Last year a VIP client of mine purchased a home in Baltimore's Evergreen neighborhood. Evergreen is a niche neighborhood within Roland Park 21210. From a selfish perspective this purchase was significant because the buyer is my best friend. If I play my cards right they'll be some sweet hours spent enjoying the backyard this Summer.
As a community Evergreen is older than Roland Park which ranks as the nation's first planned suburban community designed by Olmsted. Many of the skilled craftsmen that built Roland Park during it's major period of construction (1895-1910) lived in Evergreen.
The main streets of the neighborhood are; Schenley, Keswick, and Wilmslow Rd. They are configured on a grid off Coldspring Ave to the east. Historically Evergreen is credited with being one of the first Baltimore City neighborhoods to have affordable stand-alone and semi-detached houses.
The place is enchanting, I have it filed in my mind under storybook. My clients fell under the spell of the Evergreen neighborhood very quickly. They were wide eyed and kept muttering "stinkin' cute!" It was apparent that resistance was going to be futile. Almost nothing compares to this locale in Baltimore City.
As of February 2014 in the last two years 16 homes have sold in Evergreen. The asking price ranged from a low of $150,000 up to $399,900 with an average sold price of $275,000. These 16 sales included one REO / Bank owned transaction and one short sale for a property that required a total gut renovation (this was the house listed for $150,000). Technically there were a few sales very close by in the $500,000+ range, but those properties are more Roland Park than Evergreen.
On average it took 50 days on market to sell a property in Evergreen over the last two years. My office, which is the nearby Coldwell Banker Residential Roland Park Office, has been selling roughly 49% of our listings in 30 days or less over the last year. Why does it take a bit longer to sell a house in Evergreen? They are not for everyone.
As I explained it to my client, I tend to think of these properties like used BMW's. Beautiful, but something you'll need to fix and fidget with for years. These are primarily 19th century and early 20th century residences. The rooms are diminutive scaled, the floors slope, the plumbing and electric are likely past their prime. The roof inevitably needs to be redone, the porch needs to be painted.
If you like "This Old House" you've come to the right place.
With Evergreen real estate you are buying a lifestyle. Some of the coolest Baltimore City residents I know live in this neighborhood. Evergreen happens to be in Baltimore's best school district, so as a parent you can live somewhere with worldly professionals and have the option to enroll in a top notch elementary school. I get the feeling that most people are here for the long-haul, and that makes sense when you see the lengths people go to customize their gardens and residences.
On average there are three types of houses to be found in Baltimore's Evergreen neighborhood;
14 ft wide Victorian houses, 2 story shingle houses, and 3 story Queen Anne houses.
I took these photos on a late September morning. I'm certain this owner removed ivy from these shingles over the summer. There is luscious greenery everywhere, some houses are hard to see through the trees.
The Evergreen trees are enormous. That my friends is one giant squirrel condo.
Speaking of wildlife, my clients have seen foxes, deer, rabbits, and more in their backyard and strolling in their alley. Baltimore's Evergreen neighborhood backs to Stony Run.
You can follow the Stony Run trail to nearby Johns Hopkins University. A Hopkins community client of mine concluded that he could live in Evergreen without a car, a bike would be sufficient.
What color house would you like? I'll take the red one please.
Chocolate brown shingles are a great neutral for making accent colors pop.
Even the sidewalk are lovely in Baltimore's Evergreen neighborhood.
It's not just a neighborhood of small houses, there are plenty of small cars too.
I have to share that when I was out taking these pictures I could actually hear a little girl singing "The Sun will come out Tomorrow" while bouncing on her backyard trampoline. At the end of this street some kids had set up a lemonade stand. "Stinkin' cute" is right.
The best meal to be had in Baltimore's Evergreen neighborhood is brunch at Miss Shirley's Cafe
Rachel's guide to Evergreen Real Estate 21210 is part of a professional series I'm writing on my favorite Baltimore neighborhoods. If you enjoyed this article, you may enjoy my write up of the nearby Radnor Winston and Tuscany Canterbury neighborhoods.
2014 Inventory Wanted. Buyer's Invited. References are Available.