NW DC REAL ESTATE

SW Waterfront Condos and Coops for sale

Chris Heller — Wed, 18 Dec 2013 01:50:31 -0800

The SW Waterfront Neighborhood of DC is very unique in the amount of park space and common use areas in most, if not all, of the condo and coop complexes in the neighborhood. It has an almost suburban feel, though just blocks from the Capitol Building. It is rapidlly channging with a recently renovated Safeway and Metro station and soon to be revamped waterfront area, prices are gradually rising. This neighborhood is still overlooked by many, disregarded as boring and out of the way. It is however a very quiet and charming, waterfront community that has an amazing baseball stadium and a great deal of potential. With prices rising more slowly than other neighborhoods in DC, there is still some very good value in the area. Below are the current market trends in the neighborhood. The guages are updated automatically, so save this page to keep up on SW market activity. Contact me now to get more information about the SW neighborhood of DC, or if you are interested in buying or selling a condo or coop. CHRISTOPHER HELLER COLDWELL BANKER DUPONT EMAIL: CHRISTOPHER.HELLER@CBMOVE.COM CELL: 703-403-3516

Dupont Circle Neighborhood Washington DC

Chris Heller — Wed, 18 Dec 2013 00:56:13 -0800

The Dupont Neighborhood in NW DC is an absolute shark tank due to below 5 yr averages for listings and way below average active inventory for the month of November. This is the continuing trend in this and surrounding areas. The guages below will also show recent closed sales and new contracts are way up as are sales prices for all style properties Median and Average sales prices have gradually risen and are well above the 5 year average. and days on market have consistently stepped down over the past 2-3 years. Though it is clearly a sellers market, there is hope for buyers out there. the average days on market is in the mid 20's, and with the cold weather the buyer pool has thinned out. With a constant eye on the market in the Dupont/Logan and surrounding Neighborhoods, I can help you find and land the NW DC home of your dreams. CHRISTOPHER HELLER COLDWELL BANKER DUPONT EMAIL: CHRISTOPHER.HELLER@CBMOVE.COM CELL: 703-403-3516

Removing the "Brutalist" from Washington DC.

Chris Heller — Tue, 10 Dec 2013 02:57:09 -0800

In the late 1950's and through the 60's, an architectural movement swept through the city of Washington DC. Littering our vistas with cool grey, lifeless concrete structures. Squares and rectangles broken by sharp angles of black glass. Heavy triangular shadows thrown by the cold hearted shoulders of one building onto another. Rebar and cement monsters that swallow up the lives of some of the most powerful people in the world. The FBI building (pictured below) is considered to be a shining example of this "Brutalist" architecture. These utilitarian, unromantic, intimidatingly imposing structures that just scream cold war era and cubicals. With many less windows than commonly incorporated into modern structures, and less natural sunlight, the idea behind these buildings is dated and certainly replacable. I know the FBI building will probably never be replaced, so we will always have this one example of the way we were. Now I know that there are many people, including architectural historians, and city developers that feel these buildings are an important part of DC's history, and they should be conserved at all costs. However, most people I speak with think the square, grey, concrete building concept could be removed from the city without any major drawbacks. And this process has started. Slated to be razed is the Third Church of Christ on 16th and Eye St NW (pictured below). This building dubbed "the Ugliest Church in DC" has been a burden on the asthetics of the neighborhood since being built in 1970. Mid-Century modern at its worst. Large grey concrete walls push back at the city passing by. Uninviting and unimaginative, this building does nothing to conjure thoughs of holiness or worship. It is going to be replaced by something more modern, yes more boring and commonplace, but far more functional and enjoyable for the occupants and businesses that are going to reside there. The Third Church of Christ is getting new digs and a new look, so it will be a win win for all involved. SW Waterfront is also an area where "brutalist" architecture reigned supreme. It makes for a somewhat unapproachable neighborhood. Though most if not all of the developments in the area have wonderful common grounds, typically they are hidden behind a gate or in a center courtyard type area. But from the front, the condo and coop units look much like government buildings. It just puts off the wrong vibe. When driving in SW I feel like I should be in a 73' NOVA listing to Led Zepplin's "Whole Lotta Love". My point is, though Chevy NOVA's are killer, and so is Led Zepplin, they both had their time in history, and should never be forgotten. They both however, have been replaced, many times over. CHRISTOPHER HELLER COLDWELL BANKER DUPONT EMAIL: CHRISTOPHER.HELLER@CBMOVE.COM CELL: 703-403-3516

UNDERSTANDING CLOSING COSTS

Chris Heller — Mon, 09 Dec 2013 01:06:01 -0800

Closing costs should not be intimidating or misunderstood. They should be explained to the client at the beginning of the home buying or selling journey. Of course closing costs are going to be different in each and every real estate transaction. Each brokerage, state, city, title company, etc.. have different, if only slightly, taxes and fees. As an agent, it is easy to estimate and get pretty close. An itemized list is the easiest way. This is the closing cost list in DC. BORROWER -Broker fee (if any)-paid to the brokerage for admin fees. -Loan Origionation Fee- Paid to the Lender for admin and writing fees -Flood Certification(if applicable) -City or County File fee -Daily interest Charges for the remainder of the month -Title Services and lender's title insurance -Government Recording and Transfering Charges -Transfer Taxes -Additional Settlement Charges such as move in fee or up coming coop or condo fee and home warranty but that really should be covered by the seller. Closing costs can range from 4-6% for depending on the loan type, buyer credit, and down payment amount. SELLER -Broker Fee (if any) -Commission paid at settlement -Settlement Fee, notary fee, UPS fee, wire payoff fee, wire proceeds fee, storage fee, -Economic Interest Deed Fee -Recordation Tax -Recording Fee -Admin and Inspection Fee -Past due Balance to condo, coop or HOA -Home Warranty if aggreed upon -payoff of Mortgage -Escrow for ownership Documents -Unpaid taxes or leins on property Though this is an incomplete list, each can be indiviidually researched to give a better understanding about the closing process. Please contact me if you are interested in buying or selling a home in Washington DC. CHRISTOPHER HELLER COLDWELL BANKER DUPONT EMAIL: CHRISTOPHER.HELLER@CBMOVE.COM CELL: 703-403-3516

Winter Is a Great Time to Buy

Chris Heller — Wed, 04 Dec 2013 22:41:23 -0800

Traditionally, the winter time is a "buyer's" market. The buyer pool thins out. People loose the motivation to walk around endlessly on Sundays to tour the houses of strangers. The cold air keeps much of the best inventory off the market until the Spring brings new hope of higher sales prices and shorter days on market. Even in the strong market of DC, things have slowed considerably. However, there is still some great inventory out there. Of course there will always be buyers to compete with, so my advice is to just stay dilligent. There will be less people at the open houses, and fewer bidding wars. Below is a chart of sales in the district over the past three years. There is an obvious drop off of activity every winter, but also a promising consistent upward trend. Days on Market goes up every winter, giving buyers some wiggle room as far as making an offer right away or sitting on the property for a bit, but as shown below, days on market is consistently trending down in DC and though leveling out now, it would not be suprising to see a real charge in the market this spring. Though the median sales price in the District is way above the 5 year average in October, the prices are still always going to be lowest in these next 2 or 3 months. So if you are thinking about buying in the city, now is a wonderful time. Contact me with anytime with questions or for help finding your dream home or investment in Washington.CHRISTOPHER HELLER COLDWELL BANKER DUPONT EMAIL: CHRISTOPHER.HELLER@CBMOVE.COM CELL: 703-403-3516

TOP 10 ACTIVITIES FOR A SLOW FLOOR DUTY

Chris Heller — Wed, 04 Dec 2013 03:49:47 -0800

WITH THE WINTER COLD BLOWING SOUTH EAST AND PEOPLE HUNKERING DOWN FOR THE HOLIDAYS, FLOOR DUTY BECOMES ALMOST UNBEARABLY SLOW. EVEN IN WHAT IS A REALLY BUSY OFFICE, PHONE CALLS ARE FEW AND FAR BETWEEN AND TYPICALLY A LETDOWN WHEN IT'S ANOTHER AGENT TO TALK TO THE OA. I FEEL LIKE A PUPPY DOG RUNNING TO THE FRONT DOOR EVERYTIME I HEAR A CAR ONLY TO BE LET DOWN WHEN MY OWNER DOES NOT COME THROUGH THE DOOR. SO TO PASS THE TIME AND ALEVIATE SOME OF THE DISAPPOINTMENT, I HAVE SEVERAL THINGS I LOVE TO DO. 10. EMPTY OUT MY EMAIL INBOX AND EMAIL EVERY SINGLE PERSON i HAVE NOT HEARD FROM SINCE THE LAST EMAIL PURGE. TYPICALLY THERE IS NO RESPONSE, BUT ONCE IN A WHILE IT WILL UNCOVER A REAL GEM. BUYERS AND SELLERS WHO WERE NOT READY BEFORE BUT NOW ARE. 9. UPDATE MY PERSONAL INFORMATION ON MY VARIOUS SOCIAL MEDIA OUTLETS. CURRENT PICTURES, LINKS, BLOGS. ANY MAINTENENCE THAT MAY NEED TO BE DONE. I AM NOTORIOUS FOR IGNORING THESE SMALL DETAILS, BUT THE PUBLIC DOES NOTICE. 8. DRINK TONS OF COFFEE AND LOTS OF WATER. 7. RESEARCH PROPERTIES ON THE MLS IN MY FARM AREA. I TRY TO LEAVE NO STONE UNTURNED, NO PROPERTY UNSEEN. OFTEN I WILL PLAN AN EVENING OF SHOWINGS AND DRAG MY WIFE ALONG. SHE THEN SAYS THAT HER HUSBAND WONT BE HOME FOR AN HOUR OR SO AND ASKS IF I CAN COME UP TO HER CONDO AND GIVE HER A COMPLIMENTARY CMA. 6. FANTASIZE ABOUT MY WIFE. 5. WRITE BLOGS ON ACTIVE RAIN. THIS HAS BECOME A NEW HABIT, BUT ONE THAT I AM ENJOYING IMMENSELY. 4. WRITE MY TO DO LIST FOR THE NEXT DAY. THIS TYPICALLY TAKES ME ABOUT 30 MINUTES, AND I DO THIS RELIGIOUSLY. MY LIFE HAS CHANGED SINCE I BEGAN WRITING AND STICKING TO DAILY AGENDAS. I ALMOST ALWAYS DO THIS AT NIGHT SO THE INFO IS FRESH IN THE MORNING, BUT IF I CAN GET THE BULK OF IT DONE AT THE OFFICE AND ONLY AMMEND IN THE EVENING, THAT LEAVES MORE TIME FOR ME. 3. READ DC ZONING LAWS, GLOSSARY OF TERMS AND CODES. I TRY TO TAKE MY TIME WITH ONE CODE OR CONCEPT AT A TIME, AS TO RETAIN IT MORE EASILY. THIS HAS BEEN HELPFUL AT LISTING APPOINTMENTS SPECIFICALLY WITH FEE SIMPLE PROPERTIES WHERE THERE MAY BE THE POSSIBILITY OF INVESTOR/DEVELOPER INTEREST. 2. DRAW A PICTURE OF THE OFFICE. WE ARE SURROUNDED BY AN EVER CHANGING DISPLAY OF ART IN OUR OFFICE, AND IT OFTEN INSPIRES A SKETCH. 1. TALK WITH MY COWORKERS/FELLOW AGENTS AND BROKERS. I ALWAYS LEARN THE MOST FROM AN EVERYDAY CONVERSATION AT THE OFFICE, SO I HAVE AS MANY AS POSSIBLE. I PICK UP THE THINGS I COULD NEVER LEARN FROM A BOOK OR A CE CLASS. SO THAT IT HOW I HAVE BEEN SPENDING MY HOURS DURING FLOOR DUTY THIS AUTUMN. IF YOU FIND YOURSELF STARING AT THE SECOND HAND ON THE CLOCK OR THE PHONE TRYING TO "CARRIE" A LEAD OUT OF IT, TRY ONE OF MY SUGGESTIONS, BUT PLEASE FANTASIZE ABOUT YOUR OWN SPOUSE. CHRISTOPHER HELLER COLDWELL BANKER DUPONT EMAIL: CHRISTOPHER.HELLER@CBMOVE.COM CELL: 703-403-3516

HOA"S and Condominiums

Chris Heller — Wed, 04 Dec 2013 01:11:15 -0800

Home Owner Associations (HOAs), Condominiums, and Cooperatives all fall under the generic category of "Community Associations". HOAs and Condominiums are very similar in that,both are communities of home or unit owners in which the individual unit or lot is seperately owned, but the common areas are shared and maintained by a governing body voted in by home owners. However, there are very significant differences in the creation of each entity and how the main goal, to ensure the maintenence and general well being of the community property and enforcement of condo and HOA rules and/or bylaws, is ultimately reached. -Condos are joint ownerships of real property in which common areas are commonly owned and other portions of the property are individually owned (the seperate units). Condos are created upon the recordation of bylaws, a declaration and a condominium plat in Local County Records. -HOAs are a group of home owners within a specific geographical area that do not hold ownership in the common areas, but do vote for a governing body and do pay fees towards the upkeep of shared common areas. HOAs are formed upon the recordation of a Declaration of Covenants, Conditions and Restrictions (DCC&R). -Condo associations are typically responsible for all common area repairs including the roof and other common elements including all grounds upkeep, but the condo owner is responsible for the unit and Limited access areas that the owner has exclusive use of such as a patio. Funding for common area upkeep and repairs come from special assessments when over budget, and each owner is responsible for their percentage of ownership. Typically the larger the unit, the higher the assessment. -The common area of an HOA development is owned by the HOA (often the origional developer) but each lot is owned seperately. The HOA is responsible for upkeep of all common grounds, parks, pools and parking lots, but is not responsible for any maintenence or landscaping of owners lots. Because of the lower upkeep for the HOA, HOA fees are typically lower than condo fees. Both are a great way to get into a community where everyone is in it together and there are rules and organization to the grounds of the community. If you have any questions about the different Community Associations in the District of Columbia, or are looking for property in Washington DC, please contact me anytime. CHRISTOPHER HELLER COLDWELL BANKER DUPONT EMAIL: CHRISTOPHER.HELLER@CBMOVE.COM CELL: 703-403-3516

Using Data to Understand the Market

Chris Heller — Tue, 03 Dec 2013 01:40:47 -0800

Pie charts, line charts and graphs oh my!!!! What to make of all this information about my neighborhood real estate trends. If this is something you were interested in knowing more about... Here we go... Terminology Active - Properties in Active status are available for sale and have no ratified contracts pending. The count represents Active Listings at the end of the time period. All Pendings - This represents the number of listings that were Contingent or Under Contract at the end of the time period, regardless of when the listings were contracted. Attached/All - This facet encompasses any listing that falls into the categories of Attached Townhouse or Attached Condo/Coop. Attached/Condo-Coop - Condo/Coop indicates a listing where the listing is part of a Condo or Coop building. Attached/TH - Excluding any listings marked as Condo/Coop, the Attached/TH category includes: Attach/Row House, Back-to-Back, Duplex, Garden 1-4 Floors, Hi-Rise, 9+ Floors, Mid-Rise 5-8 Floors, Multi-Family, Over Storefront, Penthouse, Quad, Semi-Detached, Townhouse, Triplex and Vacation Rental. The Type of Garage/Parking Space value is not used in this calculation. (See Detached for related information.) Average - Average is the mean value of the dataset. The Average Sales Price is the sum of the total sales dollar volume divided by the total number of units sold. The Median Sales Price is the Sales Price at which half of all sales are above and half are the sales are below. Sometimes the Median Sales Price is a better indication of the market than the Average Sales Price, especially when a few sales may distort the Average Sales Price. Example: Ten sales are in an area. One was for $1,000,000 and nine were for $250,000. The Average Sales Price would be $325,000 and the Median Sales Price would be $250,000. Average Sold Price to Original List Price Ratio - This represents the average of the ratios for the gross sales price to the original list price for individual listings. Example scenario to help illustrate: Listing A: List Price = 100,000; Sold Price = 90,000; Ratio = 90%Listing B: List Price = 200,000; Sold Price = 150,000; Ratio = 75%Listing C: List Price = 1,000,000; Sold Price = 700,000; Ratio = 70% In this scenario, the SP to OLP Ratio is ((90+75+70)/3) = 78.3%. To further clarify, we do not take the aggregate list price and divide by the aggregate OLP. Bank-Mediated - The Bank-Mediated category includes all properties indicated as a Foreclosure (REO) or Short Sale in the MLS database. Contingent - Properties in Contingent status have a contract that has been ratified but contains contingency clauses that have not been satisfied. Examples of contract contingencies may include:Third-Party Approval – Short Sales Document Review – HOA, Condo, Short Sales Appraisal contingencies Accepting Backup Contracts Home Inspection Radon Inspection Home Sale Contingencies Preliminary Lender Approval Gift Letter Feasibility Study (land) Zoning Application (land) Coop Board ApprovalContract - Properties in Contract status have a ratified contract and are pending settlement. Contract Ratio - A measure looking at the level of purchase activity compared to active inventory available for purchase. The calculation: (Total Pendings / Active Listings). "Total Pendings" encompasses any listings that were Under Contract (including contingent contracts) at month's end, including those that entered the month in Under Contract status. A higher Contract Ratio signifies a relative increase in contracts compared to supply, and indicates the market is moving in the seller's favor. A lower Contract Ratio signifies a relative decrease in contracts compared to supply, and indicates the market is moving in the buyer's favor. Days on Market (DOM) - Days on Market is a calculation based upon the number of days a property is for sale. It is calculated based upon the property and accumulates between listings. Days on Market is calculated from the date when a property first comes on the market (list date) to the time it is taken off the market due to a sale (contract date) or off market condition (off market date). If a property changes between Active and other statuses during the life of the listing(s), the cumulative on market time is tracked. Detached - The value for Detached in the Sold and Active Detail sections is determined by the Type in the listing. Detached values include: Bed & Breakfast, Detached, Double Wide, Dwelling w/Rental, House of Worship, Mobile, Other, Patio Home, Rooming House, Vacation Home. Listings that are a Condo or Coop can be included in detached if specified within the listing. The Type of Garage/Parking Space value is not used in this calculation. (See Attached and Attached/TH for related information.) Foreclosure - Foreclosures are real estate owned (REO) properties. The property is in the possession of a lender as a result of foreclosure or forfeiture. While some information is available regarding foreclosures, this information is primarily available from lending institutions. Financing - On the Detailed Report, this section counts the number of sold listings by the New Trust Loan Type. Owner represents both Owner and Owner 2nd. Other includes: Government Bond, Other, Private, State/Local Gov'tProg, Tax Deferred Exchange and Unknown. Home Type - Detached properties are those that do not share a partial or complete wall with another property. Attached properties share a partial or complete wall with another property. Attached is further delineated to indicate whether it is a condo or coop building vs. a townhouse, row house or similar. Inventory - Inventory indicates the number of homes for sale with Active status. List Price - List price is the current or last list price of a property. Living Area Sqft - Living Area Square Feet is the interior finished floor area (square footage) of the property. Median - Median is the middle value of the dataset. The Average Sales Price is the sum of the total sales dollar volume divided by the total number of units sold. The Median Sales Price is the Sales Price at which half of all sales are above and half are the sales are below. Sometimes the Median Sales Price is a better indication of the market than the Average Sales Price, especially when a few sales may distort the Average Sales Price. Example: Ten sales are in an area. One was for $1,000,000 and nine were for $250,000. The Average Sales Price would be $325,000 and the Median Sales Price would be $250,000. MoM - Month-Over-Month is the percent change for a given statistic from the preceding month. Months Supply of Inventory - This number tells you how many months it would take for all the current homes for sale on the market to sell, given the sales rate for that market. RBI's calculation takes into account the seasonal fluctuations of selling activity by applying the average sales rate of the prior 12 months. Months Supply of Inventory = (# Active Listings at month's end) / (Average Sales rate of prior 12 months). 4 to 6 Months is generally considered a balanced market; less than 4 months a sellers' market as there are more buyers than homes available; more than 6 months can be considered a buyers' market as there are more homes for sale than buyers to purchase them. New Contingents - New Contingents is a count of listings that changed to Contingent (with or without a kickout) during the time period. New Listings - New listings represents the number of new properties placed for sale during the time period. New Pendings - New Pendings is a count of listings that changed to either Contingent or Under Contract during the time period (New Pendings=New Under Contracts + New Contingents). New Under Contracts - New Under Contracts is a count of listings that changed to Under Contract during the time period. Original List Price - Original list price is the initial price the listing was put on the market at. While a price can be reduced over the time a property is for sale, the original list price is used in all calculations and graphs. Pending - Pending properties are when a contract has been submitted and is ratified or in the process of being ratified. It includes the statuses of Contingent and Contract Ratio of Average Sold Price to Average List Price - This is the ratio of the aggregated average gross sold price to the aggregated average original list price of the listings. (See also - Average Sold Price to List Price Ratio.) Short Sale - Short Sale represents a property where the sale price of the property falls short of the balance owed on the property's loan. In some jurisdictions, this piece of information is not required to be disclosed. Solds - Solds represents the number of units sold for the time period indicated. Sales Price - Sales price is the gross sales price. It is the price the seller accepted from the buyer in the contract. It excludes seller concessions. This is also called the Gross Sales Price. Total Active Inventory - Total Active Inventory includes those properties that were active at the end of the time period. Total Pendings - Total Pendings includes those properties that were pending at the end of the time period. YoY - Year-Over-Year is the percent change for a given statistic from the same month in the prior year. Now I know this is a ton of information, but this can be used as a reference for any number of situations that may arrise in a home search. Often to understand the market trends in a specific neighborhood, ratio of average sold price to average list price and the corresponding days on market can be a great way to price a home or understand the urgency that needs to be taken by a buyer when considering putting an offer on a home. CHRISTOPHER HELLER COLDWELL BANKER DUPONT EMAIL: CHRISTOPHER.HELLER@CBMOVE.COM CELL: 703-403-3516

Condominiums and Cooperatives

Chris Heller — Mon, 02 Dec 2013 00:32:21 -0800

In SW DC, Cooperative housing is commonplace. Often slightly undervalued, and thought of as second rate, there are significant adavantages to owning and living in a Coop as compared to a Condominium. Let me start by saying most if not all Coop's have some sort of rules set up about Membership qualifications and restrictions on leasing out the unit. So if a rental investment is the point of the purchase, these do not apply. Usually an owner has to live in the unit for at least 2 years as a primary residence before the unit can be rented out, at which point a cap on rental term for life of ownership is typical as well. But if the purpose is to live in the Coop, then life is streamlined and easy going. - Though Coop fees are usually higher than Condo fees, they almost always include Master insurance policy, property taxes, and utilities. The point is, its a bundle package. -Maintenence is taken care of by the building managment, almost always at no charge. As well as exterminator and security. Because all owners own equal shares of stock in the company that is their building, any damages that occur from one unit to the other is covered by the master insurance policy. Where as, if you own a condo and your bathtub leaks, you are responsible for any damage to any other units caused by the leak. -Because there is a much higher rate of owner occupancy, the common grounds tend to be more taken care of. -Coop Buildings can more easily take out a large loan for maintenence, and spread out the payments over many years, whereas a condo building would have to make a one time "special assessment" to each owner for say, a roof repair. Yes there are problems with coops. The restrictions and interviews to even buy one, the lack of lenders that work with coops, the rental restrictions, the typically lower resale value. But there are some really wonderful coop buildings and communities that are great places to own and live, and significantly more bang for your buck. Contact me now for more information on coops in DCCHRISTOPHER HELLER COLDWELL BANKER DUPONT EMAIL: CHRISTOPHER.HELLER@CBMOVE.COM CELL: 703-403-3516

RIVERSIDE CONDOMINIUMS SW DC

Chris Heller — Sun, 01 Dec 2013 04:47:57 -0800

Riverside Condominium in SW DC is a little known development tucked away at the end of the SW Waterfront near the Titanic Memorial. With great views of the Potomac and Fort McNair''s 100 acres, these condos boast a serene and quiet backdrop to one of the most rapidly changing neighborhoods in the District. The Waterfront Metro Station, Safeway, CVS and Nationals Stadium are all just blocks away, and the National Mall is less than one mile up 4th St. As one of the few condos in the SW neighborhood, units in this building rarely come up for sale, but are often available for rent. Price ranges are RENTALS 1BR/1BA- $1650-1800/MO. 2BR/2BA-$2600-3000/MO. LAST YEAR SOLD BR/BA LIST PRICE/SOLD PRICE DOM 1425 4TH ST SW -A504 4/30/13 2/2 265,000/260,000 6 -A6 2/22/13 1/1 219,000/209,000 63 -A312 2/20/13 2/2 389,000/388,000 7 -A716 6/21/13 0/1 220,000/223,500 81 -A115 7/31/13 1/1 205,990/199,950 59 1435 4TH ST SW -B214 1/31/13 1/1 259,900/195,000 145 -B211 6/11/13 2/2 399,950/375,000 61 -B417 6/28/13 0/1 149,900/146,000 41 -B301 6/13/13 0/1 175,000/175,000 23 -B415 8/22/13 1/1 219,919/210,000 87 -B201 10/7/13 0/1 199,990/199,900 85 -B413 6/27/13 1/1 247,500/247,500 3 -B203 8/1/13 1/1 199,750/221,750 7 -B210 8/23/13 1/1 277,000/277,000 10 OF COURSE THESE UNITS VARY IN CONDITION, VIEW AND LOCATION, BUT THIS SHOULD BE A PRETTY GOOD SNAPSHOT OF THE BUILDING FOR THE LAST 365 DAYS. CONTACT ME IF YOU HAVE ANY QUESTIONS OR WOULD LIKE TO KNOW MORE ABOUT ANY PROPERTY IN DC. CHRISTOPHER HELLER COLDWELL BANKER DUPONT EMAIL: CHRISTOPHER.HELLER@CBMOVE.COM CELL: 703-403-3516

Row Home conversions are great but...

Chris Heller — Sat, 30 Nov 2013 00:51:15 -0800

DC is a bustling city of single-family row home to multi-unit conversions. For the most part, these are good for the neighborhoods and economy. Often the row homes will be in disrepair, in fact most developers prefer it that way. So, where there were unsafe and even volatile conditions, now reside gutted and updated condo and apartment units. Lead paint and plaster, old leaky windows, roofs and pipes all replaced by fire retardant insulation and drywall, up to code electrical and plumbing systems, and high efficiency windows, utilities and appliances. These often thoughtful conversions also make the best use of land in a rapidly growing city where zoning laws are as strict as any in the nation, and a height restriction is still in place. With every renovation, these old historic DC neighborhoods get a bit younger. Midddle class families can now enjoy the tree lined charm and convenience of these quiet NW neighborhoods. Many younger families are moving away from the square footage out in the subarbs for a more compact and streamlined urban lifestyle. There is however one major drawback to most of these wonderful conversions. The dreaded "Garden Unit" or as I like to call it, the basement. Typically, little to very little natural light. Many times there are moisture issues. It is just not charming, and almost always feels cold and concrete. They are hard to market and difficult to sell. The bottom line is that without the bottom unit, most of these conversions would not make sense from a financial standpoint. The numbers just do not work. BUT... I would LOVE to see more conversions using the basement as additional finished square footage to the first floor unit, perhaps a bedroom and a den, and raising the price on that 2 story unit. Sure the profit margin will be smaller, but nobody would have to live in a basement, and the finished product would be that much nicer. In fact there is a recent development that did just this and is a wonderful example of thoughtful development in an urban setting. Below is the address and the link, these are definately worth checking out. 158 Bryant Street NW- 2 units both are 2BR/2.5BA. amazing views. Email me now or call me for more information about conversions in NW DC at christopher.heller@cbmove.com 703-403-3516 CHRISTOPHER HELLER COLDWELL BANKER DUPONT EMAIL: CHRISTOPHER.HELLER@CBMOVE.COM CELL: 703-403-3516

Our Morning with the Mortgage Lender

Chris Heller — Mon, 25 Nov 2013 23:53:38 -0800

Yesterday morning my wife and I went to a mortgage lender. It was interesting, strange and a bit nerve-racking to be on the other side of the transaction. I was not very "financially responsible" in my youth. I didn't "save money" or "plan for my future". I didn't want to "get married" or "grow up". I worked in restaurants, went from job to job, cooking and serving. My wife and my career in real estate (which my wife calls my mistress) have given me a reason to grow up, but I felt there was no escaping the shadow that was my credit history. HOWEVER... After yesterday's consultation, I found my past discresions to be less egrigous than my apparently paranoid memory had recalled. What I owe turned out to be minor, and after calling to the companies, offering to pay under the condition that the collection is removed from my permenant record, all is taken care of and my credit is significanly better than before. Point of the story, face your past and your fears, and most of the time, it's just not as bad as we think it is going to be, and sometimes we may just be pleasantly suprised.CHRISTOPHER HELLER COLDWELL BANKER DUPONT EMAIL: CHRISTOPHER.HELLER@CBMOVE.COM CELL: 703-403-3516

Tiber Island

Chris Heller — Sun, 24 Nov 2013 23:22:47 -0800

Built in 1965 and transformed in to a Cooperative in 1981, Tiber Island is a architecturally historical location in the SW neighborhood of DC. Readilly accessable to the metro and the SW Waterfront, Tiber Island is a community inside a neighborhood. The grounds, centered around a beautiful courtyard with fountain, are kept immaculate. Walking around the grounds here I felt completely removed from the noise and hustle of the city, though I am just blocks from the National Mall. The grounds also include the historic Thomas Law House, a waterfront mansion built in 1784. Staff at this building are typically nice and helpful with any questions about the property. Four high rises and 21 townhomes compile 389 living units and 296 underground parking spaces. Spacious units with great views of the city and waterfront, Landscaping year round Swimming Pool/Fitness Center Large Club House 24 Hour Front Desk Cable TV provided for every unit from Comcast Parking Garage Storage Space is available ---Below are the units sold in the last year (according to MLS) at Tiber Island--- ADDRESS BR/BA CLOSE DATE LIST PRICE SOLD PRICE DAYS ON MARKET 429 N ST SW #S-711 2/2 3-29-13 550,000 500,000 0 429 N ST SW #S-803 0/1 8-14-13 145,000 156,500 5 429 N ST SW #S-511 2/2 9-27-13 435,000 415,000 8 AS YOU CAN SEE THINGS RARELY COME UP IN THIS BUILDING, AND THEY GO FAST WHEN IT HAPPENS. CONTACT ME AT 703-403-3516 IF YOU WOULD LIKE PROFESSIONAL ASSISTANCE IN YOUR DC HOME SEARCH. BELOW IS ALSO A LINK TO MY WEBSITE/HOMESEARCH SITE. http://www.cbmove.com/Property/PropertyResults.aspx?SearchID=12213322&IsBranded=1&AgentID=3915 CHRISTOPHER HELLER COLDWELL BANKER DUPONT EMAIL: CHRISTOPHER.HELLER@CBMOVE.COM CELL: 703-403-3516

1 BR CONDO IN DUPONT CIRCLE

Chris Heller — Sun, 24 Nov 2013 12:09:38 -0800

Listed below are the 1 BR condos sold in the last 30 days in the Dupont Neighborhood ADDRESS LIST PRICE SOLD PRICE DAYS ON MARKET 1701 16th ST #730 315,000 307,000 169 1526 17TH ST #304 324,555 315,000 145 1401 17TH ST #207 369,900 375,500 11 1724 17TH ST # 66 435,000 445,000 11 1545 18TH ST #311 389,000 375,000 32 1915 16TH ST #404 332,500 332,500 7 1933 S ST #D 524,900 524,900 19 1401 17TH ST #314 439,00 435,000 8 1 SCOTT CIR #813 249,900 275,000 6 1820 T ST #3 399,000 399,000 4 1718 P ST # 708 389,000 381,000 17 1 SCOTT CIRCLE # 106 269,900 265,000 8 1811 VERNON ST #204 449,555 449,555 48 1829 S ST #1 499,000 490,000 22 1830 17TH ST #206 525,000 536,000 6 1711 MASS AVE #601 319,900 320,000 8 2113 N ST #101 349,999 350,000 7 Now there are always going to be statistics and situations behind the numbers, but this should give a pretty good look into the current 1 br market in dupont. and I know, scott circle is not dupont, but close enough, and look at the money to be saved.CHRISTOPHER HELLER COLDWELL BANKER DUPONT EMAIL: CHRISTOPHER.HELLER@CBMOVE.COM CELL: 703-403-3516

Row homes in Logan

Chris Heller — Sun, 24 Nov 2013 03:05:52 -0800

Rowhomes in this lovely DC neighborhood are at a premium due to the leanient zoning on many streets that allow the conversion of single family victorian and federal row homes into multi-unit condo buildings. Though this does fill a serious need for housing for the young professional crowd, we are loosing what some consider to be the charm of the neighborhood. To own and preserve a piece of DC history, contact me to start your search.. http://www.cbmove.com/Property/PropertyResults.aspx?SearchID=12213322&SortColumn=Price_Desc&SourceID=11111&MaxListingsPerPage=10&PageNumber=1&DisplayType=List&Tag=1&IsBranded=1&AgentID=3915CHRISTOPHER HELLER COLDWELL BANKER DUPONT EMAIL: CHRISTOPHER.HELLER@CBMOVE.COM CELL: 703-403-3516

condos near the Capitol

Chris Heller — Sun, 24 Nov 2013 02:42:13 -0800

Condos in Capitol Hill are going off the market as quickly as the rowhomes can be converted. But in this slowed winter market, a home can be found. If you are interested in buying or selling a home in sw, contact me today and we can get started on listing your house or starting your search. Below is a link to 3 just listed properties in Cap Hill http://www.cbmove.com/Property/PropertyResults.aspx?SearchID=12213322&IsBranded=1&AgentID=3915CHRISTOPHER HELLER COLDWELL BANKER DUPONT EMAIL: CHRISTOPHER.HELLER@CBMOVE.COM CELL: 703-403-3516

The Carrollsburg A Condominium SW DC

Chris Heller — Sun, 24 Nov 2013 00:25:18 -0800

These really lovely high-rise condos and 2-3 level row homes are wonderful examples of "Late Modern" architecture in an urban environment. With crazy expanses of green area in between the buildings and a really nice green roof on the center plaza, the complex was built and completed as a companion to neighboring Tiber Island and both were featured in that years DC's best addresses. The architect was Arthur H Keyes who described the property as "both urban and residential" (Keyes, Arthur, "An Architect Talks About the Spaces Between Buildings"Architectural Record; 1963). The feel of the grounds and interior of the lobbies is grand and unmistakably 60's. Though upgrades have been made to the property over the years, the bones and heart remain the same. As the neighborhood grows up around these prominent complexes, the grounds themselves will retain a certain quietness rarely available in an area of DC so centrally located to waterfront, metro and ballpark. With 10 different floor plans ranging from a 450 Sq ft efficiency to 2 BR 3 BA =3 story row homes, and prices that are still affordable if not a downright good investment, I would say life in the Carrollsburg is a cant miss. Please give me a call at 703-403-3516 or email me at christopher.heller@cbmove.com if you would like to see one of the available units or if you have any questions about the SW neighborhood. below is a link for all homes available in 20024 http://www.cbmove.com/Property/PropertyResults.aspx?SearchID=12213322&IsBranded=1&AgentID=3915CHRISTOPHER HELLER COLDWELL BANKER DUPONT EMAIL: CHRISTOPHER.HELLER@CBMOVE.COM CELL: 703-403-3516

Timely Shopping at Safeway in SW Waterfront

Chris Heller — Sat, 23 Nov 2013 22:46:59 -0800

As we, residents of the SW Waterfront Community, all know, the service at the new and improved Safeway next to the Waterfront Metro stop can be less than stellar and expedious. Here is what I have found. No matter how long the line is for self checkout, at its busiest, this is the best option at this store. It also saves the irritation of conversations between the cashier and the guy in line ahead of you. (just a note for any cashiers in any grocery stores across the country- We love to talk to you when it is slow... when there is a line 20 people deep, please keep the chit chat to a minimum). The best hours to hit up the Safeway in SW are before 11 AM, and between 2 and 5PM and after 7:30 PM. All other times at this location are borderline intollerable. Also, parking is validated no matter how little or how much you buy.. The sign says $8.00 minimum purchase, but the cashiers there just don't care.CHRISTOPHER HELLER COLDWELL BANKER DUPONT EMAIL: CHRISTOPHER.HELLER@CBMOVE.COM CELL: 703-403-3516

1BR Condo in Dupont for sale

Chris Heller — Sat, 23 Nov 2013 20:57:25 -0800

This place will not last long. The Dupont neighborhood is crazy, even in the slower, colder months. One and two bedroom condo inventory is at a crazy low point, save a few coops that have been stagnating on the market a while. Those by the way at 2100 19th st are a great buy, sure to appreciate over the next few years. Please contact me with any and all questions about the dupont area. link to property is below. http://www.cbmove.com/Property/PropertyResults.aspx?SearchID=12213322&IsBranded=1&AgentID=3915 Now lets get out there and find you your little piece of Dupont!!!!!CHRISTOPHER HELLER COLDWELL BANKER DUPONT EMAIL: CHRISTOPHER.HELLER@CBMOVE.COM CELL: 703-403-3516

hello fellow water lovers

Chris Heller — Sat, 23 Nov 2013 13:09:29 -0800

SW Waterfront DC is my little piece of heaven. Looking forward to some serious progress here in the next few years. CHRISTOPHER HELLER COLDWELL BANKER DUPONT EMAIL: CHRISTOPHER.HELLER@CBMOVE.COM CELL: 703-403-3516

Harbor Square SW Waterfront

Chris Heller — Sat, 23 Nov 2013 22:04:08 -0800

Harbor Square is a cooperative living community in a cozy little corner of Sw. Just steps from the SW Waterfront and Metro station, this well maintained Coop built iin the 1960s has a wonderful and friendly managment staff, heated indoor pool, 24 hour fitness center, cable/high speed internet for all residents, a library, parking available, and beautifully manicured grounds. The building does have that slightly worn feel to it, but with the waterviews, proximity to the metro and relatively large units, this building has a ton to offer in the mid 300's to 500's. Units typically go quickly 2 bedrooms rarely come on the market. Coop fees vary unit to unit. If you have any questions about this or any other buildings in SW please do not hesitate to contact me.CHRISTOPHER HELLER COLDWELL BANKER DUPONT EMAIL: CHRISTOPHER.HELLER@CBMOVE.COM CELL: 703-403-3516

Condo in Dupont for sale

Chris Heller — Sat, 23 Nov 2013 02:18:30 -0800

There are no more exciting or frustrating words in the DC real estate vocabulary. Exciting because it is a rare opportunity to get a small piece of one of the hottest neighborhoods in the country, frustrating because buyers are like sharks in this part of town. A 1 or 2 BR in Dupont or Logan is blood in the water. Snatched up and torn to bits in moments. There are great whites in the area looking to grab every lovely bit to be had, and that is why the smaller feeders need a dolphin to lead them to the promisland. I AM that dolphin.CHRISTOPHER HELLER COLDWELL BANKER DUPONT EMAIL: CHRISTOPHER.HELLER@CBMOVE.COM CELL: 703-403-3516

SW WATERFRONT IN A MAJOR OVERHAUL

Chris Heller — Sat, 23 Nov 2013 22:02:50 -0800

If you have not been by the SW waterfront lately, there are major changes in the wind blowing north off the Potomac River. Earlier this year, the District of Columbia Zoning Commission approved Phase 1 of the PUD (Planned Unit Development) of the "The Wharf", a Hoffman-Madison Project. The designs for the 3.2 million square foot development include; 560 dwelling units, 600 hotel keys, 840,000 square feet office space, 335,000 square feet retail space, a music hall, musem, 400-500 marina slips and 2500 underground parking spaces. All this while reserving 60% of the space for public green spaces and parks. As a proud resident of the SW DC community, I welcome, and am looking forward to the implementation of this responsible development of what is the "maritime front porch" to our amazing Nation's Capital. Though there will be growing pains, as with any major neighborhood rejuvination, the progress has been brought with great patience, consideration and planning, and will be another step forward what is a true renaissance of the District. CHRISTOPHER HELLER COLDWELL BANKER DUPONT EMAIL: CHRISTOPHER.HELLER@CBMOVE.COM CELL: 703-403-3516

This Blogging Stuff is TOUGH!

Chris Heller — Tue, 19 Nov 2013 01:14:35 -0800

Where does the idea go when I sit down to my keyboard. The words bounce in my head as I speed through my day. A listing appointment... (why agents sell themselves short on commission? and why do sellers fall for the 1% reduction).. A brokers open... (how important is food and drink to a successful open house?)...The new units on the corner of Q and 17th just opened up. (why do things sell based on name of neighborhood, and not necessarily location? and what is so attractive about the name DuPont?)... All day I have these ideas for wonderful thoughtful blogs.. Then I sit down to write, and nothing. I am hoping that this inane blog about the difficulties of blogging will oil my brainstorming gears and get me headed in the right blogging directionCHRISTOPHER HELLER COLDWELL BANKER DUPONT EMAIL: CHRISTOPHER.HELLER@CBMOVE.COM CELL: 703-403-3516