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.

A survey by American Lives, a consumer research firm in California, conducted a study for the trade magazine Builder to answer that question. Here are their conclusions:

• They are young. Most are under 45. Half said they had annual household incomes of $75,000 or less. Two-thirds are married.  >>>Most of our DC buyers fit the age profile highlighted in the article with the overwhelming majority in the under 45 age grouping.  The incomes are higher in the District and the percentage that are married is significantly lower.

• They are frugal. They consistently told surveyors they were eager to live a simple lifestyle.  >>>The majority of our DC buyers are not frugal with many stretching for the best finishes, addresses and amenities....Pogenpohl Cabinets, marble counters and 24-hour concierges are not the trappings of a frugal buyer.

• They are concerned about their financial future. About 70 percent said the economy is “not so good” with 27 percent saying it was getting worse and 27 percent saying it was getting better, and two-thirds saying it would get better in a year. Some 55 percent said they were concerned that they might lose their jobs.>>>Many of our buyers have come to DC for the outstanding career opportunities available in this market.  For the most part they are optimistic about their careers and the future.

• They see themselves as energy efficient but not necessarily “green.” About 32 percent said theyd pay extra for energy-efficient features but only 16 percent said theyd pay extra for recycled or renewable construction materials.  >>>A growing segment of our buyers are car-less and plan to stay this way for the foreseeable future.  These buyers are attracted to the walkable DC neighborhoods like Logan Circle, Dupont Circle, the West End and the Penn Quarter.  We are fortunate to live in such a walkable city.  To date, buyers are not asking to see green listings or energy efficient buildings, location and amenities are much more of a priority.

• Neighborhood is important. Ninety-five percent said they thought the community was as important as the home itself. Seventy-nine percent wanted the most square footage they could afford, but 69 percent said theyd consider a smaller home in the right neighborhood.  >>>Neighborhood reigns supreme for DC buyers. Many are willing to sacrifice square footage to be in the neighborhood of choice.

Source: Inman News, Mary Umberger (10/27/2010)

Wikipedia defines the Dupont Circle neighborhood as being bounded approximately by 15th Street NW to the east, 22nd Street NW to the west, M Street NW to the south, and Florida Avenue NW to the north.  This Dupont Neighborhood definition is very straight forward and truly shouldn't be a major point of debate.

Unfortunately in the real estate trenches, Dupont's border gets stretched, pulled and twisted on a daily basis.  Here are a few examples that I found today in our MLS:

2328 Champlain Street #417 - Lofts at Adams Morgan
Advertised as: Dupont/Adams Morgan
Reality: Adams Morgan - 5 blocks from Dupont border at Florida Avenue

1735 Johnson Avenue #E - Empire Lofts
Advertised as: Dupont Circle
Reality: Logan Circle - 1/2 block from Dupont border at 15th Street

1307 S Street
Advertised as: Dupont Logan U Street
Reality: U Street Corridor - 1.5 blocks from Dupont border at 15th Street

1661 Crescent Place #304
Advertised as: Dupont/Adams Morgan
Reality: Adams Morgan - 2 blocks from Dupont border at Florida Avenue

As we are the home to the country's smartest residents, it is doubtful that these border shifts are going to get past our astute condo shoppers. If you are looking for a new place in Dupont Circle, here is a resource to view active Dupont Circle listings.

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What is neighborhood border stretches have you seen?

Walk Score is a company that has graded properties and neighborhoods across the country for their walkability.  Washington, DC comes in very high at #7 on the national ranking of major cities only trailing the likes of San Francisco, New York, Boston and Chicago.  Walk Score uses a 100 point grading system and some of the District's neighborhoods have extremely high walkability rankings:

1. Dupont Circle 99
2. Logan Circle 98
3. Downtown 97
4. U Street Corridor 97
5. Foggy Bottom 95
6. Mount Vernon Square 95
7. Adams Morgan 93
8. Kalorama 92
9. Friendship Heights 90
10. Georgetown 90

Any neighborhood with a ranking in the 90s is categorized as a walkers paradise - Most errands can be accomplished on foot and many people get by without owning a car.  Walk Score utilizes a complex algorithm to measure distance from an address to thirteen amenities including: grocery store, restaurants, bars, parks, coffee shop and other daily necessities.

The DC Condo Boutique offers a Walk Score rating for every property listed for sale in the District.  To view the Walk Score of a listing, simply click on the black Walk Score tab located near the top of the listing just under the address.

The Walk Score detail for each listing displays as follows: