The exact borders of the popular Capitol Hill neighborhood in Washington, D.C., are a hotly debated topic.  The neighborhood shifts according to the varying needs of home sellers and real estate agents. Many unsuspecting home buyers wanting to “live on the Hill” look at properties advertised as such only to find they’re technically in another neighborhood and end up feeling misled.   Long-time residents frequently challenge any reinterpretation that could affect their desirable address and associated property value. 
 
Capitol Hill is one of the oldest residential communities in the District and is also one of the most densely populated with more than 35,000 people in just two square miles.  The name “Capitol Hill” is frequently used to refer to both the historic district as well as the larger neighborhood around it.  Popular areas within Capitol Hill include Eastern Market and Barracks Row.  One of the many bonuses of this prestigious address is the 59 inner-city parks.  Designed by Pierre L’Enfant, the French urban architect and visionary for much of Washington DC’s dramatic layout, these parks offer residents and visitors their own urban oasis and the opportunity to enjoy the outdoors in a serene setting.
 
According to the Capitol Hill Restoration Society, the current boundaries of Capitol Hill extend across two quadrants – NE and SE, running from the Capitol precinct on the West to F Street, NE on the North with 13th and 14th Streets to the East and the Southeast Freeway to the South.   An “expansion area” South of the Southeast Freeway bounded by 7th, M, 10th, and 11th Streets, SE, is the source of much of the controversy.  In fact, many realtors actively promote “Hill East” and the areas around Stadium/Armory and H Street as being located in Capitol Hill, despite the fact that none fall within the neighborhood’s official boundaries.

Ambitious real estate agents and hopeful new home owners talk up Hill East as a neighborhood that’s close to Capitol Hill’s many amenities but without the higher price tags.  Hill East residents don’t have the option of walking out the door to a variety of restaurants and bistros since the neighborhood is largely residential.  Regardless, many of the area’s long-time residents believe in the neighborhood, viewing their investment in five and ten-year horizons.  Spurring much of this optimism is the fact that the District has targeted a large plot of land immediately adjacent to Hill East for a new development known as the Hill East Waterfront.  Plans originally called for a 50-acre mix of retail, office, and residential buildings up to five million square feet before the recession hit, delaying the project.  Even with the delays, the project should still significantly increase the value of Hill East to the point where it may stand on its own as a beloved and vibrant community.

Other emerging neighborhoods sometimes falsely advertised as “Capitol Hill” include Rosedale, Trinidad and the Benning Road areas.   District planners estimate these areas will also see spillover development as a result of the much discussed streetcar project, legitimately expanding the Capitol Hill boundaries and building these resurgent neighborhood reputations. 

If you are interested in living on Capitol Hill, here is a resource to learn more about Capitol Hill real estate options.

The Capitol Hill condo project on on D Street formerly known as Congressional Overlook is now back on the market as Congressional Mews. The project features eight units with true Victorian-era styling and upscale finishes.  With a location directly across the street from Congressional Office Buildings, Congressional Mews offers prime access to our nation's power brokers.

This project originally hit the market at the worst time and the units languished unsold as the developer was slow to adjust pricing expectations to the changing market.  Per MLS data, 23 D Street sold on 04/06/10 for $1.9M to an LLC based in Seffner, FL.  Per the DC Real Property Assessment Database records, the remaining six unsold units at Congressional Overlook were sold to a Horsham, PA LLC on 09/09/11 for $4M.

Currently, four units at Congressional Mews are on the market with prices ranging from $749,000 for a 2 BR / 2.5 BA / 1,930 SF lower-level unit to $1.2499M for a 2 BR / 2.5 BA / 2,360 SF upper level unit.  Here is a resource to view active Congressional Mews real estate listings.

MapQuest has developed a new methodology for ranking neighborhoods called a Vibe Score. A Vibe Score is a composite of the following six criteria: walkability, popularity, going out, edginess, burbiness and residentiality. Vibe uses a patented algorithm that utilizes billions of search and social input data points to create real-time rankings.

Georgetown garnered the top ranking DC Vibe Score with a 10, closely followed by Capitol Hill with a 9.8 and Downtown with a 9.6. These are all very popular destination neighborhoods with great walkability and a significant number of venues to attract lots of visitors. It is interesting that two of the neighborhoods that I expected to high Vibe Scores, Logan Circle and Columbia Heights didn't crack the top ten in the District.

The whole concept of a Vibe Score is most fascinating as it compiling real-time social networking data points to calculate its rankings. I think it is safe to say that applications like this are accelerating the concept of crowd sourcing to mainstream America.

Spectacular Adams Morgan and Capitol Hill Lofts currently on market

While much of DC is playing out on the Eastern Shore, there might not be a better time than the dog days of summer to fulfill your dreams of owning a stunning DC loft. These are the kind of places that make you say WOW the minute you walk in the door.

The DC loft movement started in the Adams Morgan neighborhood and over the years various developers have continually one-upped prior projects in their quest for the quintessential loft development. Many obsolete industrial-era Adams Morgan buildings have been re-born as luxury loft developments.

DC's most stunning loft currently on the market is a penthouse unit located at The Lofts of Adams Morgan. This 2-story loft features a 2 BR / 3 BA floor plan with 3,200 SF of living space. A 1,900 SF private rooftop deck with wonderful DC views is a party waiting to happen. Soaring ceilings, walls of glass, bamboo floors and industrial finishes further enhance this true loft unit currently listed for $1.995M.

Another stunning Adams Morgan penthouse loft is available at 1700 Kalorama Lofts. This 2 BR / 2 BA unit offers two-level living with an open floor plan. Two private outdoor terraces and garage parking for two cars round out eh luxury package at this unit currently listed for $1.175M.

Not to be outdone by Adams Morgan, a spectacular loft is available on Capitol Hill at the Landmark Lofts at Senate Square development. This 2 BR / 2 BA unit with a den and a private terrace was created by Abdo Development at the site of the former DC Children's Museum. Finishes are the ultimate in luxury in this loft currently listed for $1.125M.

The DC Condo Boutique team at TTR Sotheby's is available to guide you through the process of purchasing a DC Loft.  Here is a resource to learn more about DC lofts and view active DC loft listings.

If you have been searching for a place in DC with a wow factor, it is definitely time to check out the Residences at St. Monica's. This Capitol Hill project is the re-development of the former St. Monica's church into nine boutique condos.

Each of the nine condos has a unique floor plan and includes interesting architectural features from the former church including stained glass windows, heavy timber beams and the sanctuary alter. A private interior courtyard offers a peaceful respite in the middle of Capitol Hill. Each of the nine condos has its own private outdoor entrance.

St. Monica's units are currently priced from $449,000 for a 1 BR / 1 BA with 735 SF to a 3 BR / 3.5 BA with 2,075 SF listed for $1.199M. Here is a resource to view active Residences at St. Monica's listings and arrange for a private showing of this exciting development.

The revitalization and overwhelming growth in popularity of DC's Capitol Hill neighborhood has spurred significant investment and redevelopment in this neighborhood.  Obsolete commercial buildings throughout Capitol Hill have been acquired and converted to upscale residential housing.

Anyone in the market for a luxury loft condo on Capitol Hill currently has options in two of the Hill's finest redevelopments:

Bryan School Lofts

Abdo Development project which converted long-vacant Bryan School into 20 luxury Tribecca-style lofts.  This 40,000 SF school building, which was constructed in 1909, features 13 ft ceilings and 10 ft tall windows. The location at 1315 Independence Ave SE is within walking distance of both Eastern Market and Lincon Park .  Currently at Bryan School Lofts, a 2 BR / 2BA unit with 2,404 SF is on the market for $1,197,777.

Landmark Lofts at Senate Square

Adbo Development project on Capitol Hill which converted the former Children's Museum into 44 luxury lofts.  This 130-year old building located at 215 I Street NE, has a prominent location in the emerging H Street Corridor.  Owners have access to all the Senate Square ammenities including the fitness center and rooftop swimming pool.  Currently at Landmark Lofts, a 2 BR / 2 BA unit with 2,146 SF is on the market for $1,174M

A recent WaPo article details the changing demographics in the District.  Over the last ten years, DC has seen a five percent increase in overall population and a  whopping 23% of this growth has come from young adults in the 20 to 34 age group.

DC Wards 1 and 2 are dominated by young adults with over 40% of their residents in the 20 to 34 age grouping.  Wards 3 and 6 are also strong draws for young adults with over 30% of their population between the ages of 20 to 34.  

Neighborhoods cited in the article contributing to the growth in DC's young adult population include Capitol Hill, the Northeast, downtown, Shaw and Logan Circle.  This certainly makes sense as a significant portion of the District's new development over the last decade has been concentrated in these neighborhoods.

As church going habits and neighborhood demographics change, many church buildings are no longer in use as places of worship.  As we have seen with surplus District schools, a conversion to residential condos can bring a second life to a surplus building.  Several of our converted schools like Bryan School Lofts and Wormley Row are considered among the finest developments in the city.

Although there have not been as many church conversions in the District as converted schools, there are a coupe of notable conversions including:

Bishop's Gate

Grace Church

Residences at St. Monica's

The Residences at St. Monica's is a new development on Capitol Hill slated for delivery later this year.   With the 2009 merger of St. Monica's and St. James, the 1908 building formerly housing the St. Monica's congregation was sold to developer Community Three Development.

The project will feature nine boutique condos with architecturally unique features.  Four of the condos will have original stained-glass windows and the church alter will be the kitchen center-piece of another unit.  Original brick walls will remain and be prominent throughout the project.  Each residence will have a private outdoor entrance and use of the private interior courtyard.

Located on Massachusetts Avenue SE between A Street and 14th Street, St. Monica's is just a block from Lincoln Park.  The nearest Metro Station is Stadium-Armory, just over 1/2 mile away. View Residences at St. Monica's listings.

Being an analytical type, I wanted to look at some MLS data to validate the extent of this database flaw.  Here are the number of active properties listed for sale or rent that were constructed in the years 1898 - 1902:

While 1900 was a great year for America and Washington, DC, there is no way that new construction peaked so rapidly in a single year and then immediately dropped off to previous levels. This simple analysis highlights the extent of the flaw in the property assessment database.

Many of the "1900" listings are in Georgetown, with Capitol Hill and Dupont Circle also prominently represented.  The most expensive "1900" home is located in Dupont Circle at 1824 R Street, NW and is listed for $15.5M.