Realty Digest A Quirky Collection of News and Information From The Service You Can Trust Team **** July 29, 2006 **** Don't even think of reading the next issue of this newsletter next week - it's just too hot, so we're skipping one. But we expect to be back again before our usual August break and, meantime, continue to serve all your real estate needs. IN THIS ISSUE: Items of Interest Out and About Arlington Market Update The Week's New Listings Items of Interest ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ PRICES OF EXISTING HOMES EDGE UP FROM 2005, BUT SALES DECLINE: Sales of previously owned home - including single-family, townhomes, condominiums and co-ops - declined 1.3 percent to a seasonally adjusted annual rate of 6.62 million units in June from May, reports the National Association of Realtors (NAR). Last month's sales were 8.9 percent below the 7.27 million-unit pace in June 2005. Commented David Lereah, NAR's chief economist: "Over the last three months home sales have held in a narrow range, easing to a level that is near our annual projection, which tells us the market is stabilizing," he said. "At the same time, sellers have recognized that they need to be more competitive in their pricing given the rise in housing inventories. Home prices are only a little higher than a year ago." The national median existing-home price for all housing types was $231,000 in June, up 0.9 percent from June 2005, when the median was $229,000. "The change in price performance is directly tied to housing inventories; a year ago, we had a lean supply of homes and a sellers' market, with monthly home sales at an all-time record high," Lereah said. Total housing inventory levels rose 3.8 percent at the end of June to 3.73 million existing homes available for sale, representing a 6.8-month supply at the current sales pace. By contrast, in June 2005, there was a tight 4.4-month supply on the market. Single-family home sales eased 0.9 percent from May to a seasonally adjusted annual rate of 5.81 million and were 8.2 percent below June 2005. The median existing single-family home price was $231,500, up 1.1 percent from a year ago. Existing condominium and cooperative housing sales fell 5.5 percent from May to a seasonally adjusted annual rate of 805,000 units and were 14.6 percent below the 943,000-unit level in June 2005. The median existing condo price was $226,900, down 2.1 percent from a year earlier. SALES SLUMP OF NEW SINGLE-FAMILY HOMES: They were down 3.0 percent in June to a seasonally adjusted annual rate of 1.131 million units, following a downward revision to the sales rate for May, according to figures released by the U.S. Commerce Department. Year-to-date, actual new-home sales for the first half of the year were down 11.9 percent from the same period during last year's record year in new home sales. "The slowdown reported today, coupled with the downward revisions of the previous two months, indicates that we are well into the predicted cooling down process," said Michael Carliner, an economist at the National Association of Home Builders (NAHB). "We expect this to continue as the impact of recent increases in interest rates is fully reflected in sales." He added that NAHB's current forecast shows about a 12 percent decline in new-home sales for 2006 as a whole. "However, any further monetary tightening by the Federal Reserve would have a more severe negative impact on sales," Carliner contended. The inventory of new homes for sale rose to 566,000 units at the end of June, a 6.1 months' supply at the current sales pace. Almost all of the increase was for-sale units that were permitted but not yet started, representing nearly 20 percent of the inventory level. Units still under construction were almost 57 percent of the inventory, and completed homes for sale were 23 percent of the total - about the same as a year earlier. The median length of time that completed homes for sale were on the market was 3.8 months in June, compared with 4.0 months a year earlier. AND SEE WHAT'S HAPPENING IN CALIFORNIA AND FLORIDA: Home sales there plunged 26.3 percent in June compared with last year while the median price of an existing home increased 6.2 percent, an industry trade association reported, according to Inman News. Closed escrow sales of existing, single-family detached homes in California totaled 483,690 in June at a seasonally adjusted annualized rate, according to information collected by the California Association of Realtors. That was down from the 656,310 sales pace recorded in June 2005. The median price of an existing, single-family detached home in California during June 2006 was $575,800, up from the $542,330 median for June 2005, C.A.R. reported. The June 2006 median price increased 2 percent compared with May's $564,440. Sales declined 29 percent from the year-ago level, according to the Florida Association of Realtors. A total of 18,089 existing single-family homes sold statewide last month, down from 25,552 homes sold during the previous June. Statewide, the existing-home median price rose 3 percent to $257,800 last month, up from $249,800 a year ago. THIS IS ONE LIST TO AVOID: Forbes magazine factored in job-growth and cost-of-living rankings, then added to the mix a housing affordability index from research firm Moody's Economy.com plus a salary index from Seattle-based compensation collection firm PayScale, says Realtor magazine. The result was 10 metropolitan areas with the "worst" combined scores, reflecting the highest cost of living, lowest salaries, least job growth and least affordable housing. In order, the losers: Essex County, Mass., just north of Boston; San Francisco; San Jose, Calif.; Honolulu; New York City; Cambridge, Mass.; Tucson, Ariz.; Oakland, Calif.; Boston; and Los Angeles. APPRAISALS COULD BE YOUR BANE: As the housing market cools, Americans are confronting a problem that was easy to ignore during the boom: inflated appraisals of home values, says the Wall Street Journal. Critics inside and outside the appraisal business have long warned that many appraisals are unrealistically high. That's partly because generous appraisals help loan officers and mortgage brokers, who often choose the appraiser, complete more deals. If a home is appraised at less than the buyer offered, the deal is likely to fall through. Inflated appraisals didn't matter much when home prices were rising at double-digit rates, since market values would quickly catch up. Now, however, prices are leveling off in many places and falling in some. Some homeowners are finding that the market value is below what past appraisals led them to believe. For sellers, that can mean being forced to drop their asking prices. Some people hoping to refinance, meanwhile, may be unable to lock in new loan terms because they have less equity in their homes than they thought. Lenders and mortgage investors, too, could take a hit if it turns out the collateral backing their loan is worth less than expected. Most homeowners have enough equity in their homes so they don't need to worry much about whether past appraisals were realistic. But dubious appraisals are a risk for the hundreds of thousands of people who in the past few years have bought homes with little or no down payment, or used almost all of their home equity to finance home improvements or other types of spending. That has left these people with little financial cushion to deal with rising interest rates. "Now it's pay-the-piper time for people, and they're finding out they don't have the value in the house they thought they had," says John Taylor, president of the National Community Reinvestment Coalition, a Washington-based nonprofit that supports low-income housing. WHAT'S IN A NAME: If you're confused about the differences between "traditional" real estate firms and those that offer fee-for-service or limited-service advice, the Washington Post seeks to clear the air. Discount brokers, for example, claim to charge less than traditional brokers for either full-service treatment or only some of the services that a full-service real estate firm provides, according to the newspaper. Limited-service brokers and fee-for-service brokers typically charge by each task they do for a seller such as putting a listing on the multiple listing service or providing yard signs. The Federal Trade Commission offers help sorting out the options, which have become more popular as online research companies proliferate and as consumers balk at paying commissions of 5-7 percent. The agency recently established a Web site that focuses on real estate competition issues. The site ftc.gov/bc/realestate includes consumer publications and background on actions the commission is taking to promote competition. THERE'S HARDWOOD AND THERE'S HARDWOOD: Unfinished solid wood floors are traditional and dependable, but they can be a hassle to install, notes the New York Times, which advises consumer not to discount automatically the value and durability of floors that look like solid wood but harbor high-tech secrets below the surface. Like plywood, engineered flooring is made from laminated wood layers and can be topped with a premium veneer, like oak. It resists warping and resembles wood slabs at a reasonable price - starting at around $4 a square foot. (Solid wood often runs more than $5.) Most engineered floors are factory finished, eliminating the hassle of surfacing the wood after installation. You can lay regular engineered strips traditionally, but herringbone planks from manufacturers like Mirage, at (800) 463-1303 or miragefloors.com are one way to make a decorative pattern. Much like parquet, engineered flooring can be glued to a cement slab or nailed to a plywood subfloor. To minimize the slight level changes or gaps between strips, manufacturers bevel away a little wood all the way around the top edge. As you shop, try running your hand across the joints between planks on the store's sample boards. If they do not meet your standards, you may be even less happy with your installation at home. Just as with solid wood tongue-and-groove boards, there is a limit to the number of times you can resurface; you will not want to sand so far down that you expose the tongues of engineered strips. Buying solid wood will sometimes let you sand a little further down, though it will not guarantee top quality. If you are buying prefinished boards from a liquidator, for instance, many of the boards may not match the color sample you approved. Or your installer may have to be creative to use a dismaying number of boards that are less than 18 inches long (in the closets, for example). The short pieces were probably culled from a more expensive grade of strips sold to someone else for a higher price. GASOLINE PRICES COULD BE AFFECTING THE HOUSING MARKET: John Wasik, author of "The Merchant of Power," used data from the American Automobile Association and the National Association of Realtors (NAR) to conclude that, beginning in September 2005, home sales fell each time gasoline prices jumped, reports Bloomberg in Realtor magazine. Wasik believes that soaring gas prices are weakening the housing market, prompting the Federal Reserve Board to hike short-term interest rates to curtail inflation and subsequently boosting monthly payments for homeowners with adjustable-rate mortgages. If gas prices continue to creep above the $3-per-gallon mark, Wasik expects a more dramatic slowdown in housing markets where buyers are commuting the furthest. These markets include Los Angeles; San Diego; New York; Atlanta; Orlando, Fla.; Tampa, Fla.; Miami-Fort Lauderdale; and Denver. D.C.'S POPULATION SPURTS: The U.S. Census Bureau has now acknowledged that it had underestimated the number of people living in Washington and revised its data to reflect the largest increase in the city's population since 1950, reports the Washington Post. The decision immediately adds more than 31,000 people to Washington's official population, increasing it to 582,049. William H. Frey, a demographer at the Brookings Institution, called the decision "a big deal," adding that "this is real." Said he: "D.C. is increasing its population at a very significant level. The addition of 31,528 people "makes up for all the losses of the 1990s and is equivalent to the loss in the 1980s as well." In its challenge to census figures, the city submitted building permits from 1999 to 2005, Phillips said, in addition to school enrollment figures showing that public charter schools had absorbed much of a decline in the number of students attending public schools. The city also submitted data showing that the number of people filing taxes in the District had remained steady between 2004 and 2005 and that Pepco was serving an increasing number of residential units. The revision marks the most significant increase in the city's population since it peaked in 1950 at 802,178. In every census since, Phillips said, the city has recorded a decline, although mid-census estimates during the late 1990s twice bumped population slightly upward. ORGANIZATION CONTENDS THE FOX IS WATCHING THE HENHOUSE: State real estate commissions are dominated by practicing real estate brokers, according to a new study by the Consumer Federation of America (CFA). In most states, state regulators have failed to adequately inform, educate, and protect home sellers and buyers using brokerage services, and in some states these regulators have acted to restrict competition and consumer choice, the report found. "Several real estate commissions have supported controversial minimum service laws that have been actively opposed by the U.S. Department of Justice," said Patrick Woodall, CFA's Senior Researcher. "These laws were developed by traditional brokers who sought to restrict the services offered by nontraditional Internet-based or discount brokers," he added. "If insurance leaders were to serve as insurance commissioners or utility executives as public service commissioners, newspapers would report these blatant conflicts of interest on page one and editorialize against them," said Stephen Brobeck, CFA's Executive Director. "Governors and state legislators should support measures to prohibit practicing real estate brokers from serving as real estate commissioners," he maintained. Thomas M. Stevens, a Fairfax County broker who is president of the National Association of Realtors was quoted by the Washington Post as praising the services rendered to the public by the dozens of active agents who serve on state-appointed regulatory commissions, "just like doctors, lawyers and other professionals." CFA research found that nearly four-fifths of all commissioners earn a living through real estate transactions. Seventy percent of all commissioners are real estate brokers or salespeople. Another 9 percent are affiliated with businesses – developers, appraisers, title agents, and real estate attorneys – with direct ties to the industry. So says the consumer advocacy group. MAKE THE MOST OF THAT SMALL BEDROOM: Need a guest bedroom and a den? asks Realty Times. These days with many people working from home, one challenge is finding space for both an office and a guest bedroom. Homeowners are utilizing Murphy beds and fold-up futons to save space and make the extra bedroom usable as a part-time guest bedroom/office. But the old style wall beds aren't the only way to save space. The Europeans have introduced the computer bed. This might be perfect for a dorm or a child's room. A bed folds out and beneath it is the computer center. Fold it back up and the bed is conveniently tucked away inside, leaving a computer desk exposed and accessible for study time. You can see other styles at flyingbeds.com. WHAT SOME ARE DOING TO COPE WITH RISING RATES: As monthly payments on adjustable-rate mortgages are starting to balloon, many Americans have found a way to put off the day of reckoning, observes the New York Times. They are refinancing with new adjustable-rate mortgages that keep monthly payments low - for now, that is, though their payments will likely rise even higher in the future. Millions of Americans have turned to adjustable-rate mortgages, or A.R.M.'s, in recent years to afford a home as prices soared. Typically set at artificially low rates in the first years of the loan, these mortgages are then reset at the prevailing interest rates. For borrowers, the bet was that interest rates would remain low. Now, the first big wave of the mortgage boom is cresting as more than $400 billion worth of adjustable-rate mortgages, or about 5 percent of all outstanding mortgage debt, will readjust this year for the first time, according to Loan Performance, a research firm. Next year, another $1 trillion in loans will readjust. When that happens, for instance, a typical borrower with a $200,000 A.R.M. could see his monthly payments increase nearly 25 percent when the A.R.M. adjusts from 4.5 percent to 6.5 percent. In total dollars, that is an increase from $1,013 a month to $1,254. Yet instead of paying more now, many borrowers are refinancing into their second or third adjustable-rate mortgage, loan data indicate and industry experts confirm. So far, the number of borrowers refinancing this way is relatively small - several hundred thousand in the estimate of the credit ratings firm Fitch Ratings - but mortgage industry officials and analysts expect the numbers will surge next year. In doing so, these borrowers are pushing out any eventual shock of higher payments by another two or three years, if not longer. "They get another two- or three-year hybrid with a low introductory rate to keep payments down," said Frank E. Nothaft, a vice president and chief economist at Freddie Mac, the mortgage buyer. "They're trying to put it off forever, which is O.K. as long as interest rates are low. But when they start to spike, then it's going to be more problematic." THERE GOES THE NEIGHBORHOOD: Many buyers choose a neighborhood before they choose a home, notes Realtor magazine. At least three Web sites point homeowners and buyers toward addresses where sex offenders live and work. The most sophisticated is Family Watch Dog.com, which uses a color-coded mapping system. Users can click on the identifying squares and see photos, addresses, convictions, and other information about the offender. The site was created by Julie Clark, founder of the Baby Einstein Co., and John Walsh, host of the "America's Most Wanted" TV show. Not quite so complete are Sex-Offenders.com and MapSexOffenders.com. Some states and municipalities have individual sites as well. BYE, BYE KITCHEN, HELLO LIVE-IN ROOM: Gone are the days when rooms were named for their purpose, notes Remodeling magazine in Realtor magazine. Say goodbye to laundry rooms, studies, living rooms. Say hello to the "Live-In Room," where people do what they want to do without feeling limited by walls. Take the room formerly known as a kitchen. The new concept room features a professional cooking area, a less formal dining and entertaining space and a comfortable lounge area with sofas, a television and a beverage center. Electrolux debuted "Live-In Room" concepts at the 2006 Kitchen & Bath Industry Show. "We reviewed how the kitchen is used and developed a space that makes it a comfortable setting that encourages togetherness," says John Swenson, director of brand marketing for the company. Instead of walls, the room has "zones" that allow for residents to move into different areas seamlessly and perform different tasks, from paying bills to watching movies on a comfy couch. Then there's the room formerly known as the laundry room. Cabinetry manufacturer Merillat Industries showed off its ideas for multiuse layouts incorporating various types of cabinetry to bring together laundry, craft, office and other spaces. Design Services Director Paul Radoy says his team discovered that small kitchen spice drawers make great storage for sewing materials, fly-tying supplies or model-building parts. Pull-out desk surfaces double as sewing stations, and an island on casters is ideal for a laundry-folding table or gift-wrapping surface. IT'S NOT ONLY THE WINDY CITY: It's also the Emerald City, reports Realty times. Industry group Green Roofs for Healthy Cities (GRHC) says, with nearly 300,000 square feet of rooftops newly cultivated in 2005 for a total 2.5 million square feet growing on more than 200 rooftops throughout the city, Chicago is the first city in verdant rooftops. The 2005 amount compares with 200,000 square feet in 2004. New York City, D.C., Boston, Baltimore, and Ontario across the border are other locales that boast substantial rooftop gardening acreage. Probably, they could say a lot about elevators as well. THE REAL-ESTATE MARKET HAS A NEW CRY AND IT'S LAND HO!: As the nation's housing market cools, there's a rush to snap up undeveloped property as buyers stake their claim on everything from New England creek-front parcels, to mountainous woodlands in Tennessee, to big-sky vistas in Montana, says the Wall Street Journal. Some people are buying dream lots now, while the land is available and prices affordable, with plans to one day build a vacation or retirement home. Others are investing in recreational property they want to use today: In rural west Texas, for example, scrubland that wouldn't even sell a few years ago has become popular with deer hunters and the offroad-vehicle set. In the face of demand like this, prices for undeveloped land in many parts of the country are shooting up. Around the country last year, farmland values rose at their highest year-over-year rate - 11 percent - since 1981, according to the Agriculture Department. The U.S. has roughly 1.5 billion acres of rural land, excluding public lands, representing about 65 percent of the country. Prices vary widely: Rural land can fetch $250 an acre in the brush country of far southwest Texas, to $3,000 an acre for timber and pasture land in Iowa, to a scenic, 37-acre property in southwest Colorado straddling both sides of a river for nearly $27,000 an acre. Even before you buy, consider having a survey done of the land you're interested in, or at least work through a local land agent who knows the area and terrain. Property lines aren't always well defined, and soils may be too wet to support a building in the spot you really want to build. Also, pay attention to how you access the land. In some places, makeshift roads that cross a variety of property lines have become semi-permanent through the years - although nothing about them is legal. As a result, you may not have legal access to your property, resulting in lawsuits. With rural land, you could find one day that your dream property is bordered by a new mobile-home park; a local real-estate agent with land expertise will know the zoning and covenants in place. Land prices often don't move in the same way home prices do. Despite the run-up in recent years in some housing markets, home prices are typically expected to rise alongside the rate of inflation. But with land, price appreciation is traditionally more closely tied to how much money it can generate from activities such as farming or grazing. And in general, land prices, when they cool, don't tend to fall as much as an overpriced residential market might, largely because while a housing market can be overbuilt, land can't. Land might make a good investment, but it can be a lot harder to sell in a pinch than a house, since fewer people are looking for land. LOTS OF COMPETITION IN REAL ESTATE, SKEPTICAL HOUSE PANEL HEARS: In a hearing on Capitol Hill, members of a U.S. House committee looking into real estate competition and the effect of the Internet heard tales of the industry's rough-and-tumble character, but the House members appeared largely unconvinced by charges of anti-competitive behavior against Internet-based discount brokerages and skeptical of calls for federal intervention, according to Realtor magazine. "I don't see the rationale for the federal government to weigh into these issues," said Rep. Arthur Davis (D-Ala.), a member of the Financial Services Subcommittee on Housing and Community Opportunity, which conducted the hearing. Davis' remarks referred to a call by critics of the National Association of Realtors (NAR) for Congress to pass legislation giving all real estate business models equal access to multiple listing services and allowing the Federal Trade Commission to monitor and preempt state minimum service laws, which critics say are used to protect full-service real estate brokers and restrict consumer choice. Among recommendations by the Department of Justice are: Opening up MLS participation to brokers whose business model is based not on listing and selling real estate but on making money from the display of listings on their Web sites; prohibiting brokers from determining whether they want their listings advertised on other brokers' sites; and restricting state minimum service laws, which take aim at brokers that enter listings in the MLS, but leave deal particulars and risk to the selling agent. EVEN REDUCED RATES FAIL TO EXCITE BORROWERS: For the week ended July 21, mortgage loan application volume slipped by 1.3 percent on a seasonally adjusted basis from one week earlier. On an unadjusted basis, the decrease was 1.2 percent compared with the previous week and 28.2 percent, with the same week one year earlier. Seasonally adjusted, purchase applications declined by 2.4 percent from the previous week and refinancings, 0.6 percent from one week earlier. Purchase loans have fallen to the three year low that occurred five weeks ago. The refinance share of mortgage activity increased to 35.6 percent of total applications from 35.0 percent the previous week, while the adjustable-rate mortgage (ARM) share declined to 28.6 percent from 29.0 percent the previous week. AND BUYER INDIFFERENCE TAKES PRESSSURE OFF RATES: The 30-year fixed-rate mortgage (FRM) averaged 6.72 percent for the week, down from last week's 6.80 percent, according to Freddie Mac. Last year at this time, it was 5.77 percent. The average for the 15-year FRM this week was 6.34 percent, 6.41 percent a week earlier and up from 5.34 percent a year ago. Five-year Treasury-indexed hybrid adjustable-rate mortgages (ARMs) averaged 6.35 percent this week compared with last week's 6.36 percent and up from 5.27 percent in 2005 at the same time. One-year Treasury-indexed ARMs were 5.78 percent this week, down from last week, when it averaged 5.80 percent. At this time last year, the one-year ARM was 4.46 percent. "Mortgage rates drifted lower this week on indications that economic growth is moderating, inflation remains under control and the Fed just may pause raising rates for awhile," said Frank Nothaft, Freddie Mac vice president and chief economist. "Meanwhile, recently released new homes sales for June fell to a lower than expected rate. That drop can be traced directly to higher mortgage rates, which are also helping to slow the growth of house prices in 2006." Out and About ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Have you heard the one about location? Of course, you have, but you're probably thinking of geography. As important as location is in a city, neighborhood, street or block, so is it crucial in determining the value of the apartments in a building. Everyone knows that the highest floors command the highest prices. But what else affects the amount at which a condo or co-op is offered? Views leap to mind. What value has a penthouse that faces blank walls? Amenities also are critical: Are those cabinets solid wood? Is there a fireplace and does it burn wood? How is the flow? Has the developer skimped on hardwood floors, replacing them with carpeting instead? Sometimes the floor level is disproportionately critical. It is one thing to be on the first rather than the 14th floor. It is quite another to be on the first floor or terrace level when the residents have to look way, way up to glimpse the sun. Such is the case with one of at least two stylish apartments on the market in a fancy new building that they're saying is situated in Georgetown Heights. (Observatory Circle would be more like it, but no matter.) Both of the two-bedroom, two-and-a-half-bath apartments are expensively finished with plank hardwood flooring; custom moldings; recessing lighting; dramatic kitchens with Viking appliances and other high-end accoutrements, even a wine cooler, 42-inch cabinets, and granite breakfast bar; full-size washer/dryer; excellent closet space; and two garage parking spaces. The second-floor apartment has 1,430 square feet, a generous balcony, walls of French doors and a condo fee of $423 monthly. The condo is a corner unit. Its price is $898,900. On the terrace level, the 1,642-SF apartment is said to face south. Among its features are a whirlpool tub, separate glass-enclosed shower, walk-in closets, a walk-in laundry and a monthly fee of $368. The price: $799,900. The tradeoff: space for sun. Other properties listed by other agents and previewed recently: A three-bedroom, three-and-a-half-bath duplex with one-car attached garage in the Waverly Hills neighborhood of North Arlington. A pot of dead flowers on the doorstep welcomes visitors to this 2,050-SF home, which reeks of nothing expensive or expansive. The rooms are small, the kitchen is dated, and the totally windowless basement is finished, though why is a mystery. The asking price of $760,000 is said to be nearly $100,000 below the last comparable sale. It may yet be too much. On the northern fringe of Shaw, a curious wedge-shaped detached and renovated rowhouse with odd-shaped rooms, two bedrooms plus den, two baths, a partly completed in-law suite, newer systems, a curious mixture of seemingly haphazard maintenance and impressive details such as custom front door, and what is a cozy deck. It has lingered on the market for more than three weeks at a not unreasonable price of $649,900. In Glover Park, an odd-looking little brick rowhouse with a bright living room and small dining room, white updated kitchen with decent appliances and ordinary cabinetry, sunroom with slate floor, little more than a patio for a backyard, a one-car garage, three bedrooms and just one bath upstairs, and a below-grade lower level with that inescapable knotty pine paneling in the rec room as well as a full bath. At $715,000, this 1938 rowhouse should have been listed in the high $600s. Near Pentagon City in Arlington, a spacious, 1,351-SF condo with two bedrooms, two baths, lovely hardwood floors, washer/dryer, balcony and an open '70s kitchen. The 1989 building has amenities such as pool, fitness center and dog run. This corner unit, which went on the market more than three months ago for $505,000, has had its price reduced twice, now to $458,000 with a $609 monthly fee that includes utilities. Four condos in a gut renovated building on a Columbia Heights block that defines transitional neighborhood – characterized in marketing documents as "on the cusp of the Georgia Avenue revitalization project." Still nearing completion, the units are nicely finished with granite and stainless, plank hardwood flooring, energy efficient windows, in-unit washer/dryers, baths with tumbled stone tiling and cherry or maple vanities, and parking available for additional cost. The apartments are listed between $315,500 for the 580-SF one-bedroom unit upstairs to $534,500 for a two-bedroom, two-bath condo. A downstairs one-bedroom unit is offered at $349,500, and its huge windows face nothing but parking spaces. Monthly fees are unusually high, ranging between $259 and $479. These places will be a tough sell. In Logan Circle, a supposed one-bedroom condo – the bedroom is separated from the living area by a partial wall and a platform – in a renovated 1920s auto showroom. This apartment is more authentically a loft than many others sold as such. With an entrance essentially into the open kitchen with the requisite stainless and a center island, this unit has soaring ribbed ceilings, exposed masonry, a dynamite bath with glass tiles and Euro-style shower, and views from industrial windows. . . of a brick wall opposite. Including reserved parking, decent closet space, an in-unit washer/dryer and large extra storage space, this apartment was listed at $529,900 more than a month ago and now is offered at $499,900, at which price it should not find a buyer. A standard 1933 colonial in American University Park with a front porch, rear deck and ready access to the Metro and the neighborhood amenities of Friendship Heights. The house features small living and dining rooms well matched to the upstairs three bedrooms, which share a single bath, and a 1970s kitchen. The attic is finished, though not glamorously, and the in-law suite downstairs is not half bad. Originally listed at $799,000 one and a half months ago, this vacant dwelling now is offered at $749,000, which is not nearly enough of a reduction in this market. In Dupont Circle, four apartments in a converted rowhouse. Rare is the gut renovation that is completed so exquisitely, and the developer spared no expense in creating the sleekest of units. The kitchens are gorgeous, including Italian cabinets, stainless-steel countertops, Wolfe dual-fuel ranges, Sub-Zero refrigerators and Bosch dishwashers. There is much to commend these condos, which have ceiling heights ranging from eight feet - for the English basement, which has a bedroom, one and a half baths, parking space and a den – to 11 feet - for the one-bedroom unit with balcony just above street level - or up to 14 feet in places – for the studio, which has a 315-SF deck. For units without parking, two spaces are available for $35,000 each. Yes, these are splendid apartments – each occupying one floor of an attached dwelling. But why pay from $650,000 for the studio to $815,000 for the one-bedroom when sums like that will buy an entire home? A Forest Hills 1952 Cape Cod cottage that has been expanded and renovated into a spacious and airy contemporary home on a cul-de-sac. The upscale kitchen opens into the family room added to the rear with huge windows looking over a memorably landscaped rear yard. The second floor was an attic, now transformed into a two-bedroom suite. The lower level has been turned into a pleasant enough subterranean media room, and there are guest bedrooms on the main floor. At $925,000, this home is priced correctly. In Mount Pleasant, a 1936 Tudor rowhouse adapted handsomely into an arts and crafts showcase inside. The galley kitchen has unusual Swedish beech wood cabinets that complete its excellent renovation. The two-story home features three bedrooms, two-and-a-quarter baths, covered front porch, rear deck, exposed beams, leaded glass windows, central air conditioning and a semi-detached garage. It should sell quickly at its price of $739,900. Four condominiums in Tenleytown that were mistakenly created from what apparently was a modest single-family home. These new units try hard, but they skimp on living room space, offer open kitchens and call enclosed porches "bedrooms." It's a stretch, but prices up to $495,000 for up to two-bedroom apartments, including parking spaces, with monthly fees up to $305 are not beyond reason. In Kalorama, a nearly 1,400-SF new condo half below grade with one bedroom and a second bedroom that technically is a den. Including a patio that, however, is overshadowed by nearby walls, nice flow, modern table-space kitchen, two baths with Durango stone tile, attached garage parking and pleasant flow, this apartment offers good value at $529,0o00 with a $226 monthly fee. --M.C. Assignment: still looking. . . for a single family house west of Rock Creek Park or close-in Montgomery County with three or more bedrooms and two or more baths in decent shape for around $750,000. Lots to see in AU Park! The first is a 1922 bungalow with a charming front porch. It's listed at $745,000 (down from $775,000) for three bedrooms and two baths. Unfortunately, one of the bedrooms is directly off the living room, the other two are small, and the bathroom and kitchen are older. The family room addition off the kitchen would be well-used but the overall placement of rooms, the lack of a second bathroom on this floor, and the need to renovate the kitchen and bath all say no! On the market for a month so far. Next is a tiny late 30s brick Colonial with three (tiny) bedrooms and one bath up, nicely done but smaller than many rowhouses. The lovely condition and great location can't make up for its size, and the $739,000 price (down from $749,000) is an added barrier. On the market for 70+ days and likely to stay there for a while. A little old (1940) Dutch Colonial with three bedrooms and two full and two half baths with updates typical of years ago. Great location, loads of potential, too high at $775,000 for a month - and counting. Another late 30s brick Colonial with three bedrooms and one bath up. This one features poor condition and cracked orange laminate counters in the kitchen. Priced at $730,000 and on the market over a month. 'Nuff said. And finally, in AU Park, an early 30s Colonial with three small bedrooms and one bath up, a partially finished attic, and some updates. Originally priced at $799,000 and now down to $749,000 after two months on the market. Too small at too high a price. Across Western Avenue to the Crestview neighborhood of Bethesda to another three-bedroom brick Colonial, this one with two baths up. Many updates over the years have made it impossible to tell where you are in the house when you come in the door – never a good start. Then there's the hideous new bumpy dark green tiled backsplash in the kitchen with the tacky green and black vinyl tile floor and the weird "loft" in one of the bedrooms. And the mystifying flow. On the market three plus weeks at $799,000. Further into Bethesda to Alta Vista Terrace and yet another brick Colonial with three bedrooms and one bath up, this one built in 1951. Originally priced at $819,900, now reduced to $759,000 after more than two months. This house has a small, but recently done, kitchen with granite counters, half bath and decent-sized living room with den on the first floor. An out-of-scale family room with access from the den and living room overlooking a lovely landscaped garden with walkout access to a patio is tacked on the back. The upstairs is small. A partially finished walkout basement has a full bath. Problems here: lack of a front hallway or foyer, three small bedrooms and one small bath up, and a family room with no access from the kitchen. Over to Kensington to see a classic 1958 split-level with four bedrooms and three full baths, originally priced at $749,000, reduced to $695,000 after more than two months on the market. Tons of space but not laid out where you want it – the usual problem with split levels. Just waiting for someone to add a bit of charm! And around the corner to a small fifties rambler with four bedrooms and three baths priced at $769,000 and on the market since March. This house has been renovated but high-end appliances, granite counters, wood cabinets in the kitchen can't solve the problem of a tiny space, awkwardly angled. --A.M.   Arlington Market Update ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Small signs of a little less chill Northern Virginia It appears as though the real estate market is shifting in the direction of normal conditions. As inventory continues to grow, the average number of days that a listing stays on the market is rising. Home sales slowed in Northern Virginia in June, with 2,252 units sold, a decrease of nearly 37 percent in contrast to June 2005, when 3,561 homes sold. Active listings at the end of the month were up 198 percent over the same time last year. Prices, however, continued to rise, with an average sales price of $578,689, a 4 percent increase over the June 2005 average of $556,606. Sales prices in Greater Northern Virginia (which include Prince William, Loudoun and the Greater Piedmont counties in addition to the closer-in suburbs) followed the same trend as elsewhere in the region. The number of units sold was 41 percent below June 2005 levels of 6,400. Last month, 3,794 units were sold, and the average sales price was $533,236 - 4 percent higher than in June 2005, when the average sales price was $514,306. Inventory was up 192 percent. Arlington County Condos and co-ops Although the supply of new listings grew robustly in June by 37.3 percent over the previous June and the number of apartments still seeking buyers by the end of the month was up 337.8 percent, inventory last month dipped for the first time since December.  Of the 335 condos and co-ops put on the market during June, 253 were grouped between $200,000 and $500,000 versus 212 a year earlier.  At $300,000-400,000, the increase was from 64 to 125, a 95.3 percent difference.  But the $400,000-500,000 level posted a 7 percent decline, to 66.  At the end of the month, 683 units were still active as opposed to 156 the year before.  Breathtaking triple-digit increases as high as 548.5 percent ($300,000-400,000) and no lower than 100 percent occurred at every price point above $150,000 but one; that was $800,000-900,000, which ticked up 25 percent, from 4 to 5 apartments. June sales activity was 6.2 percent behind the same month of 2005, but it rebounded decisively higher than every month since last August.  Volume was actually higher by a low of 2.9 percent ($200,000-300,000) to as much as 40 percent($600,000-700,000) with the exception of the 39.3 percent decline, to 34 apartments that went under contract, at $400,000-500,000.  In all 167 condos and co-ops found buyers, 130 of them between $200,000 and $500,000 in comparison with 140 one year earlier.  Year to date, sales went down 11.1 percent, to 814,  Although volume rose 8.6 percent, to 292 units, at $300,000-400,000, the two levels below and the one level above that range slid in the double-digits. Only one out of five apartments went to contract during June, precisely 20 percent of the available supply.  Yet the average price of $390,725 compares with $384,088 last year and $324,695 in 2004.  However, the median of $370,000 has fallen behind 2005's $378,000 and 2004's $312,200. Single-family homes The number of single-family homes put on the market during the month rose 27.1 percent above the 240 in June 2005. There were solid increases in the double digits at virtually every price level, bringing the total to 305. An exception emerged for homes offered between $900,000 and $1 million, at which level new listings dropped 45 percent to 11. Between $1 million and $1.25 million, 15 new listings represented no change. The supply of unsold homes reached 528, a 207 percent increase over the preceding year, but the steep ascent since December tapered off between May and June. Up to $1 million, inventory growth was in the triple digits between 153.3 percent ($900,000-$1 million, to 38) and 600 percent ($200,000-300,000, to 7). Adding to the inventory was declining sales activity. June's was 29.4 percent lower than the year earlier. With 127 homes going to contract, the month's volume was below the totals in May and March but above every other month since November. Activity for the year to date was 17 percent slower than at the same last year, but there gains in sales ranging from 5.6 percent ($800,000-900,000) to 26.3 percent ($1 million-$1.25 million) above $800,000 with one exception: 11.8 percent fewer, to 30, between $1.25 million and $1.5 million. In all, there were ratified contracts for 767 homes by the end of the June in comparison with 924 one year earlier. The market absorbed just 15 percent of the homes for sale during June, 127 out of 850. Still, prices remain at historic levels. The average of $757,759 is a tad higher than the 2005 average of $736,241; in 2004, it was $612,031. As for the median, it reached $675,000; it was $669,154 in 2005 and $550,000 in 2004.   This Week's New Listings ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Some of the Region's Latest Listings Below is a fraction of the newest listings by agents in the District of Columbia, Maryland and Virginia. They include, condominiums, cooperatives and other homes in the Multiple Listing Service since Realty Digest's last issue. WASHINGTON 3460 14TH ST NW #127 $301900 Bedroom(s): 1 Full Bath(s): 1 In the listing agent's inimitable words: "NEW CONSTRUCTION! Allegro is near the metro, new Gaint Food & incredible shopping at DC USA wchich includes Best Buy, Target, Bed Bath & Beyond & more! Pre-mounted flat screen TV, Maple Flooring in Living Area, Gourmet Class Kitchen w/ 42" flat panel maple cabinetry, stainless appliances & your choice of imported granite, fullsize washer/dryer, underground secured parking" MLS#: DC6137460 ARLINGTON 2700 16TH ST S #675 $309000 Bedroom(s): 1 Full Bath(s): 1 In the listing agent's inimitable words: "Fresh and spiffy awaiting new owner. Lovely front courtyard, private back fenced-in courtyard. Well maintained w/a fresh designer coat of paint and refinished floors. Perfect starter home in a fantastic community. MLS#: AR6129987 WASHINGTON 212 T ST NE #3 $319900 Bedroom(s): 2 Full Bath(s): 1 In the listing agent's inimitable words: "One of 4 Brand New Condo Conversions w/Lux Finishes! This is a 2BR/1BA w/PATIO, Sq Ft is Approx, Frplc, Hdwd Flrs, Bay Window, Stainless Steel Appliances, Washer/Dryer in Unit! Pets Allwd! Just Around the Corner from METRO!" MLS#: DC6136769 BETHESDA 10661 MONTROSE AVE #101 $330000 Bedroom(s): 2 Full Bath(s): 1 In the listing agent's inimitable words: "Spacious light and bright condo, 1064 sq. feet of comfort and convenience; this home is in move-in condition, with fresh paint, new carpet, gleaming hardwood floors, and an updated bathroom. Must see,shows very well,sellers are motivated! Open house Saturday Aug.5th 1-4pm" MLS#: MC6131871 WASHINGTON 9 14TH ST NE #9 $337900 Bedroom(s): 1 Full Bath(s): 1 In the listing agent's inimitable words: "Must See!!! New construction available immediately. Hardwood floors, Maple cabinets, granite counter tops, stainless appliances, private patio in a Gated community with a pool. Fabulous location...only 2 blocks to Lincoln Park, easy access to metro, convenient to Eastern Market & Union Station. Open House Sunday 07/30, 1-3pm!!" MLS#: DC6132637 CHEVY CHASE 3535 CHEVY CHASE LAKE DR #211 $369900 Bedroom(s): 2 Full Bath(s): 1 In the listing agent's inimitable words: "Smart & sophisticated 2 bedroom, 1 bath in pristine condition. Updated kit, upgraded BA, hardwood floors throughout, recessed lighting, spacious living room and dining area, good closets, parking. Tranquil setting, yet close to all the necessary amenities---bank, gas station, supermarket, Starbucks, Einstein Bros and Crescent trail." MLS#: MC6130906 WASHINGTON 1860 CALIFORNIA ST NW #304 $375000 Bedroom(s): 1 Full Bath(s): 1 In the listing agent's inimitable words: "Great unit on the back of the bldg. with a large south facing deck. High ceilings, heart pine floors, much original detail. Walk to everything! METRO, shops, restaurants galore. Very friendly small building. Pet friendly too!" MLS#: DC6132015 WASHINGTON 1211 13TH NW #T-2 $379900 Bedroom(s): 1 Full Bath(s): 1 In the listing agent's inimitable words: "West-facing box-bay window drenches your living room with so much sunlight, you'll have to keep the brand new Mechoshades down! Est. 800 sq. ft. 1 BR 1 AND 1/2 BA. Upgraded birch floors. Elegant BR carpet. Beautiful blue granite. GE Profile SS. Maple cabs. Grohe fixtures. Bosch W/D. 1 and 1/2 upgraded stone baths." MLS#: DC6132210 ARLINGTON 1725 QUEENS LN #111 $389950 Bedroom(s): 2 Full Bath(s): 1 In the listing agent's inimitable words: "Distinctive living in the Rosslyn- Courthouse Metro corridor. Easy access to bike path, Metro , busses, restaurants, entertainment & shopping! Top floor,freshly painted, carpeted, light filled, 869 sq ft corner unit waiting to welcome new owner." MLS#: AR6135500 BETHESDA 5225 POOKS HILL RD #1312N $389999 Bedroom(s): 1 Full Bath(s): 1 In the listing agent's inimitable words: "PRICE REDUCED TO SELL!! Resort-like living - Bright,end unit exquisitely renovated 1250 sf 1BR+DEN.PANORAMIC VIEWS. NEW- High end kitchen, white cabs, granite counters, SS APPLS, tile floor, ceiling fan, crown molding/baseboard and lighting thruout. Closet built-ins. FEE INCL: PARKING, UTILITIES, CABLE, RE TAXES, Indoor/Outdoor pool, fitness center, 24-HR DESK, tennis courts." MLS#: MC6133127 WASHINGTON 1356 CONSTITUTION AVE NE $399900 Bedroom(s): 2 Full Bath(s): 1 In the listing agent's inimitable words: "Super house, 100% renovated, a perfect 10 - nothing left to do. Hardwood floors, large kitchen, sep dining area, exposed brick, recessed lights, vaulted ceiling in master bedroom, HUGE bathroom, cute patio, all systems only a few years old. Turn key and move in! Open Sun 12-4." MLS#: DC6136110 WASHINGTON 910 M STREET NW #606 $404900 Bedroom(s): 1 Full Bath(s): 1 In the listing agent's inimitable words: "Spacious 1BR/1BA w/BALCONY at the Whitman, a brand-new, urban and chic building located just 1.5 blocks from the Mr. Vernon Metro. Community boasts signature architecture, high-end finishes & amenities - SS appliances, grantite cntrps, marble vanities, HWF, custom cabinets, rooftop pool & terrace, fitness center, party room with billards parlor." MLS#: DC6136376 TAKOMA PARK 429 BOYD AVE $435000 Bedroom(s): 2 Full Bath(s): 2 In the listing agent's inimitable words: "Absolutely delightful. Charming 1940's brick cottage in pristine condition. Owners have done it all for you: interior painted, hardwood floors refinished, new heat and CAC,two totally remodeled baths,new d/w, new doors front & back, replacement windows. Sunny LR w/ FP, comfy DR, good sized kit, cozy den all feel great. Lovely landscaping too. Open Sun, 7/30 1-4." MLS#: MC6137126 WASHINGTON 1690 EUCLID ST NW #B $459000 Bedroom(s): 2 Full Bath(s): 1 In the listing agent's inimitable words: "Rare end unit on top 2 flrs is larger than many townhouses! Elegant Old World features incl ornate real plaster mldings,marble fireplc,wood windows,oak tongue-in-groove flrs everywhere.Plus huge central skylight,newer W/D, new heat pump/CAC, H2O heater.Amazing clst spc incls one HUGE walkin from MBR. Watch for escaping cats! OPEN SUN, 7-30 1-4 PM." MLS#: DC6134764 WASHINGTON 1822 NEW HAMPSHIRE AVE NW #TERRACE $469500 Bedroom(s): 1 Full Bath(s): 1 In the listing agent's inimitable words: "Fitz Fitzgerald & Tenacity Group present their newest project.Designed by Bonstra Haresign architects this floor through commodious flat in the heart of Dupont feat. Granite, Marble, HWF, large LR and DR combination,full size w/d, large private patio, & Den. Pet friendly building across from Dog Park." MLS#: DC6137299 SILVER SPRING 2605 PLYERS MILL RD $469900 Bedroom(s): 4 Full Bath(s): 2 In the listing agent's inimitable words: "Move in & enjoy life! Fabulously upd. home w/ lots of extras (substance and decor). 1/4 acre lot w/ lots of entertaining spaces. Impressive interior w/lovely detail. Fin. basement w/wet bar and sep. entrance - poss. in-law suite. 1/2 mi to TWO METROS and less to shopping. Hardwoods throughout, updated systems, designer decor, wood-burning FP, off-street parking. DRY BASEMENT! OPEN SUN 7/30 1-4" MLS#: MC6129878 WASHINGTON 5410 CONNECTICUT AVE NW #312 $469900 Bedroom(s): 2 Full Bath(s): 2 In the listing agent's inimitable words: "Sophisticated 2BR, 2BA w/ parking has brand new everything! Stainless, marble, granite kitchen. Updated baths w/ marble. Amazingly bright East, West, and South exposures & windows in every room. Great closets. Parquet floors. Completely move in ready. Parking. 1 blk to shopping/restaurants of Chevy Chase DC. 6 blks to Friendship Heights Metro. 24 hour desk & roof deck." MLS#: DC6132574 WASHINGTON 1722 U ST NW #A $475000 Bedroom(s): 2 Full Bath(s): 1 In the listing agent's inimitable words: "PARKING INCLUDED! Recent hi-grade kitchen, LR w/sep dining area, recent a/c, w/d, fireplace as-is, patio, exposed brick, move-in condition. Walk to Metro, Dupont, Adams Morgan or drive anywhere else since this has parking." MLS#: DC6130367 WASHINGTON 1625 S ST NW #2 $479900 Bedroom(s): 2 Full Bath(s): 1 In the listing agent's inimitable words: "OPEN HOUSE Sun 2-5pm! Dynamite 2-Lvl w/Parquet Wd Flrs, Main Lvl Pwdr Rm, Updated KIT, Spacious LR w/Brick Fp & Frnch Dr to PRVT FULLY-FNCD PATIO, Spacious BR's, Dual Entry BA, FREE LAUNDRY in Bldg, Ask about Prkng!" MLS#: DC6130787 WASHINGTON 1744 U ST NW #F $495000 Bedroom(s): 2 Full Bath(s): 1 In the listing agent's inimitable words: "Private entrance leads to dramatic upper bi-level 2BR+study, 1.5BA loft-style TH. Bright oversized wnwds, 3 Juliette balconies, HWFs, sep dining, soaring ceilings, FP, skylight, exceptional closets, W/D and parking is included" MLS#: DC6130120 WASHINGTON 905 11TH ST NE $496000 Bedroom(s): 4 Full Bath(s): 2 In the listing agent's inimitable words: "WOW! Just updated! Totally vacant now and shows like new. Open Sun 1-4. Awesome two-unit home with 2 levels in main house, 1.5 baths, l FPL, 2 parking spaces, 1 porch and 2 decks. Un-painted hardwood floors, original trim & hardware throughout. The in-law suite is wonderful with exposed brick,new carpet, full kit, large bedroom and spacious bath. Front & rear entrances and large windows." MLS#: DC6136073 WASHINGTON 1004 EUCLID ST NW $529900 Bedroom(s): 2 Full Bath(s): 2 In the listing agent's inimitable words: "Vacant. Foam-insulated, aluminum exterior shades made in Germany; light and sound blocking; on kitchen and upper bedroom windows. Home gutted and re-done in 2003. Lovely finishes, lots of space, good storage, plus private outdoor space in the back. Easy walk to 2 metro stops, Super Giant, new Gap/Target/Washington Sport & Health, etc., Tivoli theatre + U Street." MLS#: DC6133382 WASHINGTON 1670 KALORAMA RD NW $549000 Bedroom(s): 2 Full Bath(s): 2 In the listing agent's inimitable words: "Sunny & Chic townhome just steps from all Adams Morgan has to offer. Exposed brick, LR w/ FP, Dining Room opens to patio, 4 Skylights, high ceilings, updated kitchen & baths, new Berber carpet & fenced multi-level brick patio. GREAT BUY!!" MLS#: DC6130797 ARLINGTON 4208 16TH ST S $549000 Bedroom(s): 3 Full Bath(s): 2 In the listing agent's inimitable words: "Great location & value! Close to Shirlington & 395. Renovated (2003) cozy home w/3 BR+den~cozy sunroom~enclosed porch~formal DR~new HVAC~fresh paint~gorgeous hardwoods~crown molding throughout~2 updated baths~mature trees. Partially finished basement needs work & property being sold "As-Is"~ use jurisdictional addendum." MLS#: AR6131574 ALEXANDRIA 1044 PEGRAM ST N $549900 Bedroom(s): 3 Full Bath(s): 2 In the listing agent's inimitable words: "Wonderfully updated 4 level home in great location. Lovely remodeled kitchen with gas cooking and stainless frig. Newly rennovated baths with ceramic tile.New windows, gutters, washer and dryer. Separate laundry/utility room. Beautiful hardwood flooring. New pergo in spacious family rm Skylights and recessed lighting. Nice deck overlooking large level fenced yard.Easy commute." MLS#: AX6132040 ROCKVILLE 501 FALCON PARK LN $560000 Bedroom(s): 3 Full Bath(s): 2 In the listing agent's inimitable words: "THIS IS GREAT DEAL. MINT condition & SPACIOUS END twnhse w/great view & location in KING FARM.Granite cntrs,hwd & ceram flr,super ba & walk-in in owner's ste, 3-side fpl.2car gar.Freshly painted in & out.Oversized refin'd deck.Like new carpets. Home warr. Shopping,restaurants, Metro. RICHARD MONTGOMERY HS." MLS#: MC6133871 WASHINGTON 5151 NEBRASKA AVE NW $619000 Bedroom(s): 2 Full Bath(s): 2 In the listing agent's inimitable words: "LIGHT AND BRIGHT, SPACIOUS CLASSIC BRICK AND STONE 3 LEVEL TOWNHOUSE.FEATURES INCLUDE GREAT FIREPLACE,WOOD FLOORS,BUILT-INS, LARGE KITCHEN AND BEDROOMS, ABOVE GROUND WALK OUT LOWER LEVEL(HOME OFFICE,REC ROOM,GUEST ROOM),LARGE DECK,LANDSCAPED YARD, AND REAR OFF STREET PARKING (2-3)CARS.STEPS TO METRO,SHOPS, PARKS AND,RESTAURANTS." MLS#: DC6130067 WASHINGTON 225 14TH ST NE $620000 Bedroom(s): 3 Full Bath(s): 2 In the listing agent's inimitable words: "This immaculate, totally renovated 3 bedroom 2 1/2 bath home in the heart of Capitol Hill is just one block from Lincoln Park. This home features absolute black granite counter tops & floors in the kitchen, Bruce wood flooring, crowned molding & recess lighting throughout, too many extras to list. *ABSOLUTELY GORGEOUS!!!" MLS#: DC6131364 KENSINGTON 4902 DRUID DR $634900 Bedroom(s): 3 Full Bath(s): 2 In the listing agent's inimitable words: "Beautiful, total renovtd 3bed, 2bath rambler in a prime location in Kensington. The home has many upgrades such as a brand new kit w/ new applncs, a remodld bath upstairs, an updted bath downstrs, refinshd hrdwood floors on main lvl, a beautiful sunroom opening to a charming backyard w/a deck, a fully fin bsmnt, privacy fence, & much more!" MLS#: MC6137237 WASHINGTON 1543 6TH ST NW #100 $670000 Bedroom(s): 2 Full Bath(s): 2 In the listing agent's inimitable words: "Fabulous one BR unit PLUS VERY SEXY,SEPARATE ONE BEDROOM CARRAGE HOUSE for in-law suite/office/studio or living space. 1650 sq. ft TOTAL! Apartment and carriage house gutted and renovated in 2004/05. Apartment has 1 BR/1 BA on 1 level, carriage house has 1BR/1BA on 2 levels. Both top-of-line kitchens, baths, exposed brick." MLS#: DC6131246 ALEXANDRIA 1140 QUAKER HILL CT $684900 Bedroom(s): 3 Full Bath(s): 2 In the listing agent's inimitable words: "Premier location in Quaker Hill. Rarely available large brick end unit with 2 car garage. This home offers 3BR, 2FBA, 2HBA and 2FP w/gleaming H/W floors, soaring ceilings, and spacious RM. LR & DR combo w/French doors to balcony. Entertaining RM w/fireplace off KIT opens to private, fenced patio. The MBR offers vaulted ceilings with spacious BA. Minutes from Old Town, King St Metro & 495." MLS#: AX6136572 TAKOMA PARK 6903 SYCAMORE AVE $765000 Bedroom(s): 4 Full Bath(s): 2 In the listing agent's inimitable words: "Current owners took little rambler and made a beautiful farmhouse style home w/ an open airy floor plan, ideal for how we live today. Wonderful windows, abundant light in every room. You will be happy every day, the space is so uplifting w/ great energy. Feel it for yourself. It's fabulous! Steps to Coop and neighborhood parks." MLS#: MC6130891 WASHINGTON 2039 NEW HAMPSHIRE AVE NW #702 $799000 Bedroom(s): 2 Full Bath(s): 2 In the listing agent's inimitable words: "Pre-war coop with old world charm plus ultra modern amenities.Entertaining size lr with Palladium windows,formal dr,large library/guest room with built-ins,plus two brs with generous closets and two chic marble baths-one with steam shower,roof deck and extra storage.Special assessment for windows paid by the seller.Rental parking available @ $55 a mo." MLS#: DC6130704 ALEXANDRIA 3523 GODDARD WAY $799990 Bedroom(s): 3 Full Bath(s): 2 In the listing agent's inimitable words: "*NEW HOME* Spectacular 2-car garage, all brick townhome loaded with standard features including granite, s/s appliances, hardwoods thru-out main, ceramic baths, gourmet kitchen and much more! Convenient to Old Town Alexandria." MLS#: AX6133164 WASHINGTON 950 WESTMINSTER ST NW $916000 Bedroom(s): 3 Full Bath(s): 2 In the listing agent's inimitable words: " Amazing 4 level Victorian/Totally Renov./ 2 Master Suites/ Designer Kitchen/ Fabulous bath rooms/ Original Hardwood floors/ Party room/ 2 Decks/ 2 Fireplaces/ LL Rec room and W&D/ Awesome curb appeal/1 Block to Metro/ Fabulous tree-lined street and more..." MLS#: DC6129912 TAKOMA PARK 7106 WOODLAND AVE $987000 Bedroom(s): 4 Full Bath(s): 3 In the listing agent's inimitable words: "Rambling Dutch colonial home on two lots - what a wonderful house - you'll want to live here the rest of your life, it's so comfortable. Notably spacious rooms, fascinating history: rear half from 1890's, beautiful chestnut woodwork,pretty pine floors. Lushly landscaped, there's a gazebo and great deck for outdoor fun." MLS#: MC6130759 CHEVY CHASE 8019 ELLINGSON DR $998000 Bedroom(s): 5 Full Bath(s): 3 In the listing agent's inimitable words: "Open Sunday July 23:1-4pm*EXCEPTIONAL VALUE FOR THIS 13-YR OLD COLONIAL*PRICED UNDER MARKET FOR QUICK SALE!!LOCATED IN CHEVY CHASE RIDGE THIS CARTER INC BUILT HOME ENJOYS A GREAT FLOORPLAN W/LARGE KITCHEN W/CORIAN, WHITE CABINETS,BREAKFAST BAR&PLANTATION SHUTTERS*FAM RM W/FP*MAIN LEVEL STUDY*FORMAL DIN RM W/BAY WINDOW*OWNER'S SUITE W/CATHEDRAL CEILING&LARGE PRIVATE BATH W/WHIRLPOOL TUB*BRICK PATIO" MLS#: MC6130508 WASHINGTON 3930 MILITARY RD NW $998500 Bedroom(s): 6 Full Bath(s): 3 In the listing agent's inimitable words: "Large classic brick center hall colonial literally steps to Friedship Metro! Brand new kitchen w/ granite, maple, stainless etc.4BR /2 full baths on 2nd level, 2 more rooms in walk-up attic. Finished BONE DRY basement w/ full ba. Nicely set back from road on deep lot w/ fully fenced backyard w/ in-ground pool." MLS#: DC6131050 To see photos, more information and scores of other listings by all agents who are members of the Metropolitan Regional Information Systems, please visit our website at http://www.ServiceYouCanTrust.com, then use the quick search panel in the left navigation bar or click the "Search Properties" link at the top of the page. To view details on a particular home listed above please note the MLS number. Click Here to Sign Up For Your Free Issue of Realty Digest! Contact Information email: info@ServiceYouCanTrust.com phone: 202.537.6000 web: http://www.serviceyoucantrust.com © 2006 Service You Can Trust Long and Foster Real Estate, Inc® Chevy Chase Uptown Office | 202.364.1300