DC's Crestwood: Year to Date Market Report

Real Estate Agent with RLAH Real Estate AB95346

Whether I'm at my block's book group meeting or a neighborhood picnic, the subject of Crestwood real estate never fails to come up. 

Traditionally, one of Crestwood's draws has been prices that are somewhat lower than those west of Rock Creek Park for a close-in neighborhood with wonderful residents and many amenities.  It is surrounded on three sides by Rock Creek Park, has a mix of architecture, and is very convenient to downtown.  And until the big price run-up between 2002 and 2007, it was relatively affordable.

What's happening now? 

If we look at the numbers for the year-to-date, there are some interesting signs.

Total Number of Sales:  so far this year, 28 homes have settled - the highest number since 2005 (32 sales), and by the end of the year, we could set a record.

Average and Median Prices:  At $794,623 (average) and $749,000 (median) both are lower than last year, and still below the 2004 levels.  But most of the sales have been of the smaller "granny houses" that needed a complete gut renovation.  There have only been three sales of the more expensive homes in the southwest part of the neighborhood, where the homes and lots tend to be very large, and where many of the homes have had extensive renovations.  There were also two sales of homes that sold dramatically below the market value

List Price vs. Sold Price: The average house sold for 93% of the original list price, up from 92% for 2010 and below the 97% number at the 2005 peak.  Also, there were 6 homes that sold over the asking price (23%), compared to 1 (5%) in 2010 and 6 (23%) at the peak year for bidding wars of 2004.

Days on the Market:  the average house took 73 days to sell.  Compare this to 106 for 2010, and 31 days for 2005 when the market was white hot.

Distress Sales:  Like most of the DC market area, there have been very few distress sales in Crestwood.  The one foreclosure and one short sale were not, in my professional opinion, the two best deals in the neighborhood so far this year. 

Total Dollar Volume:  During only 4 of the last 10 years have we seen the total dollar volume in Crestwood sales.  Year to date, there have been a total of $19,332,048.

Here's the Chart:

Year # Sold Total Sales Volume Average Sold Price Median Sold Price Average DOM Average % of Original List Price % Homes Sold Over List Price
2001 33 $16,718,500 $506,924 $423,000 75 93 9% (3)
2002 31 $17,170,200 $572,340 $525,000 42 96  13%(4)
2003 36 $23,455,400 $651,539 $603,000 49 94  13% (5)
2004 26 $20,862,000 $802,384 $742,000 41 97 23% (6)
2005 32 $31,857,350 $995,542 $939,500 31 97 22& (7)
2006 18 $16,625,600 $923,644 $858,800 85 92 11% (2)
2007 26 $24,378,900 $937,650 $887,500 63 95 15% (4)
2008 19 $14,203,450 $747,550 $549,000 111 87 5% (1)
2009 15 $10,659,700 $710,647 $680,000 110 87 6% (1)
2010 19 $15,315,600 $806,084 $795,000 106 92 5% (1)
2011 YTD 28 $19,332,048 $794,623 $749,000 73 93

23% (6)


Bottom Line:  If you are looking for a wonderful neighborhood with relatively affordable homes, Crestwood is a great place to buy.  And if you are selling, your timing might have been better, but it isn't really bad.

Currently, there are 12 homes for sale in Crestwood.  Here is the list.  If you'd like to get inside of any of them, call us!



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Hannah Williams
Re/Max Eastern inc. - Philadelphia, PA
Expertise NE Philadelphia & Bucks 215-953-8818

Pat It is so encouraging to hear that some parts of the country are doing well !


Oct 27, 2011 06:18 AM #1
Lenn Harley
Lenn Harley, Homefinders.com, MD & VA Homes and Real Estate - Leesburg, VA
Real Estate Broker - Virginia & Maryland

When put into perspective with other areas in our market, that looks like a very healthy housing community.  Not much growth in the past 5 years but no dramatic drops either. 

Oct 27, 2011 07:00 AM #2
Kathleen Daniels
KD Realty - 408.972.1822 - San Jose, CA
San Jose Homes for Sale-Probate & Trust Specialist

Pat,  Crestwood appears to have a lot to offer.  The housing market appears to be "relatively" stable. Two distressed sales ... that speaks volumes. 

Oct 27, 2011 07:29 AM #3
Patricia Kennedy
RLAH Real Estate - Washington, DC
Home in the Capital

Hannah, at least it isn't doing too badly!

Lenn, I think what we see now is the market fixing the crazy prices people were paying at the peak, when our prices reached a par with the neighborhoods west of the Park.

And Kathleen, it's a fabulous neighborhood, and I love the people who live here.

Oct 27, 2011 08:02 AM #4
Lou Ludwig
Ludwig & Associates - Boca Raton, FL
Designations Earned CRB, CRS, CIPS, GRI, SRES, TRC


The prices are looking strong in the Crestwood market in DC.

Good luck and success.

Lou Ludwig

Oct 27, 2011 09:25 AM #5
Dorie Dillard
Coldwell Banker United Realtors® ~ 512.346.1799 - Austin, TX
Serving Buyers & Sellers in NW Austin Real Estate
Hi Pat, Great post on representing this community realistically! Looks like Crestwood is holding it's own!
Oct 27, 2011 02:20 PM #6
Barbara-Jo Roberts Berberi, MA, PSA, TRC - Greater Clearwater Florida Residential Real Estate Professional
Charles Rutenberg Realty - Clearwater, FL
Palm Harbor, Dunedin, Clearwater, Safety Harbor

Pat - what a fantastic report! I am amazed how many homes are selling OVER list price! The country needs to follow that lead!

Oct 28, 2011 05:03 AM #7
Roy Kelley
Realty Group Referrals - Gaithersburg, MD
Roy and Dolores Kelley Photographs

Great report is a strong market.

Have an outstanding weekend.  Hope you don't have snow.

Orchids in the Conservatory at Lewis Ginter Botanical Garden, Richmond, VA

Roy and Dolores Kelley Photographs

Oct 28, 2011 02:53 PM #8
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