1960’s. They are “mid-century” but not your classic MCM. These are solid brick houses, usually ramblers or split levels.  The median price of homes sold in all Silver Spring zip codes this year is $550,000.

Commutes are another win. There are two metro lines that come through Silver Spring. There is the long-standing redline that runs north-south into DC. In a couple years, the purple line will be finished which is going to be a game changer for cross-county commutes. You are right near the beltway too, so one person in your household can easily commute to Baltimore and the other to DC. It’s hard to find areas in the DMV where that is possible.

Wallet Hub ranked Silver Spring as the #4 most ethnically diverse city in the United States. 

Sligo Creek Trail is a local favorite for biking, jogging, and dog walking. Brookside Gardens and Wheaton Regional Park are also gems for families and outdoor lovers. Brookside Gardens is within Wheaton Regional, and there is a selection of different areas to explore – everything from a Rose Garden to Children’s to Aquatic Gardens. And it’s free to go in! 

If you want a diverse, down-to-earth community, decent access to Metro, and you’re trying to stay around or under the $600k mark, Silver Spring should absolutely be on your list.

Real People Live in Rockville, Maryland

Rockville has been named, by various websites and publications, a “best” city for families, for women entrepreneurs, for young professionals as well as one of the best suburbs of Washington DC. Rockville is also a very diverse community as noted in the Housing Market Analysis Report commissioned by the City. The median sales price for homes in Rockville is $635,000.

Rockville is just north of Bethesda, outside the beltway. The redline metro services Rockville and 270 runs from Bethesda to Frederick. Fun Fact – F Scott and Zelda Fitzgerald are buried here.

Locally when people think of Rockville, they think of Rockville Pike, which is a main drag with every single store you could ever want in your life. Some people find this to be the epitome of the soul-sucking suburban life. Disclaimer: I personally love it. I lived in Rockville for a few years and I spent many of my weekends on Rockville Pike. 

If a main drag with a lot of traffic and big box stores isn’t your thing, I have good news. Rockville has dozens of neighborhoods, each with their own personality. Less urban than Bethesda, but not quite as suburban as Mayberry, I personally think there is so much to love about Rockville and pretty much everyone can find their home here. There is a mix of condos, townhomes and single-family homes. If you want to spend over $1M, you absolutely can, but it’s not required to secure a home here. Think of Rockville as the slightly more expensive big brother to Silver Spring. If you like the idea of every store under the sun within a short drive, strong schools, and you’re okay being a bit more car-dependent, Rockville is going to feel very comfortable.

There is a lot that happens in Rockville from food and art festivals and community events, farmers markets and tons of culinary options. There’s a lot of Asian Restaurants near downtown Rockville, and Peruvian, Latin, Greek – the choices are endless.

Schools here are well rated as well. One of the high schools, Richard Montgomery, offers the IB Program – Montgomery County’s first IB Program. Wootton has a well ranked STEM Program and is often on the top high school national lists.

Real People Live in Alexandria, Virginia

Alexandria can mean two different things. Often people don’t know the difference until they live here. There’s Alexandria inside the beltway which is the City of Alexandria. Then there’s Alexandria that’s part of Fairfax County. The City of Alexandria is more expensive than the county. Alexandria in Fairfax County is where I’m speaking of today. There are several neighborhoods worth mentioning where the real people live.

Rose Hill & Virginia Hills are part of zip code 22310. The median sales price here is $677,000. These two neighborhoods are adjacent to each other and sit just south of the beltway. It’s a quick trip over to Old Town Alexandria, and easy access to get to 95 as well. These two neighborhoods were developed in the 1950’s so there is a lot of mid-century style here with the ramblers and split levels. 

There are shopping centers at the edges of these two neighborhoods but no true central shopping area unless you head over to Kingstowne where you’ll find almost everything! It’s also easy to get over to Route 1 where there is a ton of other shopping and dining options as well.

If you work in DC or at the Pentagon, want a yard and a 1950s rambler, but still like to pop over to Old Town for dinner, this pocket of Alexandria hits that sweet spot.

These aren’t the only areas of Alexandria where the real people live either. All the way east to the Potomac River, there are tons of neighborhoods filled with regular folk doing regular folk things – running kids to school during the week and sports on the weekends, commuting to work or working from home, mowing their lawn and chatting with neighbors.

Real People Live in Burke

Welcome to the suburbs. If you’ve been house hunting in Vienna or Arlington and your budget is maniacally laughing at you, check this out. Burke is the ‘we still get great schools and actual trees’ without your prices option. There are idyllic suburban neighborhoods in Burke. It is a nature lover’s paradise, best known for its parks and recreation activities and is very popular with families. People come for the schools. They are solid across the board – 7’s and 8’s on Great Schools and that includes the middle school! That never happens!

The median house price in Burke is $710,000. The price has risen quite a bit in recent years as people have been priced out of other, more expensive areas.

Burke Lake Park is one of the best parks in Northern Virginia. It was designated by the American Hiking Society as one of the top ten best fitness trails in the nation. The park and lake are spread out over 888 acres and have a ton of year-round activities and seasonal themes like Goblin Golf at Halloween and Winter Wonderland at the Holidays. 

Hidden Pond Nature Preserve is also in the Burke area.  They have a variety of camps and programs. They also have weekend birthday nature parties that feature a hike in the woods and an interactive animal session.  In October they have the Haunted Pond event that features campfires, a twilight walk through the woods, and scary and not-so-scary ghost story sessions.

Burke has many shopping centers spread throughout the area, but the most notable is Burke Centre Shopping Center. It has so many stores, but Kohl’s and Safeway are the two anchors. It has a very strong history in the community and has been a vital hub for Burke. Other grocery stores include Giant Food, H Mart and Lidl. 

The Burke Farmers Market runs from late April until the end of December.  It is on Saturdays and features so many vendors. They have everything from the typical vegetables and fruit to sweets, premade meals, pastries, bread and so much more!

Where the Real People Live

You will not see me doing helicopter tours of billionaire rooftops or standing in front of rented Lambos. But, if you’re genuinely shopping at $5M and up, you’re probably looking in DC Neighborhoods like Kalorama, Georgetown, Wesley Heights, Palisades or Kent. If Maryland or Virginia is your preference then Bethesda and McLean are where you want to be. 

What you will find here is real information for real people moving to or within DC, Maryland and Virginia. You are smart people trying to make smart decisions, not just drool over mansions neither of us will ever buy.

If you are trying to figure out where your budget and your life actually fit in this area, all my info is below. Reach out, tell me your story, and I’ll help you narrow this whole area down to 2–3 neighborhoods that actually fit your budget and your life – not where the ultra wealthy park their toys twice a year.

Condo Financing

You found the perfect condo. The finishes are great, the location is ideal, and the price is surprisingly reasonable. For the past few years, buying condos has been a bit easier as there is more for sale and less demand. But wait – can you actually get financing for it? That’s the million-dollar question. Thanks to Fannie Mae and Freddie Mac, the answer might be: not anymore. What happens if the condo you want to buy isn’t eligible for financing and what do you need to know before you get your heart set on a new home?

I’m Melissa Terzis, DC Real Estate Mama and I’ve been in DC Area Real Estate since 2001. I help people like you buy and sell homes throughout DC Maryland and Virginia so shoot me a message if you want to chat.

After the Surfside collapse, Fannie Mae and Freddie Mac started reviewing guidelines for how they assess the risk of a condo building. These guidelines are constantly being reviewed to ensure lending in these condo buildings and communities is as secure an investment as possible. If the building collapses, the master insurance policy is what determines the rebuilding process. Right now, things are getting stricter, particularly with insurance requirements. 

These aren’t minor tweaks being instituted. These are sweeping changes to underwriting guidelines—some experts think 30–40% of condo buildings might not qualify under the new rules.

And the timing? Impeccable, as always. Between rising insurance costs and lingering post-pandemic repair delays, this is hitting condo communities hard. Just when the condo market was recovering in some areas too. Locally in the DC Area, condos have had a burst of traffic the past few months.

What are the Fannie Mae & Freddie Mac Changes for Underwriting Condos

1. Replacement Cost Requirement
Insurance policies must now cover 100% of the cost to rebuild – not just the depreciated value. You know how insurance used to say, “That 20-year-old roof? Yeah, it’s worth about $50”? That’s done. Full replacement value or bust. The lender has to provide documentation on how the replacement value was calculated.

2. Required Perils Are Now Standardized
Think fire, smoke, wind, water damage—those kinds of things. And no, buyers can’t just tack on a separate policy anymore. These risks must be included in the master policy, regardless of location. Last year I bought a condo in Florida. For some reason there was no wind insurance in the master policy insurance. My mortgage company came back and said, “You need wind coverage.” You know what insurance companies in Florida don’t want to cover? Wind. The mortgage company assigned a policy to me. Uh…thanks?

3. Deductibles Must Be Reasonable
Policies with more than a 5% deductible of replacement cost raise an automatic red flag.

4. Inflation Guard Clause
Insurance policies must include inflation protection on reconstruction costs. Because lumber prices don’t exactly stay the same year to year. My DC Condo Association recently learned that the master insurance policy replacement value hadn’t been updated since the building was built. In 1981. So had something happened to the building, the policy would rebuild. But everyone would end up getting carpeted floors and low-grade cabinets because the policy didn’t account for upgrades or inflation.

5. Waiver of Subrogation
In plain English? If the roof leaks and damages a unit, the insurance company can’t turn around and sue the owner. The master policy has to waive that right.

What’s Happening With Condos Now?

One of my go-to lenders, Kari Sansom at Atlantic Union Bank, shared what she is are seeing locally in the DC Area. She’s awesome so I’m going to share her contact info: 

Kari Sansom
Kari.Sansom@atlanticunionbank.com
(301) 767-6354

Insurance:
Many condo buildings are underinsured. Their current policies only pay out depreciated values—because hey, cheaper premiums, right? But that’s not going to cut it anymore. And most condo boards don’t even know this is an issue. As they learn of the changes, premiums are going to increase so that the insurance can cover what’s needed.

Deferred Maintenance:
New inspection requirements mean more eyes on the building. And those eyes always find something. If it’s structural or a safety concern, forget financing until it’s fixed.

Litigation:
If the building is in the middle of a lawsuit, that’s another strike.

Other common disqualifiers:
Too much commercial space, one owner holding too many units, high condo fee delinquencies—these are all reasons a lender might say: “Hard pass.”

If a condominium isn’t eligible for Fannie / Freddie financing, then they need to pursue the change to insurance with the condo board and management. If not, alternate financing paths – FHA or VA, or non-qualified lenders are options. But the mortgage rates are usually 1-2% higher, and FHA and VA are going to be more restrictive than conventional financing.

What Does this Mean For You?

If you’re a buyer, understand this: it’s not about you. It’s about whether the building qualifies. That’s frustrating, especially if you’re pre-approved and ready to go. But this is a building-level issue. Previous sales are not an indication on whether a property is eligible for financing. And this is where having a local lender is going to be a huge asset. Don’t roll into town with your mom’s credit union contact in Colorado. 

If you’re a seller, know that your buyer pool might shrink to cash buyers only. That’s going to affect pricing and marketability.

And if you’re a condo owner? Get. On. The. Board. Or at least get involved and attend meetings. I say this all the time, but now it’s critical. You need to know what coverage your building has and push for changes if necessary. Your ability to sell—or refinance—may depend on it.

These aren’t necessarily bad changes. You want your condo building to be structurally sound, financially solvent and adequately protected. Get informed. Ask questions. And work with the right Realtor and Lender who are asking questions for you, before you get your heart set on something that may fall apart.

The Northern Virginia Real Estate Market is on FIRE

The real estate market has been softening nationwide. For years, most of the DC Area used to be an extremely competitive area in which to buy a home. But take a new President, add some government layoffs and the result is a loss of consumer confidence about the future. Some parts of the metro DC Area are no longer experiencing the same furious pace of sales. Living in Northern Virginia and buying homes in Northern Virginia historically managed to remain in high demand throughout the ups and downs. How are the cities and counties of the Northern Virginia real estate market doing now and how can you use this information to your advantage?

You know how you cook something in a microwave and some parts of it are super-hot and then other parts are still frozen? Think of the DC Metro Real Estate Market like that. And drilling down, also think of the Northern Virginia real estate market like that too. There are some areas that have cooled off and other places where there are still multiple offers. It’s too bad we can’t stir it all up to even it out like you can with microwavable food but here’s the upside: a nuanced market like this provides some interesting opportunity. 

This is all important to note because there are naysayers out there who think this is Realtor-hype. I give it to you straight every single video, week after week, year after year. I’m not here for hype. There has been a very real impact on the real estate market in DC, but it hasn’t affected all areas, and it hasn’t affected all price points.

McLean, Vienna and Falls Church Home Prices Still Rising

There are close-in areas that are still happily rocking and rolling. Vienna and McLean, I’m looking at you. Clients of mine recently experienced a bidding war for the most average property in McLean. It needed work! It needed updates! It needed love! They went well over asking and they didn’t get it. 

For single family homes, the 22102 zip code in McLean is up 4% over last year in price, with a median closed price just over $2M. Condos are also up – surprise! Prices are up 12% over last year with a median closed price of $470,000. 

Vienna’s median price for single family homes is up 10%, now standing at $1.3M. Bidding wars are still common in Vienna. Many buyers are clamoring to get a home here because of the schools and the small-town feel. 

Falls Church single family home sales are also up 6% over last year, to a median price of $973,000. 

The stats don’t always tell stories that make sense and trying to understand what’s happening in the Northern Virginia real estate market is not completely clear. Why prices are up is the easy part to explain. I’ll get to that in a few. But where prices are up is following some interesting non-patterns.

Upperville, Marshall & The Plains are HOT

Would you believe me if I said that prices in The Plains were up 60% over last year?  The median price of homes sold in The Plains is currently $1.63M so far this year. Marshall prices are up 17%, with the median price at $712,000. Hold on to your wallets, Upperville is up 90% over last year, with a closed median price of $1.1M.

While we thought we saw the end of that mad rush to rural areas once Covid passed, there is still interest in having more land, more space and having those neighbors a little farther away than arm’s length. We are seeing the same trend in Maryland too. The movement to Annapolis, Potomac and Gaithersburg is up, as are the prices.

Northern Virginia Real Estate Market – Why Home Prices Always Go Up

The higher end of the market is moving along at a decent rate right now. The people who have money are spending it on housing.

What about everyone who is not a 1%-er? What is happening in Northern Virginia to support this demand? There are tons of businesses here. It’s not just downtown DC where people commute to. Tyson’s Corner is a huge employment area as well as the Dulles/Reston/Sterling Tech Corridor. There are over 800 companies in Northern Virginia. There are two dozen Fortune 500 companies here and a significant presence of Fortune 1000 companies. Dozens of Corporate Headquarters are here as well – Nestle, Mars, Five Guys, Capital One, E-Trade, Freddie Mac, Amazon, Motley Fool, Hilton, Sunrise Senior Living, Boeing.

Another reason is that the public schools in Northern Virginia are among the most highly regarded in the country. Where Fairfax County Virginia schools were often neck-in-neck with Montgomery County Maryland schools, it feels very much as though Fairfax has a massive lead on that battle. It’s less about Fairfax just advancing ahead and more that Montgomery County made some major missteps in the past few years.

MoCo is working hard on change, but there hasn’t been enough positive change being reported. Those missteps resulted in the Montgomery County Maryland school budget being cut by 10% of what was requested. Then, there are lawsuits…so, still lots of drama and fallout. Northern Virginia Schools are just faring much better.

What Could DOGE Layoffs Do to the Northern Virginia Real Estate Market?

While there are many dozens of Government Contractor Groups here, the estimates are that about 11,000 jobs were cut due to DOGE. Another 10,000 jobs could be on the line. Virginia’s unemployment has risen for the past six months since the beginning of 2025, but it currently stands at 3.5%. If you don’t recall from your Economics Classes, 4% is considered “full employment.” So, while the headlines are bleak, and there are tons of gloom and doomers, does this sound terrible to you? 

Let’s do some quick math. There are 11,000 people whose jobs were cut. Let’s estimate that 70% of them owned their homes, that’s 7700 homeowners without adjusting for two-income couples who may have both been downsized. Now let’s say that 1/3 of the 7700 people decide to move out of the area. That would be 2600 homes potentially up for sale.  

Right now, in all of the Northern Virginia real estate market, the total number of homes for sale including condos and single family homes is just under 3500. How many homes were sold in the past 30 days? 2200. How about the last 60 days? Over 4800. At this rate, we have less than six weeks of supply! Considering six months is a balanced market, this isn’t good. It’s still a seller’s market. If you add in the 2600 from possible DOGE people who sell and move out of the area, we would have 6100 homes up for sale. That would give us about two and a half month’s supply. Still not a buyer’s market.

I want to be a realist though and not gloss over what’s happening. The departments that have seen the biggest cuts are Defense, Agriculture and Treasury. Future cuts are still expected in Defense as well as Veterans Affairs. Cuts are indeed happening to various government and contractor jobs. But it has not had anywhere near the catastrophic results some people would have you believe.

Stop believing the Gloom and Doomers, the people who have been calling for a housing crash for the past decade and the scary faces alongside the headlines. Multiple offers are still the norm for well-priced, well-located homes with current updates in Arlington, McLean, Vienna, Oakton, Falls Church and then in the ex-urbs of Upperville and The Plains.

Buying a House in DC

If you are planning on buying a house in DC, should you believe the headlines or are they all hype?  We are just more than halfway through one of the most tumultuous real estate years we have seen since Covid. Why, despite the headlines and the mortgage rates, is owning property still one of the smartest long-term moves you can make? You’re going to learn why today once I tell you about the one real estate mistake I made.

I want to repeat a word I said in the introduction. Long-Term. Above anything else, this is how you should always think of real estate, and especially if you are buying a house in DC.

Inventory is still tight Northern Virginia and Maryland, especially for move-in ready homes with great schools in walkable neighborhoods. Buyers are circling. They are waiting. They are watching. They are moving slower because rates are hovering in the mid-6s to low-7s, and people are cautious.

Some homes listed for sale are sitting while others get snapped up in days. Every single agent I have spoken to has said the same thing. If they got multiple offers, they are feeling very lucky. If they have a listing that’s not selling, they can point to a perfect comparable across the street or around the corner that just sold for more money. It’s a weird, patchy market right now. 

So, what does this mean for you and your home search? Is buying a house in DC, Maryland or Virginia a good idea or not?

Before we jump into that, I’m not going to make you wait to hear what this big mistake I made was. Yes, I have made mistakes. My real estate intuition is excellent, but it’s been honed over many years of doing this. 

I bought my first home in a balanced market, and I sold it in a market that was heating up but wasn’t near peak yet. I received multiple offers and got over list price. A few years later, I found myself buying a house in DC for list price in a crazy multiple offer market, and I still own that home. The real estate market then hit the 2008 bubble, and because I was working in the homebuilding industry, I suspected this was going to happen. I had been saving my money. The market was terrible, and off I went to buy a newly built home in a second-home-market, near the beach.

I loved it, but it was in a planned community. There was a lot of drama with the people who lived there, the developer who built the homes and the town.  The house was about 15 minutes from the beach, but that drive turned to 45 minutes during the summers when all the tourists came to town. Several years later, it got old once the girls were born. We would sit in traffic to get to the beach, then turn around and the girls would be fast asleep. 

After a few years, I thought, “We never come out here anymore, it’s time to sell it.”

My carrying costs on this house were very low, but I didn’t think it was a house that would get a decent long-term renter. I wasn’t interested in being a landlord. It became a drag to maintain so I listed it for sale and within a few weeks I had a contract. House was sold. I made some money, not a lot but I made some money.

A couple years later when Covid hit, I was like darn it, I miss that house. That would have been a good place to camp out. A couple years after Covid, the people I sold it to ended up selling it. For twice what they paid when they bought it from me. I about fell out of my chair. I never would have predicted that would happen, and I still don’t get it. They got lucky, because none of the other homes have sold for that much. But, the development wave finally hit that town, some of people who made it not so great ended up leaving, new people moved in and prices started skyrocketing. 

I never should have sold that house. My insecurity about it came from the fact that I always questioned if it was a good deal when I bought it, in 2008. The market was terrible, and second-home markets do not move with any predictability or regularity. It can take 5x as long for second home markets to rebound when there’s a crash. It was eight years with very little increase in value. But then it took off, and doubled in five years.

I wasn’t wrong for buying in a depressed market. That was the good decision. But I stopped trusting my decision when it took extra-long to feel like a good investment. I know two things now. First, I know how to make more calculated investments. The infrastructure must be there. Houses must be in desirable areas with desirable features and not have any fatal flaws. Since I sold that house, I have purchased one home a year and I won’t be selling any of them – ever.  

Second, I know that buying in a down-market or at unpredictable times is always worth it. Why? Because unless something catastrophic happens, house prices always go up. 

Oh and hello! We’re perceivably in a down-market right now depending on who you ask. Buyer sentiment is down even though some areas are still selling. Many areas in Northern Virginia are still seeing multiple offers – yes, even in the middle of summer. But other homes are sitting with no discernable reason. Like I said, it’s patchy – which is why the agents I have spoken with are all baffled when their home sits without offers but one across the street in similar condition sells for $100,000 more within a few days of being listed.

There is no waiting for a unicorn market. There is no magic moment where prices drop, rates drop, and the perfect house with a yard, walkability, top-tier schools, and a kitchen that doesn’t need gutting just appears. That doesn’t exist. Right now, there are pockets of opportunity that many buyers miss, unless someone points them out. (Hi, that’s me.)

Where are the Opportunities if You are Buying a House in DC?

Inside DC is where there is the most opportunity. If you are looking to live in the city or want to pick up an investment property, now is the time. This isn’t a risky gamble. The city may not be super appealing to a lot of people right now but will this last? It’s not like we’re some small town in the middle of a huge state and the town’s only employer left.  Let’s drill down.

One of the most historically competitive DC neighborhoods has been Zip Code 20016 of which most is AU Park. The median price for the last 6 months is $1.4M which is down 18%. If you can bet on anything here, it’s that this neighborhood has a lot of DOGE casualties.  Cleveland Park’s median price down 12%, standing at $1.675M. Palisades prices are down 20%.

But here’s something super interesting. The higher the price point, the more the price increases. Kalorama’s prices are up 32%, with an average price point of $3.95M. Forest Hills prices are up 14% to almost $2.4M. Georgetown prices are up 16% to $2.35M. Spring Valley up 17% to $2.45M and Wesley Heights up 34% to $2.18M. Dupont and Logan Circles – also up almost 20% from last
year, but coming in just under $2M.

Guys. DC isn’t dead. People with money are spending money. People at the price points under $1.5 are still cautious and holding on.

Maryland is the next place where I’m seeing opportunity. Take Bethesda as an example. One of the shining stars of Montgomery County, Bethesda has rarely seen a market where homes don’t sell. Yet, there are properties sitting on the market that would have been snapped up in hours anytime in the past 15 years. In the last 90 days, the average Days-on-Market for Bethesda properties to get a contract is 21 Days. The median Days-on-Market is 8 though – meaning that half the homes sell in less than 8 days. But currently, for the actively listed homes, the mean Days-on-Market is 54! 

What happened? What’s not selling? Homes that start out overpriced. And we always have a summer slowdown, but this is hitting some homes harder than others. 

Walt Whitman High School in Bethesda is regarded as the premier high school in the county. I’ve argued that it’s not any better than the other Bethesda High Schools but that’s a conversation for another day. Just know that the perception is that Walt Whitman is the Harvard of the area, and the things people go through to buy a house in Whitman is mind-boggling.

I’ve conducted searches over the past decade for clients who had to be in Whitman. There is usually nothing for sale under $1.5M. Today? There are 80 total homes for sale in Whitman and 21 of them are under $1.5M. The average and median Days-on-Market for these homes is at 32 days.  

Here’s the good news too. Prices aren’t falling in Bethesda. They are up a very respectable 4% over last year.

While Northern Virginia has been on fire, there is a chance for opportunity is in many parts of Northern Virginia. The Days-on-Market averages on homes sold in Arlington in the last three months – median is 7 days and average is 22 days. But for the homes currently for sale? Average Days-on-Market is 90, median is 67.

Fairfax County is also at a median 7 days on market for houses closed in the last three months, and 19 days on average. Currently though, there are also homes sitting on the market the county. Median Days-on-Market is 47 for and average is 76. Fairfax County is very diverse though. Not all areas are faring as well as others. It’s important to drill down to not even the town, but the neighborhood. Again, remember what everyone is saying – patchy. 

I keep saying this but it’s worth saying again. Historically, buying a house in DC has been fraught with multiple offers and tons of competition. But, buying a home in a market where people are fearful, in an area of the country that won’t collapse, that always shows increases in market value, will always be worth it. Down-markets are rare. We’re in one. If it was ever in your plan, buying a house in DC now that you plan to hold indefinitely is a great plan. Where people get in trouble is when they plan for real estate to be a short-term investment. 

Most sellers right now are concerned and hoping for the best. If they don’t receive an offer in a couple weeks, they start to consider a price reduction. Catch that seller right before a price drop. This is when they are at their most vulnerable. Once they drop the price, the seller has a renewed confidence for the home to sell, plus, it regenerates buyer interest. Buying a house in DC has never seen this kind of opportunity!

Real estate isn’t about what a neighborhood or a market looks like right now. It’s about where it’s going. If you can hold on for the long haul, and have a bit of faith and a bit of courage, you can absolutely win by going while others hesitate.

Whether you’re upgrading or relocating, buying a house in DC is one of the most powerful tools for growing generational wealth. I don’t care what the rates are this quarter. They’ll change. But you know what doesn’t change? Land in the DC Metro. They’re not making more of it.

5 Levels of Neighborhoods in DC Maryland & Virginia

Are you moving to the DC Area and wondering what are the different levels of neighborhoods in DC Maryland & Virginia? Today I’m breaking down five levels of neighborhoods in the DC Metro Area.

Understanding the various neighborhoods in DC Maryland & Virginia can significantly enhance your living experience. Each level offers unique charm and amenities that cater to different lifestyles.

If you’re new here, I’m Melissa Terzis, DC Real Estate Mama, and I’m a Realtor in metro Washington DC to include Maryland and Virginia. I talk everything about moving to, living in and buying homes in DC. If you hit like and subscribe it helps the channel grow. 

Almost every type of neighborhood can be found here, so it’s important to know the options. Let’s dive in.

Level 1 – Wait-and-Watch

There will always be neighborhoods in the wait and watch classification. Then development comes, and sometimes the neighborhood takes off, sometimes it doesn’t. Why doesn’t it? Well. Crime. Poor Schools. Low buy-in from residents. These are some of the toughest neighborhoods in DC but buyers land here when they are tired of renting, and can’t afford a house in the neighborhood where they rent. 

• Deanwood – Lower prices, but uneven development and still evolving. Long-term hold strategy needed.
  
• Congress Heights – Don’t buy unless you really know what you’re doing.
  
• Trinidad – Gentrification is real, but there will be times of momentum, and times where things seem to fall back to the days of higher crime.
  
• Columbia Heights – Used to be the “it” spot, now crowded, more crime complaints, and resale is trickier.

Level 2 – Flashy but Fraught

These neighborhoods are great for city dwellers who have a high tolerance for noise, speed of life and sometimes – street crime. 

• Adams Morgan / Logan Circle – Beautiful but very condo-heavy. There’s minimal yard space. These are the areas where nightlife outranks nap time.
• NoMa / Navy Yard / The Wharf – The development money has poured into these neighborhoods. All sizzle, lots of rental buildings, high fees. New doesn’t always mean better. Don’t rent or buy here from afar. You need to see these neighborhoods to ensure they will work for you.
  
• Downtown Silver Spring (MD) – The downtown area of Silver Spring has had several face lifts. It’s gritty but busy, filled with shopping, restaurants and live music. The metro means this is a great option for anyone who commutes via the red line metro and soon, the purple line.

Level 3: Energetic and Enduring

• Capitol Hill (Historic Core) – Think Eastern Market, charming rowhomes, and parks galore. Strong community vibe. People hang out in their front yards and chat over their fences. This is quintessential DC.
  
• Bethesda (Downtown) – Some people may not think of Bethesda as energetic, but it’s currently going through a huge re-development and there is a lot happening here. Between downtown Bethesda and Pike & Rose, Bethesda is building itself right into a destination.
  
• Arlington – Arlington has a few different personalities, but the neighborhoods of Rosslyn, Clarendon and Ballston have a lot of activity, restaurants, retail and foot traffic.
  
• Old Town Alexandria – People love the charm, and Old Town is dripping with charm. There are awesome restaurants, great shops and such a cool historic Old-Virginia atmosphere that Old Town really draws people in.
  
• Dupont Circle – One of the oldest and most charming neighborhoods in DC. Proximity to downtown and consistent interest from potential buyers and tenants make this a staple in the lineup of DC Neighborhoods.

Level 4: Solid and Stable

Here’s where we start to see the suburbs hit the list. These are the tried-and-true, proven neighborhoods in DC Maryland & Virginia. The resale value holds but there are no wild increases year over year. Infrastructure is in place, and it doesn’t have a transient vibe. You will know your neighbors. You will not be chasing the next cool restaurant that opened in the neighborhood because it’s not going to open in your neighborhood. It’s opening in the Wharf.

• AU Park / Tenleytown – Tree-lined, Metro-accessible, top schools (Janney/Deal/Jackson Reed.) This is the suburbs in the city. You can walk over to Wisconsin Avenue and hit the library, Target, Container Store and have restaurant options. People tend to stay and the sense of community is strong. This is move-up buyer gold.
  
• Cleveland Park – Big yards, historic homes, a real neighborhood feel. Walkable to Metro, yes, but also peaceful. The library was recently renovated and it’s a great centerpiece of the neighborhood.
  
• Chevy Chase DC – Feels like a suburb with sidewalks, but you’re still in the city. Schools are great, access to Rock Creek Park is easy and you’re just over the border from Maryland.
  
• Glover Park – Tight community, great schools, near Georgetown without the pretense. Good value if you don’t need a Metro stop at your doorstep.
  
• North–North-Arlington – Once you head north from the hustle and bustle of Rosslyn, Clarendon and Ballston are, you will find the leafy suburban part of Arlington.
  
• Vienna VA – Vienna is an adorable suburb that feels like a television show’s hometown. The downtown area has a lot of restaurants and retail. The schools are great and the sense of community is strong.
  
• Burke & West Springfield VA – These two areas are so close to each other and similar so they are worth packaging together. These are the quintessential burbs, but they are more affordable compared to many of the other areas. You can still get houses here under $1M. I know, I realize the absurdity of calling something around $1M “affordable.” 

Level 5: Luxurious and Lavish

You’re not just pre-rich, you’ve arrived! And these are the neighborhoods that let others know it. These people own multiple homes and paid more for their country club initiation fee than you did for college.

• McLean – You would be lucky to get in for under $2M. It’s not impossible, but it’s incredibly difficult. If you find a house that’s been renovated and doesn’t need work, you will want to have over $2.5M.
  
• Bethesda – We already talked about downtown Bethesda and all the development happening, but the neighborhoods surrounding downtown are in another league. Bethesda has been Maryland’s ground zero for the teardown frenzy. For decades now. It won’t be long before all these 40’s and 50’s houses are McMansioned or torn down.
• Potomac – Potomac is Maryland’s answer to McLean. Big houses, big lots, a walk score of zero because everything is so spread out. You will use your car for everything, you will lose power in storms because the trees will crash through power lines and you will be keeping up with the Jones’s. Wait. You Are the Jones’s.

I hope this gave you the rundown of the levels of neighborhoods we have here in DC Maryland & Virginia! Please reach out if you have any questions or need real estate help!

Buying a Home in Washington DC

“My real estate agent didn’t tell me that!” I have heard this no less than a couple dozen times. When people find out I sell real estate, they share their stories no matter where they live and where they bought property. Of course, some things may depend on what the local process is in your area as it does differ in different states. But I do know all about buying a home in Washington DC and we will talk about it today!

If you’re new here, I’m Melissa Terzis, DC Real Estate Mama, and I’m a Realtor in metro Washington DC to include Maryland and Virginia. I talk everything about moving to, living in and buying a home in DC. If you hit like and subscribe it helps the channel grow. Let’s dive in.

The Entire Buying Process – Step by Step

I spent a decade sitting on a committee that hears grievances against Real Estate Agents and then determines a course of action if a violation is found. I saw a lot of crap. But a few cases stuck out over the years. One case was a young couple who bought their first home. I can’t even go through everything that happened to them. Their complaint was against the listing agent who was also the owner of the home.

But what came out was that their agent – the buyer’s agent – was terrible, and they didn’t even realize it.

They thought it was normal for them to get a combo code and tour a house by themselves.

They thought it was normal to that the home inspection happened without them being present and they used who their agent recommended.

They thought it was normal that they were given the combo code to walk through the house on their own prior to closing. They didn’t know what to even check for – which is how they closed on a home that had no heat – in the middle of a deep winter freeze.

Buying a home in Washington DC isn’t hard. But it can be a disaster if you don’t even have a minimum understanding of the process.

If your agent doesn’t sit down and explain the buying process for you, if your agent doesn’t hold your hand through each step of the process of buying as you navigate it, if your agent isn’t on your side and in the trenches with you, something’s wrong. If all they do is take down what you’re looking for and set up an MLS search – run.

We Can’t Talk About Crime – Unless You Know What Questions to Ask

Have you ever asked a Real Estate Agent if a neighborhood is safe, and they clam up and awkwardly stammer, “We’re not allowed to discuss crime.”  It is true – Real Estate Agents are expressly forbidden from telling you a neighborhood is safe, or from telling you that a neighborhood is going to hell. We have to direct you to verified sources like police crime stats or other sites. Most agents handle this all wrong though when someone asks if a neighborhood is “safe.” There’s no need to for agents to be completely stupid here. There are ways to help the buyer through this. But many get scared and they don’t.

So, you are going to have to research the crime yourself.

You can find crime stats for various jurisdictions. But they don’t always tell the whole story. In a neighborhood that most people would consider safe, almost all crime is reported. Stolen package? Someone ran over your planter box? Speeding through your community? You’re going to hear about it. If a car were to be broken into, you can bet multiple people will call the police.

This flies in stark contrast to what happens in the “less safe” neighborhoods. People may not report every car break-in or mugging. It may feel like “life as usual” to them, or they may be afraid of retaliation.

Crimes happen where are three things present: means, motive and opportunity. You cannot prevent someone from having means and motive. But you can observe for opportunities. Deep dive into neighborhoods. Ask questions. Walk around at night and on weekends. See how it feels. 

If that isn’t enough and you want to know the real truth? Ask me if I let my kids run around my neighborhood in DC. (I do.) Then ask me if I would let them run around in “this” neighborhood. I’m allowed to tell you that. Ask me if I walk my dog late at night in my neighborhood. Ask me if I would do that in “this” neighborhood. You see where I’m going with this? And of course, if your agent isn’t me, you need to ask this question in person and watch their face. You’ll see it.

The last thing I want is someone buying a home in Washington DC on my watch and for them to be miserable because I didn’t give them basic information on where to find crime stats.

You Can Always Negotiate

Another case I heard when I was on the infamous committee was filed by the seller of a home against his agent. He felt that his agent didn’t try hard enough to get the most money for his home. After reading through case documents for this case I thought it sounded like he was just bummed he didn’t get multiple offers. But then something interesting happened during the hearing.

He described the process of deciding on a listing price for the home, and then how he learned a neighbor was interested in the home. The neighbor submitted an offer. He didn’t think his agent fought hard enough for him to get more money. I said, “Why didn’t you just counter?” He said, “What?” I said, “I’m confused why you just accepted what was offered and didn’t counter.” He said, “I didn’t know that was an option.” He started to tear up.

For whatever reason, his agent was not clear with him that this was not a take-it-or-leave-it offer. He could have countered it. If you don’t know, ask. But negotiations aren’t over until they are over.

Some States Handle the Legalities Differently

I wanted to buy a house once in New Jersey. I learned that Jersey is an “attorney state.” This means your agent helps you find the home. Once you want to proceed to an offer, you have to engage an attorney. Each side has their own. Here in DC, Maryland and Virginia, that’s not the case. When you are buying a home in Washington DC, Maryland or Virginia, you select an attorney to handle the closing. They operate as a neutral third party representing the contract, interpreting language when there’s a question, running title and conducting the closing. Which leads me to my next item.

NEVER Let the Seller or Either Brokerage Hold the Earnest Money Deposit

With your contract, you will be required to post a deposit. There were times where one of the brokerages would hold that deposit. Never agree to this. While there are laws that govern escrow accounts (where your money will be held,) you want this money held by the title company, in THEIR escrow account. Because as stated above, they are the neutral third party.

I own properties in multiple states. Every contract has treated the deposit differently. In Florida, your deposit is forfeited after a certain period. It’s not that black and white here in the DC Area. Making sure the deposit is held by a neutral third party is critical.

Don’t Fixate on School Scores

There are a few things to know. First, it’s very international here, and if English isn’t the first language, the standardized tests that translate to test scores and then to school scores are tough to navigate. Second, people say they want their kid in the “#1” school but the 1-10 schools are all basically #1. And sometimes #2 is actually better.

I always say this about the draw to Whitman High School in Bethesda. People will outbid their mother on a home just to get their kid in Whitman. But Whitman has not fared as well the past few years compared to the other Bethesda High Schools when it comes to college acceptances. Keep that in mind.

You May Not Be Able to Get Homeowner’s Insurance

You probably have no idea what I’m talking about if you’re one of those like me who would just call an insurance company and secure a policy. Homeowner’s insurance companies nowadays will do anything possible to not pay out a claim. I recently encountered a situation where the sellers of a home my clients were buying had filed FIVE SEPARATE INSURANCE CLAIMS IN FOUR YEARS OF HOMEOWNERSHIP. For stupid crap too.

Your homeowner’s insurance Company shouldn’t be on speed dial. They are not an ATM machine. They are there in the event you really need them, not when there’s a $1000 defect in the venting of your HVAC. I’ve seen some people and some homes just not able to obtain insurance because any claim you file goes on your permanent record! This isn’t a good place to be to find yourself uninsurable. One day you may need them. But trust me, until then, they don’t want to hear from you.

DC’s Best and Worst Suburbs

Narrowing down DC’s best and worst suburbs for families can be very subjective – for the most part. Most people with families would say the same 10 suburbs, give or take. Then narrowing to 5 might result in a good old-fashioned debate. Everyone would have a different top 5 based on their own priorities and preferences. But what about the worst suburbs? 

I’ll tie up the best areas with a Melissa-invented tagline. When I get to the worst areas, I’ll mostly be doing some apologizing to anyone who actually lives there.

Arlington, VA

Known for: Walkability, schools, proximity to DC.

Standout Neighborhoods: Can I say all of them? If I must narrow it down, then worthy mentions are Clarendon, Lyon Village, Cherrydale, Bluemont, Westover, Yorktown, Barcroft, Shirlington.

Why it’s great: If I wanted to leave DC and I could get my husband to live in Virginia, Arlington is where I would go. Great public schools, housing stock that’s a mix of charming new craftsman homes and older bungalow homes and easy commutes to everywhere. Plus, and this could be just my sense, but you have real people here. There isn’t a feeling of pretension among the residents. Everyone is friendly and they always seem to want to chat. Of course, that could be because I’m there with clients and they are curious about the potential new neighbors. But I’ve never had an off-putting experience here. People just feel .. real.

Arlington is expensive, but home values here increase every year – especially near metro stops. The retail and restaurant choices are excellent. You have a variety of options all over Arlington and won’t feel the need to go into DC for restaurant choices. Every grocery store is here as well – the usual Giant and Safeway choices along with Trader Joes, Whole Foods and Harris Teeter.

Arlington County also boasts this cool fact – anyone in the county is within a 10-minute walk to a park. The recreation center programs are fantastic with class and sports offerings for all ages. Some of the rec centers have fitness rooms and classes that rival area gyms at a fraction of the price. 

You pay for convenience in Arlington, but you get convenience in Arlington.

Vienna, VA

Known for: Yard space, trails, schools and a community vibe.

Why it’s great: Vienna is one of the most sought-after areas in Fairfax County. The W&OD trail access is something people love, along with the real small-town downtown. The number of restaurants and the quality of the food served in Vienna is enough to ensure you won’t be making the trek to other areas of Northern Virginia or DC. There’s fine dining, Italian, Asian Fusion, French plus a whole host of casual places like Taco Bamba and Foster’s Grille.

The Vienna schools are excellent. There are 12 parks in the town as well. Vienna hosts a ton of family-friendly festivals and concerts that run year-round.  Chillin on Church is a monthly block party that runs from June to September. There are Fourth of July fireworks, Oktoberfest, a Halloween Parade, Holiday Stroll, a Kids on the Green summer series of events, Memorial Day Celebration and a Farmer’s Market. ViVa Vienna is a music and craft festival.

Vienna is the suburb people grow into—and stay in. Your future self will thank you.

Bethesda, MD

Known for: Schools, established neighborhoods, long-term value.

Standout Neighborhoods: All of them. The variety in lifestyle runs the gamut here. If you want to live close to downtown where the shops and restaurants are, it’s pricier but possible. If you prefer to live in the suburbs, that is also possible. There are also parts of Bethesda on the western edge that feel more green, leafy and private. 

Why it’s great: Bethesda doesn’t have a huge employment center. You will find much more business on the Virginia side of the river. But there is enough nearby that make it a viable option for those who work at nearby employers like NIH, Marriott or Discovery Channel in Silver Spring. The walkability is a huge draw as are the big, leafy lots. Lots of residents here also commute downtown, as it’s a pretty easy ride on the redline.

Parents tend to break Bethesda down into the high schools. For some reason I cannot comprehend, people think Walt Whitman is the best of the three high schools in Bethesda. The other two high schools are Bethesda Chevy Chase (BCC) and Walter Johnson. I encourage you, no, I BEG you to look at the annual Bethesda Magazine where they publish the college outcomes each year. Be careful of the groupthink, the other high schools fare just as well if not better in getting students who go to the top schools.

There is also a lot of money here. You will find the public-school families, and the private school families. It’s been our experience that the private school families travel in different circles than public. But, because the public schools are as good as they are, you also see families with kids who leave private school and go back to public for high school.

Bethesda is Maryland’s answer to Arlington, but less urban and with a bunch more of the Jones’ trying to keep up with each other.

Falls Church City, VA

Known for: Small-town feel with urban access.

Why it’s great: Falls Church City has its own government and therefore, its own school system. It is tight-knit and has a walkable downtown and charming homes. Because of these factors, this is like Mayberry but on steroids because of the money here. Lots of well into the six-figure salaries and real estate bidding wars. In fact, if the world came crashing down, this is the last place in the DMV where there would still be bidding wars. 

You may be wondering why it didn’t rank higher – and that’s due to affordability. I could have and would have easily ranked this ahead of Bethesda, but, the prices here are through the roof and that’s because the schools are considered the best in the area. 

Falls Church City is one of the smallest municipalities in Virginia, with a Hallmark movie set vibe and a bustling family-friendly downtown.

Chevy Chase, MD

Known for: Charm, prestige, proximity to NW DC and lots of money.

Why it’s great: Chevy Chase is divided into Villages, which run like their own little towns. The villages all have their own governing boards. To give you an example of how they operate, Village revenue is made up from half income taxes, 25% property tax and 25% speeding enforcement.

People go to Chevy Chase to escape DC, but still have the convenience to the city amenities. Chevy Chase is residential with retail along the major corridor of Wisconsin Ave. The streets are lined with trees, the public schools are good but you will likely find a lot of residents here have the money to go private. There’s lots of old money aesthetics here. While you will see the teardowns, the village centers are the ones who do the approvals on the building and if they don’t like your design then it doesn’t get that stamp of approval!

Chevy Chase is very classy with a variety of residents who appreciate charm, beauty and being close to but not inside of DC.

DC’s Worst Suburbs

Oxon Hill, MD

Why it’s on the list: Even with National Harbor, it hasn’t taken off the way many hoped. Commuting is tough.
Melissa’s take: Apologies if you love it here or if you live here, but getting to Oxon Hill takes me an entire tank of gas to make my way through the gridlock of 695 and 295. 

Capitol Heights, MD

Why it’s tricky: It’s just over the DC line, adjacent to one of the most dangerous areas of DC. So, it’s not like you cross state lines and things improve.

Melissa’s take: Did you miss the part where I said it’s just over the DC line, adjacent to one of the most dangerous areas of DC?

Laurel, MD

Why it’s on the list: Long commute, inconsistent school ratings, limited housing appreciation.

Melissa’s take: Apologies again if you love it here or you live here, but people get tempted by the price point. Laurel is a tough area. You have to see it to understand. It’s gritty, commercial and generally too chaotic with little upside. I’ve had a lot of people contact me who want to move out of Laurel, but suspiciously, no one ever calls to say they want to move into Laurel.

Manassas, VA

Why it’s tough: Traffic is brutal. Schools and amenities are hit or miss. Pricing is affordable, but growth is limited. 

Melissa’s take: Apologies if you love it here or you live here. You might save on the house, but try getting to 66 to commute anywhere. By the time you get there, you will have been in the car long enough to want to turn around and go home.

Huntington (in Alexandria, Fairfax County)

Why it’s tough: It’s a very transient area.

Melissa’s take: The day I went to Huntington to get video footage of the seedy motel-row, people were beeping their cars at me. I was on the phone with Michael, and I said, “Oh good lord, people think I’m a hooker who escaped from one of these motel rooms!” 

“Best” means different things depending on your phase of life, commute tolerance, and school priorities. But if you’re moving up and want peace of mind and equity growth, stick with the tried-and-true over the overly trendy. Just don’t go too far in the direction of “up and coming.” Sometimes neighborhoods labeled as “up and coming” have infrastructure that will never allow the change needed for to revitalize and gentrify the neighborhood. And when people’s safety is in the mix, all bets are off when it comes to equity-building.

I hope this walk through my version of DC’s best and worst suburbs was informative. If you want to chat about your specific situation, I’m a call / text / email away. 

How to Buy a House in DC

As soon as the federal layoffs began, everyone said it would kill our real estate market and economy here in Washington DC would tank. Guys and Gals, this isn’t happening. In fact, not only did it not kill the real estate market, things here are pretty wild. Let’s look at what is happening on the ground, right now, in Washington DC’s Real Estate Market.

Slowdown? What slowdown? It is still very competitive for real estate in the DC Metro area, and I’m not just saying this. We have too many people in metro DC and not enough houses. What we also have here is not just one giant real estate market, but a ton of micro markets. What is happening in one area may not be happening in the adjacent area. 

Does this mean you can’t get a house? Not at all. I have clients getting houses as we speak. They have learned that you have to be a quick study, assess and analyze the market and position yourself in the best way to get a home. This is not the market for months of leisurely house-hunting. If that’s what you want to do, I would highly recommend you sit this out for a while. No matter how thick your skin is, there’s nothing more depressing than casually looking. Why? Because you will half-ass find a house you love, and then watch someone else who was more prepared get YOUR house because YOU weren’t whole-ass looking. You were only half-ass looking. 

But if getting a house is your goal, and you have a relatively short time frame in which to do so, listen up because this right here is for you. I’m showing houses most days of the week. This is exactly what is happening in the DC Real Estate market right now.

Buyers are Waiving Home Inspections

For many years, we endured here in DC what we called the “pre-inspection.” That was a home inspection that a buyer would do prior to the offer deadline. The general process went like this – homes were listed on Thursday. Buyers flooded to see the house and then immediately scheduled an inspection before an offer deadline of Monday. In those days, I had buyer clients who elected to do pre-inspections on homes where up to 12 other people were also doing pre-inspections. Inspectors lined up three-deep to look at the water heater or the HVAC. 

In the rare event there wasn’t a bidding war, and a buyer ratified a contract with an inspection contingency, it was impossible to get a home inspector scheduled. They were all so busy doing pre-inspections. All this extra inspection work also brought out a lot of subpar inspectors. I watched one miss a structural problem and tell his buyers that the house was in “great shape.” Then he handed me his card, while my highly competent inspector was busy NOT missing the structural problem. 

I hated those days. But I hate what’s happening now even more.

Now, more than half of buyers in some areas are fully waiving a home inspection. It’s hit or miss whether sellers and their agents will even allow the buyers time to do an inspection prior to offer deadlines. Don’t kill the messenger. This is where things are. I don’t know who these people are who are straight up waiving the home inspection, but this is what’s happening in many areas. Vienna, Burke, Springfield, Reston – people are straight up waiving the inspection entirely.

Buyers Have Cash

Somewhere between one out of every four to five buyers has cash. This used to be price-range specific. Buyers at the entry level price points, which in this market are $400,000 to $500,000, didn’t have cash. They were one or two-income families and bought in the range where they qualified. If someone was sitting on $400,000 cash, they were buying a $1M home and putting 40% down.

Now, people at all price points have cash. I had clients beat out by cash in the $500,000 price point in Springfield. I had clients up against a cash offer at $600,000 in Silver Spring. Now that rates are up, these buyers are buying what they can afford in cash instead of getting a 3% mortgage loan. They are dialing it back and just paying cash for a smaller, less expensive house.

Some Loan Types Will Never Have an Offer Accepted

This is terrible news for people. It hurts – a lot. This is another “Please don’t kill the messenger” statement. VA and FHA loans have no chance of getting chosen in a multiple offer situation. None. Zero. Zip. Nada. Why? Because these loans have contingencies built in that cannot be waived. 

The appraisal contingency for example, runs for the life of the contract. Sellers all have a universal goal of signing the offer with the highest price and no contingencies. Absent that, they at least want to be able to check contingencies off as it gets closer to the closing date. The problem the sellers view with the appraisal for FHA and VA is twofold. First, if the property doesn’t appraise, the buyer can always walk away at any time up to the closing date. The seller can’t ever check off that contingency. Second, the appraisal can come with a list of repairs that the seller contractually has to pay for.

I had buyer clients lose out on their dream home because they had a VA loan. Once I explained the realities of this market to their loan officer, he crafted a change to their strategy. They shifted to a 20% down conventional loan, began doing pre-inspections and it put them on a level playing field with most of the other buyers out there. The only thing that could beat them out would be a higher priced cash offer.

Ugly Houses Get Multiple Offers

This is not the time or the market for nitpicking houses. This may be an option where you live now, but in the DC area, people will buy ugly houses that have all kinds of issues. Neon paint, nasty wallpaper, dirty wall to wall carpet – it’s like everyone’s standard for acceptable living conditions has dropped to college-dorm levels and no one finds anything wrong with this. 

My favorite is when one of my clients buying in the $1.5M – $2M range says, “Well, I don’t hate it.” I always say, “Yes, that’s exactly what I want to hear you say before you drop close to $2M on a house.” I want you to love it! But you might not love it right now. You will need to look past that, especially in competitive areas and competitive price points – which is everything up to $1.75M.

The Off-Market Market is a Golden Opportunity Right Now

Real Estate Rules used to strictly forbid us from marketing private exclusive properties to anyone outside our brokerage. This always seemed incredibly stupid that we couldn’t market our listings the way we want provided the seller was on board. Thanks to the infamous NAR / Commission Lawsuit, that changed. So now the off-market or private exclusive outlets are hopping. And for some buyers, this is the only way they can actually secure a home.

Just because something lands at your feet though, doesn’t mean that you don’t have to try. The seller may just be in a position where they would prefer to not get the home ready to sell, or deal with people tracking through their house so accepting an early offer may work for them. If you get this opportunity, please cherish it for the opportunity it is and don’t screw it up!

You must put your best foot forward. You still must treat this as a competitive situation. You can’t just say, “Oh they want $600,000? Okay, I’ll give them $585,000, and I want to do an inspection with the right to negotiate for repairs, and I’d like to also have my appraisal and financing contingency, and can we ask them to dog sit Fido when we go away every summer?”

Lots of Sellers Want Rent-Backs

Also called a “Post-Settlement Occupancy,” sellers who are listing their homes likely need to buy a new home. They want to close on their house, get the money in the bank, close on their new house and then paint or make any updates needed. There are a lot of requests for “rent-backs” in the properties listed now. If this isn’t inconvenient for you and it’s something you can make work on your end, THIS is an opportunity. 

When you close on your home, you won’t make your first mortgage payment on the first of the following month. You have a grace period the month after closing, and then the next month the first mortgage payment is due. Closing date is April 15? Your first payment is due June 1. This means you can usually have a period of 6+ weeks with no mortgage due. You can offer a rent-back for free to sweeten your offer. This is a nice gesture that doesn’t cost a lot.

You Snooze, You Lose

Sad but true. There will be a couple houses that just don’t get offers the first weekend. If these homes cycle to a 2nd week on the market, don’t assume something is wrong with them. It’s just how things go sometimes. People get into this psychological cycle, thinking “Well if nobody else wants it then I won’t either.” Cut that out. Get out of your own way. Take a second look and see if it could work for you. And then write your offer right away. I just saw this happen with clients and they are kicking themselves for not acting when a house was on the market for eight days. That’s considered a long time here, but it’s not a death sentence. It went under contract the 9th day.

Moving to the DC Area? The DOJ Blew Up the Real Estate Industry

There is so much happening now in the real estate industry. I’m not really one for reporting the news and how it impacts us because I usually keep my head down and do my thing. I love it in the trenches, helping you all buy houses. But current developments and knee-jerk reactions are directly impacting you, the consumer. Between the governing bodies trying to make the real estate industry transparent and fair for consumers, some (not all) real estate brokerages trying to increase their market share, and portals like Zillow and Redfin choosing to only supply you partial information, things are getting wild. You need to know what’s happening and how to protect yourself.

To understand how we got here, we have to pick a starting point. Let’s rewind to 2020, when the National Association of Realtors, or NAR, instituted a Clear Cooperation Policy. Any listing by any member of NAR needed to be in MLS, the Multiple Listing Service, within 24 hours or face a $5000 fine. The reason behind this was a good one. NAR wanted to ensure that the consumer had equal access to all properties for sale. Should a seller want to be privately for sale though, they were allowed to do this by signing a form. 

Private sales, per NAR, that would NOT be listed in MLS, could also not be marketed and shared with anyone outside the listing brokerage.

In theory, very few properties should be privately listed. Think of the wealthy or those who don’t want people in their home. In practice, some real estate brokerages who had self-serving interests in mind, used this as an opportunity to double their revenue.

At the time Clear Cooperation was enacted, I was outraged. My then-broker said, “You are all about fairness, and you are a huge critic of another brokerage in DC that hoards their listings. Why are you not in favor of this?” I said, “Can you not be stupid for a moment. Do you think this solves anything? If you tell a room of 100 pedophiles that you’ll cut their nuts off if they molest any more children, will that stop all 100 of them? No. There will still be some who will go to extreme lengths to keep it even more secret – putting victims in even worse danger. This new regulation, courtesy of NAR, makes things worse for the consumer, not better.” 

He did not agree. But, this is exactly what happened. 

This new system for private listings played right into the greedy brokerages hands. They wanted to do what we in real estate call “double-ending the deal,” which is getting both sides of the commission. It made things terrible for the consumer. Sellers, who usually have the goal of getting the most money for their house, were dumped into a limited pool of buyers and convinced it was a better outcome. Buyers were worried about which agent to hire because some brokerages were marketing exclusive listings behind a wall, and you had to sign up with one of their agents to get access.

I saw a lot of people fall for these traps. And NAR helped that happen, which was exactly what they were trying to prevent.

Buyers felt pulled in different directions on which agent to hire to help them based on which brokerage had more “private listings.” Brokerages had outright lies on their websites, saying things like, “there are 1400 private listings you could have access to if you sign an agreement with one of our agents.” Straight up blackmail with a side of bait and switch.

If a seller’s primary goal is to net the best offer possible, then going to the open market where you have the most buyers and the most competition is almost always the right answer. Sellers were sold a bill of goods on why it was better to sell privately vs go out to the open market.

Then came the Department of Justice / NAR Lawsuit. The suit was filed by a group of sellers contesting the legality of being forced to pay buyer agent commissions where a legal relationship didn’t exist between the buyer agent and the buyer. This was only a thing in 33 states. DC, Maryland and Virginia were not in those 33 states. Even though locally in the DC area we were subject to the outcome of the lawsuit, nothing really changed. We always had buyer agency in DC, Maryland and Virginia and we were always required to obtain signed agreements before showing property to buyers.

When my brokerage did some company-wide calls and I was in group chats with Realtors in other U.S. cities, I was astonished at how they approached buyer representation in other cities. They never had signed agreements, never explained the whole process, didn’t have a book they provided to clients outlining this process. I’m no lawyer, but I could see the premise for why a lawsuit was filed.

With every action, there is always an equal reaction. So how did the industry respond?

By circling the wagons. 

One exciting change post-lawsuit is that there is more freedom in marketing private listings. They no longer have to be kept secret from other brokerages. There are a lot more properties listed privately now than ever before. The best agents will go on a daily fishing expedition to find those properties. I love puzzles though, so this idea of chasing down a square peg for a square hole is really satisfying for me on both a personal and professional level. I love finding a needle in a haystack for a client that they couldn’t have found on their own with the online portals. 

This is like old-school real estate again, much like when I lived in Connecticut and wanted to rent property. You either looked in the paper, or you hit the phones and called brokerage after brokerage to find out what listings they had. So, if you think about it, we’re going backward. Real estate transactions now are reminiscent of the 80’s and 90’s. 

Just when we thought the NAR lawsuit was the last of the high-drama we would endure, there’s more.

In response to the evolving private listing networks, the portals, i.e. Zillow and Redfin, have responded. Zillow has become a brokerage, but they are not a robust one. They don’t have an army of agents with listed property. Zillow is a portal first and they rely on listings to feed to their site from MLS. 

Zillow just announced that if a property was ever listed privately, they won’t allow it to feed to Zillow. Zillow can do what it wants. It’s in charge of its own website and it makes the rules. But, I would argue that it hurts the consumer. And it does, but Zillow doesn’t care. They only care about Zillow. And they aren’t a stranger to doing things that hurt others. Since their inception, they have sold advertisements for competing agents on the public listings that feed from MLS. They take an agent’s listing, put it on their site, and sell ad space to other agents to appear there as if they are the point of contact for that listed property.

That’s kind of like you building a house and another builder sticks their sign in the ground offering information about the house you are building. They collect phone numbers and then sell them back to you when it was your product that procured the lead to begin with. Not really fair, is it? This never really bothered me much because Zillow is a crappy platform, the information is constantly outdated, and I’ve never known anyone to use it.

Redfin said they would do the same as Zillow. My reaction here is the same. Redfin can do whatever it wants with its website. Their portal is good and very user friendly, but they haven’t managed to turn a profit. They were also just purchased by Rocket Mortgage. 

What does this mean now? Well, in addition to hawking their title company which has made serious mistakes when Redfin buyers have purchased my listings, they will now be hawking Rocket as a mortgage provider. This is how Redfin will become profitable – by offering ancillary services. Consumers will sign a form stating they acknowledge this, but many of them will still “choose” to use the Redfin-recommended mortgage and title companies.

So…behind the scenes, everyone is getting into bed with each other. 

What does all of this mean for you, the consumer?

This isn’t just lip service. It is more important than ever to hire the right agent. 

You want an agent who gives you recommendations for lenders and title companies where they have zero financial interest. 

You want an agent who can hustle and find you a home whether it’s on the MLS, in the off-market, or somewhere in between like a portal. 

You want an agent who knows what they are doing, can advise you properly and who can protect you from your home search through closing and beyond because it’s getting crazy out there, and it is likely to continue the spiral.