Living in Logan Circle DC: The Complete Neighborhood Guide to Living in Logan Circle DC (2026)

Logan Circle is one of the most walkable, architecturally stunning, and restaurant-rich neighborhoods in all of Washington DC. But the story of how it got here — from one of the city’s most dangerous blocks to a neighborhood where rowhouses close at $2.5 million — is one that most people gloss over. And it matters.

Living in Logan Circle DC offers a unique blend of community and urban convenience.

If you’re thinking about moving to Logan Circle, buying a home here, or just trying to understand what makes this neighborhood tick, this is the guide you need. From someone who has actually been selling real estate in DC for 25 years — not just making videos about it.

For those considering living in Logan Circle DC, understanding its offerings is essential.

Table of Contents

1. A Brief History: How Logan Circle Transformed
2. Where Is Logan Circle? Neighborhood Boundaries
3. Logan Circle Lifestyle: Who Lives Here?
4. Logan Circle Real Estate: Prices, Market Data & What to Expect
5. Food & Grocery: Eating in Logan Circle
6. Schools in Logan Circle
7. Logan Circle Market Resilience
8. Downsides of Logan Circle
9. Is Logan Circle Right for You?

A Brief History: How Logan Circle Transformed

Thirty years ago, you wouldn’t walk through Logan Circle after dark. The rowhouse now listed at $2.5 million was a trap house. That’s not hyperbole — that’s the neighborhood’s actual recent history, and it’s important context for understanding why Logan Circle’s transformation is one of the great urban real estate stories in DC.

The transformation of living in Logan Circle DC has been remarkable over the years.

In 2004, I walked through Logan Circle with an architect. We were scouting buildings to buy and convert to condos. The city was buzzing about 14th Street’s new arts-overlay zoning district — there was talk it could become DC’s version of Broadway. What followed was a wave of restaurants, shows, and residential development that fundamentally changed the neighborhood within just two years.

Many people now aspire to the lifestyle of living in Logan Circle DC, drawn by its vibrant energy.

The LGBTQ community was instrumental in the early transformation. In the late 1990s and early 2000s, as residents moved east from Dupont Circle, they became the anchors who defined what the culture and lifestyle of Logan would become. Early neighborhood businesses like Logan Tavern — open from 2003 to 2026 — helped set the tone for the neighborhood’s identity.

Logan Circle didn’t just gentrify. It became the center of the DC universe.

Where Is Logan Circle? Neighborhood Boundaries

The Logan Circle neighborhood in Washington DC is anchored at 13th and P Streets NW, where the actual traffic circle and park sit. Most residents and agents consider the broader neighborhood to span:

• • East–West: 11th Street NW to 15th Street NW

Residents enjoy the perks of living in Logan Circle DC, thanks to its strategic location.

• North–South: U Street NW to Massachusetts Avenue NW

This puts Logan Circle in a uniquely central position — geographically close to Dupont Circle, Shaw, 14th Street Corridor, and U Street, while maintaining its own distinct identity.

One of the most appealing aspects of living in Logan Circle DC is its accessibility to other neighborhoods.

Nearby neighborhoods: Dupont Circle | U Street Corridor | Shaw DC

Logan Circle Lifestyle: Who Lives Here?

Logan Circle draws a genuinely diverse mix of residents — and that’s not marketing language, it’s just accurate.

Young professionals are drawn by the walkability and proximity to downtown. Families find enough community anchors to make it work. And I’ve had a consistent flow of empty nesters — people whose kids have left for college — who specifically want Logan Circle as their next chapter. That’s telling.

What Makes the Lifestyle Here Different?

The energy is best described as excitement without the tourist noise. Neighborhoods like the Wharf or Navy Yard are exciting too, but your daily life gets interrupted by visitors. Logan feels like a real community — you bump into people you know, but it doesn’t feel small because there’s always something happening.

Walkability is arguably the best in DC. Many Logan Circle residents don’t own a car. If you need Metro, you’re a few blocks from Dupont Circle Metro, U Street/Cardozo Metro, or McPherson Square — giving you multiple lines within easy reach.

Those living in Logan Circle DC appreciate the community’s friendly atmosphere.

The Logan Circle park itself is a community hub — frisbee, dog owners, people gathering after work. It’s one of the better urban green spaces in the city.

Logan Circle Real Estate: Prices, Market Data & What to Expect

Investing in real estate when living in Logan Circle DC is a promising opportunity.

Rowhouses

The signature housing stock in Logan Circle is the large Victorian rowhouse — typically 3 stories above grade plus a basement, often converted to a separately rentable in-law suite. The architecture here is genuinely distinctive. These aren’t cookie-cutter rowhouses. Many are showstoppers.

In the past year:

• 45 rowhouses closed
• Median sale price: $1.45 million

Condos

Logan Circle has significant condo inventory, most of it converted from other uses. The Church Street loft corridor is a standout — a full block of loft-style units in former auto warehouses. There are also some pre-21st-century condo buildings in the neighborhood; these tend to carry higher HOA fees and require more maintenance, but they price more affordably as a result.

In the past year:

Many families find that living in Logan Circle DC provides the ideal environment for children.

• • 146 condos closed
  • Median sale price (all condos): $655,000
  • Median sale price (1-bedroom): $437,500

When considering your options, remember that living in Logan Circle DC means being surrounded by great amenities.

• Median sale price (2-bedroom): $735,000

Thinking about buying in Logan Circle? Browse current Logan Circle listings or contact our team to talk through what’s available.

Explore the benefits of living in Logan Circle DC with our listings.

Food & Grocery: Eating in Logan Circle

Dining options while living in Logan Circle DC are plentiful and diverse.

This is where Logan Circle genuinely over-delivers. 14th Street is one of the best restaurant corridors in DC — French, Italian, seafood, American, Peruvian, Spanish, Indian, ramen — you name a cuisine, it exists here within a few blocks.

For groceries, you have Whole Foods at 14th and P Street NW and Trader Joe’s at 14th and T Street NW — both walkable, both without a car. That’s a luxury that most DC neighborhoods can’t offer.

And if 14th Street doesn’t scratch the itch, you’re an easy walk to U Street, Dupont Circle, Shaw, and downtown. Logan Circle is surrounded by options.

For those living in Logan Circle DC, proximity to grocery stores enhances daily convenience.

Schools in Logan Circle

Garrison Elementary School is the neighborhood’s public elementary and scores 9 out of 10 on GreatSchools — a legitimate asset for families.

The public middle and high school pathway goes to Cardozo Education Campus, which scores lower at 3 out of 10. However, DC’s public school system includes strong application-based options that Logan families regularly access:

The educational options for families living in Logan Circle DC are highly regarded.

• • Benjamin Banneker Academic High School — GreatSchools score: 9/10
  • BASIS DC — GreatSchools score: 8/10

By choosing living in Logan Circle DC, families can take advantage of excellent school choices.

DC families often navigate the school system through these application pathways, and Logan Circle residents are well-positioned to do so.

Living in Logan Circle DC has shown great market resilience over the years.

Logan Circle Market Resilience

The neighborhood’s market history is actually a compelling story for long-term buyers.

The early 2000s saw fast, furious development. DC’s housing peak pre-bubble was August 2006, though Logan Circle’s specific peak came in 2007. By 2008, prices had pulled back roughly 15% overall — painful, but not catastrophic.

The stability of living in Logan Circle DC offers confidence to potential buyers.

The recovery from 2010 to 2020 was strong and sustained. Then COVID brought the next stress test — a lot of people left DC, and a lot of voices declared the city’s urban neighborhoods finished.

They were wrong. The consistent buyer interest I see — with Logan Circle regularly named as the #1 DC neighborhood people want to buy into — tells a different story. Logan has been tested by market cycles, by a pandemic, and by the same urban challenges every major city faced. It keeps coming back.

Understanding the value of living in Logan Circle DC can guide investment decisions.

Downsides of Logan Circle

No neighborhood guide worth reading skips this section.

Parking is a real issue. If you drive and you don’t have dedicated parking with your home, daily life will be frustrating. Street parking in this neighborhood is competitive, and that’s being generous.

It can be loud. The nightlife along 14th Street is what makes Logan Circle great — and it’s also audible from nearby blocks, especially on weekends. If you need quiet after 10pm, adjust your expectations or choose your block carefully.

A few blocks still present challenges. There are a couple of streets where the foot traffic can be uncomfortable depending on the time of day and who’s around. This is less prevalent than it was a decade ago, but it’s not zero.

These are real tradeoffs worth knowing before you fall in love with a listing.

Is Logan Circle Right for You?

Ultimately, living in Logan Circle DC is about embracing a vibrant lifestyle in the heart of the city.

Logan Circle is for people who want to actually live in Washington DC — not just sleep here between commutes. It’s for buyers who value walkability, architecture, dining, and community over square footage and suburban quiet.

It’s not right for everyone. If you need a garage, want dead-silent nights, or prefer a neighborhood still in early-stage development (with the price tag that comes with it), there are other parts of the DMV worth exploring.

But if you want one of DC’s best urban neighborhoods — one with a real track record, real community, and real staying power — Logan Circle belongs at the top of your list.

Ready to explore Logan Circle homes? Search Logan Circle listings | Contact The Michael & Melissa Group | Subscribe to our DC market newsletter

Melissa Thompson is a licensed real estate agent with 25 years of experience in the DC, Maryland, and Virginia market and co-leads The Michael & Melissa Group at TTR Sotheby’s International Realty. She has been actively selling homes in Logan Circle and surrounding neighborhoods since 2004.

If you’ve been watching national headlines trying to figure out the DC metro housing market, stop. The national news is not talking about your street, your zip code, or your school district. It’s averaging together markets that have almost nothing to do with each other — and that average is lying to you.

Right now, 66% of homes inside DC are selling under list price. Lower Montgomery County is close behind at 48%. Arlington and Alexandria sit at 45%, and Fairfax County comes in at 37%. Those numbers alone should tell you that the DC metro housing market is not one market. It never has been.

I’ve been selling real estate in the DMV for 25 years. Today I’m breaking it all down: what’s hot, what’s cold, where buyers have real leverage, and where you’ll lose if you show up unprepared.

Where the DC Metro Housing Market Has Cooled Off

These are the neighborhoods where buyers have real time, real options, and real negotiating power. If you’re relocating or buying on a timeline, these are worth a serious look.

Dupont Circle, DC

DC as a whole is sitting at 6.8 months of inventory, and Dupont Circle tells that story well. Ten years ago, everything here went to multiple offers. Now that’s the exception. Average days on market is 90 — you have time to tour, think, and actually decide if you want to make an offer.

The average list-to-sales-price ratio in Dupont is 94%. When something does get multiple offers, it’s the same story every time: aggressive pricing and exceptional condition. A rowhome at 16th and R sold for $140,000 over asking — but that is an outlier, not the market. Don’t let that story fool you.

Similar softness is playing out across AU Park, Georgetown, and Logan Circle. That said, I’m encouraged. Neighborhoods like SW Waterfront and H Street are seeing more activity than last year, when DC basically just stopped. The DC metro housing market is starting to see city living make a quiet comeback.

Kensington, MD

Montgomery County is around three months of inventory overall, but Kensington has cooled significantly. This neighborhood came out of the gate hot when buyers got priced out of adjacent areas — prices ran from the $700,000s to the mid-$1 millions in a matter of months, driven by heavy teardown and new construction activity.

Now the average days on market is 74, and the list-to-sales-price ratio is 96%. Bidding wars are gone. There are outliers — a 5-bed, 4.5-bath at $1.5M escalated to $1.7M — but that’s not the norm anymore. You cannot have prices double in a year without a correction, and Kensington is in the middle of one. It will recover, just not overnight.

Takoma Park, MD

Takoma Park has always attracted buyers who want the walkable, crunchy, slightly-Portland-but-make-it-Maryland vibe. Here’s the interesting part: inventory is only a month and a half, which sounds like a seller’s market. But closed prices are coming in below 96% of original asking, and average days on market is 72.

Things are selling — just not fast, and not at full price. What that tells you is that buyers here are paying attention. Sellers who price high are sitting. Sellers who price it right are moving. If you’re a seller in Takoma Park, the DC Metro housing market will reward honesty and punish wishful thinking.

The Lukewarm Middle: Bethesda and Vienna

Bethesda, MD

Over the past two months, Bethesda’s average list-to-sales-price ratio is 101% with average days on market of 64. There are outliers — a handful of homes escalated to 120% over asking — but we’re talking one or two out of 90. That’s a dinner party story, not a trend.

Things are moving but they aren’t flying. And there’s a meaningful split within Bethesda itself. In zip code 20814 (closest to downtown, near the shops and restaurants), homes are escalating to an average of 101% of list. In 20817, a little farther out, sellers are getting 98% and properties sit for an average of 80 days. Same city, different reality — which is what the DC metro housing market is all about.

Vienna, VA

Vienna is one of my favorite suburbs in the entire DMV. Right now it’s a mixed bag depending on price point. Under $2M, two out of three homes go to multiple offers — wildly different from last year when everything went to multiple offers. Above $2M, nothing sells at or near list, and you’re looking at months of days on market.

Vienna consistently delivers as a market because it functions like a small town with big-city access: Tysons is 5 minutes away, schools are top-rated, and downtown Vienna has everything you need on a Saturday morning. That’s not changing.

The Sizzling Hot DC Metro Housing Markets

These are the places in the DC metro housing market where you need to be ready — not “let me think about it over the weekend” ready, but offer-in-hand, pre-approved, terms-already-decided ready.

A lot of buyers relocating from other parts of the country are caught off guard by this. They’ve watched the national news, they’ve heard about market softening, and they show up expecting leverage everywhere. They don’t have it here. The DMV has always had pockets where bidding wars never really stopped, and it always will.

Why? Because people in this market make their own economy. There’s significant wealth here, roughly a quarter of all offers are cash — and probably another quarter could be cash if the buyer chose to go that route. According to Bright MLS market data, Northern Virginia suburbs have consistently shown stronger market resilience than the broader region, insulated in part by high household incomes and a concentration of cash buyers.

Arlington, VA

Arlington has 2 months of inventory, and it moves. Half the homes sell in less than a week; the other half are gone within the month. And those numbers actually undercount activity because a meaningful share of Arlington homes sell off-market entirely and never hit the stats.

The average list-to-sold ratio is right at 100% — which sounds calm until you realize what that means in practice: you’re not getting a discount. The sweet spot is the 3-4 bedroom range. Those draw the most competition and move the fastest. Once you push into 5 bedrooms and the high $1 millions or $2 millions, about half don’t sell immediately. Bigger price tag, smaller buyer pool. That’s just math.

Want to dig deeper into Arlington? Check out our Arlington VA neighborhood guide for a full breakdown by zip code.

West Springfield & Burke, VA

West Springfield has under 1.5 months of inventory. Between West Springfield and Burke, some homes are measuring days on market in hours. Half sell in less than a week. You list it, it sells. That’s the whole story.

Negotiating isn’t really on the table, but here’s the good news: when homes escalate here, they don’t escalate the way you see in other parts of the DMV. The average closed price is around $700,000, and when escalations happen, they’re typically in the $10,000 to $25,000 range. Northern Virginia Magazine’s 2026 Hottest Zip Codes report ranked the Burke 22015 zip code #1 in all of Northern Virginia — median days on market of just 8 days and a median close price that essentially matched list.

Del Ray, Alexandria, VA

Half the homes in Del Ray sell in less than a week, and the average closed price comes in at 99% of list.

Northern Virginia Magazine ranked Del Ray #2 on its 2026 Hottest Zip Codes list — based on Bright MLS data tracking median close price vs. list price and days on market. If you’ve spent any time there, you already know why.

Same story as last year, the year before, and the decade before that. The walkability, the lifestyle, the mom-and-pop shop vibe — you cannot replicate it anywhere else in the DC metro housing market. People who live in Del Ray do not want to leave.

That said, two things buyers need to know going in:

• Schools: Elementary is solid, but Alexandria City Public Schools middle and high schools are a consistent work in progress — the district ranks 107th out of 129 Virginia districts on SchoolDigger. If you have kids heading into middle or high school, have that conversation before you fall in love with a house.
• Water intrusion: A lot of Del Ray homes have dealt with it. Before you close, verify the lot grading, confirm you’ve got a sump pump (or two — yes, really), and make sure the basement is waterproofed. Not a dealbreaker, but always verify.

So What Does This Mean for You in the DC Metro Housing Market?

If you’re a buyer: stop listening to national headlines. The DC metro housing market is not one market — it never has been. There are places right now where you have real leverage, real time, and a real shot at negotiating. And there are places where you will lose if you show up unprepared. Knowing the difference is everything.

If you’re a seller: the market will tell you the truth, whether you want to hear it or not. Price it right and you move. Price it on wishful thinking and you sit. In this DC metro housing market, condition and pricing aren’t suggestions — they’re the whole game.

Related Reading on the DC Metro Housing Market

• Bethesda vs. Potomac: Which Is Right for You?
• McLean, VA: Everything You Need to Know Before You Buy
• Maryland vs. Virginia: The Ultimate DMV Buyer’s Comparison
• How to Buy a Home in DC: The Insider’s Guide

FAQ: DC Metro Housing Market

Is the DC metro housing market a buyer’s market or seller’s market right now?

It depends entirely on where you’re looking. On average, the DC metro sits at six months of inventory — technically balanced. But micro-markets range from under 1.5 months of inventory (West Springfield, Burke) to nearly 7 months (Washington DC). The DC metro housing market is not one market, and treating it like one will cost you.

Where do buyers have the most leverage in the DC metro housing market right now?

Dupont Circle, AU Park, Georgetown, Logan Circle, Kensington MD, and Takoma Park are all offering buyers more time and negotiating room than they’ve had in years. Homes in these areas are averaging 70-90 days on market, and list-to-sales ratios are in the 94-96% range.

Which DC metro neighborhoods are still seeing bidding wars?

Arlington, West Springfield, Burke, and Del Ray in Alexandria are the hottest pockets right now. In these markets, half of homes sell in less than a week, and going in asking for concessions is not a winning strategy.

How much inventory does the DC metro housing market have?

The DC metro average is about six months of inventory, but that number masks enormous variation. Arlington has about 2 months. West Springfield has under 1.5 months. Washington DC sits at 6.8 months. Montgomery County overall is around 3 months. For the latest weekly numbers, Bright MLS publishes a free weekly DC area market update.

Should I wait for the DC metro housing market to cool down before buying?

In the hot pockets like Arlington and Del Ray, there’s little historical evidence of a meaningful cooldown coming — demand from government, private sector, and cash buyers keeps those markets insulated. In softer DC metro markets like DC proper or Kensington, you already have more time and leverage than you’ve had in years. Waiting rarely pays off in this market.

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.

Government Shutdown Took Real Estate on a Wild Ride

You know what question I’ve heard nonstop lately? “So… how’s real estate holding up for you?” Whether it’s a Republican in office, layoffs or the shutdown, we hear this a lot. And considering the government is the largest employer in the entire DC metro – nearly one in four local workers – the market is probably in freefall right now, right? Well…there are some twists here.

So, is the government shutdown tanking the DC housing market? If you’re a visual person, I’ve made a chart to better explain things.

The short answer is “it depends, but mostly no.” People are surprised by this. Let’s talk about why the answer is no. And this isn’t just me saying that things aren’t crashing because this is how I make my living. I have multiple sources I am going to cite here. The main takeaway is going to be this – DC is RESILIENT. Watch this.

The ground zero of where we gather our information is from the big daddy of them all – Bright MLS. This is where 98% of all listings are posted. It is what we as Real Estate Agents use to find homes for our buyer clients and where homes are listed for sale for our sellers. It is also what you, as consumers, view. But you get this information via a portal like Zillow or Redfin because there is no direct consumer access to MLS.

How are DC Area Buyers and Sellers Reacting to the Shutdown?

We’ll cover the topside stats first, which includes the entire region. New listings for the past month (October 2025) are up 6.3% over last year for the same time period. Zooming in to the weeks, new listings are down almost 15% over last week. Some of this is to be expected though as shifts this time of year are highly dependent on weather and how close we are to the holidays. I’m advising my seller clients to hold tight if they can, and we’ll list in the new year. Why? There’s no new-news here. It’s the same reason year after year. Demand naturally wanes by late fall. You can list a house now and struggle to get one decent offer or you can wait until January when a flood of buyers naturally come back into the market. 

As of the last week of October, pending contracts are up 6.2% in the DC Area over last year. Last year, we had a different President, there were no teenage DOGE disciples using a magic wand to decide the fate of thousands of government employees, and there was no government shutdown. Consumer sentiment was better a year ago. But here we are, with pending contracts up 6.2%. 

Urban Turf, a local e-news publication that reports on real estate, summed up the Bright MLS data for the housing market like this: It’s “cracking, but not fractured.” 

Prices have held steady, even in areas that typically feel pressure first. Those areas are ones that are usually more geared to first-time buyers because of price point. But there is still pent-up demand. The buyer activity indicates that lower mortgage rates, more homes for sale and finally some room for negotiation have brought some off the sidelines. I have several buyers right now who are not affected by the shutdown. They are using this opportunity to secure a contract with terms more favorable to them than they would have been able to achieve in the past.

Is the Government Shutdown Killing the DC Real Estate Market?

I’ve been talking regionally so far, but this is a tale of two markets. Let’s look at each specific area – DC, Maryland or Virginia. DC is first.

Right now, inside the city limits, the market is very slow. The city seems to be affected by many factors. Bright MLS cites more recent events like the National Guard Presence in August 2025 and the government shutdown in October, 2025 as prime factors affecting the market in the city. The truth is, the city has been struggling since Covid. That was the first strike when people decided they wanted more space and yards and thought remote-work was here to stay. 

But it didn’t end there. No, there was a parade of events that happened that landed us where we are now.

By 2023, people were not moving back into DC. And if they HAD thought about it, they quickly un-thought about it. The homicide and carjacking numbers skyrocketed – hitting all-time highs. At the end of 2024, Trump was re-elected. Then in January came DOGE layoffs, summer brought us the National Guard and October brought a shutdown. 

PEOPLE HOW MUCH MORE CAN WE TAKE? I’ll be 100% honest with you though, as I always am. Today shall be no different.

1) I don’t care what anyone says, we needed the National Guard. Yes, there was outrage. There were protests. There was a lot of complaining that we need to be able to govern ourselves. I do not disagree, in theory. But, when you have 10 -15 year old car jackers who are stealing cars by gunpoint, joyriding, then totaling them, and get a slap on the wrist, we needed help.

2) The National Guard were not deployed around the city though, in a meaningful way. August 29 from ABC: “SE DC Residents Question Federal Troop Deployment as Violence Persists in Wards 7 & 8.”

Quick lesson on Wards. DC has 8 Wards. Wards 1-6 are on the west side of the Anacostia River. Wards 7 & 8 are east of the river. East of the Anacostia homes are priced significantly lower than the rest of the DC. This area has suffered with more crime compared to the other wards, though there are some exceptions. Wards 7 & 8 have some really great, leafy, suburban feeling neighborhoods – some with fantastic city views and little crime. Then, west of the river – Columbia Heights is in Ward 1 is one of the highest crime areas in the entire city. This isn’t me spouting nonsense. We have DC Crime Maps. You can look them up. I even did a whole video on how to navigate our Crime Maps.

In DC, new purchase contracts are down 12% compared to last year and showing appointments are down almost 15%. 

What’s the Government Shutdown Doing to Maryland and Virginia Real Estate Markets

Northern Virginia Buyers are still showing up. Showings are up 6-7% in Arlington, Alexandria and Fairfax County.

Buyers are still out. They’re still writing offers. And yes, they’re still competing – especially for anything remotely move-in ready or in a prime location. Shutdown or not, people still need homes. Babies are still being born. Families are relocating. Jobs are still transferring people into this market. And we’re still short on inventory.

I’m not in the $3M+ “luxury” market, but the agents in my company who are universally report that there’s no change there. Things are still moving at the same pace as they have in the past. That’s to be expected though, right? Those are people usually in the private sector, not in government or government contracting positions.

I’m working with several buyers in Maryland right now. When it comes to new construction, things are selling slower. Builder incentives run the gamut, and it’s ultra-important to price everything out because of what I call the “Builder Shuffle.” They offer this awesome sounding credit of $20,000 or $30,000. But what they don’t tell you is they aren’t paying any closing costs. You as the buyer are paying all of it. And you have to use their lender to get that money. And their lender is exorbitantly expensive, so they find ways to recover that money anyway. 

Right now, I’m really cautioning people against new builds. Not all builders are created equal. I’m seeing that the builders who have land development in-house have better pricing than those who buy finished lots from developers. It’s a weird disparity for sure. The builders are also reporting foot traffic is down, so watch for added incentives there.

In the Maryland resale market, about half of what I see with clients has a contract within the week. In Virginia, things aren’t lasting long enough to go see them. 

When I work with sellers, right now I am telling them if selling is the most important issue, then they have to price aggressively so they don’t sit on the market. With buyers, I am encouraging them to enjoy the time to take a breath and think overnight instead of making quick decisions – but don’t think for too long because there are enough other buyers out there who can snap it up.

Why Isn’t the DC Area Real Estate Market Crashing?

Resilience! The DC metro market is one of the most resilient in the country.
Federal instability? We live with it. It’s baked into our market cycle like humidity in August.

What really drives our market isn’t fear, it’s fundamentals:

• Limited housing inventory
  
• High demand in desirable neighborhoods
  
• Strong school systems
  
• Walkability, commute times, and quality of life

And when people find the right house?
They’re not putting the brakes on because of congressional drama. There are a lot of smart people here and they know that this too, shall pass. 

We’ve seen shutdowns before. This isn’t our first rodeo. This is, however, the longest one we’ve seen. Yes, there’s anxiety in the air – especially in a region like DC, where a quarter of  jobs are tied to the federal government. But right now, the data is showing a dip in pace, not a plunge in prices. So here’s my advice whether you’re buying or selling.

Buyers:
Don’t let headlines distract you from a solid opportunity. It might be your window to get into a neighborhood that’s normally hyper-competitive. I’m looking at you, Bethesda, Maryland.

Sellers:
Don’t panic. Yes, pricing matters more right now than anything else, but so does condition. Buyers are cautious but not gone. If your home is staged, well-priced, and in good shape, you will get activity.

And if it’s not? That’s a strategy conversation we need to have.

Living in the DC Area

You’ve got a million dollars to spend on a house in the DC area… so what does that actually buy? Think you will get everything on your wish list? Think again! You will be making choices – yard vs walkability, space vs style, Maryland vs Virginia vs DC. From new construction to a fixer upper, let’s break down what your money really buys in this market, and what to avoid so you don’t waste your time or blow your budget.

I’m Melissa Terzis, DC Real Estate Mama. I help people buy and sell homes all over the DC Area to include Maryland and Virginia. If you need me, reach out!

Right now, we’re in the fall real estate market. It’s a shorter market than spring, and there is a very hard start and a very hard stop to the fall market. Nothing gets moving until after Labor Day, and it screeches to a halt come Thanksgiving. Here’s something to chew on: every fall, there are homes that sit on the market and don’t sell. But come early January, many of those same homes come back on the market. And suddenly, there’s a new crowd of buyers and a ton of interest. I’ve seen them spark bidding wars and close above their original fall list prices. It’s wild. Every year, I find myself begging buyers to make their move in the fall, because spring? Spring is always an absolute bloodbath.

Prices for single family homes run the gamut here in the area from $350,000 to the tens of millions. I’ve always considered $1M to be the average, but I wanted to test this theory. I pulled up the sales for the last 90 days of all single family homes – including townhomes in DC, Arlington, Alexandria, Bethesda and Silver Spring. What do you know, the average price of homes sold came to $1,040,000. What does this get you though? Let’s take a look.

I’ve located 6 homes with price points around $1M, that you can potentially score without competition. A few items of note so you know the guidelines I’m working within.

1) Everything we are seeing today is inside the beltway. Three homes are in Virginia, one home is in DC, and two homes are in Maryland.

2) I am not showing you a one-off gorgeous $1M home in a neighborhood where all the surrounding homes are sub $500,000. You never want to be the most expensive home in a neighborhood by a huge gap. The value of that home may not hold without supporting comparable homes in the immediate vicinity.

3) But, there is a case here where you can get a $1M home in an area surrounded by homes that are $1.5M – $2.5M. That is definitely a good investment.

235 Murtha St
Cameron Station – Alexandria, Virginia

Cameron Station is a super popular planned community in the City of Alexandria. There is a mix of townhomes, condos and rental apartments here. I have several clients who have purchased townhomes here as well as condos. People love it for the community feel, the amenities like fitness center and pool, onsite retail and that it’s adjacent to 3 parks with a bunch of additional amenities and features.

When you buy here, you are buying into a community with a solid reputation, a variety of home styles and a lot of Virginia charm.

This is an end unit home with 2700 square feet on four finished levels. There are five bedrooms and four full baths, plus a half bath. Three bedrooms are on the same level which can be hard to find in newer townhomes. Why is that, you may wonder? Because land only gets more expensive, so builders have reconfigured floorplans to build “up” when they can’t build “out.” In many newer townhomes you will find there are only two bedrooms on one level and a third on an upper level or in the basement. In this home, that is not the case. You have three bedrooms on the 2^nd floor and there is also a bedroom on the upper level in the loft area.

Downstairs there is a guest suite with a full bath and outside – a fully fenced yard. There are lots of updates and upgrades here, making this home move-in ready. It was built in 2000, and the owners replaced the major systems in the house plus the roof in the past few years.

Townhomes in Cameron Station range from $800,000 for a smaller townhome to over $1.1M. This home is $977,000.

4709 7th St S
Barcroft – South Arlington

In South Arlington’s Barcroft neighborhood, this adorable Craftsman Bungalow just had a price reduction. Originally listed at $1,175,000, then reduced to $1,075,000, it’s now just under $1M. Barcroft is a super cute neighborhood with a great sense of community. The families report being very happy with Barcroft Elementary, and it’s been known that there are text chains among neighbors who all look out for each other.

The home was built in 1931 and has the original hardwood floors throughout the home, and they are in excellent condition. The property has a total of 2700 square feet, 2 bedrooms and 1 bath upstairs, and a bedroom and bathroom on the main level.

The outdoor space here is amazing, with a front porch and huge backyard. But one of the coolest features of this location is that you can walk right down the street and hop on the W & OD Trail.

Why is this home not selling? Lack of updates plus a sub-optimal bedroom distribution for families with multiple children. Bungalows are adorable, but they offer a tough floorplan in many cases. I received a notice from the listing agent that they plan to remove this home from the market, make updates and relist in spring for a higher price.

4340 N Henderson Rd
Buckingham – North Arlington

Arlington, if you didn’t know, is pricey. The short distance to DC or Tyson’s which are major commuting hubs, plus the public schools being well rated keep Arlington popular. It’s convenient and the long-term value is always excellent.

North Arlington tends to be pricier than South Arlington. It’s hard to find a good deal in North Arlington because demand stays high, so prices hold. You would have better luck finding better value on a single family detached home in South Arlington, but that comes with some slight downsides – namely, potentially a longer commute and a high school that’s not as well regarded.

This gorgeous townhome on Henderson Road has 4 levels with 3 bedrooms, 3 &1/2 baths, a great kitchen, 2-car garage and a roof deck. The home is updated, with a gorgeous kitchen and open floor plan. There is a bathroom on each level and a full bath for each bedroom as well which we don’t often see. The convenience here is key, as it’s a half mile walk to the metro and the Ballston area of Arlington.

Finding a single-family detached home in North Arlington with enough square footage for a family with a couple kids isn’t easy. For $1M, that home will likely be a fixer-upper and it’s going to be a ranch or cottage style home with under 1500 square feet. But finding a townhome for $1M with all the bells and whistles like this home is a definite possibility.

2907 Newark St NW
Cleveland Park – DC

Cleveland Park is where the Zoo is, as well as a classic retail strip with shops and restaurants to serve the community. The big bonus here is red line metro access, which makes commuting around the city very easy. Cleveland Park is an iconic neighborhood, with a longstanding sense of community and possibly the country’s largest list serv for the neighbors, and beyond.

A Cleveland Park townhome for under $1M, I never would have thought this is possible. But there are 4 newly built townhomes on Newark Street, right next door to the newly renovated and fantastic Cleveland Park Library. You cannot beat this location. There are 4 new townhomes here and one is just under $1M. It has 2 bedrooms and 2 baths, and 1200 square feet. But just wait.

When I walked in, this was a showstopper. I cannot believe these are not sold yet. Everything is new. This is hard to find in DC, especially in established neighborhoods where you don’t have to make a huge concession like being in a tough neighborhood or far from amenities and metro. You can fall out your front door and land in this awesome retail strip!

There are other townhomes in this community which offer more space for higher prices – $1.3 – $1.5M. This home, despite its smaller size, has so much to offer the right buyer. A single professional or a couple with no children or just one child – this space is perfect. Your living is as much out there in the neighborhood as it is inside.

You are seeing now the direct correlation between location and square footage. City properties are smaller by design. The land is more expensive, and the living is denser, thus we have to fit more people into a smaller space.

Let’s head to Maryland next.

7201 Chestnut St
Chevy Chase, Maryland

Finding anything in Chevy Chase for under $1M is nearly impossible. This is an exclusive area and you are buying location and a small-town feel.  Finding a home here at or under $1M is so rare, but this one has a story. It’s been owned by the same family since it was built in 1939.  I have found when homes change owners multiple times, everyone puts their stamp on it. That’s how you end up with carpet over hardwood over tile, 2 inch steps between rooms other renovation oddities. That is usually not the case when a home has one long-standing owner. There is so much to love about a well-built home with one owner.

This home is being sold as-is and it does need updating. Nothing about it is unlivable but there is so much opportunity here to make updates while enjoying things you just can’t get anymore – a slate roof that lasts forever, brick on all sides of the home and real hardwood floors. And the staircases on both levels are so wide, it felt so grand just walking on these stairs!

So why hasn’t this sold? People don’t like doing renovations. Especially now in a perceived “buyers” market. People never like doing renovations. A fully renovated house speaks loudly to 90% of buyers. For the 10%, this is an excellent opportunity to own a home in a community you won’t want to leave. You’re a block from the small retail/restaurant area and close to the DC line. I loved this one too, and it’s a steal at this price. Instant equity.

8209 Flower Ave
Takoma Park, Maryland

Takoma Park is a cute little city just over the DC line in Maryland. It’s known for being so progressive, at 16 years old you can vote in the local elections. Takoma Park brings a hefty “west coast vibe” to the east coast. Quirky Quirky Quirky. That is the word here when it comes to the vibe and to the houses.

Houses here vary in size, type and price. You can find small homes here in the $500’s and large, fully renovated homes nearing $2M. Renovations here mean something different than in other parts of the metro area. There will be nothing cookie cutter about a Takoma Park renovation.

This cute little storybook Cape Cod was built in 1936. The home has been renovated and bonus, there’s a fully rentable basement apartment as well. Unlike other areas of DC, a basement apartment in Takoma Park will always have demand. There are a lot of nooks of space here, with a sunroom, a bedroom on the main level, two bedrooms and two baths upstairs. One of the bedrooms has a little den as well.

You’re buying into a progressive, vibrant community here in Takoma Park with a great little downtown, a farmers market, an income stream, and all the friends you want. Or not!

It’s definitely expensive here compared to other areas, but remember $1M is the “average” for this experiment and you can find homes in a wide range here. Most buyers I help who buy single family homes spend between $600,000 to $2M.

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.

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!

Think Buying a Home in DC is Hard?

I recently made the mistake of helping clients find a rental in the DC area—and I’ll just say it: I barely made it out with my sanity. I don’t normally handle rentals. I focus on home sales. But this one favor reminded me exactly why I steer clear… and why the rental market here is a full-on nightmare. Low inventory, outrageous requirements, zero communication from listing agents, and landlords treating renters like they’re lucky just to be considered. It’s like The Hunger Games—but with less charm and more application fees. If you’re looking for a rental—or just wondering why it feels impossible—stick around. Because by the end of this video, you’ll know the real reason the system is broken… and what you can do to survive it.

Clients contacted me with the intention of buying a home. They went back and forth as they weren’t sure what route they wanted to take, but they own other properties in different areas and weren’t sure DC was a long term move for them. They decided to rent. That’s usually when I see myself out, but they were super stressed out trying to manage all the logistics of a more than cross-country move from Hawaii to DC, getting their kids into schools and daycare. Plus they were so dang nice I was like, “Okay mama, I see the stress on your face.” (She was sitting in the middle of a pile of boxes on our Facetime call.) I said, “Don’t worry, we’re going to do this.” I was confident, and little did I know, I had no reason to be.

Now that we’re on the other end of this, I can tell you I have no idea how anyone does this. As my clients said, “It’s easier to buy than it is to rent there.” Indeed, it is. There is a constant influx of people who are moving to DC for a shorter term and for whom buying doesn’t make sense. Unfortunately, in the DC Area rental market, it’s time-wasting amateur hour with the process of finding and renting a home.

Not All Rentals are Listed in our Multiple List Service

The first thing to understand is there are multiple places to find rentals. Sometimes people find rentals listed on MBO or Military by Owner. I looked at a couple of these homes for my clients. The owners were never local. They lived in the home at one point in their lives, but were now in another dimension and they had not been to the property recently. 

Then there’s the rentals on Zillow or Trulia. My client sent me a lot of these and every single one that wasn’t listed with an agent was a disaster. From houses that were already rented, and the status wasn’t changed, to houses that looked like a hoarder lived there to the inability to get an appointment to tour, chasing these is really difficult. I felt like I was losing my mind playing Wack-a-mole with all these different property owners.

With both MBO and the portals like Zillow or Trulia, the reason they are listed here is that the owner doesn’t want to pay a commission. This is because truly the one month’s rent that is split between the tenant’s agent (at 25% in many cases) and the landlord’s agent (75%) is what they are trying to save. Just paying it would solve so many issues, but some people prefer to save that money or do it themselves. At best, it creates a lot more work for the tenant and their agent if they have one. At worst, well, we’ll get to that.

Then there’s the Property Management Companies. These are similarly difficult to deal with. First, they never answer the phone or email because property management is by its nature, incredibly busy. Second, they force things upon you that make them extra money but are things you may not want. One example is when they force you to join some type of “Resident” program that you pay for, but they cover certain repairs. With the properties my husband and I own, we pay for the repairs. The property managers just coordinate them. 

The MLS is the other place to find rentals. This is the best-case scenario. Usually having a licensed agent on the other side of the transaction means you at least have a fighting chance of getting someone professional. They may post professional photos, answer the phone and easily allow for appointment scheduling.  But even this isn’t a cakewalk. That drive-by photo from the car, and the dark photos where you can’t even get a good look at the house, those happen too. Why is that?

Not All Listing Agents Who Handle Rentals Are…Normal

Yes, you heard it here. It’s totally hit or miss with agents who handle rentals. This is a different structure of our business. With sales, we procure the client, work through their home search, get to know them very personally, secure the home, get them through the contract, to closing and beyond. You could easily work with a client for many months or years before you are paid. This is a long-term relationship and it takes work to cultivate and maintain it.

With rentals, it’s more transactional. There’s less relationship building and business building, especially if this is just the part of the market the agent works in. I know agents who prefer rentals because it’s quick money. Show the client some places, they decide, apply and get approved and have to put up one month’s rent right away. This is written to the agent’s brokerage and the parties are paid when the lease is signed – not at move-in. This means you get some fly-by-night kind of feeling with some of these agents. They are only in it for the quick bucks and don’t have what it takes to build the long-term relationships – or wait months and months to get paid.

My clients applied to one rental, and I was in communication with the agent who was in fact, a doofus, and he said he sent the application over to his clients and would get back to me after he spoke with his clients. Then the status changed to pending. I called him. He said, “Oh I didn’t call you? Well, I meant to. They rented it to someone else.” Loser.

Condition of Overpriced Rental Homes is Deplorable

When there’s an agent involved in listing a rental, I almost never find the price to be outrageous. Usually, the agent has done their homework and comes up with a price that makes sense. 

When you have owners who list and price their own property, it’s usually what I would call, what’s that word… “delusional.” The price they want makes no sense for the condition of the home. As I rang doorbell at one home, I was taking video of the siding falling off the house and the 4 foot weeds in the yard. The house looked abandoned. When I got inside, it was no better. The house smelled terribly, the deck was falling off the back of the house and the backyard looked like a dump. It was obvious the owner hadn’t been in or near his house in a long time. 

Rentals Get Snapped Up in Hours

This is the hardest thing for people to understand. There is no rhyme or reason to the rental market. People will apply sight-unseen to multiple properties. The times I have listed rentals, I do not take applications from people who have not seen it in person or via video. But many agents will take these applications and process them so they can get it rented quickly. Does this mean you may have to apply to a house that you barely know the condition of? Yes. It happens. Don’t panic. You just need a better plan.

Intrusive Landlords

I cannot express how many idiots I had to deal with. I understand that people trying to rent their homes are trying to save the one-month commission. But almost all have no idea how to do this efficiently or correctly. They create a whole host of other issues because they don’t play by rules. One landlord asked how old my client’s children were. I vaguely said, “Oh they are little.” She still asked how old. I said I didn’t know. When she finally said she would lease to my clients, she wanted to have a phone call with them. This is where it went off the rails.

She asked them on a video chat to show her what their current house looked like. She wanted to see what kind of housekeepers they were. Then when she called their references, she asked their boss – at the job where they hold a top-secret security clearance – what the reason was for the move and how old their children were. It was flagged. Lady, come on. My clients didn’t take the house. She called me to ask why and I said, “YOU CAN’T ASK THEM HOW OLD THEIR KIDS ARE!” She said she wanted to put it on the lease. I said, “Why are you asking their boss?”

She also wanted to build in an escalation to a three-year lease. I understand why, but then, why would someone bother to sign a three-year lease? They could just sign for one year.

My clients did not like this approach at all and they chose a different rental. Those owners asked similarly intrusive questions. They wanted a copy of my client’s military orders. Why? No one should have to prove why they are moving somewhere and why should they have to? The landlords also said there were some low mortgage balances, so they wanted to ensure the military housing allowance would cover the rent and see the leases for those houses that they have rented. Understandable but it still felt intrusive. 

When it was all said and done, we toured 10 homes. It was an unbelievable amount of work.  From phone calls with incredibly flaky owners, property managers and other agents, the poor condition of many homes, the pricing being inflated, and the competition, I can officially say that it’s easier for people to buy a home.