5 Most Expensive DMV Neighborhoods for Families (And What You’re Actually Paying For)

My clients bought a rowhome on Capitol Hill and paid Capitol Hill prices because they thought they’d locked into the perfect public-school boundary. Within a year, they pulled their kids out and enrolled them in private school. They weren’t the only family who did it.

When considering the expensive DMV neighborhoods for families, understanding the dynamics of pricing and school quality is crucial.

That’s an expensive mistake.

Today we’re going through five of the most expensive, most sought-after neighborhoods in the entire DMV — and what families are actually getting for their money. I’ve been selling real estate in DC, Maryland, and Virginia for 25 years. From an MBA with a real estate focus, to working land development and national homebuilder deals, to hundreds of closed transactions across the region — when I tell you what’s really happening in these most expensive DMV neighborhoods for families, I’m not guessing. I’m telling you what I see on the ground.

Many families are attracted to the expensive DMV neighborhoods for families due to their charm and community feel.

Quick Take: The 5 Neighborhoods at a Glance

Let’s break down each one.

Capitol Hill

Ask anyone loosely familiar with DC what Capitol Hill is about and you’ll hear the same thing: historic rowhouses, tree-lined streets, an incredible community feel, proximity to everything. This is what your DC dreams are made of. All of that is true. There’s a real neighborhood identity on the Hill, and families are drawn to it because it feels like a great place to plant roots.

Capitol Hill is one of the most popular expensive DMV neighborhoods for families, yet the school options can be challenging.

Not so fast.

DCPS has some legitimately strong school options, and Capitol Hill sits in the catchment for several of them. That’s a real selling point, and buyers know it. My clients I mentioned above chose the Hill specifically for its highly rated elementary school. Then they got there — and the dream got crushed. The school had a policy of not celebrating any holidays. What probably started as an attempt to not offend anyone turned into a school-wide ban on fun. (Kind of like Footloose — dancing is the work of the devil.) My clients weren’t hoping for anything more than their five-year-old wearing a costume on Halloween and eating candy corn with her classmates. Pretty standard kindergarten stuff.

Beyond that, school quality after elementary on Capitol Hill gets inconsistent. Families often have to enter a lottery for middle and high school, and that uncertainty about where your kid lands after 5th grade can offset the whole Capitol Hill dream. If you’re navigating that lottery process, the My School DC site is the official source for boundaries and out-of-boundary applications — worth bookmarking before you fall in love with a house.

My honest verdict: Capitol Hill homes are beautiful, and the Hill is a wonderful neighborhood. But if your plan depends on the public school working out, you might need a backup plan. Visit the schools. Talk to parents. Be honest with yourself about fit before you buy — not after.

Families often have high expectations when moving to expensive DMV neighborhoods for families like Capitol Hill.

Is there an alternative? Not exactly — Capitol Hill is Capitol Hill. But Mount Pleasant has a similar in-the-city-but-still-charming feel. Bancroft Elementary is Spanish-language immersion with 77% of its student population in-boundary, and you’re right next to the Zoo and Rock Creek Park — basically parkland paradise, with lions roaring you to sleep.

Georgetown

Georgetown stands out as one of the iconic expensive DMV neighborhoods for families, but the challenges with public schools may surprise many.

Georgetown is the postcard version of Washington, DC. Cobblestone streets, federal architecture, the canal (when it’s not dried out), the waterfront, M Street, top-tier restaurants. If you’re moving to DC and want to live somewhere that feels like a destination, Georgetown is the answer. It’s prestigious, well-located, and expensive.

But how is it with kids?

Georgetown’s elementary school is good, but it’s not considered among DC’s best — which is confusing given how wealthy the neighborhood is. Only about 40% of the student population lives in-boundary. There are a couple of reasons for that. First, Georgetown’s demographic skews older and may not have school-age kids anymore. Second, it skews wealthy, and most of the families I know in Georgetown send their kids to private school.

With its historic charm, Georgetown represents an alluring option among expensive DMV neighborhoods for families, yet school access can be limited.

There’s also this: the houses are stunning, but they’re old, expensive to maintain, and frequently sit on very small lots. You’re not getting a yard in Georgetown — you’re getting a garden roughly the size of a dining room table if you’re lucky.

My honest verdict: If you have the money and the lifestyle fits — no kids, older kids, or kids already in private school — Georgetown is extraordinary. But if you’re expecting the neighborhood to do the heavy lifting on schools and outdoor space, you can do better.

The alternative: Glover Park — literally one neighborhood north. The housing stock is less Instagram-worthy, but the value per square foot is dramatically better. You get more space, some yard potential, and you’re still in Northwest DC with easy access to everything Georgetown offers, minus the Georgetown tax. Bonus: the elementary school is among the best in the city.

Chevy Chase, Maryland

Chevy Chase, Maryland is one of the most coveted addresses in the entire DMV. Beautiful homes, tree canopy, walkability, proximity to DC, strong community — and it sits in Montgomery County, which has a well-regarded school system. The whole package seems to add up. Buyers come in expecting Chevy Chase to be the responsible, premium “you cannot go wrong” choice for families.

Chevy Chase is another name associated with the expensive DMV neighborhoods for families, remembered for its lush scenery and community spirit.

Here’s what most buyers don’t find out until after they’ve fallen in love with a house: Chevy Chase runs heavily on private school. Not universally — there are families very happy with the public options. But a significant share of Chevy Chase families send their kids private, simply because they can. These are households with multiple homes, multiple vehicles, and multiple nannies doing the school drop-off.

The public-school situation isn’t a disaster. The high school is Bethesda-Chevy Chase, or “BCC” locally — a genuinely good school that often sits in the shadow of nearby schools people perceive as superior. And just recently, Montgomery County Public Schools voted to cut more than 400 positions to close a $36 million budget gap, after the county council funded the district $36 million short of its request. The cuts won’t be as severe as originally proposed, but it’s not exactly reassuring background noise if you’re betting your home purchase on this school system. The county is large, and it’s unclear whether Chevy Chase specifically will feel it — but it’s out there.

My honest verdict: Chevy Chase is beautiful. You can feel the vestiges of old DC here — picture flappers on porches sipping mint juleps in the swampy humidity. The homes are grand but often sit on small lots, and they carry a premium I’m not sure is fully justified. There’s a similar energy here to Georgetown: a real mix of residents, not entire blocks of kids running around, and plenty of people with the means to bypass public school entirely.

Families drawn to Chevy Chase often find themselves navigating the landscape of expensive DMV neighborhoods for families, balancing public options with private schooling.

The alternative: Bethesda. You’ll get more house, more yard in most cases, very strong schools, and a walkable downtown loaded with family-friendly amenities. Bethesda doesn’t carry quite the same social cachet as Chevy Chase, but it’s darn close — and it delivers more family value per dollar. Worth a serious look before you lock in on Chevy Chase.

Old Town, Alexandria

Old Town Alexandria is stunning. Historic, walkable, charming, right on the Potomac — the kind of neighborhood that makes people say “I could see myself living here.” It has a small-New-England-town energy that’s genuinely rare in the DMV, and buyers relocating from outside the area fall hard for it. It prices accordingly.

Old Town Alexandria is a picturesque alternative among the expensive DMV neighborhoods for families, but educational options require scrutiny.

But what’s the deal if you have a family? The schools are a problem, and I’m not going to dress that up. Alexandria City Public Schools underperform relative to the real estate price point — you can check the district’s standing yourself on a site like SchoolDigger if you want the numbers in front of you before you tour a single house. Families who buy in Old Town for the lifestyle and expect the schools to work out frequently end up disappointed and looking at private options or moving. And private school in Northern Virginia isn’t cheap — depending on where you land, you’re looking at $35,000 to $50,000 per child, per year.

Everything else about Old Town still holds up. The historic homes are gorgeous, even on small lots with minimal or no yard. I’d argue that doesn’t matter as much here, because your “yard” is the parks and the waterfront. This is a neighborhood designed before cars, before swing sets, before anyone needed a mudroom. You’re paying premium prices for premium history, not premium family infrastructure.

My honest verdict: Old Town is gorgeous, and it can be a wonderful place to live. It’s a hard place to raise kids on a budget — even a generous one. If you’re buying in Old Town, go in knowing you may be signing up for private school, accepting minimal yard space, and making peace with paying for charm and location above all else. Nothing wrong with that — just go in with your eyes open.

Families in Old Town often face the reality of needing to consider private schooling when living in expensive DMV neighborhoods for families.

Is there an alternative? Honestly, not a clean one — Old Town is singular. If you want that historic, waterfront, walkable Alexandria experience, there’s no real discount version. Del Ray is the popular alternative for families who love the Alexandria vibe: slightly more space, stronger family infrastructure, but similar prices and similar school realities. It’s a different experience, not a substitute — and not a fix for the schools question.

McLean, Virginia

McLean is arguably the most prestigious address in Northern Virginia. The schools — Langley and McLean High School specifically — are consistently ranked among the best in the state. The homes are large, the lots are generous, the zip code is elite. When people hear “McLean,” they picture a sprawling brick colonial on a half-acre with great schools, close to DC without being in the city. That part checks out.

In many discussions about expensive DMV neighborhoods for families, McLean’s name frequently surfaces due to its elite schools.

McLean’s reputation is so strong that buyers often stop doing due diligence once they’ve locked onto the idea of it. But the experience varies enormously depending on exactly where you buy. Some parts of McLean feel suburban and walkable to stores and restaurants. Other pockets are remote, with huge lots and gated driveways — and the people behind those gates are what supports the McLean mystique.

No matter the type of house, you’ll pay a premium to live here, and sellers know it. They’ll show you a house with mirrored walls and an ’80s jacuzzi with polished chrome fixtures and call it “pristine” with a straight face. You’ll see nothing but work that needs to happen. An identical home in an adjacent area like Great Falls or Vienna will run a few hundred thousand dollars less than it would in McLean. So McLean has to be worth it — for you specifically.

My honest verdict: If you need to be near the movers and shakers, if you plan to entertain and want the McLean cache, if people need to know you’ve “arrived” — then McLean works. But “I’m buying in McLean” isn’t the end of the story. Verify your exact school assignment before you fall for a house. Look at the specific lot and the specific location within McLean, and ask whether that property justifies the McLean premium. The name alone isn’t enough for me — it might be for you. But there’s an alternative.

The reputation of McLean as one of the expensive DMV neighborhoods for families is solidified by its academic offerings and community amenities.

The alternative to McLean: Vienna. If McLean’s appeal — for most families — is the school quality, the space, and the Northern Virginia lifestyle, Vienna delivers an extraordinary amount of that value at a lower price point. Great schools, more house for the money, strong community, very family-friendly. Vienna doesn’t carry McLean’s level of social prestige, but as with Bethesda and Chevy Chase, it’s darn close — and it wins on pure family value. A lot of my clients who seriously compare both end up very happy they chose Vienna.

For families weighing options among the expensive DMV neighborhoods for families, Vienna stands out as a commendable alternative.

The Bottom Line

None of these are bad neighborhoods, and I want to be clear about that. Georgetown is stunning. Old Town is magic. Capitol Hill has an energy almost nowhere else in DC can touch. McLean has earned its reputation. Chevy Chase is one of the most livable communities in the entire region.

But “great neighborhood” and “great value for families” are not the same thing. And in a market where a million dollars isn’t even close to the top of the price range, you cannot afford to confuse them.

If you want help running that math in DC, Maryland, or Virginia, that’s literally what I do. Reach out and let’s talk through your specific situation before you fall in love with the wrong house in the right zip code.

FAQ: Most Expensive DMV Neighborhoods for Families

These discussions about the most expensive DMV neighborhoods for families highlight not just aesthetics but also living realities.

What is the most expensive neighborhood in the DMV for families? Among DC, Maryland, and Virginia’s premium addresses, Georgetown and McLean, VA typically carry the highest price-per-square-foot for families, with Old Town Alexandria, Chevy Chase, MD, and Capitol Hill close behind. Price alone doesn’t predict school access or family fit — that depends on the specific block, not just the zip code.

Is Capitol Hill a good neighborhood for families? Capitol Hill has strong community feel and access to several well-rated DCPS elementary schools, but middle and high school options after 5th grade often require entering a lottery, and individual school cultures can vary widely. Visit the specific school before buying for it.

What’s a more affordable alternative to Georgetown for families? Glover Park, just one neighborhood north of Georgetown, offers significantly better value per square foot, more yard potential, and a highly rated elementary school — without losing easy access to Northwest DC.

Are the public schools good in Chevy Chase, Maryland? Yes, Chevy Chase’s public schools are well-regarded within Montgomery County, including Bethesda-Chevy Chase High School. However, a notable share of Chevy Chase families opt for private school regardless, and recent county budget cuts are worth watching.

Is McLean, Virginia worth the price premium for families? McLean’s schools, particularly Langley and McLean High School, rank among Virginia’s best, which supports the premium for some buyers. But pricing and lot quality vary enormously by exact location within McLean, so the premium isn’t justified by the zip code alone — verify the specific property and school assignment.

Northern Virginia Real Estate Is Not the Same Market It Was Two Years Ago

Northern Virginia real estate is changing — fast. Billions of dollars in private sector investment are reshaping this Northern Virginia real estate region right now, and depending on where you are buying or selling in Northern Virginia real estate, that is either the best news you’ve heard all year or a reason to do your homework before you close.

I’m going to break down what’s actually driving the Northern Virginia real estate housing market in 2025, what it means for home values by area in Northern Virginia real estate, and — most importantly — how to spot the next neighborhood positioned for serious growth in Northern Virginia real estate.

What’s Driving the Northern Virginia Housing Market Shift?

For most of its modern history, the Northern Virginia real estate market ran on one engine: the federal government. Stable jobs, stable housing demand, predictable prices in Northern Virginia real estate. That story isn’t over — but it’s no longer the only one.

Two major forces are transforming the Northern Virginia real estate housing market right now.

1. Data Centers

Did you know that roughly two-thirds of the world’s internet traffic flows through Northern Virginia? The data center industry has become a defining feature of the region’s economy — and its real estate landscape.

The case for data centers:

• Loudoun County generates nearly half of its entire property tax revenue from data centers — money that funds schools, roads, and county services
• The infrastructure investment is creating jobs, and those workers need somewhere to live
• Growth corridors are seeing sustained demand

The case against:

• Data centers are, bluntly, some of the ugliest buildings you’ll ever see
• They consume enormous amounts of power and water
• Communities in western Loudoun didn’t buy farmland to look at industrial campuses
• Transmission lines are being rerouted through residential neighborhoods
• Traffic and construction are ongoing realities

If you are buying near active data center development in Northern Virginia, ask very specific questions before you close. These buildings are here to stay, and so is the noise — sometimes literally. Know what you’re buying.

2. AI and Tech Investment

Microsoft is building an AI-focused campus here. Virginia Tech opened its innovation campus in Alexandria specifically focused on AI and quantum computing, producing nearly 1,000 graduates a year with tech credentials. Amazon and Google have committed billions to this region.

The Northern Virginia real estate housing market is no longer just a government market. It’s becoming a tech market — and that has real implications for home values in Northern Virginia real estate.

What This Means for Northern Virginia Home Values — By Area

The Northern Virginia real estate housing market is not one market. Treating it that way is one of the most expensive mistakes a buyer or seller can make in Northern Virginia real estate. Here’s the breakdown.

City of Alexandria

Alexandria is where the most significant movement is happening right now. The Virginia Tech Innovation Campus, which opened in 2025, is pumping high-earning AI and tech professionals directly into the Alexandria market — people who want to live near where they work.

Potomac Yard, long overlooked as a strip mall in the flight path of Reagan National, is transforming. The density of residential and tech development there is impossible to ignore.

Meanwhile, the former Landmark Mall site is being redeveloped into a major medical campus — a trauma center, a cancer center, and thousands of healthcare jobs. That opens in 2028. Buyers who move now are getting in ahead of it.

One honest caveat: if you have kids, look hard at Alexandria City Public Schools before you commit. The system has been inconsistent, the high school is significantly overcrowded, and leadership transitions have created ongoing instability. This is the one big negative in an otherwise compelling market story.

→ Read my deeper dive on buying a home in Alexandria, VA

Arlington

Arlington has been one of the most desirable Northern Virginia real estate markets for years. That’s not changing in Northern Virginia real estate.

The combination of Metro access, walkable neighborhoods, proximity to DC and the Pentagon, and virtually no room left to build creates a market that consistently outpaces supply. Amazon HQ2 has thousands of employees in place now and the full buildout is ongoing.

The schools here are excellent — zero concern. If you own in Arlington, your investment is on solid, appreciating ground. If you’re buying, you’re paying for stability and location — and that premium has historically been justified.

→ Compare Arlington vs. Alexandria for buyers

Fairfax County — McLean, Tysons, Vienna, Oakton, Reston, Herndon, Burke, West Springfield

Fairfax is the established core of the Northern Virginia real estate market. Mature neighborhoods, one of the highest-rated school systems in the country, and diverse housing stock in Northern Virginia real estate. The market here is steady — and that steadiness has real value.

One category worth watching: condos. Older condo buildings in Fairfax are getting squeezed between newer luxury rentals on one side and more modern walkable condos on the other. If you’re buying a condo in Fairfax County, pay close attention to the specific building’s age, financials, and competitive position. If you own one and are thinking about selling, sooner is probably better than later.

Single-family homes and townhomes in Fairfax remain in strong demand. That is not changing.

→ Is Burke, VA right for your family? Here’s what I think

Prince William County — Woodbridge, Dale City, Gainesville, Haymarket

Prince William County is where buyers priced out of closer-in Northern Virginia real estate markets are landing — and where smart buyers are choosing to go deliberately in Northern Virginia real estate.

Amazon has spent close to $1 billion purchasing land for data centers throughout the county, in Bristow, Gainesville, and Manassas. That kind of infrastructure investment signals long-term commitment to the area.

Historically, Prince William has seen sharp rises followed by just-as-sharp corrections. Affordability brings volatility — buyers here tend to be more sensitive to mortgage rate changes. Right now, inventory is rising and price growth has moderated. That means more leverage, more choices, and more room to negotiate than you’ll find in Arlington or Alexandria.

The economic development story is also getting more interesting. The Quartz District in Woodbridge is bringing major investment — including Prince William County’s first Whole Foods. Pay attention to that.

→ Is Woodbridge, VA a good place to buy in 2026?

Northern Virginia real estate has become increasingly attractive for those seeking value amidst the ongoing changes in the housing landscape.

Loudoun County — Leesburg, Ashburn, Sterling, Brambleton, Purcellville, Middleburg

The Silver Line reaching Ashburn changed the calculus for a lot of buyers who had previously ruled Loudoun out. Newer construction, strong schools funded in part by data center tax revenue, and more home for your money than closer-in suburbs.

The growth of Northern Virginia real estate is undeniable as new infrastructure and development projects emerge.

Eastern Loudoun is built up, active, and moving fast — houses in Ashburn go quickly. Western Loudoun is more rural, with farmland and small downtown character in places like Leesburg and Middleburg.

If you’re considering buying in Loudoun County, do your homework on what is planned near any specific property. Data center campuses, transmission line projects, road expansions — the growth here is real, ongoing, and not all of it is the kind you want in your backyard.

A careful analysis of Northern Virginia real estate trends will help buyers make informed decisions.

→ Loudoun County vs. Fairfax County: Which is right for your family?

Understanding the nuances of Northern Virginia real estate will be essential for prospective buyers and investors alike.

The Pattern Worth Watching

Here’s what I keep coming back to when I look at which Northern Virginia neighborhoods are genuinely positioned to grow versus which ones are just riding a regional tide.

Follow the grocery stores.

Wegmans. Whole Foods. Costco. These companies spend enormous amounts of money researching where to site a location. Have you ever seen one close due to lack of business? Neither have I.

When Prince William County gets its first Whole Foods — in the Quartz District in Woodbridge — that’s not a coincidence. These stores follow transit development, job growth, and population trends. When you see one announce, start paying attention to the real estate around it.

Thinking About Buying or Selling in Northern Virginia?

If you’re considering the Northern Virginia real estate market, now is a great time to start exploring options.

The Northern Virginia housing market is not uniform and it is not simple. The opportunity is real. So is the complexity. I’ve been selling homes across the DMV for over 25 years — from land development to national homebuilders to hundreds of closed transactions. When you’re ready to talk through your specific situation, reach out.

The intricacies of Northern Virginia real estate can be complex, but with the right guidance, opportunities abound.

→ Contact Melissa — DC Real Estate Mama at TTR Sotheby’s International Realty

→ Search Northern Virginia Homes for Sale

Don’t overlook the potential of Northern Virginia real estate as a strong investment choice.

The best neighborhoods in Northern Virginia

Northern Virginia is not one place. It’s a collection of completely different communities that happen to share a state line. Move to the wrong one, and you’ll spend the next five years wishing you hadn’t. Here’s the honest breakdown.

By Melissa Terzis · Licensed DMV Real Estate Agent, 25+ Years · DC Real Estate Mama

People relocating to the Washington DC metro area often say they’re moving to “Northern Virginia” as if it’s a single thing. It is not. The best neighborhoods in Northern Virginia range from genuinely urban walkable communities to estate-lot suburbs to master-planned tech corridors — and getting it wrong is an expensive mistake. Before you schedule a single showing, you need to know which one actually fits your life.

I’ve been selling real estate in the DMV for over 25 years — through multiple market cycles, hundreds of closed transactions, with an MBA focused on real estate and time working for land developers and national homebuilders. This isn’t a sponsored neighborhood overview. It’s what I actually tell my relocation clients.

Arlington, VA

Let’s start closest to DC. If you’re relocating from a major city and you are not ready to give up that urban lifestyle entirely, Arlington is where Northern Virginia begins — and where many people stop.

The Orange, Silver, and Blue Metro lines run straight through it. Clarendon, Ballston, Rosslyn, and Pentagon City are walkable, active neighborhoods where you can get dinner, go to the gym, and grab coffee without ever getting in your car. This is genuinely urban living inside the Commonwealth of Virginia.

The tradeoff is space and price. Median SFH: $1.3M gets you into the market — but not a big yard. In central Arlington, condos and townhomes dominate, and even those are expensive relative to the rest of Northern Virginia.

Want a deeper dive? Read our full Arlington, VA neighborhood guide.

Alexandria, VA

Alexandria is where people land when they love the idea of Arlington but need a little more room to breathe, a slightly slower pace, or genuine character in their home. Median SFH: $1.2M — slightly more accessible than Arlington, but still a premium market.

Old Town Alexandria is one of the most beautiful neighborhoods in the entire DMV. Brick sidewalks, historic rowhouses, the Potomac waterfront, independently owned restaurants and shops — it has a genuine vibe that most suburbs could never manufacture. People pay for it accordingly.

But Alexandria is more than Old Town. Del Ray has quietly become one of the most desirable pockets in Northern Virginia: walkable main street, strong community feel, craftsman bungalows, and independently owned restaurants. It has one significant, consistent downside — chronic water intrusion in basements. Even with multiple sump pumps and proper grading, many Del Ray homeowners have still found indoor pools in their basements after heavy rain. Get a thorough inspection and ask specific questions about drainage. Do not skip this step.

Metro access is via the Blue and Yellow lines. Amazon HQ2 in nearby Pentagon City has had a real, measurable impact on demand and pricing in this corridor.

Not everyone doing DC real estate videos actually sells real estate — or writes their own scripts. I do. Over 25 years, hundreds of closed transactions, and enough market cycles to know the difference between a trend and a blip.

Falls Church, VA

Here’s something most relocation guides get wrong: there are two Falls Churches, and they are not the same conversation.

The City of Falls Church is small, exclusive, and expensive — Median SFH: $1.375M. It has its own school system, separate from Fairfax County, and those schools consistently rank among the highest in the entire state of Virginia. Inventory is tight because demand is intense.

Then there’s the rest of Falls Church — the area that shares the name but sits outside city limits. Median SFH: ~$965K. There’s no wall around the City of Falls Church. You can still access their downtown along Broad Street, solid restaurant options, and a surprisingly strong community feel. The W&OD Trail runs through it — a significant quality-of-life asset for runners and cyclists. Housing here is a mix of mid-century ramblers, expanded colonials, and new construction on teardown lots.

McLean, VA

Do you like money, space, prestige, driving everywhere, and fancy neighbors? McLean is where you end up when you have made it — or when you need to be near someone who has.

This is old Northern Virginia money. Large lots, mature trees, significant square footage, and a level of privacy that is genuinely rare this close to Washington DC. Median SFH: $2.187M — and the ceiling goes very high from there. Foreign embassies, former cabinet members, lobbyists, and executives have always shaped this community.

Both Langley High School and McLean High School rank among the best in Virginia — but a significant portion of students here attend private school regardless. McLean is almost entirely car-dependent. For most buyers here, that is not a bug. It is a feature. Read our in-depth McLean, VA real estate guide for a deeper look at the market.

From experience: McLean buyers tend to know exactly what they want before they call me. They’ve done the research, they understand the market, and they move when the right house comes along.

Tysons, VA

Tysons is the most interesting transformation story in Northern Virginia right now — and it’s still in progress.

For decades, Tysons was a car-dependent office and retail corridor: the malls, the corporate campuses, the traffic. The Silver Line Metro changed everything. High-rise residential buildings have gone up around the stations and more are coming. The vision is a genuine urban center in the middle of Fairfax County.

The housing stock is almost entirely condos and newer high-rise buildings — not a neighborhood of single-family homes with yards. But if you want newer construction, Metro access, and a price point below Arlington for a similar urban lifestyle, Tysons deserves a serious look. Pricing is difficult to track cleanly because Tysons doesn’t yet have its own zip code — it’s blended with McLean and Vienna data. The Fairfax County Tysons transformation plan lays out the long-term development vision.

Vienna, VA

Vienna does not make a lot of noise. It does not need to. People love living here, and buyers feel like they hit the jackpot when they get a house here. That feeling is earned.

The town has a genuine downtown with independently owned restaurants, shops, and a community feel that most suburbs spend millions trying to manufacture and never quite achieve. The W&OD Trail runs right through it — a significant quality-of-life asset for runners, cyclists, and families. Vienna also sits in a geographic sweet spot: close enough to Tysons to access that employment corridor easily, with a Vienna Metro station on the Orange Line for a one-seat ride into DC, and far enough from urban density that you actually get a yard.

Median SFH: $1.36M. Schools feed into Madison High School, consistently one of the best in Virginia. A significant portion of Vienna’s housing stock is older — the bones are typically solid, but updates are often needed. That is priced into the market but worth accounting for in your budget.

Reston, VA

Reston was planned in the 1960s with a specific vision: a community where people could live, work, and play without leaving. Fifty years later, it largely delivers on that promise — and that is genuinely unusual.

Reston has Lake Anne, a beautiful and underappreciated town center with restaurants and community programming right on the water. Reston Town Center is a more commercial but genuinely walkable retail and dining hub. An extraordinary network of trails connects neighborhoods to parks, lakes, and open space. And Reston now has two Silver Line Metro stations. It’s especially popular with tech workers given its proximity to the Dulles Technology Corridor and concentration of government contractors.

SFH: ~$1M   Townhomes: ~$640K   Condos: ~$360K

One honest caveat: Reston Association governs a lot of what you can and cannot do with your property. I’m not going to soften this — it can be intense. If HOA oversight is something you have strong feelings about, ask very specific questions before you make an offer.

Prince William County, VA

Prince William County — Woodbridge, Occoquan, Gainesville, Haymarket, and Manassas — is Northern Virginia’s affordability frontier. Median SFH: ~$725K. That price point alone makes it worth attention, but affordability is only part of the story.

What makes Prince William genuinely compelling right now is the development story building behind the price. Micron Technology has committed to a major expansion in Manassas. The Manassas Mall is being redeveloped into a walkable mixed-use community. Additional development on the eastern side of the county will bring new retail anchors to an area that has historically been underserved.

These communities are fully car-dependent. Commute times into DC can be significant. But if you’re planning to hold long-term and working remotely or commuting south and west rather than into DC daily, this is where the value case in Northern Virginia is strongest right now.

Loudoun County, VA

Loudoun County is where Northern Virginia’s growth story is being written right now. It’s the fastest-growing county in Virginia and has been among the fastest-growing in the entire country for years. Data Center Alley runs through Loudoun, making it one of the most economically significant corridors in the country — and that economic foundation gives the area long-term stability that not every suburb can claim.

Ashburn is the heart of Loudoun, but Leesburg, Sterling, One Loudoun, Brambleton, Broadlands, South Riding, Purcellville, and Middleburg all have their own character and buyer profiles. Master-planned communities are everywhere. The school system has a strong reputation and continues to invest as the population grows. Many residents rarely need to leave the county for retail, dining, or community infrastructure.

The Silver Line extension now reaches Ashburn — a genuine game-changer that opened Loudoun to a much wider pool of buyers who previously couldn’t make the commute math work. See our Loudoun County real estate guide for a deeper look at specific communities.

Frequently Asked Questions: Northern Virginia Neighborhoods

What is the most affordable neighborhood in Northern Virginia?

Prince William County is Northern Virginia’s affordability frontier, with a median single-family home price around $725,000. Reston condos start around $360,000. The further west and south you go from DC, the more home you get for your money — but commute time and car-dependence increase accordingly.

Which Northern Virginia neighborhood has the best public schools?

Falls Church City has its own school system — separate from Fairfax County — consistently ranked among the best in Virginia. Vienna feeds into Madison High School, also top-ranked statewide. McLean has Langley and McLean High, both strong, though many families there use private school. Loudoun County is investing heavily as its population grows and has a strong, improving reputation for public schools.

Which Northern Virginia neighborhood is best for Metro commuters into DC?

Arlington, Alexandria, and Falls Church offer the best Metro access for daily DC commuters. If you’re working in the Dulles tech corridor, Reston and Ashburn both have Silver Line stations. Vienna offers an Orange Line station with a direct one-seat ride into the city.

Is McLean or Vienna better for families?

Both are excellent but serve different buyer profiles. McLean offers more privacy, larger lots, and prestige — at a significantly higher price point. Vienna offers a walkable downtown, strong schools, trail access, and a community feel that’s harder to manufacture. Vienna is the better value play. McLean is the better choice if space, privacy, and budget are not constraints.

Is Loudoun County a good place to live?

Yes — especially if you’re planting long-term roots, want newer construction, prioritize schools, and want the most home for your money in Northern Virginia. The Silver Line extension to Ashburn changed the commute equation significantly. The trade-off is distance from DC and some areas still being actively built out.

What is the best Northern Virginia neighborhood for tech workers?

Reston and Ashburn are the natural anchors for the Dulles Technology Corridor. Both have Silver Line Metro access, strong lifestyle infrastructure, and proximity to government contractors and tech employers. Loudoun County more broadly is also worth exploring for longer-term roots in the industry.

Median price data reflects current market conditions and should be verified with your agent. All real estate markets fluctuate. · DC Real Estate Mama · Licensed in DC, Maryland & Virginia

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.

Everything New and Coming Soon to DC MD VA is not just rumors; it’s backed by substantial data and trends.

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

Everything New and Coming Soon to DC MD VA includes exciting developments that will reshape the area.

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.

With Everything New and Coming Soon to DC MD VA, residents can expect a vibrant community with enhanced amenities.

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.

In the context of Everything New and Coming Soon to DC MD VA, this redevelopment will set new standards.

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.

Everything New and Coming Soon to DC MD VA signifies a shift in how we view urban living.

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. 

Developments like this are part of Everything New and Coming Soon to DC MD VA, aimed at modernizing the landscape.

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. 

Everything New and Coming Soon to DC MD VA means more choices for residents in the area.

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.

These initiatives are a clear part of Everything New and Coming Soon to DC MD VA, reflecting the area’s growth.

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.

The West Falls Church project is a key element of Everything New and Coming Soon to DC MD VA.

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.

Investors are keenly interested in Everything New and Coming Soon to DC MD VA, as it brings potential growth.

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.

Everything New and Coming Soon to DC MD VA highlights the demand for luxury living options in the region.

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.

This transformation is part of Everything New and Coming Soon to DC MD VA, reshaping the local economy.

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.

Everything New and Coming Soon to DC MD VA will provide diverse options for community engagement.

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. 

The Rivana development exemplifies the vision behind Everything New and Coming Soon to DC MD VA.

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. 

This is another chapter in Everything New and Coming Soon to DC MD VA, with significant housing opportunities.

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. Everything New and Coming Soon to DC MD VA is indicative of a thriving region. 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, understanding Everything New and Coming Soon to DC MD VA is crucial for your decisions.

Ultra Wealthy To Live Near DC

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

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

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

Real People Live in Silver Spring, Maryland

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

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

There are basically three Silver Springs:

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

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

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

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

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

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

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

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

Real People Live in Rockville, Maryland

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

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

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

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

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

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

Real People Live in Alexandria, Virginia

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

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

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

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

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

Real People Live in Burke

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

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

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

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

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

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

Where the Real People Live

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

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

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

Condo Financing

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

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

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

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

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

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

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

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

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

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

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

What’s Happening With Condos Now?

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

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

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

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

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

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

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

What Does this Mean For You?

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

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

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

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

The Northern Virginia Real Estate Market is on FIRE

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

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

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

McLean, Vienna and Falls Church Home Prices Still Rising

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

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

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

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

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

Upperville, Marshall & The Plains are HOT

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

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

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

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

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

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

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

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

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

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

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

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

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

Buying a House in DC

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

5 Levels of Neighborhoods in DC Maryland & Virginia

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

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

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

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

Level 1 – Wait-and-Watch

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

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

Level 2 – Flashy but Fraught

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

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

Level 3: Energetic and Enduring

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

Level 4: Solid and Stable

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

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

Level 5: Luxurious and Lavish

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

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

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

Buying a Home in Washington DC

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

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

The Entire Buying Process – Step by Step

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

You Can Always Negotiate

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

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

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

Some States Handle the Legalities Differently

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

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

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

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

Don’t Fixate on School Scores

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

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

You May Not Be Able to Get Homeowner’s Insurance

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

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